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LITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
MAY 19, 2016
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present there being eleven (11) members present.
II. Members Present: Craig Berry
Alan Bubbus
Buelah Bynum
Keith Cox
Janet Dillon
Rebecca Finney
Scott D. Hamilton
Troy Laha
Paul Latture
Jennifer Martinez Belt
Bill May
Members Absent:
City Attorney: Shawn Overton
III. Approval of the Minutes of the April 7, 2016 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
MAY 19, 2016
OLD BUSINESS:
Item Number:
File Number:
Title:
A. Z-9108 Paul Short-form PID, located at 1401 East 9 th Street.
B. Z-8503-D Herrick Heights Long-form PD-R, located on the west side
of South Bowman Road between the Brodie Creek
Subdivision and the Pointe at Brodie Creek Apartments.
C. Z-5817-G 15000 Cantrell Road Lot 3 Magnolia Terrace Short-form
PCD, located at 15000 Cantrell Road.
D. S-1277-D Riverside Properties Preliminary Plat, located at 16100
Chenal Parkway.
E. Z-7022-E Pinnacle Creek Revised Short-form PCD, located at
14810 Cantrell Road.
NEW BUSINESS:
I. PRELIMINARY PLAT:
Item Number:
File Number:
Title:
1. S-1773 John Jones Subdivision Preliminary Plat, located at
17001 Elvin Road.
2. S-1774 Oak Hill Estates Replat of Lot 8, located at 525 Zanzibar
Street.
Agenda, Page Two
II. PLANNED DEVELOPMENTS:
Item Number:
File Number:
Title:
3. Z-2936-A Envy Nightclub Short-form PD-C, located adjacent to
7200 Colonel Glenn Road.
4. Z-4343-HH Parkland Heights Revised Long-form PD-R, located at 1
Ayla Drive.
5. Z-4551-E The Madina Institute Short-form PCD, located at 12123
Kanis Road.
6. Z-5151-B West Markham-North Monroe Short-form PCD, located at
4908 West Markham Street.
7. Z-5276-A Faithway Baptist Church Short-form PCD, located at 7510
South University Avenue.
8. Z-5801-A Hall Revised Short-form PCD, located at 13311 Lawson
Road.
9. Z-7517-A Highway 10 Storage Center Long-form PCD, located at
9300 Ferndale Cutoff.
10. Z-7527-A Masoud Development Short-form PCD, located at 4918
Baseline Road.
11. Z-7684-A The Villas at Chenonceau Short-form PD-R, located on
Chenonceau Boulevard, just north of Ranch Drive.
12. Z-7756-A Axiom Practice Management Short-form PCD, located at
610 President Clinton Avenue.
13. Z-8080-B Masoud Short-form PCD, located at 4508 Baseline Road.
14. Z-8605-C SRVC Kanis Revised Short-form PD-C, located at 11601
Kanis Road.
15. Z-8632-B Arkansas Urology Revised Short-form POD, located at
1300 Centerview Drive.
Agenda, Page Three
III. OTHER MATTERS:
Item Number:
File Number:
Title:
16. LA-0054-A Village at Brodie Creek Lots 4, 5, 6, 11 and 12 Advanced
Grading Variance request, 4201 South Bowman Road.
17. LA-0057-A Village at Colonel Glenn Advanced Grading Request,
Bounded by David O Dodd Road, Lawson Road and
Colonel Glenn Road.
May 19, 2016
ITEM NO.: A FILE NO.: Z-9108
NAME: Paul Short-form PID
LOCATION: Located at 1401 East 9 th Street
DEVELOPER:
James Paul
1401 East 9 th Street
Little Rock, AR 72206
SURVEYOR:
Ed Loftin
15415 Oak Crest
Little Rock, AR 72206
AREA: 0.13 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 7 CENSUS TRACT: 46
CURRENT ZONING: I-2, Light Industrial District
ALLOWED USES: Industrial
PROPOSED ZONING: PID
PROPOSED USE: Add an event center as an allowable use
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a rezoning from I-2, Light Industrial District to PID,
Planned Industrial District, to add an event center as an allowable use for the
site. Focus is an event planning company specializing in social events and
corporate customers. Focus will offer two (2) types of services, retreat training
services as well as product launch event planning. The retreat training services
will be either leadership development training or teaming skills training. For both
types of retreats, Focus can take care of the planning of the event, as well as
actually hosting the training through the use of one (1) of Focus’s strategic
business partners.
May 19, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-9108
2
Corporate retreats are either leadership training or teaming skills training. The
company will offer training of employees on each. Social events will include
celebrations, small weddings, reunions, birthdays and anniversaries. Education
will include conferences, meetings and graduations. Promotions will include
product launches, political rallies and fashion shows. Commemorations will
include memorials and civic events.
B. EXISTING CONDITIONS:
The building as well as the building immediately to the west sit right on the
property line and have limited visibility when exiting Shall Avenue onto East 9 th
Street. This building appears to be occupied by office users. The building to the
west appears to be vacant. There is a metal scrap yard located to the north and
west of this site. Other uses in this area are industrial type uses. There are
however, single-family homes located to the west and southwest of this site and
there is a multi-family development located to the south at Hanger and East 11 th
Streets. In this area East 9 th Street is a four (4) lane street with no sidewalks in
place.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received an informational phone call from an area
property owner. All property owners located within 200-feet of the site along with
the Hanger Hill Neighborhood Association were notified of the public hearing .
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Due to the proposed use of the property, the Master Street Plan specifies that
Shall Street for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline. Do not include
the building in the dedication.
2. A 20 foot radial dedication of right-of-way is required at the intersection of
Shall Street and East 9th Street.
3. Nearly the entire west frontage other than adjacent to the building is a curb
cut for head in parking. Vehicles backing into Shall Street right-of-way is not
safe. Show the proposed driveway location and parking plan so vehicles no
longer back into the right-of-way.
4. Insufficient sight distance exists on Shall Street at the Shall Street/East 9th
Street intersection due to existing building structures.
May 19, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-9108
3
5. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
6. Obtain a franchise agreement from Public Works Bennie Nicolo,
bnicolo@littlerock.org or 501.371.4818 for the private improvements located
in the right-of-way.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this site. Contact Little Rock Wastewater if
additional information is required.
Entergy: Entergy does not object to this proposal. Electrical service can be
provided to the existing building from the north or west sides of the property
where existing service lines are already provided. There do not appear to be any
conflicts with existing Entergy facilities. Contact Entergy in advance if electrical
service needs change as a result of the change in allowable use.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
3. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
4. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
5. 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.
May 19, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-9108
4
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
6. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
7. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives area
used, a reduced pressure zone back flow preventer shall be required.
Fire Department: Full plan review must meet current code.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Locations served by Route 12 East 9 th Street and by future
flex service. Maintain pedestrian access as shown in plan for potential
employees.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is subject to full commercial plan review and approval
prior to issuance of a building permit. For information on submittal requirements
and the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.org or
Mark Alderfer at 501.371.4875; malderfer@littlerock.org .
Project may require separation of building occupancies and/or ambulatory care
requirements to be met. As an Assembly Occupancy fire sprinkler installations
may be required.
Planning Division: This request is located in the I-30 Planning District. The Land
Use Plan shows Mixed Use Urban (MXU). The Mixed Use-Urban 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
May 19, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-9108
5
"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
I-2 (Light Industrial District) to PID (Planned Industrial District) to add an event
center in the existing building as an allowable uses.
Master Street Plan: The north side of the property is East 9 th Street and it is a
Collector, west side of the property is Shall Avenue and it 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 are no bike routes shown in the immediate vicinity.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. If building rehabilitation exceeds fifty percent (50%) of the replacement cost
then the landscaping and buffer must also come into compliancy accordingly.
3. The City Beautiful Commission recommends preserving as many existing
trees as feasible on sites. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. SUBDIVISION COMMITTEE COMMENT: (February 3, 2016)
The applicant was not present. Staff presented the item stating there were few
outstanding technical issues associated with the request. Staff stated they would
meet with the applicant to resolve any concerns and/or gain any additional
information concerning the request prior to the public hearing. There were no
more issues for discussion. The Committee then forwarded the item to the full
Commission for final action.
May 19, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-9108
6
H. ANALYSIS:
The applicant has provided additional information concerning the request as
noted at the February 3, 2016, Subdivision Committee meeting. The applicant
has indicated the site will be used as office space on the front portion of the
building and the event center within the rear portion of the building. The
applicant has indicated there are three (3) spaces for office leases and
1,400 square feet of warehouse space that will be used as the event center.
The request is to rezone the site from I-2, Light Industrial District to PID, Planned
Industrial District, to add an event center as an allowable use for the site. The
applicant is an event planning company specializing in social events and
corporate customers. Two (2) types of services, retreat training services as well
as product launch event planning, will be offered. The retreat training services
will be either leadership development training or teaming skills training. For both
types of retreats, the applicant will take care of the planning of the event, as well
as actually hosting the training through the use of one (1) of their strategic
business partners. Corporate retreats are either leadership training or teaming
skills training. The company will offer training of employees on each.
Social events will include celebrations, small weddings, reunions, birthdays and
anniversaries. Education will include conferences, meetings and graduations.
Promotions will include product launches, political rallies and fashion shows.
Commemorations will include memorials and civic events.
The applicant has indicated the days and hours of operation are from 7 am to
2 am seven (7) days per week. The applicant states the use of the building for
event activities will not overlay with the office users hours. The applicant
indicates there are twelve (12) parking spaces on the site. These spaces
currently back into Shall Avenue.
The building contains 2,132 square feet of floor area which is being used as
office space. There is 1,800 square feet of floor area being proposed for the
event center. Parking for the office portion of the development is typically based
on one (1) parking space per 400 gross square feet of floor area. Parking for an
events center is typically based on one (1) parking space per 100 gross square
feet of floor area. Based on the typical minimum requirements a total of
23 parking spaces. As noted there are 12 spaces available on the site, all of
which back into the street. Public Works has requested the parking be reworked
to eliminate the continuous curb cut and eliminate cars backing into the street.
May 19, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-9108
7
The Zoning Ordinance defines the separation requirements for event centers and
states the separation requirement shall be determined by the Planning
Commission so as not to adversely impact the neighborhood. Event center
review are to consider the following additional requirement:
a. An event center shall not be located within seven hundred fifty (750) feet
of the following:
i. A church or other religious facility.
ii. A sexually-oriented business as defined by Chapter 17 of the Code
of Ordinances.
iii. A public or private elementary, secondary or postsecondary school,
a day care center or any facility that operates programs for children
or youth.
iv. Any single-family or multifamily residential use, except a hotel or
motel, or a residential use that is within a unified development that
contains both the event center and the residential use.
b. For the purposes of subsection (a), measurement shall be made in a
straight line, without regard to intervening structures or objects, from the
nearest portion of a building or structure proposed for occupancy as
an event center to the nearest property line of any use listed in
subsection (a).
Within this area (750 feet) there are a number of single-family homes, a
multi-family complex and a church. The Shiloh Baptist Church is located to the
south of this site at East 12 th Street and Hanger Street. There are churches
located on the corner of East 10 th and Shall Streets and on East 13 th Street and
Hanger Street. To the west starts the single-family homes located west of
Hanger Street; approximately 450-feet. The Hanger Hill Community Park and
the Hanger Hill Apartments are located to the south of this site; approximately
400 feet.
Staff is not supportive of the applicant’s request. The parking located on the site
must back into the street right of way, which is typically prohibited, to enter and
exit the spaces. Staff has concerns with the number of parking spaces on the
site and the lack of alternatives for parking. Shall Street is a narrow street with
open ditches for drainage. East 9 th Street does not allow parking. Staff feels any
over flow parking will filter into the neighborhood and impact the residential
homes in the area.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
May 19, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-9108
8
PLANNING COMMISSION ACTION: (FEBRUARY 25, 2016)
Mr. James Paul was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of denial.
Mr. Paul addressed the Commission on the merits of his request. He stated he
purchased the building to be used as an events center. He stated the remodeling was
complete and he was waiting to secure the proper zoning and his business license to
begin hosting events. He stated the events he would host were small scale events and
would not generate a great number of vehicles. He state on his site he had 12 parking
spaces which was adequate to meet the ordinance standards. He requested the
Commission approve the request.
There was a general discussion between the Commission, staff and Mr. Paul
concerning the site and the use of the site. Staff stated 12 parking spaces was being
generous and that in reality there were not 12 spaces, all of which were backing into the
right of way and the depth of the spaces outside the right of way was only 14 feet.
There was a discussion concerning the other uses within the building. Mr. Paul stated
he would not lease the spaces. He stated the events center was the main purpose for
purchasing the property and he needed the events center to cash flow the business.
He stated this was not a new development. He stated the building had been there a
number of years and was previously a daycare center. He questioned why parking was
an issue now. Staff stated once the rezoning request was made or if there was a
building permit request which exceeded 50 percent of the replacement cost of the
building then right of way dedication came into play and staff could request the applicant
provide proper right of way to meet the mater street plan.
Staff suggested Mr. Paul take a deferral to allow him time to secure parking off site and
provide staff with agreements from area property owners.
Mr. Paul requested a deferral of the item to the April 7, 2016, public hearing. There was
no further discussion of the item. The chair entertained a motion for deferral of the item
to the April 7, 2016, public hearing. The motion carried by a vote of 11 ayes, 0 noes
and 0 absent.
STAFF UPDATE:
There has been no contact by the applicant since the previous public hearing. The item
was deferred by the Commission to allow the applicant to review options for providing
additional parking for the site.
May 19, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-9108
9
PLANNING COMMISSION ACTION: (APRIL 7, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had not been in contact with them since the
previous public hearing. Staff continued to present a recommendation of denial of the
request for rezoning to a PID to allow the use of the site as an events center.
Mr. James Paul addressed the Commission. He stated he had one written agreement
and one verbal agreement for the use of adjacent parking areas. He stated the written
agreement included ten (10) spaces and the verbal agreement also included
ten (10) spaces. He stated based on the two (2) agreements he had adequate parking.
Staff stated the off-site parking was to match the zoning. Staff stated the area was
zoned I-2, Light Industrial District as was Mr. Paul’s property which did not allow for a
special events center. Staff stated in addition they needed to review the site to
determine if the parking proposed to be used by Mr. Paul’s business would impact the
parking on the other two (2) sites.
Mr. Paul questioned why he was told to go out and secure parking from nearby property
owners but was not told they had to be zoned correctly. Staff stated Mr. Paul was
encouraged to contact staff after the last meeting but no contact was made by Mr. Paul.
Staff requested a deferral of the item to the May 19, 2016, public hearing to allow them
and Mr. Paul to work through the parking agreements and the zoning needed to allow
the parking.
A motion was made to defer the item to the May 19, 2016, public hearing. The motion
carried by a vote of 8 ayes, 0 noes and 0 absent.
STAFF UPDATE:
The applicant has worked to secure parking agreements with nearby property owners.
Although the off-site parking is typically to be zoned as the use proposed for the site
staff does not feel the rezoning of the secured parking agreements is necessary.
The applicant has secured parking from the property owner to the west (9-spaces) and
has indicated parallel parking can be marked on his lot (3-spaces) totaling 12 parking
spaces. The applicant has also indicated within the street right of way along his building
frontage an additional 3-spaces can be secured. Typically street parking is not used
when calculating the required parking for a site. The applicant has stated the office
spaces will not be rented or if they are rented the events will take place during off hours
of the office users.
May 19, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-9108
10
The building contains 2,132 square feet of floor area which is being used as office
space. The applicant states the only office space being used is by him. According to
the applicant there is 1,500 square feet of floor area being proposed for the event
center. Parking for the office portion of the development is typically based on one (1)
parking space per 400 gross square feet of floor area. The total parking required for the
office portion is five (5) spaces. Parking for an events center is typically based on one
(1) parking space per 100 gross square feet of floor area. Parking for the events center
would be 15 spaces. Based on the typical minimum requirements a total of 20 parking
spaces would be required.
Staff continues to have concerns with the parking and the available parking on the site
and within the general area. As noted previously Shall Street is a narrow street with
open ditches for drainage. East 9 th Street does not allow street parking. Staff feels any
over flow parking will filter into the neighborhood and impact the residential homes in
the area. Staff continues to recommend denial of the request.
PLANNING COMMISSION ACTION: (MAY 19, 2016)
Mr. James Paul was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of denial. Staff
stated they did not feel it was good practice for a business to rely solely on off-site
parking to meet the parking demand of a business. Staff stated Mr. Paul had secured
parking agreements with adjacent property owners but the parking proposed did not
meet the typical minimum parking requirement of the City for this type business. Staff
also stated the site itself would only support three (3) to four (4) of the needed spaces.
Mr. Paul stated the events center portion of his building contained 1400 square feet.
He stated the office portion of the building was not currently leased and he did not
intend to lease the office space. He stated he had agreements with two (2) adjacent
property owners which would allow him to provided 18 parking spaces and on his site
he could provide eight (8) spaces. He stated he was not looking to hold large events.
He stated his primary market was children’s birthday parties and events related to his
church groups. He stated the maximum number of persons he would offer the site to
would be 80 persons. He stated he would be at the site during all events to ensure
there was not a parking problem and that the guest did not park into the neighborhood
and cause any intrusion to the area residents. He stated he bought the property three
(3) years ago and had invested a great deal into the site. He stated after the
renovations were completed he was told he could not use the site as an events center.
He stated he was requesting to use the site on a temporary basis to see if there were
any issues with the events center. He stated if there were problems he would stop
using the site or come back to the Commission for approval of a revision to the
approval.
May 19, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-9108
11
There was a general discussion by the Commission concerning the use of the property
and the necessary parking. Staff stated the majority of the parking proposed by
Mr. Paul was on property owned by someone other than him. Staff stated properties
sold and lease agreements were terminated. Staff questioned were parking would be
provided if the current owners and future owners no longer allowed Mr. Paul to use their
parking.
The Commission questioned staff as to the process if Mr. Paul did lose an agreement
with regard to parking. Staff stated if he could not replace the parking he would need to
amend the approval to reduce the number of parking spaces required for the use.
The Commission questioned if the use was approved for the property or for the owner.
Staff stated the approval could be limited to the current owner but that was not a part of
the current application request. Mr. Paul stated he was willing to amend his application
to limit the approval to his ownership.
A motion was made to approve the request as amended to limit the approval of the
events center to Mr. Paul’s ownership including all staff recommendations and
comments except that of denial. The motion failed by a vote of 3 ayes, 7 noes and
1 absent.
May 19, 2016
ITEM NO.: B FILE NO.: Z-8503-D
NAME: Herrick Heights Long-form PD-R
LOCATION: Located on the west side of South Bowman Road between Brodie Creek
Subdivision and the Pointe at Brodie Creek Apartments
DEVELOPER:
The Pointe at Brodie Creek, LLC
9800 Maumelle Boulevard
North Little Rock, AR 72113
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 70+ 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, Multi-family, O-1, Quiet Office District
VARIANCE/WAIVERS: A variance from the City’s Land Alteration Ordinance to allow
grading of the entire multi-family development site with the development of the first
phase of the apartments.
BACKGROUND:
On October 8, 2015, the Planning Commission denied a request to rezone 23 acres of
an overall larger tract from R-2, Single-family to Planned Development Residential to
allow construction of 400+ units of multi-family housing. The developer had indicated
an overall development plan including boundary street improvements to South Bowman
Road and a commitment to develop the northern portion of the property as single-family.
The rezoning request did not include the entire 70+ acres and there were no measures
for staff to enforce the developer’s proposal.
May 19, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8503-D
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to rezone the entire site (73.95-acres) to Planned
Development Residential to allow for an overall development plan of the entire
acreage. The proposal includes the entire tract the developer is proposing to
purchase. The plan indicates the northern portion of the site with single-family
detached homes. There is an area located along South Bowman Road which is
indicated for future development with a use other than multi-family. The plan
indicates single-family residential contained within 27.25 acres, the multi-family
development contained on 23.45 aces, floodway and open space containing
11.75 acres and O-1, Quiet Office District uses containing 11.50 acres.
The multi-family development will be accessed from the existing development
located on South Bowman Road. The multi-family portion of the development is
proposed with 408 units. The units will be developed in phases with 120 units
open for leasing in 2017, 96 units in 2018, 96 units in 2019 and 96 units in 2020.
B. EXISTING CONDITIONS:
The overall site contains 70+ acres located on the west side of South Bowman
Road. The entire site is heavily wooded and is occupied by one single-family
home. The area proposed for rezoning to Planned Development Residential is
located to the rear of this acreage and is not visible from South Bowman Road.
In this area there are 600 units constructed to the south of this site in the Pointe
at Brodie Creek. There are an additional 500 units approved located across
South Bowman Road. Clearing and grading has been completed and there are
currently buildings under construction. Across from the 70-acre parcel is
a nursing home and single-family homes located in the Sandpiper Subdivision.
North of the parcel are single-family homes located in the Brodie Creek
subdivision. South Bowman Road is an unimproved roadway with open ditches
for drainage.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
property owners. All property owners located within 200 feet of the site along
with the Woodlands Edge Community Association and the John Barrow
Neighborhood Association were notified of the public hearing .
May 19, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8503-D
3
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. Is a variance
requested to advance grade future phases of construction with construction
of Phase 1?
2. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
3. If disturbed area is 1 or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
4. A special Grading Permit for Flood Hazard Areas will be required per
Section 8-283 prior to construction.
5. The minimum Finish Floor elevation of at least 1 foot above the base flood
elevation of Building 6 and 7 should be shown on grading plans.
6. In accordance with Section 31-176, floodway areas must be shown as
floodway easements or be dedicated to the public. In addition, a 25 foot
wide drainage and access easement is required adjacent to the floodway
boundary.
7. Alteration of the water course will require approval from the Little Rock
District of the US Army Corps of Engineers prior to start of work.
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.
9. 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
501.371.4646 mglasgow@littlerock.org for more information. Show the
trash and recycling locations on the site plan.
10. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
11. Bowman 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.
12. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Bowman
May 19, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8503-D
4
Road including 5-foot sidewalks with the planned development. The new
back of curb should be located 29.5 feet from centerline. A left turn lane
should be provided for all driveways.
13. Submit a Traffic Impact Study for the proposed project. Study should
address trip generation and trip distribution for the development and also
should take into account existing and projected traffic growth. Study should
include: Roadway Level of Service Analysis for 2-lane sections of Bowman
Road. (Existing and projected), and signal warrant analysis for Bowman at
Cherry Side and Brodie Creek.
14. If the north driveway will be used for more than secondary emergency
access, provide a letter prepared by a registered engineer certifying the
sight distance at the intersection(s) comply with 2004 AASHTO Green Book
standards.
15. If the driveway will be used other than secondary emergency access, the
driveway should be paved with asphalt, curb and gutter.
16. Show the proposed driveways or access locations to the proposed
residential and proposed non-residential use areas.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements if new sewer
service is required for this project. Capacity fee analysis required. Contact Little
Rock Wastewater Utility for additional information.
Entergy: Entergy does not object to this proposal. A three phase power line
exists along the east side of Bowman Road on the east side of this property.
Another 3 phase line exists to the north of the property. There do not appear to
be any conflicts with existing Entergy facilities. Contact Entergy in advance
regarding future service requirements to the development and future facilities
locations as this project proceeds.
CenterPoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required.
May 19, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8503-D
5
If additional fire hydrant(s) are required, they will be installed at the
Developer’s expense.
3. Please submit plans for water facilities and/or fire protection system to
Central Arkansas Water for review. Plan revisions may be required after
additional review. Contact Central Arkansas Water regarding procedures
for installation of water facilities and/or fire service. Approval of plans by the
Arkansas Department of Health Engineering Division and the Little Rock
Fire Department is required.
4. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
5. If there are facilities that need to be adjusted and/or relocated, contact
Central Arkansas Water. That work would be done at the expense of the
developer.
6. Contact Central Arkansas Water regarding the size and location of water
meter.
7. Due to the nature of this facility, installation of an approved reduced
pressure zone backflow preventer assembly (RPZA) is required on the
domestic water service. This assembly must be installed prior to the first
point of use. Central Arkansas Water requires that upon installation of the
RPZA, successful tests of the assembly must be completed by a Certified
Assembly Tester licensed by the State of Arkansas and approved by
Central Arkansas Water. The test results must be sent to Central Arkansas
Water’s Cross Connection Section within ten days of installation and
annually thereafter. Contact the Cross Connection Section at 501.377.1226
if you would like to discuss backflow prevention requirements for this
project.
8. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s
materials and construction specifications and installation will be inspected
by an engineer, licensed to practice in the State of Arkansas. Execution of
a Customer Owned Line Agreement is required.
9. Fire sprinkler systems which do not contain additives such as antifreeze
shall be isolated with a double detector check valve assembly. If additives
area used, a reduced pressure zone back flow preventer shall be required.
10. This development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate
pressure and fire protection.
May 19, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8503-D
6
Fire Department:
Maintain Access:
Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as
per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant . Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet, exclusive of
shoulders.
Grade. Maintain fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade . Fire
apparatus access roads shall not exceed 10 percent in grade except as
approved by the fire chief.
Loading. Maintain fire apparatus access road design as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed shall
be accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least
75,000 pounds.
30’ Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D105.1 – D105.4
D105.1 Where Required . Where the vertical distance between the grade
plane and the highest roof surface exceed 30’, approved aerial fire apparatus
access roads shall be provided. For the purposes of this section the highest roof
surfaces shall be determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet walls,
whichever is greater.
D105.2 Width . Aerial fire apparatus access roads shall have a minimum
unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the
building or portion thereof.
D105.3 Proximity to building. At least one of the required access routes
meeting this condition shall be located within a minimum of 15 feet and a
maximum of 30 feet from the building, and shall be positioned parallel to one
entire side of the building. The side of the building on which the aerial fire
apparatus access road is positioned shall be approved by the fire code official.
D105.4 Obstructions. Overhead utility and power lines shall not be
located over the aerial fire apparatus access road or between the aerial fire
apparatus road and the building. Other obstructions shall be permitted to be
places with the approval of the fire code official.
May 19, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8503-D
7
Dead Ends. Maintain fire apparatus access roads at dead end locations as
per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.4 Dead Ends . Dead-end fire apparatus access roads in excess of 150 feet
shall be provided with width and turnaround provisions in accordance with Table
D103.4. Requirements for Dead-end fire apparatus access roads.
Gates. Maintain fire apparatus access road gates as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus
access road gates. Gates securing the fire apparatus access roads shall
comply with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by
one person.
4. Gate components shall be maintained in an operable condition at all times
and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and
padlock unless they are capable of being opened by means of forcible
entry tools or when a key box containing the keys to the lock is installed at
the gate location.
7. Locking device specifications shall be submitted for approval \by the fire
code official
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed
and installed to comply with requirements of ASTM F 2200.
Multi-Family Residential Developments. As per Appendix D, Section
D106.1 of the 2012 Arkansas Fire Prevention Code Vol. 1. Projects having
more than 100 dwelling units . Multiple-family residential projects having more
than 100 dwelling units shall be equipped throughout with two separate and
approved fire apparatus access roads.
Exception: Projects having up to 200 dwelling units may have a single
approved fire apparatus access road when all building, including nonresidential
occupancies are equipped throughout with approved automatic sprinkler systems
installed in accordance with Section 903.3.1.1 or 903.3.1.2.
May 19, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8503-D
8
As per Appendix D, Section D106.2 of the 2012 Arkansas Fire prevention
Code Vol. 1. Projects having more than 200 dwelling units. Multiple-family
residential projects having more than 200 dwelling units shall be provided with
two separate and approved fire apparatus access roads regardless of whether
they are equipped with an approved automatic sprinkler system.
Fire Hydrants. Locate Fire Hydrants as per Appendix C of the
2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction
with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock
Fire Marshal’s Office (Captain Tony Rhodes 501.918.3757 or Capt. John Hogue
501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: The area is not currently served by METRO. We would like
to emphasize maintaining the sidewalk connections to the neighborhood for
transit rider access to jobs and shopping. The area is part of our future plans for
the West Little Rock express and community shuttle/flex service. METRO has
plans to continue to serve near the area on Route 9 and plans to provide service
enhancements.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is subject to full commercial plan review and approval
prior to issuance of a building permit. For information on submittal requirements
and the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.org or
Mark Alderfer at 501.371.4875; malderfer@littlerock.org .
Planning Division: This request is located in the Ellis Mountain Planning District.
The Land Use Plan shows Residential Low Density (RL) and Residential Medium
Density (RM) 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. Residential Medium Density
accommodates a broad range of housing types including single family attached,
single family detached, duplex, town homes, multi-family and patio or garden
homes. Any combination of these and possibly other housing types may fall in
this category provided that the density is between six (6) and twelve (12) dwelling
units per acre. The applicant has applied for a rezoning from R-2 (Single Family
May 19, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8503-D
9
District) to PDR (Planned District Residential) to allow the construction of an
apartment development at 17.4 units per acre, 27 acres of single family at an
undetermined density and 11.5 acres of unknown non-residential uses on
the site.
Master Street Plan: Bowman 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 Bowman Road. This street may require dedication of right-of-way
and may require street improvements for entrances and exits to the site.
Bicycle Plan: A Class II Bike Lane is shown along Bowman 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. The north, south, and east properties are zoned R-2. 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 along these
perimeters of the site.
3. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). 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. Interior islands must be a minimum of seven and one half
(7 1/2) feet in width. Trees shall be included in the interior landscape areas at
the rate of one (1) tree for every twelve (12) parking spaces.
4. An automatic irrigation system to water landscaped areas shall be required
for developments of one (1) acre or larger.
5. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
6. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
May 19, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8503-D
10
G. SUBDIVISION COMMITTEE COMMENT: (October 28, 2015)
Mr. Tim Daters of White-Daters and Associates was present representing the
request. Staff presented an overview of the item stating there were additional
items necessary to complete the review process. Staff requested Mr. Daters
provide details of the proposed development including the proposed street
construction plan. Staff requested he provide the proposed signage plan, the
proposed phasing plan and the future uses of the area identified as
non-residential.
Public Works comments were addressed. Staff stated a grading plan was
required prior to any development of the site. Staff also stated a traffic impact
study was required for the proposed development. Staff questioned the driveway
access between the existing and new development. Mr. Daters stated the drive
would serve as the construction access and upon completion of the project the
drive would provide exit only service to the residence. Staff requested Mr. Daters
provide a sketch grading and drainage plan.
Landscaping comments were addressed. Staff stated a land use buffer was
required along the sites northern, western and eastern perimeters. Staff stated
screening was also required along the same perimeters. Staff stated an
automatic irrigation system to water landscape areas was required at the time of
development. Staff stated a minimum of eight percent (8%) of the interior paved
areas was to be landscaped.
There were no more issues for discussion. The Committee then forwarded
the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the
technical issues associated with the request raised at the October 28, 2015,
Subdivision Committee meeting. The applicant has provided the proposed
building elevations, the construction materials, location and material of any
proposed fencing and the location of any proposed signage. The applicant has
also provided the proposed phasing plan and indicated the development would
not be subdivided into separate lots.
The project is approximately 70-acres located on the west side of South of
Bowman Road between the Brodie Creek Subdivision and the Pointe at Brodie
Creek apartments. The request is a rezoning of this site from R-2, Single-family
to Planned Development Residential to allow the approval of the zoning and a
site plan for 408 units of multi-family housing, future development of age
restricted residential or single-family and O-1, Quiet Office District.
May 19, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8503-D
11
The multi-family portion of the development is an addition to the existing
600 units located to the south of this site. The acreage of this area is
23.45-acres. This development is proposed containing 408 units. There is an
emergency access which will also serve as an exit drive along this property’s
southern boundary to allow egress for the residents of this development.
All ingress is from the existing drive serving the Pointe at Brodie Creek
apartments.
An area along the northern perimeter is indicated on the site plan for future
development of single-family or age restricted housing. The area of this portion
of the site contains 27.25-acres. The development of this area will include
detached homes, which will conform to the development criteria of the R-2,
Single-family zoning district. If developed as attached age restricted housing the
density will not exceed six (6) units per acre.
The applicant has indicated the future use of the non-residential portion of the
site. The acreage of this area is 11.50-acres. The applicant has indicated this
area will develop with uses as allowed within the O-1, Quiet Office Zoning
District. In addition to O-1, the applicant is requesting the allowance of a nursing
home or convalescent home or attached residential homes at a density not to
exceed six (6) units per acre.
Within the 70+ acre tract the proposal includes maintaining 11.75-acres which is
located within the floodway or has been designated as open space. These buffer
areas are along the northern, eastern and western perimeters of the proposed
multi-family development area. The minimum width of the open space buffer will
be 50-feet. The plan also includes an area along South Bowman Road which will
be retained as an open space buffer should the area develop with a residential
use. The open space buffers for the most part are to remain in their natural state
unless approved for modification by the City. Within the buffer areas recreational
use by the adjacent residents will be allowed. Construction of walks, walking
paths, parks and playgrounds will be allowed. Utilities will be allowed to cross
the open space buffers provided the utilizes are placed in a manner so as to
minimize the disturbance to existing vegetation and work necessary to maintain
underground utilities. Any work authorized by the City for any necessary
maintenance related to stormwater drainage will be allowed. Should it become
necessary in the future to provide access across the street the applicant will work
with the City and FEMA to determine the best access with the least disturbance.
The development is proposed with materials similar to the existing apartments.
The building materials will include brick, stone, drivit and/or siding. The roof will
be asphalt architectural shingles. The building is proposed with a maximum
building height of 45-feet. The buildings are proposed as three (3) story
buildings.
May 19, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8503-D
12
The site plan indicates the placement of dumpsters in various locations
throughout the site. The dumpsters will be screened per the typical ordinance
requirement or a minimum of two (2) feet above the height of the trash container.
Recycling will also be provided for the development. Recycling containers will
also be screened per the minimum ordinance standard. The hours of dumpster
service have been limited to daylight hours.
The site plan notes wood fencing will be placed along the site’s, northern,
eastern and western perimeter. The site plan also notes an 8-foot tall vinyl fence
will be installed on the north and eastern perimeter. The note states all fencing
and locations will match the fencing installed within the existing development.
The applicant has indicated no new signage is proposed for this development.
The development does not have street frontage and signage and the placement
of signage would be of no benefit to the development. All ingress to the site is
from the existing drive entrance which has signage within an entrance feature
along South Bowman Road.
The development is proposed in four (4) phases. Phase I includes the
construction of five (5) buildings and a pool and pool house. Phase II includes
the construction of two (2) additional buildings, Phase III will include the
construction of seven (7) buildings and in the final phase three (3) buildings will
be constructed. The development contains 17 buildings with 24 units per
building. Within the development there are 190 units with one (1) bedroom,
170 units with two (2) bedrooms and 48 units have three (3) bedrooms.
Construction of the units will begin in June 2016 with the final phase of
construction beginning in June 2019. The plan includes the construction of
120 units in 2016, 96 units in each of the years from 2018 to 2020.
The development is proposed with 890 parking spaces. The plan indicates
102 garage spaces, 198 carport spaces and 590 uncovered spaces. Parking for
a multi-family development is based on one and one-half parking spaces per unit.
Based on this calculation 612 parking spaces would typically be required to serve
a development containing 408 units.
With the construction of the first phase of the apartments the street
improvements to South Bowman Road will be completed adjacent to the
70+ acre site. These improvements include one-half street construction to
Master Street Plan standard. The certificate of occupancy for the first phase of
the apartments will not be issued until the street construction is completed.
May 19, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8503-D
13
The request includes a variance from the City’s Land Alteration ordinance to
allow grading of the entire site with the development of the first phase. The
applicant has stated the grading is necessary to allow the site to balance with
regard to cuts and fill. The applicant has stated the grading will not be visible
from South Bowman Road and any visual impact of the clearing will only be seen
from within the existing and the proposed new development area. The tract
adjacent to South Bowman Road will not be cleared or graded until the area is a
part of a development plan where construction is imminent .
The applicant has engaged a traffic engineer to review and prepare a traffic
analysis for this development and the potential impact of this development on
South Bowman Road. Staff and the traffic engineer are currently reviewing the
traffic analysis and will provide additional information at the public hearing.
I. STAFF RECOMMENDATION:
Staff recommendation forthcoming.
PLANNING COMMISSION ACTION: (NOVEMBER 19, 2015)
The applicants were present. There were a few registered objectors present. Staff
presented the item with a recommendation of approval.
Mr. Tim Daters of White Daters and associates addressed the Commission on behalf of
the application. Mr. Daters stated the development was a mixed use development
including single-family and multi-family residential, non-residential and/or a combination
of both. He stated the non-residential would be limited to density as allowed in the
MF-6 zoning district. He stated there was a 700 foot buffer along the western perimeter
of the site. Stated all other areas would be buffered with a minimum buffer width of
50 feet. He stated the land use for the property was RM, Residential Medium, which
allowed a density between 6 and 12 units per acre.
Mr. Keith Richardson addressed the Commission as the potential developer of the
property. He stated he was not actively seeking to purchase additional property. He
stated the property owner contacted him to see if he was interested in purchasing the
land. He stated his primary objective for buying the land was to protect his existing
development. He stated the property was shown for multi-family on the City’s land use
plan. He stated at some point the property would be developed as multi-family. He
stated his company had a substantial investment in the area and his goal was to protect
his investment.
May 19, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8503-D
14
Ms. Ruth Bell addressed the Commission in opposition of the request. She questioned
the number of units being built on substandard roads. She stated the Commission had
heard from residents on South Bowman and on Kanis Road both expressing their
concern with the growing traffic on these streets. She stated there was a concern with
placing a large number of apartments within one area. She stated this area appeared to
be ripe for apartment development. She requested the Commission to direct staff to
review the overall development plan for the area and determine the number of units
which could be expected and the carrying capacity of the roads in the area.
Devo Shipley addressed the Commission in opposition of the request. He stated he
was elected spokesman for the Woodlands Edge Neighborhood. He stated although
the Commission had received a letter of support from the POA Board not all residents
were in support of the development. He stated the POA Boards of both Brodie Creek
and Woodlands Edge had elected to not inform the residents of the proposed
development. He stated there were a number of concerned residents in the area who
were very opposed to the request. He stated traffic was a concern. He stated the
number of units concentrated in one area would decrease property values. He stated
there was a meeting with the residents on Wednesday November 18 th . He stated a
number of the residents felt this was a done deal and there was no way to oppose the
future development of the multi-family units. He stated he understood the land
was zoned for single-family and requested the Commission not rezone the property
for multi-family.
Mr. Richardson addressed the Commission stating there was a meeting with the
neighborhood. He stated he had worked with both the POA’s for three (3) months and
modified the plan a number of times to address their concerns. He stated he felt the
property would develop with multi-family and he was the better developer to develop the
property based on his existing investment. He stated other developers would develop
the entire project without regard to occupancy rates in the City. He stated there were
40 to 45 residents in attendance at the meeting and there were only two (2) person here
today to address the Commission in opposition.
There was a general discussion by the Commission concerning the proposed
development and the areas to be set aside for green space. Mr. Richardson stated the
floodway would be placed in an open space zoned buffer. He stated all other areas
would be set aside for green space as well. Commissioner Bubbus questioned if the
open space areas were included in the multi-family portion of the development to
reduce the density. Mr. Richardson stated they were included in the multi-family portion
of the development and would remain as green space.
There was a general discussion by the Commission concerning multi-family and the
overall longevity of multi-family developments. Mr. Richardson stated the difference in
his development and others was he had a substantial reserve for maintenance and
May 19, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8503-D
15
upkeep of the units. He stated the difference in Reservoir Road and his development
was maintenance and design. He stated the construction materials were superior to the
older development and the units were well maintained.
Ms. Joy Fugarsky addressed the Commission. She stated there were a number of
residents opposed to the development. She stated the residents had not been informed
of the development until earlier in the week. She stated the residents could not change
plans on such short notice. She stated residents had to work and could not get off and
there were commitments with others that could not be changed. She stated the
residents moved to Woodlands Edge because of the quality of the subdivision and the
large areas of green space. She stated a number of the residents at the meeting felt
the development was already approved and did not feel coming down to address the
Commission would change anything.
Mr. Janes Aronson addressed the Commission in opposition. He stated he felt the lack
of communication from the Brodie Creek POA Board was the reason there were not a
great number of residence in attendance. He stated he understood this was
neighborhood politics and not something the Commission could address. He stated
traffic in the area was heavy and it was difficult to exit the subdivision during the
AM rush. He stated he felt the traffic engineer had under projected the future traffic on
the street. He requested Mr. Richardson fund a traffic signal at the Bowman-Brodie
Creek intersection.
Mr. Ernie Peters of Peters and Associates addressed the Commission with regard to the
traffic study which had been prepared. He stated traffic in the area was currently heavy
and would continue to be heavy. He stated with this development the level of service
was not impacted significantly. He stated a review was made to determine the need for
traffic signals at various street intersections with South Bowman Road. He stated
Brodie Creek did meet the AM warrant but did not meet warrants any other time of day.
The Commission questioned the location and the desire for the number of units being
built and projected for the area. Mr. Richardson stated the area was convenient to
shopping and work. He stated there were a number of medical personnel who lived in
his apartments as well as residents who worked downtown. He stated this location was
convenient to interstate access. He stated the residents of the area also felt safe.
He stated the one bedroom units rented for $1,000 per month up to $1,600 for a
three bedroom. He stated with the rents being paid most of the residents could afford to
make a house payment but chose to rent instead.
A motion was made to approve the request as recommended by staff. The motion
carried by a vote of 7 ayes, 4 noes and 0 absent. A motion was made to approve the
advanced grading request. The motion carried by a vote of 7 ayes, 4 noes and
0 absent.
May 19, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8503-D
16
STAFF UPDATE:
This item was on the Board of Directors agenda for March 1, 2016, at which a
lengthy discussion took place. During the discussions the applicant offered three
(3) amendments to the application which the Board of Directors determined were
significant modifications and requested the item be returned to the Commission for
review and consideration of the three (3) amendments. The three (3) amendments
included the construction of a round-about on South Bowman Road at the Brodie Creek
entrance, the commitment to develop single-family homes along the northern portion of
the development area and that the single-family homes would have a minimum lot width
of 80-feet and there would a green space buffer of a minimum of 50-feet
between the proposed single-family homes and the existing homes located in the
Brodie Creek Subdivision.
The applicant contacted staff on March 25, 2016, stating additional time was necessary
to provide concise details of the proposed layout of the development and the
proposed round-about. Staff recommends deferral of this item to the May 19, 2016,
public hearing.
PLANNING COMMISSION ACTION: (APRIL 7, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had contacted them on March 25, 2016, stating
additional time was necessary to provide concise details of the proposed layout of the
development and the proposed round-about. Staff presented a recommendation of
deferral of the item to the May 19, 2016, public hearing. There was no further
discussion. The item was placed on the consent agenda and approved as
recommended by staff by a vote of 8 ayes, 0 noes and 3 absent.
STAFF UPDATE:
As noted previously this item was before the Board of Directors at their March 1, 2016,
meeting and during the discussions the applicant offered three (3) amendments to the
application which the Board of Directors determined were significant modifications and
requested the item be returned to the Commission for review and consideration of
the three (3) amendments. The applicant has provided to staff their intent for the three
(3) amendments. They are as follows:
1. Contribute $100,000 towards the construction of a traffic signal or roundabout
at the intersection of Brodie Creek Trail and Bowman Road. This would be
available for a period of five (5) years from approval of the PRD.
May 19, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8503-D
17
2. Provide a 50 foot wide buffer along the northern boundary of the PRD. No
trees would be removed from the buffer, but additional plant materials may be
added as part of an approved Landscape Plan.
3. That portion of the PRD marked “Proposed Residential” will be developed as
single family residential, with lots widths and home sizes similar to those in
either the Brodie Creek and/or Woodlands Edge developments.
The Board’s directive to the Commission was to review these three (3) modifications
and determine if the modifications would change the Planning Commission’s
recommendation of the item.
Staff has reviewed the amendments proposed by the developer. The developer at this
time is not providing the same amendments as presented to the Board of Directors.
At the Board meeting, the developer proposed to fully fund and construct a roundabout
with construction of the proposed development. Staff has not provided suggestions nor
agreed on what improvements or amendments are needed since the Board of Directors
meeting.
From review, staff does not recommend approval of condition #1 as stated. The
contribution of $100,000 only partially funds (less than half) the construction of either a
traffic signal or roundabout at the Brodie Creek Trail and Bowman Road intersection.
The additional funding needed and the actual construction would have to come from
other sources and not the development. At this time, a public street project is not
proposed for Bowman Road.
PLANNING COMMISSION ACTION: (MAY 19, 2016)
Mr. Tim Daters of White-Daters and Associates was present representing the request.
There were registered objectors present. Staff presented the item stating the applicant
had amended the request related to Condition #1. Staff stated the applicant’s current
proposal before the Commission for consideration were as follows:
1. Construct a single lane roundabout including landscape and restoration of landscape
within the right-of-way provided or when warranted, and within five years of approval
of the PRD, the developer will pay the City of Little Rock for the cost of constructing,
or construct, a traffic signal. The constructed signal improvements consists of
necessary poles, foundations, mast arms, signal heads, pedestrian poles and heads
for pedestrians crossings as needed, conduits, wiring, cabinet, controller, radio,
video equipment, electrical service connection and all incidental work related
there to.
May 19, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8503-D
18
2. Provide a 50 foot wide buffer along the northern boundary of the PRD. No trees
would be removed from the buffer, but additional plant materials may be added as
part of an approved Landscape Plan.
3. That portion of the PRD marked “Proposed Residential” will be developed as single
family residential, with lots widths and home sizes similar to those in either the
Brodie Creek and/or Woodlands Edge developments.
Staff stated the Board’s directive to the Commission was to review these
three (3) modifications and determine if the modifications would change the Planning
Commission’s recommendation of the item.
Mr. Tim Daters addressed the Commission stating the three (3) items were related to
buffering, lot sizes and the construction of a traffic light or a roundabout. He stated his
client was willing to construct either the roundabout or fully fund the traffic signal.
Mr. Daters stated the funds would be placed in escrow for a period of five (5) years.
Mr. David Shipley addressed the Commission in opposition of the request. He stated to
move forward with the apartments at this time should not occur. He stated there was an
overabundance of apartments in the area. He stated Mr. Richardson had met with the
Brodie Creek POA but not the Woodlands Edge POA in recent months. He stated the
last meeting with Woodlands Edge was in November. He stated the reason there were
not more residents in attendance at the previous public hearing was because the
residents were unaware of the proposal. He stated the long range plan included single-
family for this area and not more apartments. He stated the apartments were not only
bad for Brodie Creek and Woodlands Edge but for Cherry Creek as well. He stated
Cherry Creek was a good starter home neighborhood. He stated with the construction
of additional apartments the area would no longer be in demand. He requested the
Commission and City hold off on approving more apartments until the final study was
completed for the need for multi-family in the area.
Ms. Jane Evans addressed the Commission. She stated she had been contacted by a
Master Gardener stating Brodie Creek would be a good area for a spring tour next year.
Ms. Evans stated she then informed the person she was working to prepare for today’s
meeting concerning the construction of apartments in the area. She stated the person
could not believe the City would allow the construction of additional apartments in the
area and to allow such a beautiful area to be destroyed. Ms. Evans stated she did not
drive and recent rode with Uber. She stated she questioned the person driving as to the
number of fairs in the area and the age of the persons. She stated the driver told her
the persons were young and were usually out having a good time and did not need to
drive themselves. She stated Mr. Richardson had indicated the residents of his
development were young professionals. She stated the driver indicated he felt the
residents he drove were college students. She stated if she had known there would be
apartments in the area when she bought her home she would not have bought. She
May 19, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8503-D
19
stated recently she met a new neighbor and questioned if she would have bought in the
neighborhood if she had known the number of apartments proposed and developed in
the area. She stated the young lady stated she would have bought elsewhere if she
had known the number of apartments proposed and within the area. She stated there
were currently drainage issues in the area. She stated with the additional development
drainage problems would only increase.
Ms. Jamie Shipley addressed the Commission. She stated her concerns were the City
rezoning property and not following their land use plan. She stated most residents
bought their homes based on the Future Land Use Plan and the zoning of property.
She stated there was also a concern of the City’s notification process. She stated only
residents within 200 feet of the site were notified of the public hearing. She stated the
original hearing before the Commission the residents were not informed of the hearing
until two (2) days before the meeting. She stated most of the residents of the
neighborhood worked and had children. She stated a two (2) day notice did not allow
ample time to prepare for the meeting. She stated in meeting with the developer the
tone of the meeting had been if you don’t support this proposal I will give you something
you do not like. She stated it appeared the City put the wants of the developers before
the wants of the neighborhood. She stated the City did not have the funds to build
streets and therefore told the developer you build the street and we will allow the
zoning. She stated this practice put the neighborhood at a disadvantage.
Ms. Shipley stated the developer’s willingness to fund a roundabout or a traffic signal
was not the best plan. She stated the roundabout would not work on a busy street like
Bowman Road. She stated the 50 foot buffer being proposed was not a true buffer.
She stated she understood the Commission had taken a field trip recently and had
driven by this area as a part of the trip. She stated the buffer proposed by the applicant
was the same buffer being provided along the northern perimeter of his development on
the east side of Bowman Road. She stated there was not a buffer in place just a
scattering of trees and undergrowth. She questioned what would happen when the
developer was unable to sell the single-family lots at a price necessary to recoup his
cost based on the price he paid for the land would he then return to the Commission
asking for more apartments. She stated the process was an unfair process. She stated
Mr. Richardson had purchased the property. She stated she felt he know the vote when
he purchase single-family zoned property at the cost of apartment land.
Mr. Doug Steward addressed the Commission in opposition. He stated his home was in
Brodie Creek and he used Bowman Road to travel to Kanis. He stated the traffic in the
area had increased. He stated there was not a consensus in the neighborhood
concerning a traffic signal or a roundabout. He stated he did not feel the decision of
which to install should be determined by the residents with no expertise in determining
the best fit for the street. He stated the Commission should hold off on approving the
development until all the current development in the area was completed.
May 19, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8503-D
20
Casey Covington addressed the Commission. He stated his home was in
Cherry Creek and when he bought his home there were no apartments on South
Bowman Road. He stated since that time three (3) apartment developments had been
approved on South Bowman Road. He stated the argument the residents were making
was the same argument presented by staff in the original proposal submitted by the
developer. He stated the Commission should look at the full development plan for an
area. He requested the Commission support the neighborhoods and not support the
development.
Mr. Dan Veach addressed the Commission. He stated his home was located in
Woodlands Edge behind the proposed development area. He stated based on the
zoning the property was to develop as single-family. He stated with the approval of the
apartments this would change from single-family homes to near 3,000 people in his
back yard. He stated he understood the battle was at the Board but felt the
Commission’s job was to protect the neighborhoods.
Mr. Daters stated the project was the same project the Commission approved in
November. He stated the request before the Commission was to determine if the
three (3) additional conditions proposed by the applicant were of benefit to the project.
He stated the development included 27 acres of single-family lots adjacent to the Brodie
Creek Subdivision. He state the developer was proposing to provide a buffer between
his development and the single-family homes in Brodie Creek. He stated this was not
required or provided anywhere else in the City.
There was a lengthy discussion concerning the funding of the traffic signal or the
roundabout. Mr. Daters stated the improvement would be completed when the City felt
the improvement was necessary. He stated the traffic volumes today did not meet the
warrants for the placement of the signal. He stated the roundabout was not required to
meet any measure of traffic flow.
The Commission questioned what would happen if the warrants were not met in
five (5) years. Staff stated the funds would be returned to the developer.
Commissioner Bubbus questioned Mr. Daters if the funds could be placed in escrow for
a longer period of time. Mr. Daters stated he was willing to amend his request
regarding the funding the proposed improvement. He stated the developer would
construct the improvement (a traffic signal or a roundabout) when the need was met as
determined by the City with the various phases of the proposed apartment development
or if the need for the improvement was not met by the final phase of the proposed
apartment development the developer would place the cost of the improvement with the
City in the form of an in-lieu payment and allow the funds to remain with the City for a
period of five (5) years from the date of completion of the final phase of the proposed
apartment development.
May 19, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-8503-D
21
A motion was made to accept the three (3) conditions as proposed and amended by the
developer. The motion carried by a vote of 7 ayes, 4 noes and 0 absent.
May 19, 2016
ITEM NO.: C FILE NO.: Z-5817-G
NAME: 15000 Cantrell Road Lot 3 Magnolia Terrace Short-form PCD
LOCATION: Located at 15000 Cantrell Road
DEVELOPER:
Rector Phillips Morse
1501 N. University Avenue, Suite
Little Rock, AR 72207
SURVEYOR:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 1.53 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT : 1 CENSUS TRACT: 42.05
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family
PROPOSED ZONING: PCD
PROPOSED USE: Office and Commercial
VARIANCE/WAIVERS: None requested.
The applicant submitted a request dated February 8, 2016, requesting deferral of this
item to the April 7, 2016, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (FEBRUARY 25, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated February 8,
2016, requesting deferral of the item to the April 7, 2016, public hearing. Staff stated
May 19, 2016
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-5817-G
2
they were supportive of the deferral request. There was no further discussion. The item
was placed on the consent agenda and approved as recommended by staff by a vote of
10 ayes, 0 noes and 1 absent.
STAFF UPDATE:
There has been no contact by the applicant since the previous public hearing. Staff
recommends deferral of this item to the May 19, 2016, public hearing.
PLANNING COMMISSION ACTION: (APRIL 7, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item stating there had been no contact by the applicant since the
previous public hearing. Staff presented a recommendation of deferral of this item to
the May 19, 2016, public hearing. There was no further discussion. The item was
placed on the consent agenda and approved as recommended by staff by a vote of
8 ayes, 0 noes and 3 absent.
STAFF UPDATE:
The applicant submitted a request dated April 20, 2016, requesting withdrawal of the
item. Staff is supportive of the withdrawal request.
PLANNING COMMISSION ACTION: (MAY 19, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated April 20, 2016,
requesting withdrawal of the item. Staff stated they were supportive of the withdrawal
request. There was no further discussion. The item was placed on the consent agenda
and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent.
May 19, 2016
ITEM NO.: D FILE NO.: S-1277-D
NAME: Riverside Properties Revised Preliminary Plat
LOCATION: Located at 16100 Chenal Parkway
DEVELOPER:
Riverside Properties, LLC
P.O. Box 3157
Little Rock, AR 72203
SURVEYOR:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 9.74 acres NUMBER OF LOTS: 6 FT. NEW STREET: 0 LF
CURRENT ZONING: C-3 & PD-C – Request as a separate item a revocation of
the PD-C zoning and a Rezoning to C-3, General Commercial District
WARD: 5 PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.18
VARIANCE/WAIVERS:
1. A variance from Section 36-301 (d) to allow building height in excess of 35-feet.
2. A variance from Section 31-207 (b) to allow a private commercial drive to serve Lots
1C and 3.
3. A variance from Section 31-231 to allow the creation of lots without public street
frontage.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
A preliminary plat was approved for a five (5) lot subdivision in April 2000. Lots
1, 4 and 5 were final platted between April 2000 and July 2001. The area
proposed as Lots 2 and 3 was not final platted. The applicant is requesting a
replat of Lot 1 and a revision to the preliminary plat for Lots 2 and 3. The
applicant has indicated each of the areas will be platted into three (3) lots each.
Lot 1 is proposed as Lots 1A, 1B and 1C. Lots 2 and 3 are proposed as Lots 2A
and 2B and Lot 3. Lots 1C and 3 are indicated as lots without public street
frontage; a variance from Section 31-231, of the Little Rock Code of Ordinances.
May 19, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1277-D
2
A 60-foot cross access easement was previously platted from Chenal Parkway
extending north 261-feet. This access easement will be extended north to
connect with an east/west cross access easement which is proposed across the
rear of proposed Lot 3. The easement will then connect to a previously platted
cross access easement which allows a driveway connection to Kirk Road. All
easements, cross access easements and cross parking agreements will be
recorded with the final platting of the lots and the development of the lots to
ensure proper placement of any and all easements. This request includes a
variance from Section 31-207 (b) to allow private commercial drive to serve
Lots 1C and 3.
The request includes a variance from the zoning ordinance to allow the maximum
building height on Lots 1C and 3 to exceed the 35-foot typical building height
allowed within the C-3, General Commercial Zoning District. The building is
proposed as a three (3) story building with parking under a portion of the
structure. It is anticipated the building height will be near 55-feet. To allow the
increased height requires a variance from Section 36-301 (d).
As a separate item on this agenda the applicant is requesting a revocation of the
existing PD-C zoning and the rezoning of the site to C-3, General Commercial
District (Z-6720-A). The applicant is also seeking an amendment to the City’s
Future Land Use Plan for this site to remove a special conditions previously
imposed on this site (LU19-16-01). The current Future Land Use Plan requires
all rezoning requests to be filed as a Planned Zoning Development.
B. EXISTING CONDITIONS:
The site is the former Riverside Motors which has recently moved to the Colonel
Glenn Road area. There are several buildings located on the site which were
used for sales and service of the Riverside Motors vehicle brands. North of the
site is an Entergy Transmission line which is located within a 100-foot easement.
South of the Entergy easement there is a 50-foot Central Arkansas Water
easement. East of the site is a wooded property owned by the Highland Valley
United Methodist Church. The church campus is located to the east of the
wooded property. West of the site is Kirk Road which has developed with a
branch bank, a dentist office and a convenience store with gas pumps. South of
the site, across Chenal Parkway, is the Kroger Shopping Center. There are a
number of uses located in the center including restaurants, fitness center, retail
shopping and a Kroger Super Store.
Chenal Parkway is a divided roadway along the frontage of this proposed plat
area. There is not a median break located along the frontage of this plat area.
There is sidewalk in place along the lot frontages which were previously platted.
May 19, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1277-D
3
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received an informational phone call from an area
property owner. All abutting property owners of the site along with the Parkway
Place Property Owners 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 60 foot access easement should extend along the east and north sides
of Lot 3.
3. The proposed access easement does not follow the existing street.
4. Private access is proposed for these lots. In accordance with Section
31-207, private streets must be designed to the same standards as public
streets. A minimum access easement width of 60-feet is required and street
width of 31-feet from back of curb to back of curb.
5. Sidewalks with appropriate handicap ramps are required on both sides of
the private street in accordance with Section 31-175 of the Little Rock Code
and the Master Street Plan.
6. Sidewalks with appropriate handicap ramps are required adjacent to Chenal
Parkway in accordance with Section 31-175 of the Little Rock Code and the
Master Street Plan.
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.
9. Show the proposed driveway locations.
10. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
Maintenance of the detention pond and all private drainage improvements is
the responsibility of the developer and/or local property owners association.
11. 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 19, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1277-D
4
12. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering,
501.379.1813, Greg Simmons, gsimmons@littlerock.org for more
information.
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.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this site. A sewer main extension may be
required to serve the newly created lots. Contact Little Rock Wastewater Utility
for additional information.
Entergy: The Distribution part of Entergy does not object to this proposal.
Service is already provided to structures on Lots 1A and 1B of the revised plat,
but will eventually need to be extended to lots 1C, 2A, 2B and 3. An overhead
distribution line exists on the west side of Kirk Road and on the north side of this
platted property. Contact Entergy in advance regarding future service
requirements to the development and future facilities locations as this project
proceeds.
Also, please note that there is a transmission line extending across the northern
edge of this property and there are very stringent requirements about what can
be done around and under a transmission line. This proposal and drawings have
been forwarded to our transmission group so they can take a look at it as well.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. Central Arkansas Water objects to the subdividing of Lots 1A and 1B. Private
fire services shall not cross property lines.
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. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
May 19, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1277-D
5
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
5. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
6. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
7. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
8. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives area
used, a reduced pressure zone back flow preventer shall be required.
Fire Department: No comment.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is currently not served by METRO however it is
part of our future West Little Rock express service. No objections to the plan as
shown.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: No comment.
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (March 16, 2016)
Mr. Tim Daters, the applicant, was present representing the request. Staff
presented an overview of the item stating there were three (3) items associated
with the request. Staff stated the applicant was seeking a replat and a revision to
a previously approved preliminary plat, a revocation of a PCD zoning and a
May 19, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1277-D
6
rezoning to C-3, General Commercial District zoning and an amendment to the
City’s Future Land Use Plan. Staff stated the current land use plan required
applications for rezoning be approved as a planned zoning development. Staff
stated the applicant was requesting to remove that requirement. Staff stated
there were few outstanding technical issues associated with the request.
Public Works comments were addressed. Staff stated a 60-foot access and
utility easement through the site was required to connect Chenal Parkway to Kirk
Road. Staff stated the plat indicated a 60-foot easement extending from Chenal
into the site but at the common lot line of Lots 1C and 3 the easement reduced to
30-feet. Mr. Daters stated the easement would be increased to 60-foot in all
areas the easement was proposed. Staff requested the applicant provide the
location of the proposed driveways. Staff also stated streetlights were required
prior to the issuance of final plat approval.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion.
The Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant provided a revised preliminary plat to staff addressing a number of
the issues raised at the March 16, 2016, Subdivision Committee meeting.
The revised plat has included the access easement as requested by staff. The
revised plan has also indicated the placement of the driveways proposed to
serve the new lots.
The request is to revise a preliminary plat which was approved for a five (5) lot
subdivision in April 2000. Of the approved preliminary plat Lots 1, 4 and 5 were
final platted between April 2000 and July 2001. The area proposed as Lots 2
and 3 was not final platted and remains in a metes and bounds legal description.
The applicant is requesting a replat of Lot 1 and a revision to the preliminary plat
for Lots 2 and 3. The applicant has indicated each of the areas will be platted
into three (3) lots. Lot 1 is proposed as Lots 1A, 1B and 1C. Lots 2 and 3 are
proposed as Lots 2A, 2B and Lot 3.
Lots 1C and 3 are indicated as lots without public street frontage, which requires
a variance from Section 31-231, of the Little Rock Code of Ordinances. Lots 1C
and 3 will be served by the common drive between Lots 1B and 2A. The
common drive will be 31-feet wide, sidewalks constructed on each side and be
centered in a 60-foot wide public access easement. The common drive will
terminate at the south line of Lots 1C and 3. Beyond the south line of these
two (2) lots and across the site in general, as the properties develop additional
May 19, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1277-D
7
cross access easement and cross parking easements will be provided. The
applicant has not addressed how access to Lot 1A will be achieved. Staff feels a
proper access drive and easement should be provided to access this lot. Staff
does not feel access to the lot should be through the parking lot of Lot 1B and the
applicant should provide an access easement designed per the typical standards
of City code which includes eliminating the backing of cars into the access
easement.
The request includes a variance from the zoning ordinance to allow the maximum
building height on Lots 1C and 3 to exceed the 35-foot typical building height
allowed within the C-3, General Commercial Zoning District (Section 36-301(d)).
The building is proposed as a three (3) story building with parking under a portion
of the structure. It is anticipated the building height will be near 55-feet. The
applicant is seeking approval with the subdivision plat to allow the height
variance.
The applicant is also seeking the allowance of signage on Lots 1C and 3 as per
Section 36-557(a) to allow signs on the south side of the buildings of Lots 1C and
3 without public street frontage. The ordinance states a ll on-premises wall signs
must face required street frontage except in complexes where a sign without
street frontage would be the only means of identification for a tenant. The
signage as proposed is within the limits allowed per the zoning ordinance.
As separate items on this agenda the applicant is requesting a revocation of the
existing PD-C zoning and the rezoning of the site to C-3, General Commercial
District (Z-6720-A) and an amendment to the City’s Future Land Use Plan for this
site to remove a special condition previously imposed on this site that all
rezoning requests be filed as a Planned Zoning Development (LU19-16-01).
Staff is supportive of the applicant’s request. Staff feels the preliminary plat
approval to allow the creation of the six (6) lots as proposed is appropriate for
this site. The average lot size proposed is 1.6-acres with the minimum lot size
being 0.90-acres. To staff’s knowledge there are no remaining outstanding
technical issues associated with the request.
I. STAFF RECOMMENDATION:
Staff recommends 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.
Staff recommends approval of the variance request from Section 36-301(d) to
allow building height in excess of 35-feet.
May 19, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1277-D
8
Staff recommends approval of the variance request from Section 31-207(b) to
allow a private commercial drive to serve Lots 1C and 3.
Staff recommends approval of the variance request from Section 31-231 to allow
the creation of lots without public street frontage.
Staff recommends the applicant provide proper access for Lot 1A designed per
the typical standards of City code.
PLANNING COMMISSION ACTION: (APRIL 7, 2016)
The applicant was present. There was one registered objector present. Staff presented
the item with a recommendation of deferral. Staff stated the applicant had requested a
deferral on April 6, 2016, which would require a waiver of the Commission’s By-laws
with regard to the late deferral request. A motion as made to approve the By-law waiver
with regard to the late deferral request. The motion carried by a vote of 8 ayes, 0 noes
and 3 absent. The item was placed on the consent agenda and approved as
recommended by staff by a vote of 8 ayes, 0 noes and 3 absent.
STAFF UPDATE:
The applicant submitted a revised site plan to staff indicating access to Lot 1A is via a
right in right out driveway onto Chenal Parkway. The request for the driveway will
require a variance from Sections 30-43 and 31-210 to allow the drive as proposed.
Staff is supportive of the variance request. To staff’s knowledge there are no remaining
outstanding technical issues associated with the request. Staff feels the applicant has
done an adequate job in addressing their concerns.
Staff recommends approval of the request subject to compliance with the comments
and conditions as outlined in paragraphs D, E and F of the agenda staff report.
Staff recommends approval of the variance request from Section 36-301(d) to allow
building height in excess of 35-feet.
Staff recommends approval of the variance request from Section 31-207(b) to allow a
private commercial drive to serve Lots 1C and 3.
Staff recommends approval of the variance request from Section 31-231 to allow the
creation of lots without public street frontage.
May 19, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1277-D
9
PLANNING COMMISSION ACTION: (MAY 19, 2016)
The applicant was present. There was one registered objector present. Staff presented
the item with a recommendation of approval of the request subject to compliance with
the comments and conditions as outlined in paragraphs D, E and F of the agenda staff
report. Staff presented a recommendation of approval of the variance request from
Section 36-301(d) to allow building heights in excess of 35-feet. Staff presented a
recommendation of approval of the variance request from Section 31-207(b) to allow a
private commercial drive to serve Lots 1C and 3. Staff presented a recommendation of
approval of the variance request from Section 31-231 to allow the creation of lots
without public street frontage.
Mr. Tim Daters of White Daters and Associates addressed the Commission. He stated
the request was for preliminary plat approval of a site containing 9.7-acres and allowing
the creation of six (6) lots. He stated the site was formerly used as automobile sales.
He stated the owners had marketed the site with the current building but had been
unsuccessful in selling the site with the current buildings and lot configuration. He
stated the site was being redeveloped with potentially a multi-story office building. He
stated the height of the office building was generating the need for a building height
variance.
Dr. Lee Wyant addressed the Commission in opposition of rezoning the site. He stated
his office was located just to the west of proposed Lot 2B. He stated he did not desire a
fast food restaurant adjacent to his office.
Staff stated the current request was for preliminary plat approval. Staff stated the
property was zoned C-3, General Commercial District which would allow a fast food
restaurant. Staff stated the item on the Commission’s April meeting was for revocation
of a PD-C zoning but it did not include the area adjacent to his office. Staff stated the
area adjacent to his office had been zoned C-3, General Commercial District for a
number of years.
Mr. Wyant questioned if conditions could be placed on the request. Staff stated the
request was not for approval of zoning. Staff stated there could not be conditions
placed on the plat with regard to use.
There was no further discussion. The chair entertained a motion for approval of the
item. The item was approved as recommended by staff by a vote of 10 ayes, 0 noes,
0 absent and 1 recusal (Commissioner Alan Bubbus).
May 19, 2016
ITEM NO.: E FILE NO.: Z-7022-E
NAME: Pinnacle Creek Revised Long-form PCD
LOCATION: Located at 14810 Cantrell Road
DEVELOPER:
Rees Development, Inc.
11719 Hinson Road
Little Rock, AR 72212
SURVEYOR:
Crafton Tull and Associates
10825 Financial Center Parkway, Suite 300
Little Rock, AR 72211
AREA: 2.02 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 1 – River Mountain CENSUS TRACT: 42.05
CURRENT ZONING: PCD
ALLOWED USES: Strip retail with C-3, General Commercial District uses
PROPOSED ZONING: Revised PCD
PROPOSED USE: Strip retail with C-3, General Commercial District uses - Allow the
removal of the required rear yard landscape strip and land use buffer
VARIANCE/WAIVERS: None requested.
BACKGROUND:
The Little Rock Planning Commission reviewed and approved a proposed three lot
preliminary plat and recommended approval of a proposed rezoning request proposed
Lot 1 at their May 31, 2001, Public Hearing. The Little Rock Board of Directors adopted
Ordinance No. 18,516 on July 3, 2001, establishing Cantrell Loops Subdivision (Lot 1)
Short-form PCD. The remainder of the site was zoned C-3, General Commercial
District and R-2, Single-family District. (Wal-greens)
May 19, 2016
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-7022-E
2
On April 6, 2004, the Little Rock Board of Directors rezoned Lot 2 from C-3, General
Commercial District and R-2, Single-family District to PCD by the adoption of Ordinance
No. 19,073. The rezoning included the development of 4.265 acres through a Planned
Commercial Development with a strip retail center containing C-3, General Commercial
District uses as allowable uses for the site. The Little Rock Planning Commission
reviewed this request and made a recommendation of approval at their March 11, 2004,
public hearing. The proposal included the construction of a single building totaling
22,400 square feet. The applicant indicated a western side yard setback of 25-feet with
a 20-foot landscaped strip and a northern setback of 30-feet and a landscaped strip of
25-feet. The approved site plan included a six-foot wood fence in addition to plantings
at one and one-half times the required landscaping typically required along the northern
and western property lines. The applicant indicated the additional screening and
landscaping would be provided to protect the adjoining residentially zoned properties.
The applicant also indicated the rears of the building would act as screening and no
doors or windows would be place on the rear of the building other than those required
by fire code. The applicant indicated mechanical equipment would be placed in an area
that would not be intrusive to the adjoining single-family zoned properties. (lots 2 and 3
– not developed as approved)
On January 20, 2005, the Little Rock Planning Commission review a request to rezone
Lot 3 of the Cantrell Loops Subdivision from C-3, General Commercial District to PCD,
which would allow the required rear yard buffer to be contained within an existing
30-foot easement. The Little Rock Board of Directors approved the request by the
adopted Ordinance No. 19,276 on February 15, 2005, which established Cantrell Loops
Subdivision (Lot 3) PCD. (Buffalo Wild Wings)
On April 14, 2005, the Little Rock Planning Commission recommended approval of a
request to allow a revision to the previously approved Lot 2 PCD to allow the
construction of a single building totaling 25,941 square feet along with 117 parking
spaces. The applicant’s site plan indicated a fifteen foot building setback along the
western property line and landscaping to be placed in a ten foot utility easement. The
site plan also included the placement of a ten foot landscaped strip along the northern
perimeter of the site contained within a 20-foot utility easement. The site plan included
the placement of 12 parking spaces behind the proposed building along with two trash
dumpsters. The applicant indicated the days and hours of operation from 7 am to
10 pm seven days per week. The site plan also included the placement of a pole sign
with a maximum of 36-feet in height and 160 square feet in area. The sign was
amended to allow a ground sign which complied with the Highway 10 Design Overlay
standards; 6-feet height and 64 square feet in area. The Little Rock Board of Directors
denied this request at their May 17, 2005, public hearing. (Pinnacle Station – the current
requested site plan revision)
May 19, 2016
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-7022-E
3
Ordinance No. 19,377 adopted by the Little Rock Board of Directors on
August 16, 2005, allowed a revision to the approved PCD for Lot 2. The approval
allowed the construction of a single building totaling 25,941 square feet of floor area
along with 107 parking spaces. The building was proposed with 3,541 square feet or
16% larger than the original approval. The site plan indicated a 21-foot building setback
on the western perimeter and a 10-foot utility easement along this property line. The
plan also included a 49-foot 3-inch building setback along the northern perimeter.
Within this area there was a 10-foot utility easement along the property line. A 6-foot
wood fence was proposed along the north and western perimeters. A 25-foot rear
landscape area and buffer was approved with the approved site plan. No parking was
located behind the building. The dumpsters were indicated at the northeast corner of
the building; maintain a 25-foot setback from the north property line. C-3, General
Commercial District uses were approved as allowable uses. The days and hours of
operation were approved from 7:00 am to 10:00 pm seven (7) days per week. Included
within the approved conditions there was also a condition stating that all deliveries were
to be through the front entrances of the building. (The approved plan for Pinnacle
Station)
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to amend the previously approved PCD, Planned
Commercial Development, to allow the northern land use buffer to be removed
and allow paving which has been installed within this area to remain. The
applicant wishes to allow this area to remain paved and to allow the area to be
used for parking, deliveries, and dumpsters. All dumpsters on the site will be
enclosed as per ordinance requirements.
The applicant has reached an agreement with the land owner to the north to
allow the 9-foot landscape buffer to be located in the undisturbed area on the
adjacent property. The buffer and easement agreements have been provided to
staff. The applicant is proposing to install additional landscaping in the buffer.
The applicant will also erect an 8-foot privacy fence between the shopping center
site and the adjacent residential property to the north.
B. EXISTING CONDITIONS:
The site is developed with a strip retail center. Also located within the
development area is a Wal-greens to the south and a restaurant, Buffalo Wild
Wings, to the southeast. These three (3) developments share an access drive to
Cantrell Road which has a traffic signal for the Cantrell Road/Taylor Loop Road
intersection. Across Cantrell Road to the southeast is a convenience store with
gas pumps. To the southwest across Cantrell Road is a former grocery store
which has been converted and is occupied by Easter Seals.
May 19, 2016
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-7022-E
4
To the east of the site is a strip center containing a mix of commercial and office
uses. To the north of the site is vacant R-2, Single-family zoned property which
has been approved for a single-family subdivision with access from Pinnacle
Valley Road. To the west of the site is a site zoned PCD which is developing
with strip retail, a tire store, a home improvement store and a fast food
restaurant.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received an informational phone call from an area
property owner. All property owners located within 200-feet of the site along with
the Tulley Cove Neighborhood Association, the Westchester Neighborhood
Association and the Pinnacle Valley 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 available to the site.
Entergy: Entergy does not object to this proposal. However, care should be
used in selecting the new dumpster location and the placement of fence posts as
there is an underground power line in the vicinity with an in-ground pull box. The
pull box lid is probably not traffic rated. Please check out the location of the
underground facilities by calling AR One Call before digging and placing fence
posts in the ground.
Centerpoint Energy: Please be advised that Centerpoint Energy owns and
operates existing underground gas facilities located within the 10’ utility
easement parallel to the northern property line of 14810 Cantrell Road, Little
Rock, AR. The Arkansas Public Service Commission mandates that no
permanent above ground structures be placed over existing underground gas
facilities. Therefore, Centerpoint Energy requests that Arkansas One Call be
contacted prior to any construction activity in order to determine the location of
said existing underground gas facilities. If a proposed permanent above ground
structure encroaches within a 5’ horizontal distance (1/2 of existing easement
width) from said underground gas facilities, then Centerpoint Energy rejects the
proposal for that request.
May 19, 2016
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-7022-E
5
AT & T: No comment received.
Central Arkansas Water: No objection. All Central Arkansas Water requirements
in effect at the time of request for water service must be met.
Fire Department: Maintain access.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is served by METRO on route 25. We have no
objections to the plan as shown.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: No comment.
Planning Division: This request is located in the River Mountain 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 PCD (Planned Commercial District) to
allow the elimination of the rear yard buffer (north) and to allow the placement of
dumpsters within the rear yard setback (north). The request is in the Highway 10
Design Overlay District.
Master Street Plan: The south side of the property is Cantrell Road and it is
shown as a Principal Arterial on the Master Street Plan. The primary function of a
Principal Arterial Street is to serve through traffic and to connect major traffic
generator or activity centers within an urbanized area. Entrances and exits
should be limited to minimize negative effects of traffic and pedestrians on
Cantrell Road since it is a Principal Arterial. This street may require dedication of
right-of-way and may require street improvements for entrances and exits to the
site.
Bicycle Plan: A Class I Bike Path is shown along Cantrell Road and at the east
side alley of the property. A Bike Path is to be a paved path physically separate
for the use of bicycles. Additional right-of-way or an easement is recommended.
Nine-foot paths are recommended to allow for pedestrian use as well (replacing
the sidewalk).
May 19, 2016
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-7022-E
6
Landscape: The land use buffer along the northern perimeter has been
removed. The approved plan indicated the placement of a 25-foot land use
buffer along this perimeter. A minimum of 75 percent of a required land use
buffer must remain in its natural state.
G. SUBDIVISION COMMITTEE COMMENT: (March 16, 2016)
Mr. Frank Riggins was present representing the request. Staff presented an
overview of the item stating there were no additional items necessary to
complete the review process. Staff stated the developer had removed the land
use buffer along the northern perimeter which was approved with the original
PCD. The request also includes the removal of the screening fence previously
required along the western perimeter. Staff stated there were no other
modifications proposed for the approved site plan.
There were no more issues for discussion. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
There were no additional items in need of addressing via a revised site plan from
comments raised at the March 16, 2016, Subdivision Committee meeting.
The applicant is proposing to amend the previously approved PCD, Planned
Commercial Development, to allow the northern land use buffer to be removed
and allow paving which has been installed within this area to remain. The
applicant wishes to allow this area to remain paved and to allow the area to be
used for parking, deliveries, and dumpsters. All dumpsters on the site will be
enclosed as per ordinance requirements.
The applicant has reached an agreement with the land owner to the north to
allow the 9-foot landscape buffer to be located in the undisturbed area on the
adjacent property. The buffer and easement agreements have been provided to
staff. The applicant is proposing to install additional landscaping in the buffer.
The plantings will be placed on the north side of a proposed fence. The plantings
are to include Chinese Pastiche and Dwarf Bufford Hollies. The applicant has
indicated the plantings will be grouped. 5 trees and 15 shrubs will be placed
within the landscape buffer area. The applicant will also erect an 8-foot privacy
fence between the shopping center site and the adjacent residential property to
the north.
Included in the request is to eliminate the previously required screening fence
along the western perimeter of the site. The fence was required at the time of
development of the property due to the adjacent property being zoned and used
May 19, 2016
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-7022-E
7
as residential. This area has developed with a commercial development. The
screening fence is no longer needed since the area is no longer a residential use.
Staff is not supportive of the request. The site was developed as an overall
development plan which was included in the Highway 10 Design Overlay District.
The Highway 10 DOD has specific development criteria related to building
setbacks and landscape areas. The overlay states a minimum building setback
of 40-feet is required along the rear of the site with a minimum landscape strip of
25-feet. The previously approved plan included the building setback and
perimeter landscape strip along the rear of the site. The plan was approved with
a lesser building setback and landscape strip along the western perimeter.
The original approval of the PCD stated all deliveries were to be made through
the front of the building and was specifically called out in the recommendation of
approval. Staff feels the paving which has been installed within the rear of the
building should be removed and required landscaping be installed. The
dumpsters should be moved outside this area and placed along the service drive
along the eastern side of the building as was approved with the originally
approved site plan. Staff also recommends the dumpster placed within the
landscape area on the southwest portion of the site be relocated to the northeast
portion of the site, within the area previously approved as the service area.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (APRIL 7, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated April 6, 2016,
requesting deferral of this item to the May 19, 2016, 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. A motion as made to approve
the By-law waiver with regard to the late deferral request. The motion carried by a vote
of 8 ayes, 0 noes and 3 absent. The item was placed on the consent agenda and
approved as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent.
STAFF UPDATE:
The applicant has revised the site plan to include additional landscaping along the
northern perimeter adjacent to the property being developed with the single-family
subdivision. The applicant has indicated an eight (8) foot landscape strip on his
May 19, 2016
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-7022-E
8
property and the abutting property owner has granted a nine (9) foot landscape
easement adjacent to the landscape area proposed by the applicant. The area will be
planted with dense evergreen plantings and the applicant has requested the ability to
also install an eight (8) foot privacy fence in this area. The applicant has indicated the
area is necessary for deliveries and employee parking. The applicant states deliveries
made at the front doors causes congestion within the limited parking lot area of the site.
Staff is supportive of the applicant’s proposal for mitigation of the removal of the
previously included landscaping and buffering. Although the area is not in full
compliance with the Highway 10 Design Overlay District the landscaped areas come
close to matching the landscape strips placed on the properties to the east and west of
this site. Staff is now supportive of the applicant’s request. 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 proposed
changes be completed within 60 days of final approval of the revised PCD.
PLANNING COMMISSION ACTION: (MAY 19, 2016)
The applicant was present. There was one registered objector present. Staff presented
the item stating the applicant had provided staff with a site plan which included the
placement of an eight (8) foot landscape strip along the northern perimeter of the site.
Staff stated the applicant had indicated in addition a 9-foot landscape easement would
be provided along the northern perimeter on an adjacent property. Staff stated they
were supportive of the applicant’s proposal to provide a landscape strip along the
northern perimeter. Staff presented a recommendation of approval of the request
subject to compliance with comments and conditions as outlined in paragraphs D, E and
F of the agenda staff report.
Mr. Frank Riggins addressed the Commission stating he would yield his time to the
opposition.
Mr. Enos Jones addressed the Commission in opposition of the request. He stated his
concern was the fill that had been placed behind the existing businesses. He stated he
did not want the property directly behind his home developed.
Mr. Riggins stated Mr. Reese had provided an access easement to the adjacent
property owner to allow access to the Isom Creek subdivision which was being
developed just to the north of this site. He stated the fill Mr. Jones was referring to was
the construction road which had been constructed by Mr. Keith Wingfield, the developer
of the adjacent single-family subdivision.
Mr. Jones questioned if the property behind the existing strip center was also proposed
for development. Mr. Riggins stated the area behind the existing strip center was not
proposed for development at this time. He stated if and when the property was to be
May 19, 2016
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-7022-E
9
developed it would be reviewed and approved by the City through a public hearing
process.
There was no further discussion. The chair entertained a motion for approval of the item
as presented by staff. The item was approved by a vote of 10 ayes, 0 noes and
1 absent.
May 19, 2016
ITEM NO.: 1 FILE NO.: S-1773
NAME: John Jones Subdivision Preliminary Plat
LOCATION: Located at 17001 Elvin Road
DEVELOPER:
John Paul Jones
17211 Elvin Road
Little Rock, AR 72210
SURVEYOR:
Harbor Environmental, Inc.
8114 Cantrell Road, Suite 350
Little Rock, AR 72227
AREA: 3.75 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 17 – Crystal Valley CENSUS TRACT: 42.21
CURRENT ZONING: R-2, Single-family
VARIANCE/WAIVERS: A variance from Section 31-231 to allow the creation of a lot
without public street frontage.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a combination preliminary/final plat approval to allow
the creation of two (2) lots from an existing 3.75 acre parcel. The lots are
proposed containing 1.83 acres and 1.92 acres. Lot 2 is indicated as a lot
without public street frontage creating a variance from Section 31-231 to allow
the creation of a lot without public street frontage . Access to the lot is proposed
via a 30-foot access and utility easement located along the western property line
of Lot 1. The site is located outside the City Limits of Little Rock but within the
City’s Extraterritorial Planning Jurisdiction. The lots will be served by individual
septic systems each contained on their individual lot.
Lot 1 contains an existing single-family home. The home is indicated with
adequate setbacks to comply with the typical development standards of the R-2,
Single-family zoning district. Lot 2 will comply with the setbacks per the R-2,
Single-family zoning district.
May 19, 2016
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1773
2
B. EXISTING CONDITIONS:
The site contains a single-family home and is located on Elvin Road, just east of
Sullivan Road. The property is located outside the City limits of Little Rock but
within the City’s Extraterritorial Planning Jurisdiction. Elvin Road is a narrow
unimproved road with open ditches for drainage. Most of the homes in this area
are located on acreage.
C. NEIGHBORHOOD COMMENTS:
All abutting property owners of the site were notified of the public hearing . There
is not an active City of Little Rock neighborhood association located in this area.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Elvin Road is classified on the Master Street Plan as a collector street.
A dedication of right-of-way 30 feet from centerline will be required.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Outside the service boundary. No comment.
Entergy: Entergy does not object to this proposal. A single phase power line is
in the vicinity of this proposed lot. There do not appear to be any existing
conflicts with Entergy facilities on this property. Contact Entergy in advance to
discuss future service requirements, new facilities locations and adjustments to
existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. A water main extension will be needed to provide water service to the
property.
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.
May 19, 2016
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1773
3
Fire Department: Maintain access if building a structure.
Parks and Recreation: No comment received.
County Planning:
1. Provide bill of assurance for review.
2. Provide state plane coordinates for two property corners.
3. Show distance to second section or quarter section corner.
4. Label all street centerlines.
5. Provide Health Department approval for Tract 2’s septic system.
6. Provide CAD file of plat.
7. Dedicate additional right of way as required to Elvin Road to comply with City
of Little Rock Master Street Plan for a collector street.
8. Pay $10.00 review feet.
Rock Region Metro: Location is not currently served by METRO. No comments.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: The 2012 AR Fire Prevention Code Vol. III for one (1) and
two (2) family dwellings requires foundations meet the following Sections of the
Code. If the foundation cannot be verified by the building official at the time of
the footing inspection the building official may require verification the foundation
meets the required elevation by a licensed engineer.
R403.1.7.3 Foundation elevation. On grade sites, the top of any exterior
foundation shall extend above the elevation of the street gutter at point of
discharge or the inlet of an approved drainage device a minimum of 12-inches
(305 mm) plus two (2) percent.
R403.1.7.4 Alternate setback and clearances. Alternate setbacks and
clearances are permitted, subject to the approval of the building official . The
building official is permitted to require an investigation and recommendation of a
qualified engineer to demonstrate that the intent of this Section has been
satisfied. Such an investigation shall include consideration of materials, height of
slope, slope gradient, load intensity and erosion characteristics of slope material.
Please address any questions to the building inspectors at 501.371.4833 or
501.371.4834.
May 19, 2016
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1773
4
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (April 27, 2016)
The applicant was present. Staff presented an overview of the item stating the
request was for combination preliminary/final plat approval to allow an existing
tract to be split into two (2) lots. Staff stated the owner had an existing house on
one (1) of the lots and was proposing to split the lot to allow for future sale and
construction of a new home on the second lot. Staff stated Lot 2 was being
created with a variance to allow the creation of a lot without public street
frontage. Staff stated prior to the issuance of a 911 address an approval letter
from the Arkansas Department of Health was required for the existing and
proposed septic systems.
Public Works comments were addressed. Staff stated Elvin Road was classified
on the Master Street Plan as a collector street which would require dedication of
right of way to 30-feet from centerline. Staff stated no street improvements were
required with the proposed lot split.
Staff noted the comments from County Planning. Staff requested the applicant
contact them directly for any additional information concerning their requests.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion.
The Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised plat indicating the right of way dedication per
the City’s Master Street Plan for Elvin Road. Elvin Road is indicated on the City’s
Master Street Plan as a collector street which requires a dedication of right of
way to 30-feet from the centerline. The applicant has stated a final plat request
and the request for a 911 address will not be requested until the owner provides
Pulaski County Planning and the City of Little Rock Department of Planning and
Development with approval from the Arkansas Department of Health confirming
the proposed and existing septic systems are adequate to serve the existing and
the new home.
The request is for approval of a combination preliminary/final plat approval to
allow the creation of two (2) lots from an existing 3.75 acre parcel. The lots are
proposed containing 1.83 acres and 1.92 acres. Lot 2 is indicated as a lot
May 19, 2016
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1773
5
without public street frontage. To allow Lot 2 as proposed requires a variance
from Section 31-231 to allow the creation of the lot without public street frontage.
Access to Lot 2 is proposed via a 30-foot access and utility easement located
along the western property line of Lot 1.
Lot 1 contains an existing single-family home. The home is indicated with
adequate setbacks to comply with the typical development standards of the R-2,
Single-family zoning district. A 30-foot platted building line will be located along
Elvin Road to comply with the typical setback for lots located on a collector street
classification. Lot 2 will comply with the setbacks per the R-2, Single-family
zoning district. A platted front yard setback of 25-feet will be placed along the
common lot line of Lots 1 (rear) and 2.
The site is located outside the City Limits of Little Rock but within the City’s
Extraterritorial Planning Jurisdiction. The lots will be served by individual septic
systems each contained on their individual lot. Approval from the Arkansas
Department of Health concerning the proposed wastewater treatment will be
provided to staff prior to the issuance of a final plat. To staff’s knowledge there
are no remaining outstanding technical issues associated with the request. Staff
feels the proposed subdivision to allow the creation of two (2) lots as proposed
will have little impact on the area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the variance request from Section 31-231 to allow
the creation of a lot without public street frontage.
PLANNING COMMISSION ACTION: (MAY 19, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff presented a recommendation of approval of the variance
request from Section 31-231 to allow the creation of a lot without public street frontage.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent.
May 19, 2016
ITEM NO.: 2 FILE NO.: S-1774
NAME: Oak Hill Estates Replat of Lot 8
LOCATION: Located at 525 Zanzibar Street
DEVELOPER:
Scott Kemph
525 Zanzibar Street
Little Rock, AR 72212
SURVEYOR:
Arkansas Surveying and Consulting
Scott Foster
1926 Salem Road
Benton, AR 72019
AREA: 3.00 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 18 – Ellis Mountain CENSUS TRACT: 42.07
CURRENT ZONING: R-2, Single-family
VARIANCE/WAIVERS: None requested.
The applicant submitted a request dated May 2, 2016, requesting deferral of this item to
the June 30, 2016, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (MAY 19, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated May 2, 2016,
requesting deferral of the item to the June 30, 2016, public hearing. Staff stated they
were supportive of the deferral request. There was no further discussion. The item was
placed on the consent agenda and approved as recommended by staff by a vote of
11 ayes, 0 noes and 0 absent.
May 19, 2016
ITEM NO.: 3 FILE NO.: Z-2936-A
NAME: Envy Nightclub Short-form PD-C
LOCATION: Located adjacent to 7200 Colonel Glenn Road
DEVELOPER:
JD Lipscomb
Envy Nightclub
7200 Colonel Glenn Road
Little Rock, AR 72204
SURVEYOR:
James L Butler
5223 John F. Kennedy Boulevard
North Little Rock, AR 72116
AREA: 0.50 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 10 – Boyle Park CENSUS TRACT: 24.06
CURRENT ZONING: C-3, General Commercial District
ALLOWED USES: General Retail
PROPOSED ZONING: PD-C
PROPOSED USE: Outdoor activities/Events center
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The property was rezoned from B (R-3, Single-family) to F (C-3, General
Commercial District) on August 12, 1975. The applicant is now requesting to
rezone the site from C-3, General Commercial District to PD-C, Planned
Development Commercial, to allow the use of the existing parking lot of the Envy
Nightclub for outdoor concerts from one (1) to five (5) times per year for the
members and guests of the nightclub. The property is owned by L & J Catering
Inc. and is leased to Envy Nightclub. Included in the application is a proposal for
how the parking lot will be used. All items will be temporary including the stage,
May 19, 2016
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-2936-A
2
outdoor toilet facilities and bar. No permanent fixtures will be installed. The
applicant has indicated well known artists will be performing for the events. The
first outdoor event is planned for May 29, 2016, the hours will be from 2:00 pm to
9:00 pm. With the events there will be nine (9) police officers and 23 bouncers
working as security.
B. EXISTING CONDITIONS:
The property being considered for rezoning is located adjacent to the Envy
Nightclub which has a Colonel Glenn address. There are a number of single-
family homes located south and west of this site, beginning at 39 th and Blunt
Streets extending westward. There is a manufactured home park located to the
northeast of this site. South of the site along Colonel Glenn Road are a number
of non-residential uses including an elementary school to the west on Stannus
and 40 th Street. The streets in this area, except for Colonel Glenn Road, are
narrow unimproved streets with open ditches for drainage.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200 feet of the site along with the John Barrow
and the Westwood Neighborhood Associations were notified of the public
hearing .
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A petition should be made to abandon the Blunt Street right-of-way adjacent
to the proposed site.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements if new sewer service
is required for this project. Contact Little Rock Wastewater Utility for additional
information.
Entergy: Entergy does not object to this proposal. An overhead, single phase
electrical line runs along Blunt Street on the south side of the property. There do
not appear to be any existing conflicts with Entergy facilities on this property.
Contact Entergy in advance to discuss future service requirements, new facilities
locations and adjustments to existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
May 19, 2016
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-2936-A
3
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Contact Central Arkansas Water regarding the size and location of water
meter.
3. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
4. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
Fire Department:
1. Need a public safety plan. Please contact the Little Rock Fire Department
prior to hosting any outdoor activities at this site.
2. 403.2 Public safety plan. In other than Group A or E occupancies, where
the fire code official determines that an indoor or outdoor gathering of persons
has an adverse impact on public safety through diminished access to
buildings, structures, fire hydrants and fire apparatus access roads or where
such gatherings adversely affect public safety services of any kind, the fire
code official shall have the authority to order the development of, or prescribe
a plan for, the provision of an approved level of public safety.
a. 403.2.1 Contents. The public safety plan, where required
by Section 403.2, shall address such items as emergency vehicle
ingress and egress, fire protection, emergency egress or escape
routes, emergency medical services, public assembly areas and
the directing of both attendees and vehicles (including the parking
of vehicles), vendor and food concession distribution, and the need
May 19, 2016
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-2936-A
4
for the presence of law enforcement, and fire and emergency
medical services personnel at the event.
3. 403.3 Crowd managers . Trained crowd managers shall be provided for
facilities or events where more than 1,000 persons congregate. The minimum
number of crowd managers shall be established at a ratio of one crowd
manager to every 250 persons. Where approved by the fire code official , the
ratio of crowd managers shall be permitted to be reduced where the facility is
equipped throughout with an approved automatic sprinkler system or based
upon the nature of the event.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: The location is served by METRO on route 14, a very busy
route. Based upon the plans as shown it is difficult to determine the intent of the
proposal. Please provide further clarification of sidewalk infrastructure and drive
access to this property.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: No comment.
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 C-3 (General Commercial District)
to PDC (Planned Development Commercial) to allow the use of an existing
parking lot for outdoor entertainment associated with the private club located on
the adjacent lot.
Master Street Plan: South of the property is Colonel Glenn Road and West 39th
Street. Colonel Glenn Road is a Principal Arterial and West 39 th Street is a Local
Street on the Master Street Plan. The primary function of a Principal Arterial
Street is to serve through traffic and to connect major traffic generator or activity
centers within an urbanized area. Entrances and exits should be limited to
minimize negative effects of traffic and pedestrians on Colonel Glenn 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
May 19, 2016
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-2936-A
5
Streets. These streets may require dedication of right-of-way and may require
street improvements for entrances and exits to the site.
Bicycle Plan: A Class II Bike Lanes is shown along Colonel Glenn Road. Bike
Lanes provide a portion of the pavement for the sole use of bicycles.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (April 27, 2016)
The applicant was present. Staff presented an overview of the item stating there
were a few outstanding questions concerning the request. Staff questioned
where parking would be provided if a portion of the parking lot was proposed for
the outdoor activities. Staff also questioned if activities would continue within the
nightclub while the special events outdoors were occurring.
Public Works noted the existing right of way for Blunt Street should be
abandoned. Staff stated this would be a separate action from the rezoning
request.
Staff stated the applicant should contact the Little Rock Fire Department
concerning their comment. Staff stated the Fire Department comments were to
be addressed prior to any outdoor activities taking place.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
There were no outstanding technical issues associated with the site plan in need
of addressing raised at April 27, 2016, Subdivision Committee meeting. The
request is a rezoning of an existing parking lot associated with Envy Nightclub to
allow the use of the parking lot for outdoor activities and special events.
The property is currently zoned C-3, General Commercial District and the request
is to rezone the parking lot portion of the site to PD-C, Planned Development
Commercial, to allow the use of the parking lot from one (1) to five (5) times per
year for the members and guests of the nightclub. Included in the application is a
proposal for how the parking lot will be used. All items will be temporary and no
permanent construction will take place to allow the special events. This includes
the stage, outdoor toilet facilities and bar. The applicant has indicated well
known artists will be performing for the events. The hours of the events are from
May 19, 2016
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-2936-A
6
2:00 pm to 9:00 pm. There will not be activities taking place within the nightclub
during the outside event activities. The applicant has stated there will be a
two (2) hour window between the ending of the parking lot events and the
opening of the nightclub.
The applicant has indicated they will work with the Police and Fire Departments
in scheduling the events. The applicant states with the events there will be nine
(9) off-duty police officers and 23 bouncers working as security.
Staff has concerns with the proposal. There are single-family homes located
near the site both to the south and west and there is a manufactured home park
located just to the north of this site. Staff has had calls from area residents and
property owners stating their concerns with the proposed outdoor activities. The
John Barrow Neighborhood Association voted to not support the proposed
outdoor activities on the site. Staff feels the use as proposed will have a
negative impact on the surrounding residential uses.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (MAY 19, 2016)
Mr. JD Lipscomb was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of denial.
Mr. Lipscomb addressed the Commission on the merits of his request. He stated he
had walked the neighborhood and received 22 signatures of the adjacent residents in
support of the request. He stated most of the residents of the area were renters.
He stated he had mailed to 10 property owners the notice form and he had not received
any negative feedback from the property owners. He stated his desire was to use the
site for outdoor activities four to five times per year. He stated the events would take
place from 2 pm to 9 pm and most of the events would be on Sunday afternoon. He
stated he was catering to an older crowd. He stated the seating capacity of the club
inside was 650. He stated the fire marshal had approved the outdoor event area for
1600 persons. He stated with the price of the acts he needed the larger crowds to pay
for getting the acts to Little Rock. He stated if there was ever a problem with the
neighborhood he would stop the outdoor activities. He stated he wanted to be a good
neighbor and would not hold any activities that would interfere with the neighborhood.
The Commission questioned Mr. Lipscomb with regard to parking. He stated in the area
proposed for outdoor events he would lose 64 parking spaces. He stated he owned a
lot adjacent to his property with frontage on Colonel Glenn Road which would be
May 19, 2016
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-2936-A
7
developed with parking. He stated within this area he could provide 67 parking spaces.
He stated he also used parking from eight (8) nearby businesses.
The Commission questioned if the parking was paved. Mr. Lipscomb stated the area
was not paved he stated his intent was to use the parking area as currently existed and
when the funds were available he would then pave the parking. He stated the cost to
pave the parking was $74,000. He stated he was hoping to host a few events to help
offset the cost of the paving.
There was a general discussion by the Commission on the proposed number of patrons
of the outdoor events and the available parking. The Commission stated this was
similar to an item heard earlier in the evening and the applicant was proposing for
someone other than himself to provide the available parking. The Commission noted
this was not a good practice due to lease agreements being broken and property sales
and the new owner did not allow the parking arrangement to continue.
The Commission questioned Mr. Lipscomb as to the available parking on his property.
He stated he had between 320 and 350 parking spaces. He stated he was not
completely sure as to the number of spaces available. He stated he felt the parking
could be near 400 parking spaces.
A motion was made to approve the request including all staff comments and
recommendations except that of denial. The motion failed by a vote of 0 ayes, 10 noes
and 1 absent.
May 19, 2016
ITEM NO.: 4 FILE NO.: Z-4343-HH
NAME: Parkland Heights Revised Long-form PD-R
LOCATION: Located at 1 Ayla Drive
DEVELOPER:
Jessica Johnston
11323 Arcade Drive Suite C #119
Little Rock, AR 72212
SURVEYOR:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 0.5 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 20 - Pinnacle CENSUS TRACT: 42.05
CURRENT ZONING: PD-R
ALLOWED USES: Attached single-family and multi-family
PROPOSED ZONING: Revised PD-R
PROPOSED USE: Allow leasing office to be used as a real estate office and
brokerage firm
VARIANCE/WAIVERS: None requested.
BACKGROUND:
Ordinance No. 19,502 adopted by the Little Rock Board of Directors on March 21, 2006,
established Parkland Heights Long-form PD-R. The development was proposed with
84 two-story townhomes ranging from 2,024 square feet to 2,220 square feet and
18 one and a half story condominiums ranging from 2,460 to 3,130 square feet.
Amenities included a 2,500 square foot clubhouse, pool, putting green, playground
half-court basketball, and walking and biking path.
May 19, 2016
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-4343-HH
2
Ordinance No. 20,627 adopted by the Little Rock Board of Directors on September 4,
2012, allowed a revision to the previously approved PD-R. The developer proposed to
amend the PD-R for the western portion of the site. In-lieu of constructing 60 two-story
townhouse units, the developer proposed to construct a more traditional apartment style
development within seven (7) buildings and containing 152 apartment units. The
buildings were proposed as split level buildings with the front being three-stories and the
rear two-stories. Within the development area a second clubhouse and pool facility
were to be added.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now requesting a revision to the existing PD-R, Planned
Development Residential, to allow the use of the existing clubhouse/leasing
office for the Parkland Heights development as a real estate office and brokerage
firm. The applicant has indicated there will be limited employees reporting to the
site as most of the agents will office off-site. There are no other modifications
proposed for the previously approved PD-R zoning.
B. EXISTING CONDITIONS:
Most of the townhouse portion of the development has been completed. There
are currently two (2) of the apartment buildings being developed. There is a
single-family subdivision located to the east of the site with Buckland Road
terminating at the western property line of this development. South of the site is
an apartment complex accessed from Chenonceau Boulevard. North of the site
is undeveloped R-2, Single-family zoned property. South of the site is vacant
O-1, Quiet Office District and C-3, General Commercial District zoned property.
South of the site are office uses and a private school.
Chenonceau Boulevard terminates at the development. Chenonceau Boulevard
is constructed as a two lane street constructed to Master Street Plan standard.
The right of way for Patrick Country Road which is located along the western
boundary of this development was recently abandoned but retained as a utility
and drainage easement.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200 feet of the site along with the Maywood
Manor Neighborhood Association, the Aberdeen Court and Chevaux Property
Owners Associations were notified of the public hearing .
May 19, 2016
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-4343-HH
3
D. SUBDIVISION COMMITTEE COMMENT: (April 27, 2016)
The applicant was not present. Staff stated there were no outstanding technical
issues associated with the request. Staff stated the applicant was requesting to
be allowed to use the existing clubhouse for a real estate office for her real estate
brokerage firm. There were no more issues for discussion. 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
April 27, 2016, Subdivision Committee meeting. The applicant is requesting
approval of a revision to the existing PD-R, Planned Development Residential,
zoning for the Parkland Heights development. The applicant has an existing real
estate firm and real estate brokerage company and is requesting to be allowed to
use the existing clubhouse/leasing office for Parkland Heights as her office. The
applicant has indicated there will be limited employees reporting to the site as
most of the agents will office off-site. The only modification would be to place a
small sign on the building to identify the real estate business.
Staff is supportive of the applicant’s request. There are no other modifications
proposed for the previously approved PD-R zoning and/or site plan. The only
change will be the placement of a sign identifying the real estate business on the
front of the building. The sign area will not exceed 24-square feet in sign area as
allowed in the multi-family zones.
F. STAFF RECOMMENDATION:
Staff recommends approval of the request to allow the use of the existing
clubhouse/leasing office as a real estate office as proposed.
PLANNING COMMISSION ACTION: (MAY 19, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request to allow the use of
the existing clubhouse/leasing office as a real estate office as proposed. There was no
further discussion. The item was placed on the consent agenda and approved as
recommended by staff by a vote of 11 ayes, 0 noes and 0 absent.
May 19, 2016
ITEM NO.: 5 FILE NO.: Z-4551-E
NAME: The Madina Institute Short-form PCD
LOCATION: Located at 12123 Kanis Road
DEVELOPER:
Madian Institute
21205 Chalamount Drive
Little Rock, AR 72223
SURVEYOR:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 2.03 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 18 – Ellis Mountain CENSUS TRACT: 42.07
CURRENT ZONING: PCD and O-3, General Office District
ALLOWED USES: Office warehouse and General office
PROPOSED ZONING: PCD
PROPOSED USE: Office, Youth activities, Worship
VARIANCE/WAIVERS: A variance from Sections 30-43 and 31-210 to allow the
drive on Cherry Brook as proposed.
BACKGROUND:
Eastern portion of the site zoned PCD –
Ordinance No. 15,003 adopted by the Little Rock Board of Directors on December 3,
1985, rezoned the property from R-2, Single-family to PCD, Planned Commercial
Development. The approval allowed the development of the site located at 12123 Kanis
Road with office/warehouse for Bank Business Forms. A 4,100 square foot office along
with a 5,000 square foot warehouse was approved.
May 19, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4551-E
2
Ordinance No. 15,543 adopted by the Little Rock Board of Directors on
August 16, 1988, allowed a revision to the previously approved PCD. The approval
allowed an expansion of the warehouse portion of the development along the southern
portion of the site. The approval allowed an additional 60-foot by 100-foot single story
building expansion (6,000 square feet).
Ordinance No. 16,066 adopted by the Little Rock Board of Directors on July 16, 1991,
allowed a revision to the previously approved, PCD zoning. The approval allowed an
expansion of the building square footage on the northwest corner of the building. The
expansion included 3,000 square feet of additional warehouse space. The expansion
eliminated five (5) parking spaces which were relocated to the northeast corner of the
building. The total building square footage approved was 19,000 square feet of which
7,500 square feet was used as office space and 11,500 square feet was used as
warehouse space. The allowable uses for the site were office/warehouse uses utilizing
60 percent of the gross floor area as warehouse and 40 percent of the gross floor area
as office spaces.
Western portion of the site zoned O-3, General Office District –
A Conditional Use Permit to allow the construction of a two phased development
containing a 21 space parking lot to serve the adjacent PCD zoned
office/showroom/warehouse and future construction of an office building and additional
parking was approved by the Little Rock Planning Commission on August 7, 2003.
Neither phase of the development occurred.
On June 3, 2010, a request for a Conditional Use Permit to allow the development of
the site as an office warehouse use was withdrawn by the Planning Commission at the
applicant’s request.
On August 12, 2010, the Little Rock Planning Commission withdrew a request to allow
the rezoning of this area to PCD, Planned Commercial Development to allow the site to
develop with an office warehouse to serve a general contractor. The building was
indicated containing a 4,200 square feet of office space and 8,500 square feet
warehouse spaces. Access to the site was proposed from Cherry Brook Drive.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The property contains approximately 2.03 acres and is located at the southeast
corner of Cherry Brook Drive and Kanis Road. One parcel is currently
undeveloped and the other is the BBA Solutions building. The Madina Institute is
working to build a place for social, cultural and spiritual needs. Upon receiving
zoning approval the Madina Institute will purchase the property located at
12123 Kanis Road and the adjacent vacant lot. The future use of the property
consists of office space, a large warehouse area and an undeveloped lot. The
May 19, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4551-E
3
plan is to use the office space for adult and youth education, cooking classes,
meditation workshops, community service initiatives and interfaith dialogue
seminars. The large warehouse space will be a multipurpose room for food and
fellowship as well as for worship services. The west lot will be developed into a
parking lot.
B. EXISTING CONDITIONS:
The western portion of the site is undeveloped and wooded. The eastern portion
is developed with an office/warehouse use and associated parking which was
most recently used by a documents company. The property to the north was
recently approved by the Planning Commission and the Board of Directors for
development of a home improvement store through a PCD rezoning request.
West of the site is an office use on O-3, General Office District zoned property.
South of the site are single-family homes located within the Cherry Brook
Subdivision.
Kanis Road is scheduled for street widening beginning in the fall of 2016. Kanis
Road is a two (2) lane street with open ditches for drainage. Cherry Brook Drive
is constructed with curb and gutter. There is not a sidewalk in place along the
frontage of this property.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200 feet of the site along with the John Barrow
Neighborhood 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. 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 sidewalk with the planned development. The new curb
should be constructed as shown on plan. The City of Little Rock is proposing
a Kanis Road widening project to bid in August, 2016. If a permit is issued for
the proposed development prior to the bid date, the property owner is
responsible to provide payment in-lieu of construction for the required street
improvements and driveway apron.
May 19, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4551-E
4
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
4. All vehicle parking within the Kanis Road public right-of-way (a minor arterial
street) should no longer occur.
5. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
6. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the owner.
7. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
8. 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.
9. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. Driveways on collector streets
should be located at least 250 feet from other driveways and intersections
and 125 feet from side property lines. A variance should be requested for the
Cherry Brook Drive driveway location.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this site.
Entergy: Entergy does not object to this proposal. A single phase overhead
power line exists running north and south just to the west of the building and to
the east of the proposed parking lot. Extreme caution must be used in the
clearing and construction activities in the vicinity of the power line so that proper
clearances are maintained. Contact Entergy in advance regarding future service
requirements to the development and future facilities locations as this project
proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
May 19, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4551-E
5
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
3. Contact Central Arkansas Water regarding the size and location of the
water meter.
4. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
5. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are
used, a reduced pressure zone back flow preventer shall be required.
Fire Department: Change of occupancy, full plan review of structure.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is not currently served by METRO fixed route
serve, however it is serve by METRO Links paratransit and is part of our long
range plans. The Bowman/Kanis area has developed considerably over the last
few years. METRO has plans to provide new service for the recent multi- family
housing and commercial establishments in our 2016 service changes. Future
expansion as development warrants is also planned. Pedestrian infrastructure
must be included for transit riders and disability community access to transit.
Driveways, canopies and access to the clinic for paratransit service must be
maintained.
May 19, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4551-E
6
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is subject to full commercial plan review and approval
prior to issuance of a building permit. For information on submittal requirements
and the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.org or
Mark Alderfer at 501.371.4875; malderfer@littlerock.org .
Planning Division: This request is located in the Ellis Mountain Planning District.
The Land Use Plan shows Suburban Office (SO) and Service Trades District
(STD) for this property. The Suburban Office category provides for low intensity
development of office or office parks in close proximity to lower density
residential areas to assure compatibility. A Planned Zoning District is required.
The Service Trades District 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. The
applicant has applied for a rezoning from O-3 (General Office District) and PCD
(Planned Commercial District) to PCD (Planned Commercial Development) to
allow the use of the building for office, worship, youth activities and educational
seminars and to allow for a new parking lot construction on the west lot of the
property.
Master Street Plan: North side of the property is Kanis Road and it is shown as
Minor Arterial. West side of the property is Cherry Brook Drive and it is shown as
Local Street on the Master Street Plan. A Minor Arterial provides connections to
and through an urban area and their primary function is to provide short distance
travel within the urbanized area. Entrances and exits should be limited to
minimize negative effects of traffic and pedestrians on Kanis Road since it is a
Minor Arterial. The primary function of a Local Street is to provide access to
adjacent properties. Local Streets that are abutted by non-residential zoning/use
or more intensive zoning than duplexes are considered as “Commercial Streets”.
A Collector design standard is used for Commercial Streets. These streets may
require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: 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.
May 19, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4551-E
7
2. Street buffers will be required at six (6) percent of the average depth of the
lot. The minimum dimension shall be one-half (½) the full width requirement
but in no case less than nine (9) feet. The maximum dimension required
shall be fifty (50) feet.
3. A land use buffer six (6) percent of the average width/depth of the lot will be
required when an adjacent property has a dissimilar use of a more
restrictive nature. The property to the southwest is zoned R-2, Single-family.
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 15-102.
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. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property or the right-of-way of any street. This strip shall
be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines
shall be planted for every thirty (30) linear feet of perimeter planting strip.
6. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the
parking area(s). The minimum size of an interior landscape area shall be
one hundred fifty (150) square feet for developments with one hundred fifty
(150) or fewer parking spaces. Interior islands must be a minimum of seven
and one half (7 1/2) feet in width. Trees shall be included in the interior
landscape areas at the rate of one (1) tree for every twelve (12) parking
spaces.
7. Building landscape areas shall be provided between the vehicular use area
used for public parking and the general vicinity of the building. These shall
be provided at the rate equivalent to planter strip three (3) feet wide along
the vehicular use area. One (1) tree and four (4) shrubs shall be planted in
the building landscape areas for each forty (40) linear feet of vehicular use
area abutting the building.
8. An automatic irrigation system to water landscaped areas shall be required
for developments of one (1) acre or larger.
9. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
May 19, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4551-E
8
10. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (April 27, 2016)
Mr. Brian Dale of White-Daters and Associates was present representing the
request. Staff presented an overview of the item stating there were additional
items necessary to complete the review process. Staff questioned the parking
demand which would be generated by the site. Staff noted there were a number
of activities to take place on the site and questioned the days and hours of
operation of the facility. Staff questioned the maximum pole height of the parking
lot lighting. Staff also requested details of any proposed signage both ground
and building signage.
Public Works comments were addressed. Staff stated Kanis Road was classified
on the City’s Master Street Plan as a minor arterial street. Staff stated a
dedication of right of way to 45-feet from centerline was required. Staff stated if
the redevelopment of the site and construction of the proposed parking areas
began before the City of Little Rock street widening project for Kanis Road the
developer would be required to provide an in-lieu payment for the cost of street
construction for the improvements adjacent to the site.
Landscaping comments were addressed. Staff stated the new paved areas were
to fully comply with the City’s Landscape and Buffer Ordinances. Staff stated a
land use buffer was required along the southern perimeter of the site where
adjacent to the residentially zoned property. Staff stated screening was also
required in this area. Staff stated building landscaping would be required
between the building and the new parking area. Staff stated an automatic
irrigation system was required to water landscaped areas. Staff stated the site
would also require a landscape plan stamped with the seal of a registered
landscape architect.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant has submitted a revised site plan to staff addressing most of
the technical issues associated with the request. The applicant has provided the
proposed signage plan and included a note concerning the pole height of the
May 19, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4551-E
9
parking lot lighting. The applicant has also indicated the days and hours of
the worship activities to take place on the site.
The request is a revision to an existing PD-C zoning and a rezoning of an area
zoned O-3, General Office District to allow the use of the site with various
activities congregated around religious and educational activities. The applicant
is proposing to utilize the existing building on the eastern lot for office, worship,
youth activities and educational seminars. The west lot will be developed into a
parking lot.
The Madina Institute is working to build a place for social, cultural and spiritual
needs. The plan is to use the office space for adult and youth education, cooking
classes, meditation workshops, community service initiatives and interfaith
dialogue seminars. The large warehouse space will be a multipurpose room for
food and fellowship as well as for worship services.
The site plan indicates the placement of two (2) signs. One on Kanis Road and
the second on Cherry Brook Drive. The signs are proposed as monument style
signs with a maximum height of six (6) feet and a maximum sign area of
64 square feet.
The plan indicates the existing dumpster will remain. The dumpster will be
screened per typical ordinance standards with a six (6) foot enclosure and an
opaque gate along the Kanis Road frontage. The dumpster service hours will be
limited to daylight hours from 7 am to 6 pm Monday through Friday.
The applicant has indicated the congregation is expected to grow to between
400 and 500 people. The service will be held on Friday from 1:00 pm to 3:00 pm.
The service is held one time per week. All other activities on the site will be held
from 8 am to 7 pm potentially seven (7) days per week.
Parking for a church or religious institution is based on the seating within the
sanctuary. The parking is typically based on one (1) space per every
four (4) seats. Based on this calculation if the congregation grows to 500 then
125 parking spaces would typically be required for the site. The plan includes the
placement of 112 parking spaces.
The request includes a variance from Sections 30-43 and 31-210 to allow the
drive on Cherry Brook as proposed. Cherry Brook Drive adjacent to the site is
considered a commercial street. Drives on commercial streets are to be placed
125-feet from the property line. The drive is located approximately 16-feet from
the property line.
May 19, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4551-E
10
Staff is supportive of the applicant’s request. The proposal is to reuse this
existing building and construct a new parking area for a proposed worship center
along with associated activities all related to outreach for the worship center. To
staff’s knowledge there are no remaining outstanding technical issues associated
with the request. Staff feels the development as proposed is appropriate.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the variance request from Sections 30-43 and
31-210 to allow the drive on Cherry Brook as proposed.
PLANNING COMMISSION ACTION: (MAY 19, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff presented a recommendation of approval of the variance
request from Sections 30-43 and 31-210 to allow the drive on Cherry Brook as
proposed. There was no further discussion. The item was placed on the consent
agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes, 0 absent
and 1 recusal (Commissioner Dillion).
May 19, 2016
ITEM NO.: 6 FILE NO.: Z-5151-B
NAME: West Markham – North Monroe Street Short-form PCD
LOCATION: Located at 4908 West Markham Street
DEVELOPER:
Waldi Ismail
200 Vigne Lane
Little Rock, AR 72223
SURVEYOR:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.55 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 4 – Heights Hillcrest CENSUS TRACT: 15.01
CURRENT ZONING: C-3, General Commercial District and O-3, General Office
District
ALLOWED USES: Retail and Office
PROPOSED ZONING: PCD
PROPOSED USE: Restaurant
VARIANCE/WAIVERS: None requested.
The applicant submitted a request dated May 6, 2016, requesting deferral of this item to
the June 30, 2016, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (MAY 19, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated May 6, 2016,
requesting deferral of the item to the June 30, 2016, public hearing. Staff stated they
May 19, 2016
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5151-B
2
were supportive of the deferral request. There was no further discussion. The item was
placed on the consent agenda and approved as recommended by staff by a vote of
11 ayes, 0 noes and 0 absent.
May 19, 2016
ITEM NO.: 7 FILE NO.: Z-5276-A
NAME: Faithway Baptist Church Short-form PCD
LOCATION: Located at 7510 South University Avenue
DEVELOPER:
Faithway Baptist Church
7516 South University Avenue
Little Rock, AR 72209
SURVEYOR:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
ENGINEER:
Phillip Lewis Engineering, Inc.
2701 Kavanaugh Boulevard, Suite 200
Little Rock, AR 72205
AREA: 0.39 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 15 – Geyer Springs West CENSUS TRACT: 20.01
CURRENT ZONING: PCD - Expired
ALLOWED USES: C-3, General Commercial District uses
PROPOSED ZONING: PCD
PROPOSED USE: Church
VARIANCE/WAIVERS: A variance to allow the drive on Wanda Lane nearer the
property line and intersection than typically allowed per Sections 30-43 and 31-210.
BACKGROUND:
A request to rezone this property from R-2, Single-family to C-4, Open Display District
was reviewed by the Planning Commission in early 1990. During the Planning
May 19, 2016
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-5276-A
2
Commission discussions it was stated the site had a C-3, General Commercial District,
non-conforming status due to the history. Staff stated small C-3 uses had utilized the
property over the years. The staff analysis states several months prior to the
application request being filed for rezoning to C-4, Open Display District a use was
occupying the site with outdoor display for sale of boats and campers. An enforcement
action was filed for the site and a rezoning request to C-4, Open Display District was
filed. Staff and the Commission did not support the requested rezoning to C-4 and
during the public hearing on January 2, 1990, a motion was made to recommend
approval of an amended request from C-4 to PCD and to defer the item for
two (2) weeks to the January 16, 1990 hearing.
The staff update provided at the January 16, 1990, hearing included conditions placed
on the PCD zoning which included:
The PCD shall be for all C-3 uses;
Parking shall be provided in the front yard area and west of the building
(the existing parking areas);
An opaque screening fence shall be maintained along the north property line;
No outside storage or parking shall be permitted in the yard area to the north of
the building (Lot 18); and
The structural involvement shall be limited to one single story building. If the
existing structure is destroyed by fire or natural causes, a new building can be
constructed with the same footprint and square footage.
The Commission approved the PCD request and the item was forwarded to the Board
of Directors for final action. Ordinance No. 15,821 adopted by the Little Rock Board of
Directors on February 20, 1990, rezoned this property from R-2, Single-family to PCD,
Planned Commercial Development.
In September 2009, the current owners, Faithway Baptist Church, were issued a
demolition permit to remove the structure. The structure has been removed and the site
is currently a grass covered lot.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The Faithway Baptist Church is proposing to develop this site (0.39 acres) to
provide a new church and meeting space. The building is proposed containing
1,600 square feet. The building will be provided with 15 parking spaces including
two (2) handicap accessible spaces. The new building will be wood framed with
a slab-on-grade foundation system.
May 19, 2016
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-5276-A
3
B. EXISTING CONDITIONS:
The site is a vacant grass covered site. To the east of this site is Heritage
House. To the west of the site is a shopping center containing a number of office
uses. Faithway Baptist Church also occupies space within this center. North of
the site are single-family homes and south of the site is Interstate 30. Wanda
Lane is constructed with curb and gutter and sidewalk along the west side of the
street. Adjacent to this site there is not a sidewalk in place. There are no
sidewalks in place along South University Avenue adjacent to this site. The
street is constructed as a one-way street, the I-30 Frontage Road, and has open
ditches for drainage.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200 feet of the site along with the South
Brookwood Pondersosa Neighborhood Association and Southwest Little Rock
United for Progress were notified of the public hearing .
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Due to the proposed use of the property, the Master Street Plan specifies that
Wanda Lane for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
3. Sidewalks with appropriate handicap ramps are required in accordance with
Section 31-175 of the Little Rock Code and the Master Street Plan.
4. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
5. Remove the existing curb cut and install new curb and gutter on Wanda Lane
near the I-30 Frontage Road. Also remove the existing culverts and
driveways not proposed to be used on the I-30 Frontage Road.
6. All driveways shall be concrete aprons on City streets per City Ordinance.
7. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. Driveways must be located at
least 125 feet from side property lines and 250 feet from intersections and
other driveways. A variance is needed to be approved for the proposed
driveway location on Wanda Lane.
May 19, 2016
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-5276-A
4
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this site.
Entergy: Entergy does not object to this proposal. A three (3) phase power line
exists along the frontage road to the south of this property and on the east side of
the property. Extreme caution must be used in the construction activities in the
vicinity of the power lines so that proper clearances are maintained. Contact
Entergy in advance to discuss future service requirements, new facilities
locations and adjustments to existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
3. 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. Contact Central Arkansas Water regarding the size and location of water
meter.
5. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
6. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
May 19, 2016
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-5276-A
5
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
7. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are
used, a reduced pressure zone back flow preventer shall be required.
Fire Department:
1. Maintain access.
2. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet,
exclusive of shoulders.
3. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table
C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is currently served by METRO on route 17 at
Wanda Ln. and Forbing Rd. Some sidewalks are available to access transit in
this location. Pedestrian infrastructure must be included for transit rider and
disability community access, except where prohibited by highway regulation.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is subject to full commercial plan review and approval
prior to issuance of a building permit. For information on submittal requirements
and the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.org or
Mark Alderfer at 501.371.4875; malderfer@littlerock.org .
May 19, 2016
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-5276-A
6
Planning Division: This request is located in the Geyer Springs West Planning
District. The Land Use Plan shows Commercial (C) for this property. The
Commercial category includes a broad range of retail and wholesale sales of
products, personal and professional services and general business activities.
Commercial activities vary in type and scale, depending on the trade area that
they serve. The applicant has applied for revision of a PCD (Planned Commercial
District) to allow the construction of a new church on this vacant lot.
Master Street Plan: South side of the property is Interstate 30 and it is a
Freeway on the Master Street Plan. West part of the property is Wanda Lane and
it 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 six (6) percent of the average width/depth of the lot will be
required when an adjacent property has a dissimilar use of a more
restrictive nature. The property to the north is zoned R-2, Single-family. 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 15-102. The buffer adjacent to the northern residential property is
deficient. A minimum nine (9) foot perimeter planting strip will be required in
this area.
3. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property or the right-of-way of any street. This strip shall
be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines
shall be planted for every thirty (30) linear feet of perimeter planting strip.
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. Trees and shrubs are required planted
adjacent to street right-of-way. Plant material is to be provided at one (1)
May 19, 2016
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-5276-A
7
tree and three (3) shrubs for every 30 linear feet. A nine (9) foot street buffer
will be required along the I-30 Frontage Road.
5. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-ways. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape
area. Provide trees with an average linear spacing of not less than thirty
(30) feet.
6. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the
parking area(s). The minimum size of an interior landscape area shall be
one hundred fifty (150) square feet for developments with one hundred fifty
(150) or fewer parking spaces. Interior islands must be a minimum of seven
and one half (7 1/2) feet in width. Trees shall be included in the interior
landscape areas at the rate of one (1) tree for every twelve (12) parking
spaces.
7. Building landscape areas shall be provided between the vehicular use area
used for public parking and the general vicinity of the building. These shall
be provided at the rate equivalent to planter strip three (3) feet wide along
the vehicular use area. One (1) tree and four (4) shrubs shall be planted in
the building landscape areas for each forty (40) linear feet of vehicular use
area abutting the building.
8. An irrigation system shall be required for developments of one (1) acre or
larger.
9. For developments of less than one (1) acre a there shall be a water source
within seventy-five (75) feet of the plants to be irrigated.
10. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. SUBDIVISION COMMITTEE COMMENT: (April 27, 2016)
The applicant was present representing the request. Staff presented an
overview of the item stating there were few outstanding technical issues
associated with the request. Staff stated parking for a church was based on the
number of seats. Staff questioned the seating capacity of the proposed church.
Staff requested information concerning the proposed signage plan, the activities
proposed for the site and the proposed lighting plan. Staff questioned the days
and hours of activities on the site and the days and hours of dumpster service.
May 19, 2016
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-5276-A
8
Public Works comments were addressed. Staff stated dedication of right of way
on Wanda Lane was required with the development of the site. Staff also stated a
radial dedication of right of way was required to the intersection of Wanda Lane
and South University Avenue. Staff stated driveway permits from AHTD were
required for the proposed development. Staff requested the existing curb cut on
South University be removed.
Landscaping comments were addressed. Staff stated the site was to come into
full compliance with the City’s Landscape and Buffer ordinances. Staff stated a
perimeter planting strip was required along any side of a vehicular use area.
Staff stated street buffers were required along South University Avenue and
Wanda Lane. Staff stated the parking lot was to be landscaped with a minimum
of eight (8) percent interior landscaping including the placement of islands.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion.
The Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the
technical issues associated with the request. The plan includes the seating
capacity of the church, the proposed signage plan and the days and hours of
activities to take place on the site. The applicant has indicated there will not be a
dumpster located on the site.
The request is to revise a previously approved PCD for the property currently
owned by Faithway Baptist Church. The church is proposing to develop this site
(0.39 acres) to provide a new church and meeting space. The building is
proposed containing 1,600 square feet. The site plan indicates the placement of
15 parking spaces including two (2) handicap accessible spaces. The new
building will be wood framed with a slab-on-grade foundation system. There is
no parking lot lighting proposed with the new construction. All accent lighting will
be low level, directional, directed downward and into the site.
The applicant has indicated there will be a single ground sign located on the site
not to exceed six (6) feet in height and sixty-four (64) square feet in area.
Building signage will be limited to the facades with public street frontage.
The signage will be limited to thirty-two (32) square feet in sign area.
The seating capacity for the church is indicated at 44 persons. Parking for a
church is typically based on one (1) space per every four (4) seats. The parking
typically required for the church would be eleven (11) spaces.
May 19, 2016
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-5276-A
9
The site plan currently does not comply with the minimum landscape
requirements per the zoning or landscape ordinances along South University
Avenue. Staff recommends the two (2) spaces on either side of the driveway
located along South University Avenue be removed to provide the proper
landscape strip. With the removal of the two (2) spaces the typical parking for
the use can still be met. All other perimeter landscaping appears to comply with
the typical minimum requirements of the landscape and buffer ordinances. The
site plan includes the placement of a six (6) foot fence along the northern
perimeter of the site, adjacent to the residentially zoned and used property.
The applicant has indicated the services are currently scheduled for Sunday,
8 a.m. to 10 p.m. and Wednesday from 5 p.m. to 10 p.m. The church does not
offer a mother’s day out program or daycare service.
The request includes a variance to allow the drive on Wanda Lane nearer the
property line and intersection than typically allowed per Sections 30-43 and
31-210. The drive is located approximately 9-feet from the northern property line.
Staff is supportive of the driveway placement.
Staff is supportive of the applicant’s request subject to the two (2) southern-most
parking spaces, adjacent to South University Avenue, being removed to provide
the required landscape strip and street buffer. To staff’s knowledge there are no
remaining outstanding technical issues associated with the request. Staff feels
the revision to the previously approved PCD zoning to establish a site plan for
the church is appropriate.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the variance request from Sections 30-43 and
31-210 to allow the drives as indicated on the site plan.
Staff recommends the two (2) southern-most parking spaces be removed to
provide the proper landscape and street buffering.
May 19, 2016
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-5276-A
10
PLANNING COMMISSION ACTION: (MAY 19, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff presented a recommendation of approval of the variance
request from Sections 30-43 and 31-210 to allow the drives as indicated on the site
plan. Staff presented a recommendation the two (2) southern-most parking spaces be
removed to provide the proper landscape and street buffering. There was no further
discussion. The item was placed on the consent agenda and approved as
recommended by staff by a vote of 11 ayes, 0 noes and 0 absent.
May 19, 2016
ITEM NO.: 8 FILE NO.: Z-5801-A
NAME: Hall Revised Short-form PCD
LOCATION: Located at 13311 Lawson Road
DEVELOPER:
Russell Hall
74 Golden Eagle Drive
Paron, AR 72122
SURVEYOR:
Rasburry Surveying
308 West South Street
Benton, AR 72015
AREA: 1.80 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 17 – Crystal Valley CENSUS TRACT: 42.21
CURRENT ZONING: PCD
ALLOWED USES: Medical Electronics Inc. and Champion Builders
PROPOSED ZONING: Revised PCD
PROPOSED USE: Contractors storage
VARIANCE/WAIVERS: None requested.
BACKGROUND:
Ordinance No. 16,640 adopted by the Little Rock Board of Directors on April 19, 1994,
rezoned the site from R-2, Single-family to PCD for Medical Electronics, Inc. The
approval allowed the use of the site by Medical Electronics, Inc. and Champion
Builders. The approval allowed the expansion of an existing non-conforming use.
Medical Electronics, Inc. leased space to Hospital Equipment Engineering Services and
to Champion Builders, Inc. The approval allowed each to continue to occupy the site
and allow the construction of a second building on the site. According to the approval
Champion Builders did not maintain a material yard on the site. It was also noted only
May 19, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-5801-A
2
on occasion was a construction trailer parked on the site pending relocation to a
construction site.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a revision to the previously approved PCD, Planned
Commercial Development, to allow the use of the site as has existed for
20+ years, a construction company. The applicant purchased the property
three (3) years ago with a tenant in place that had operated from this site for
20+ years. The applicant recently leased the property to a different tenant and
was told the property was zoned for office use only.
The construction company vacated the property last month and the owner leased
the property to a lawn care company. The lawn care company is using a portion
of the site for storage of lawn mowers, trucks and trailers within a large graveled
lot on the rear portion of the site. The owner states the buildings are situated in a
manner that allows the trucks to park next to the building which allows little
visibility from Lawson Road.
B. EXISTING CONDITIONS:
Located on the site are a number of buildings, graveled and paved parking areas.
The site was previously approved for office uses with little outdoor activities. The
site is currently leased to a landscape business for overnight parking of vehicles
and trailers. The business also uses the buildings for storage of mowers and
other equipment used by the lawn care service. Lawson Road is a two (2) lane
County road with open ditches for drainage. There are no sidewalks in place
within this area of Lawson Road.
Although there are a number of non-conforming non-residential businesses
located along Lawson Road in the general area of this site. For the most part the
area is primarily residential with homes located on acreage. There is however a
smaller lot subdivision located to the east of this site also on the south side of
Lawson Road.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200 feet of the site were notified of the public
hearing . There is not an active City of Little Rock neighborhood association
located in this area.
May 19, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-5801-A
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Lawson Road is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45 feet from centerline will be required.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Outside the service boundary. No comment.
Entergy: Entergy does not object to this proposal. A three phase power line
exists along the north side of Lawson Road and on the west side of the property.
There do not appear to be any conflicts with existing Entergy facilities. Contact
Entergy in advance regarding future service requirements to the development
and future facilities locations as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required.
If additional fire hydrant(s) are required, they will be installed at the
Developer’s expense.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
4. Contact Central Arkansas Water regarding the size and location of water
meter.
5. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
May 19, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-5801-A
4
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
6. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
7. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are
used, a reduced pressure zone back flow preventer shall be required.
Fire Department:
1. Need to maintain access.
2. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet,
exclusive of shoulders.
3. Gates. Maintain fire apparatus access road gates as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus
access road gates. Gates securing the fire apparatus access roads shall
comply with all of the following criteria:
a. Minimum gate width shall be 20 feet.
b. Gates shall be of swinging or sliding type.
c. Construction of gates shall be of material that allow manual
operation by one person.
d. Gate components shall be maintained in an operable condition at
all times and replaces or repaired when defective.
e. Electric gates shall be equipped with a means of opening the gate
by fire department personnel for emergency access. Emergency
opening devices shall be approved by the fire code official.
f. Manual opening gates shall not be locked with a padlock or chain
and padlock unless they are capable of being opened by means of
forcible entry tools or when a key box containing the keys to the
lock is installed at the gate location.
May 19, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-5801-A
5
g. Locking device specifications shall be submitted for approval by the
fire code official.
h. Electric gate operators, where provided, shall be listed in
accordance with UL 325.
i. Gates, intended for automatic operation shall be designed,
constructed and installed to comply with requirements of ASTM F
2200.
4. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table
C105.1.
Parks and Recreation: No comment received.
County Planning:
1. Show source of title.
2. Provide state plane coordinates for two points. Show distance to second
section or quarter section corner. Show graphic scale on site plan.
3. Provide approval letter from Arkansas Department of Health if expansion
contains restrooms.
4. Provide approval letter from local volunteer fire department.
5. Pay $33.00 review fee.
6. Show FEMA Flood panel number on site plan. Contact Pulaski County Public
Works (501.340.6800) to determine if any flood development is required.
7. Dedicate additional right of way by quit claim deed to Pulaski County for
Lawson Road. Label and dimension existing and proposed right of way for
Lawson Road.
8. Remove preliminary plat certificates and certificate of recording.
9. Submit any half street improvements required by the City of Little Rock to
Pulaski County Public Works for review and approval prior to construction.
Include all necessary plans and specifications.
Rock Region Metro: Location is not currently served by METRO. No comments.
May 19, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-5801-A
6
F. ISSUES/TECHNICAL/DESIGN:
Building Code: No comment.
Planning Division: This request is located in the Crystal Valley Planning District.
The Land Use Plan shows Residential Low Density (RL). The Residential Low
Density category provides for single family homes at densities not to exceed
six (6) units per acre. Such residential development is typically characterized by
conventional single family homes, but may include patio or garden homes and
cluster homes, provided that the density remain less than six (6) units per acre.
The applicant has applied for a revision of a PCD (Planned Commercial District)
to allow the new owner to use the site as a contractor’s storage yard as
previously approved.
Master Street Plan: The north side of the property is Lawson Road and it is
shown as Minor Arterial on the Master Street Plan. A Minor Arterial provides
connections to and through an urban area and their primary function is to provide
short distance travel within the urbanized area. Entrances and exits should be
limited to minimize negative effects of traffic and pedestrians on Lawson Road.
This street may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: A Class II Bike Lane is shown along Lawson Road. Bike Lanes
provide a portion of the pavement for the sole use of bicycles.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. Maintain existing landscape and buffer areas adjacent to surrounding R-2,
Single-family zoned properties.
3. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. SUBDIVISION COMMITTEE COMMENT: (April 27, 2016)
The applicant was present. Staff presented an overview of the item stating there
were few outstanding technical issues associated with the request. Staff stated
the applicant was proposing to reuse the site as had historically been occupied.
Staff stated the applicant had indicated there would be no outdoor storage of
May 19, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-5801-A
7
excess material. Staff stated the outdoor activities would include the placement
of trucks and trailers used by the landscape business.
Public Works comments were addressed. Staff stated right of way dedication to
45-feet from centerline was required with the approval of the rezoning request.
Landscaping comments were noted. Staff stated the applicant was to maintain
existing landscape and buffer areas adjacent to the surrounding residential
property. Staff stated the City Beautiful Commission recommended preserving
as many existing trees as feasible on the site.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion.
The Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised cover letter addressing most of the issues
raised at the April 27, 2016, Subdivision Committee meeting. The applicant has
stated the desire is to be allowed the use of the property for rental to potential
office users, a landscaping company with limited use of outdoor storage for
trucks and trailers but no materials and/or as a contractor’s yard with limited
storage of outdoor equipment but no materials. Any outdoor activity will occur on
the rear portion of the lot which is currently fenced. The applicant states there
may be multiple tenants of the site within the existing buildings.
The applicant is requesting to be allowed the use of the rear portion of the lot for
vehicle storage to any future tenant that would have the need to store company
vehicles and lease office space. The applicant states the area would not be used
to store junk or non-running vehicles and he would require the lot to be kept
clean and maintained as well as the vehicles to be parked neatly at all times.
The applicant states the typical hours of operation are Monday through Friday
from 8 am to 6 pm. There is no new construction proposed with the current
request.
The applicant states there has been a six (6) yard dumpster located on the site
for over ten (10) years. The applicant is requesting the dumpster remain in the
current location. The dumpster is placed beyond the office buildings and next to
the storage yard gate. Staff recommends the dumpster service hours be limited
to daylight hours or from 7 am to 6 pm Monday through Friday.
May 19, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-5801-A
8
The applicant states the previous tenant stored unused building materials and
large equipment outside of the buildings. The applicant states the new users will
not store any unused materials, building materials or landscaping materials,
outside the building. According to the applicant Champion Builders removed all
the outdoor materials as they vacated the site.
The request does not include the placement of a sign along Lawson Road.
According to the applicant the former tenant removed a 4’ x 8’ sign but the poles
and supports for the sign are still in place. The request includes the allowance of
a sign with a similar size in the future should a future tenant desire signage. The
sign would be placed about 20 feet from the pavement edge.
This site has historically be used as a nonresidential use. It appears the site was
developed in 1978 as an office and contractors storage yard. The previous
approval allowed limited outdoor storage of equipment and job site trailers. The
current request is to allow the outdoor placement of trailers associated with the
lawn care business and the potential future use of the site with storage of
vehicles associated with an office user. The applicant is not proposing to expand
the site area nor allow the construction of any additional buildings on the site.
The applicant is seeking approval to continue to use the site as was previously
approved and currently exist.
There have been concerns raised by the residents in the area concerning
burning of trash and debris by the landscape business and starting of equipment
in the early am hours. Staff does not feel the burning is appropriate and
recommends there be no burning of waste and debris from the landscape
business at this site. The landscape company shall not be allowed to bring
refuse from job sites to this site for storage or disposal. The applicant has stated
the hours of operation are from 8 am to 6 pm daily. Staff recommends there be
no outdoor activity at the site such as starting of mowers and lawn equipment
before 8 am. Staff feels with the imposed conditions the business can continue to
operate and not cause vast intrusion into the area neighborhoods.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report and the following additional conditions:
1. There shall be no burning of waste and debris from the landscape business
and/or any future user of this site.
2. There shall be no refuse from job sites brought to this site for storage or
disposal.
May 19, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-5801-A
9
3. There shall be no outdoor activity at the site such as starting of mowers and
lawn equipment and any other equipment in the future which may need
testing before 8 am.
4. If the site is used by a construction company there is to be no outdoor storage
of materials at this site.
5. All parking of vehicles, trailers and/or equipment is to be located behind the
existing chain link fence and parked in areas which limits visibility from
Lawson Road.
PLANNING COMMISSION ACTION: (MAY 19, 2016)
The applicant was present. There were two (2) registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report and the following additional conditions:
1. There shall be no burning of waste and debris from the landscape business and/or
any future user of this site.
2. There shall be no refuse from job sites brought to this site for storage or disposal.
3. There shall be no outdoor activity at the site such as starting of mowers and lawn
equipment and any other equipment in the future which may need testing
before 8 am.
4. If the site is used by a construction company there is to be no outdoor storage of
materials at this site.
5. All parking of vehicles, trailers and/or equipment is to be located behind the existing
chain link fence and parked in areas which limits visibility from Lawson Road.
Mr. Russell Hall addressed the Commission on the merits of the request. He stated he
was unaware of the opposition to his request. He stated he purchased the property
three (3) years ago as an investment. He stated he moved his landscape business to
the site at the time he purchased the property. He stated at the time he purchased the
property there was a tenant, Champion Builders, located on the site. He stated they
had vacated the site in January. He stated upon them vacating the site they removed
all the trucks, trailers and excess building materials which had been stored on the site.
He stated once they vacated the building he put up a sign indicating the property for
lease and a tenant, a roofing company, moved in a few months later. He stated recently
his company had applied to the City for a business license and was told the property
was not properly zoned for his use. He stated he immediately requested the rezoning to
allow his company to operate from this location.
May 19, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-5801-A
10
Mr. Mickey McGill addressed the Commission in opposition. He stated the applicant
was in violation of his zoning and continued to operate from the site. He stated the
previous property owner was in violation and this owner was continuing the violation.
He stated the owner should have verified the zoning before buying the property. He
stated the applicant was requesting to lease space to multiple tenants which would
generate traffic into the neighborhood. He stated businesses at this location would
reduce the quality of life for the area residents. He stated the landscape company had
a number of trucks and trailers. He stated the owner had leased space to a roofing
company which would also have a number of trucks and trailers. He stated the
neighborhood was concerned with the amount of traffic that would be generated from
multiple businesses located at this site. Mr. McGill stated the Commission had received
a number of petitions and e-mails opposed to the request. He stated the neighborhood
was in support of quiet office uses for the site but not a commercial business or multiple
commercial businesses. He stated just because the owner bought the property and did
not know it was not properly zoned was not justification for approving the rezoning
request.
Mr. Barry Beck addressed the Commission in opposition of the request. He stated his
home was located near the site. He stated the property was zoned for quiet business
not a commercial lawn care business. He stated he was representing the 200 homes
located in the area who did not want a commercial business located in their
neighborhood. He stated trucks and trailers did not blend well with the neighborhood.
He provided the Commission with photos which indicated debris on the site and piles of
rock. He stated the lawn care business could not abide by the City’s rules for no
operating or testing of equipment before 8:00 am. He stated the applicant had been
burning debris on the site. He stated many of the neighbors were unhappy with the
smell of the burning debris. He stated the site should be maintained as a quiet office
and not be allowed to operate a noisy business from this site.
Mr. Hall stated he bought the property and admitted he did not do his due diligence
when purchasing the property. He stated he felt the property was a good investment
and was a place he could operate his landscape company. He stated he had been at
this location for over two (2) years when he decided to move his business license from
Paron, Arkansas to this location. He stated it was then he was told he could not operate
his lawn care business from this location. He stated he had three (3) vehicles and three
(3) trailers. He stated his equipment was left on the trailers overnight with the exception
of when it was expected to rain and the mowers on the open trailer were put inside. He
stated his company had five (5) employees. He stated the employees drove their
personal vehicles to the site in the morning, transferred into a company vehicle and the
left the site for work. He stated in the afternoon the employees would bring back the
company truck and get their personal vehicles and leave the site. He stated the burning
that had taken place was clearing of overgrowth on the site. He stated his company did
not bring back to the site any material for the lawn care service activities. He stated the
roofing company did not have any business equipment, trucks or trailers. He stated the
May 19, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-5801-A
11
company worked as the primary contractor and subcontracted all roofing jobs to other
companies. He stated the previous owner was allowed outdoor storage of trucks and
trailers. He stated he was agreeable with staff to placing all the activities behind the
fence and in an area which had limited visibility from the street. He stated once again
he was not aware the zoning was not appropriate for his use. He stated he was
informed his use was not allowed when he applied to the City for a business license.
The Chair informed the applicant there were eight (8) Commissioner’s present. The
Chair stated it was the Commission’s practice that when there were eight (8) or few
members present the Commission offered to the applicant the ability to defer their item
to a later hearing date to allow for more Commissioners to be present to hear the
request. The Chair stated it took six (6) positive votes to move an item forward to the
Board of Directors with a recommendation of approval.
Mr. Hall stated he would like to defer the item to the June 30, 2016, public hearing.
There was no further discussion. The Chair entertained a motion for approval of the
deferral request. The motion carried by a vote of 8 ayes, 0 noes and 3 absent.
May 19, 2016
ITEM NO.: 9 FILE NO.: Z-7517-A
NAME: Highway 10 Storage Center Long-form PCD
LOCATION: Located at 9300 Ferndale Cutoff
DEVELOPER:
Highway 10 Storage, LLC
15100 Pride Valley Road
Little Rock, AR 72223
SURVEYOR:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 7.25 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 30 – Buzzard Mountain CENSUS TRACT: 42.02
CURRENT ZONING: C-3, General Commercial District
ALLOWED USES: General retail
PROPOSED ZONING: PCD
PROPOSED USE: C-3, General Commercial District uses and Mini-warehouse
VARIANCE/WAIVERS:
1. A variance from the City’s Land Alteration Ordinance to allow grading of future
phases with the construction of the first phase of the development.
2. A deferral the Boundary Street Ordinance requirements for the construction of
Ferndale Cutoff until the final phase.
3. A variance from Sections 30-43 and 31-210 to allow the placement of the drive on
Ferndale Cutoff as proposed.
May 19, 2016
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-7517-A
2
BACKGROUND:
Ordinance No. 18,995 adopted by the Little Rock Board of Directors on December 2,
2003, rezoned this 7.25-acre tract from R-2, Single-family to C-3, General Commercial
District. The rezoning was in conjunction with the City of Little Rock initiated
Extraterritorial Planning Jurisdiction expansion. The zoning ordinance stated the
property was to develop in compliance with the Highway 10 Design Overlay District or
be developed through the Planned Zoning Development, PZD, process. The Overlay
states the maximum number of buildings per commercial development shall
be measured both by minimum tract size and minimum frontage as follows:
One (1) building every two (2) acres . The applicant is proposing the number of
buildings in excess of the typical development standard of the Overlay.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing the rezoning of this site from C-3, General
Commercial District, to PCD, Planned Commercial Development, to allow the
development of this site with mini-warehouse. The property contains 7.25-acres
and is currently undeveloped. The storage center is proposed containing
13 buildings constructed in five (5) phases. The buildings are proposed both
climate and non-climate controlled. The buildings range in size from
2,325 square feet to 13,200 square feet.
The request includes advanced grading of the site. The applicant has indicated
the entire site will be graded with the construction of the first phase. The
developer is also requesting a deferral of the boundary street improvements to
Ferndale Cutoff until the last phase of construction.
B. EXISTING CONDITIONS:
The site has a scattering of trees and is located at the southwest corner of
Highway 10 and Ferndale Cutoff Road. The property to the east is being used
for outdoor playground equipment sales. North of the site is the West Pulaski
County Volunteer Fire Department. To the south of the site are single-family
homes. Further to the west along Cantrell Road at the Barrett Road intersection
is a commercial node containing a small grocery, a church, a contractor’s office
and small portable building sales.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200 feet of the site were notified of the public
hearing . There is not an active City of Little Rock neighborhood association
located in this area.
May 19, 2016
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-7517-A
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Highway 10 is classified on the Master Street Plan as a principal arterial.
Dedication of right-of-way to 55 feet from centerline will be required. The
existing right-of-way maybe sufficient.
2. Ferndale Cutoff 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.
3. Due to the property located at an arterial/arterial intersection, a 75 foot
radial dedication of right-of-way is required at the intersection of Highway 10
and Ferndale Cutoff Road.
4. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Highway 10
including 5-foot sidewalk with the planned development. Highway 10
improvements are under the jurisdiction of AHTD. A request has been
made by staff to AHTD concerning the required improvements.
5. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Ferndale
Cutoff Road including 5-foot sidewalk with the planned development. The
new back of curb should be located 35 feet from the street centerline for a
distance of 250 feet from the Highway 10 intersection and then taper down
to 29.5 feet. Street improvements should extend to the edge of pavement of
Highway 10. Staff can recommend approval of a deferral of the street
improvements to the next to last phase or Phase 3 of the mini-warehouse
development.
6. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
Maintenance of the detention pond and all private drainage improvements is
the responsibility of the developer and/or local property owner's association.
7. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
8. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
9. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. Driveways on arterial streets
are required to be located at least 300 feet from intersecting right-of-ways
and other driveways. A variance must be requested for the proposed
driveway locations.
May 19, 2016
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-7517-A
4
10. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the intersection(s) comply with 2004 AASHTO Green Book
standards.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Outside the service boundary. No comment.
Entergy: Entergy does not object to this proposal. A three (3) phase power line
exists along the east side of Ferndale Cutoff Road and on the north side of
Highway 10. There do not appear to be any existing conflicts with Entergy
facilities on this property. Contact Entergy in advance to discuss future service
requirements, new facilities locations and adjustments to existing facilities (if any)
as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the Developer’s
expense.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
4. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
5. Contact Central Arkansas Water regarding the size and location of the water
meter.
6. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
May 19, 2016
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-7517-A
5
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
7. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
8. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are
used, a reduced pressure zone back flow preventer shall be required.
Fire Department:
1. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet,
exclusive of shoulders.
2. Gates. Maintain fire apparatus access road gates as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus
access road gates. Gates securing the fire apparatus access roads shall
comply with all of the following criteria:
a. Minimum gate width shall be 20 feet.
b. Gates shall be of swinging or sliding type.
c. Construction of gates shall be of material that allow manual
operation by one person.
d. Gate components shall be maintained in an operable condition
at all times and replaces or repaired when defective.
e. Electric gates shall be equipped with a means of opening the
gate by fire department personnel for emergency access.
Emergency opening devices shall be approved by the fire code
official.
f. Manual opening gates shall not be locked with a padlock or
chain and padlock unless they are capable of being opened by
means of forcible entry tools or when a key box containing the
keys to the lock is installed at the gate location.
May 19, 2016
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ITEM NO.: 9 (Cont.) FILE NO.: Z-7517-A
6
g. Locking device specifications shall be submitted for approval by
the fire code official
h. Electric gate operators, where provided, shall be listed in
accordance with UL 325.
i. Gates, intended for automatic operation shall be designed,
constructed and installed to comply with requirements of ASTM
F 2200.
3. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the
2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction
with Central Arkansas Water (Jason Lower 501.377.1245) and the Little Rock
Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table
C105.1.
Parks and Recreation: No comment received.
County Planning:
1. Provide state plane coordinates for two points.
2. Provide approval letter from Arkansas Health Department for wastewater
system and Central Arkansas Waster for water system.
3. Provide approval letter from local volunteer fire department.
4. Provide Pulaski County with stormwater calculations.
5. Pay $33.33 review fee.
6. Label all road centerlines.
7. Show FEMA flood panel on site plan. Contact Pulaski County Public Works
(501.340.6800) to determine if any flood development permit is required.
8. Dedicate additional right of way by quit claim deed to Pulaski County for
Ferndale Cutoff Road. Label and dimension existing and proposed right of
way for Ferndale Cutoff Road and Arkansas Highway 10.
9. Obtain driveway permit from Pulaski County Public Works for any new
driveways off Ferndale Cutoff Road.
10. Submit all plans and specifications to Pulaski County Public Works for half
street improvements to Ferndale Cutoff Road.
Rock Region Metro: Location is not currently served by METRO. No comments.
May 19, 2016
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-7517-A
7
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is subject to full commercial plan review and approval
prior to issuance of a building permit. For information on submittal requirements
and the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.org or
Mark Alderfer at 501.371.4875; malderfer@littlerock.org .
Planning Division: This request is located in the Buzzard Mountain Planning
District. The Land Use Plan shows Residential Medium (RM) and Commercial
(C) for this property. The Residential Medium Density (RM) category
accommodates a broad range of housing types including single family attached,
single family detached, duplex, town homes, multi-family and patio or garden
homes. Any combination of these and possibly other housing types may fall in
this category provided that the density is between (six) 6 and twelve (12) dwelling
units per acre. The Commercial category includes a broad range of retail and
wholesale sales of products, personal and professional services and general
business activities. Commercial activities vary in type and scale, depending on
the trade area that they serve. The applicant has applied for a rezoning from C-3
(General Commercial District) to PCD (Planned Commercial Development) to
allow the development of 7+ acres with mini-warehouse. The application is
located within the Highway 10 Design Overlay District.
Master Street Plan: East side of the property is Ferndale Cutoff Road; the
north-east side of the property is Highway 10 and they are both Principal Arterials
on the Master Street Plan. The primary function of a Principal Arterial Street is to
serve through traffic and to connect major traffic generator or activity centers
within an urbanized area. Entrances and exits should be limited to minimize
negative effects of traffic and pedestrians on Ferndale Cutoff and Highway 10
since they are Principal Arterial. These streets may require dedication of right-of-
way and may require street improvements for entrances and exits to the site.
Bicycle Plan: A Class I Bike Path is shown along Highway 10. A Bike Path is to
be a paved path physically separate for the use of bicycles. Additional right-of-
way or an easement is recommended. Nine-foot (9’) paths are recommended to
allow for pedestrian use as well (replacing the sidewalk). A Class II Bike Lane is
shown along Ferndale Cutoff Road. Bike Lanes provide a portion of the
pavement for the sole use of bicycles.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements and the Highway 10 Design Overlay District.
May 19, 2016
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-7517-A
8
2. The Highway 10 frontage (front yard) shall consist of a minimum of forty
(40) feet of landscaped area exclusive of right-of-way. The landscaped area
shall contain organic and/or combined man-made/organic features such as
berms, brick walls and dense plantings such that vehicular use areas are
screened when viewed from an elevation of forty-two (42) inches above the
elevation of the adjacent street. Trees shall be planted or be existing at least
every twenty (20) feet and have a minimum of two (2) inches in diameter
when measured twelve (12) inches from the ground at time of planting.
Provide screening shrubs no less than thirty (30) inches in height at
installation with an average linear spacing of not less at three (3) feet within
the required landscape area
3. A land use buffer six (6) percent of the average width/depth of the lot will be
required when an adjacent property has a dissimilar use of a more
restrictive nature. The properties south and west are zoned R-2,
Single-family. 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.
4. Requirements for landscaping in land use buffers shall be the same as
perimeter landscaping. One (1) tree and three (3) shrubs or vines shall be
planted for every thirty (30) linear feet of land use buffer.
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. The maximum dimension required
shall be fifty (50) feet. The average east/west depth of the lot is
approximately five hundred (500) feet. The average street buffer adjacent to
the Ferndale Cutoff right-of-way shall be thirty (30) feet.
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 and not less than twenty (20) feet in areas within the Highway 10
Design Overlay District.
7. Building landscape areas shall be provided at the rate equivalent to planter
strip three (3) feet wide along the vehicular use area. One (1) tree and four
(4) shrubs shall be planted in the building landscape areas for each forty
(40) linear feet of vehicular use area abutting the building.
May 19, 2016
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ITEM NO.: 9 (Cont.) FILE NO.: Z-7517-A
9
8. A landscape irrigation system shall be required as per the Highway 10
Design Overlay District development standards.
9. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
10. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (April 27, 2016)
Mr. Brian Dale of White-Daters and Associates was present representing the
request. Staff presented an overview of the item stating there were few
outstanding technical issues in need of addressing related to the proposed
development. Staff stated the development was located within the Highway 10
Design Overlay District. Staff stated the Overlay had specific development
criteria related to building setbacks and landscaping. Staff requested information
concerning the days and hours of operation, if there would be on on-site
manager and the location of any proposed dumpster and the hours of dumpster
service.
Public Works comments were addressed. Staff stated a dedication of right of
way to 55-feet was required along Highway 10 and Ferndale Cutoff. Staff stated
a radial dedication was required at the intersection of the two (2) streets. Staff
stated street improvements to Ferndale Cutoff were required. Staff stated the
City’s stormwater detention ordinance would apply to the development of the site.
Staff stated permits for improvements within the Highway right of way were
required from AHTD. Staff stated the driveway locations and widths did not
comply with the typical development standards of the Master Street Plan or the
Subdivision ordinance.
Landscaping comments were addressed. Staff stated the street buffer along
Ferndale Cutoff was required to average 30-feet and in no case less than 15-feet
or one-half per the zoning ordinance. Staff stated screening was required
between the vehicular use areas and street rights of way. Staff stated screening
was also required between the proposed commercial development and the
adjacent residential uses. Staff stated building landscaping would be required
between the paved areas and the building face. Staff stated the final plan was to
be stamped with the seal of a registered landscape architect.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion.
The Committee then forwarded the item to the full Commission for final action.
May 19, 2016
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-7517-A
10
H. ANALYSIS:
The applicant submitted a revised site plan and cover letter to staff addressing
the technical issues associated with the request. The hours of operation have
been addressed. The applicant has stated there will be an on-site manager’s
residence constructed with the development. A note on the site plan states there
will not be a dumpster located on the site. The typical hours of the site are from
7 am to 7 pm seven (7) days per week. The applicant has indicated a key pad
will be provided to allow tenants to access their unit during non-business hours.
The request is to rezone the site from C-3, General Commercial District, to PCD,
Planned Commercial Development, to allow the development of this site with
mini-warehouse. The property contains 7.25-acres and is currently undeveloped.
The storage center is proposed containing 13 buildings constructed in five (5)
phases. The buildings are proposed both climate and non-climate controlled.
The buildings range in size from 2,325 square feet to 13,200 square feet.
Building A is proposed containing 12,400 square feet and is proposed as climate
controlled. The manager’s residence and office are located within Building A.
Building B is climate controlled containing 10,000 square feet. The remaining
buildings are not indicated as climate controlled buildings. Building C is indicated
with 8,750 square feet, Building D with 3,100 square feet, Building E is indicated
as RV Storage with 23,250 square feet and Building F is indicated with
7,575 square feet. Building G is indicated with 2,250 square feet, Building H with
4,080 square feet, Building I with 5,850 square feet Building J with 6,750 square
feet Building K with 9,100 square feet and Building L with 6,000 square feet.
Building M is located along Highway 10 and includes 13,200 square feet of
climate controlled storage space.
The site plan indicates the placement of a ground sign along Highway 10 and a
second sign location on Ferndale Cutoff. The signs are proposed as monument
style signs with a maximum height of six (6) feet and a maximum sign area of
72 square feet. Building signage will be limited to the front façade, facing
Cantrell Road and along Ferndale Cutoff Road. The sign area will not exceed
ten (10) percent of the façade area on the abutting streets.
The maximum building height proposed is 25-feet. All lighting on the site will be
low level and directional, directed downward and into the site. Screening will be
provided on the perimeters where abutting the residentially zoned and/or used
property. The applicant has indicated the screening material will be a six (6) foot
opaque fence, evergreen plantings or a combination of each. In several
locations the applicant is using the rear of the building to serve as the screening.
Opaque fencing is proposed in the breaks and between buildings. Along the
May 19, 2016
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-7517-A
11
street side the applicant has indicated a decorative fence will be installed with a
maximum height of six (6) feet and columns not to exceed eight (8) feet.
The site plan has indicated landscape strips and building setbacks as per the
Highway 10 Design Overlay District. The plan includes a minimum building
setback of 40-feet along the rear yard and 30-feet on the side yards. The front
building setback is 100-feet. The landscape strips are indicated with a 40-foot
landscape strip along Highway 10. The sides and rear yard landscape strips are
indicated at 25-feet. The applicant has indicated within the front yard area a
combination of materials, potentially berming, will be used to provide screening of
the vehicular use area from view of Highway 10.
The request includes advanced grading of the site. The applicant is seeking a
variance from the City’s Land Alteration Ordinance to allow grading of future
phases with the construction of the first phase of the development. The applicant
has indicated the entire site will be graded with the construction of the first phase.
Staff is supportive of the applicant’s request.
The developer is also requesting a deferral of the boundary street improvements
to Ferndale Cutoff until the second to last phase of construction or until Phase 4.
Staff is supportive of the applicant’s request.
The request includes a variance from Sections 30-43 and 31-210 to allow the
placement of the drive on Ferndale Cutoff as proposed. The drive is located on a
street classified by the Master Street Plan as an arterial street. Typical driveway
spacing on arterials is 300 feet from intersecting right-of-ways and other
driveways and the minimum spacing from property lines is 150 feet. The drive on
Ferndale Cutoff is located less than 150 feet from the southern property line.
Building elevations and construction materials have not been provided by the
applicant. Staff recommends the applicant provide on the exteriors of the
buildings along Highway 10 and Ferndale Cutoff and within areas that are visible
from the streets materials other than exposed metal. Staff recommends the
materials be brick, stucco, stone or similar quality materials. Staff recommends
the roof materials for the mini-warehouse units be of a non-reflective material.
Staff recommends commercial window glass or the appearance of glass windows
be placed on the facades abutting the public streets.
The applicant has not provided a list of the proposed tenant lease requirements.
Staff recommends the following conditions be included in the approval of the
PCD zoning with regard to the overall use of the property:
1. Businesses will not be permitted to operate within the units.
May 19, 2016
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-7517-A
12
2. Storage of flammable propellant materials such as gasoline and propane
will not be allowed.
3. No vehicle maintenance will be permitted on the site.
4. No garage sales, flea markets or direct sales will be permitted from the
units or on the premises.
5. The lease agreements include any other requirements which will address
the use of the units and conduct of persons on the site.
Staff is supportive of the applicant’s request. The site is located within the
Highway 10 Design Overlay District which has specific development criteria
related to setback, landscaping and signage. The applicant appears to have met
most of the Overlay requirements with the exception of the placement of
additional buildings on the site. The overlay states there shall be a minimum lot
development size of two (2) acres and the placement of a single building on two
(2) acres. This development is proposed with 7+ acres but the applicant is
proposing to place 13 buildings of mini-warehouse storage on the site. Staff
feels the development as proposed is appropriate and should have limited impact
on the site and on the surrounding area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report and the following additional conditions:
1. Staff recommends the exteriors of the buildings along Highway 10 and
Ferndale Cutoff and within areas that are visible from the streets be
constructed of materials other than exposed metal. The materials should be
brick, stucco, stone or similar quality materials.
2. Staff recommends the roof materials for the mini-warehouse units be of a
non-reflective material.
3. Staff recommends commercial window glass or the appearance of glass
windows be placed on the facades abutting the public streets.
4. No businesses will be permitted to operate within the units.
5. The storage of flammable propellant materials such as gasoline and propane
will not be allowed.
6. No vehicle maintenance will be permitted on the site.
7. No garage sales, flea markets or direct sales will be permitted from the units
or on the premises.
May 19, 2016
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-7517-A
13
8. The lease agreements are to include any other requirements which will
address the use of the units and conduct of persons on the site.
Staff recommends approval of the following variance and deferral requests:
1. A variance from the City’s Land Alteration Ordinance to allow grading of
future phases with the construction of the first phase of the development.
2. A deferral from the Boundary Street Ordinance requirements for the
construction of Ferndale Cutoff until the second to last phase or until
Phase 4.
3. A variance from Sections 30-43 and 31-210 to allow the placement of the
drive on Ferndale Cutoff as proposed.
PLANNING COMMISSION ACTION: (MAY 19, 2016)
The applicant was present. There were no registered objectors present. Staff stated
the applicant had provided pictures of the proposed development. Staff stated they
were agreeable to the applicant’s design and proposed construction materials. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report and the following additional conditions:
1. Staff recommended the exteriors of the buildings along Highway 10 and Ferndale
Cutoff and within areas that are visible from the streets be constructed of material
materials such as brick, stucco, stone or similar quality materials. Staff stated any
metal material was to be painted with a natural color.
2. Staff recommended the roof materials for the mini-warehouse units where visible
from the street frontages be of a non-reflective material. Interior roof materials are
allowed to be constructed with non-painted materials.
3. Staff recommended commercial window glass or the appearance of glass windows
be placed on the facades abutting the public streets. This can be accomplished via
shutters.
4. No businesses are permitted to operate within the units.
5. The storage of flammable propellant materials such as gasoline and propane will not
be allowed.
6. No vehicle maintenance will be permitted on the site.
7. No garage sales, flea markets or direct sales will be permitted from the units or on
the premises.
May 19, 2016
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-7517-A
14
8. The lease agreements are to include any other requirements which will address the
use of the units and conduct of persons on the site.
Staff also presented a recommendation of approval of the following variance and
deferral requests:
1. A variance from the City’s Land Alteration Ordinance to allow grading of future
phases with the construction of the first phase of the development.
2. A deferral from the Boundary Street Ordinance requirements for the construction of
Ferndale Cutoff until the second to last phase or until Phase 4.
3. A variance from Sections 30-43 and 31-210 to allow the placement of the drive on
Ferndale Cutoff as proposed.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent.
May 19, 2016
ITEM NO.: 10 FILE NO.: Z-7527-A
NAME: Masoud Development Short-form PCD
LOCATION: Located at 4918 Baseline Road
DEVELOPER:
Wadeea Masoud
4918 Baseline Road
Little Rock, AR 72209
SURVEYOR:
Ben Kittler
812 Providence Drive
Bryant, AR 72022
ARCHITECT:
Terry Burruss Architects
11912 Kanis Road Suite F-8
Little Rock, AR 72211
AREA: 4.0+ acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 14 – Geyer Springs East CENSUS TRACT: 41.07
CURRENT ZONING: C-3, General Commercial District and R-2, Single-family District
ALLOWED USES: General retail, Nonconforming convenience store
PROPOSED ZONING: PCD
PROPOSED USE: C-3, General Commercial District uses – Expand the convenience
store building square footage and construct an additional retail building
VARIANCE/WAIVERS: A variance from Sections 30-43 and 31-210 to allow the
placement of the drive on Baseline Road as proposed.
May 19, 2016
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-7527-A
2
BACKGROUND:
On October 27, 2003, the Little Rock Zoning Board of Adjustment approved a variance
for this site. The applicant requested a variance to allow incidental signage which
exceeded the maximum area allowed (Section 36-555) and to allow a variance to allow
a sign without public street frontage (Section 36-557(a)). Incidental signage per the
zoning ordinance is allowed at 20 square feet. The applicant requested and was
approved incidental signage for the front of the building of a maximum of 50 square feet.
Wall signage is typically required to have direct street frontage. The wall signage
approved allowed the placement of signage on the gas canopy along the eastern
façade, which was located without direct street frontage.
The conditions of approval included:
There is to be a maximum of 50 square feet of incidental signage on the front of
the building.
There is to be no signage on the west (Stanton Road) side of the building.
The signage on the east and west sides of the gas pump canopy must be
permitted.
A sign permit(s) must also be obtained for wall signs on the front of the building
up to 90 square feet in area.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now requesting a rezoning of the site to a Planned Commercial
Development to allow the existing convenience store located on the corner of
Baseline and Stanton Road (0.33 acres) which is zoned R-2, Single-family to be
redeveloped with a 4,500 square foot new convenience store building and fuel
pumps. The remainder of the site is zoned C-3, General Commercial District
(3.7-acres) and contains an existing building containing 14,860 square feet.
Within this C-3, General Commercial District area the applicant is proposing to
construct an additional retail building containing 9,500 square feet.
B. EXISTING CONDITIONS:
This section of Baseline Road contains a mix of residential and non-residential
uses. Located on this site is a convenience store with gas pumps, a strip center
with a grocery store. East of the site is an office use and a commercial use, Hub
Cap Annie. West of the site is automotive repair and a General Dollar Store.
North of the site are residential homes and a daycare center.
May 19, 2016
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-7527-A
3
Stanton Road has been constructed with curb, gutter and sidewalk adjacent to
this site. Baseline Road is a four (4) lane roadway with a center turn lane.
Baseline Road is constructed with curb and gutter. There is a traffic light at the
intersection of Baseline and Stanton Road.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200 feet of the site along with the Upper
Baseline Neighborhood Association and Southwest Little Rock United for
Progress were notified of the public hearing .
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. 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.
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. Is the development proposed
to be constructed in phases and is an advance grading permit variance being
requested?
4. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan. If provided detention
should be maintained for the existing developed portion of the site.
Maintenance of the detention pond and all private drainage improvements is
the responsibility of the developer and/or owner.
5. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
6. The proposal will intensify the use of the property. Driveway locations and
widths do not meet the traffic access and circulation requirements of Sections
30-43 and 31-210. Driveways on Baseline Road are required to be spaced at
least 300 feet from other driveways and intersections. Driveways on Stanton
Road are required to be spaced at least 250 feet from other driveways and
intersections and 125 feet from side property lines. Variances are required to
May 19, 2016
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-7527-A
4
be obtained for the proposed driveway locations. The width of driveway must
not exceed 36 feet.
7. Insufficient stack is proposed for the drive through on the east side of the new
building.
8. Head-in parking should be removed from the main driveway access off
Stanton Road to remove the jog in the lane to create a better alignment.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this site. EAD, Environmental Assessment
Division, review required for grease trap.
Entergy: Entergy does not object to this proposal. Three (3) phase power lines
exist on the east side of the property behind the existing building, and into the
center of the property extending from Baseline Road. Extreme caution must be
used in the construction activities in the vicinity of the power lines so that proper
clearances are maintained. Some existing poles and wires may need to be
removed or relocated before construction proceeds. Contact Entergy in advance
regarding future service requirements to the development, desired line
extensions and future facilities locations as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the Developer’s
expense.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
May 19, 2016
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-7527-A
5
4. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
5. Contact Central Arkansas Water regarding the size and location of water
meter
6. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
7. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
8. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are
used, a reduced pressure zone back flow preventer shall be required.
Fire Department:
1. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet,
exclusive of shoulders.
2. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal’s Office (Capt. Tony Rhodes 501,918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table
C105.1.
Parks and Recreation: No comment received.
May 19, 2016
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-7527-A
6
County Planning: No comment.
Rock Region Metro: Location is currently served by METRO along route 23. The
route is an important transit connection in a low income community. Pedestrian
amenities to connect the neighborhood residents tot eh transit line are extremely
important. We recommend the developer consolidate curb cuts to lessen the
potential for vehicle and pedestrian conflicts and facilitate transit connections.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is subject to full commercial plan review and approval
prior to issuance of a building permit. For information on submittal requirements
and the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.org or
Mark Alderfer at 501.371.4875; malderfer@littlerock.org .
Planning Division: This request is located in the Geyer Springs East Planning
District. The Land Use Plan shows Commercial (C) for this property. The
Commercial category includes a broad range of retail and wholesale sales of
products, personal and professional services and general business activities.
Commercial activities vary in type and scale, depending on the trade area that
they serve. The applicant has applied for a rezoning from C-3 (General
Commercial District) to PCD (Planned Commercial Development) to allow the
remodeling of the existing convenience store, (zoned R-2, Single-family) and
allow construction of an addition commercial building to be used with commercial
uses as allowed within the C-3, General Commercial Zoning District.
Master Street Plan: South side of the property is Baseline Road and it is shown
as a Principal Arterial. West side of the property is Stanton Road and it is shown
as a Collector on the Master Street Plan. The primary function of a Principal
Arterial Street is to serve through traffic and to connect major traffic generator or
activity centers within an urbanized area. Entrances and exits should be limited
to minimize negative effects of traffic and pedestrians on Baseline Road since it
is a Principal Arterial. The primary function of a Collector Road is to provide a
connection from Local Streets to Arterials. These streets may require dedication
of right-of-way and may require street improvements for entrances and exits to
the sites.
Bicycle Plan: A Class II Bike Lane is shown along Baseline Road. Bike Lanes
provide a portion of the pavement for the sole use of bicycles.
May 19, 2016
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-7527-A
7
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. Any new development will need to adhere to the current landscape code.
3. A land use buffer six (6) percent of the average width/depth of the lot will be
required when an adjacent property has a dissimilar use of a more
restrictive nature. The property to the north is zoned R-2, Single-family. 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 15-102.
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 maximum dimension required
shall be fifty (50) feet.
5. Trees and shrubs are required planted adjacent to street right-of-way. Plant
material is to be provided at one (1) tree and three (3) shrubs for every
30 linear feet. Existing trees and vegetation can be used to satisfy
landscape requirements.
6. The average depth of the lot (east/west) is approximately three hundred and
eighty-five (385) feet. A twenty-three (23) foot buffer will be required
adjacent to the Stanton Road right-of-way. The average depth of the
lot (north/south) is approximately four hundred and fifteen (415) feet.
A twenty-five (25) foot buffer will be required adjacent to Baseline Road.
7. 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.
8. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property or the right-of-way of any street. This strip shall
be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines
shall be planted for every thirty (30) linear feet of perimeter planting strip.
9. 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
May 19, 2016
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-7527-A
8
one hundred fifty (150) square feet for developments with one hundred fifty
(150) or fewer parking spaces. Interior islands must be a minimum of seven
and one half (7 1/2) feet in width. Trees shall be included in the interior
landscape areas at the rate of one (1) tree for every twelve (12) parking
spaces.
10. Building landscape areas shall be provided between the vehicular use area
used for public parking and the general vicinity of the building. These shall
be provided at the rate equivalent to planter strip three (3) feet wide along
the vehicular use area. One (1) tree and four (4) shrubs shall be planted in
the building landscape areas for each forty (40) linear feet of vehicular use
area abutting the building.
11. An automatic irrigation system to water landscaped areas shall be required
for developments of one (1) acre or larger.
12. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
13. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (April 27, 2016)
The applicant was present. Staff presented an overview of the item stating there
were a few outstanding technical issues associated with the request. Staff
requested the applicant confirm the proposed signage plan. Staff also requested
the applicant provide the location and hours of service for any proposed
dumpster facilities.
Public Works comments were addressed. Staff stated the drives on Stanton and
Baseline Roads should be 300 feet from the intersection. Staff stated the drive
on Stanton Road should be relocated to the northern property line. Staff stated
this would require a variance but they were supportive of the variance request.
Staff stated the driveway width should not exceed 36-feet. Staff stated the head
in parking should be removed from the main drive into the center.
Landscaping comments were addressed. Staff stated any new development was
to come into compliance with the landscape and buffer ordinance requirements.
Staff stated upgrades to the site would require upgrades to the site in accordance
with the percentage of upgrade to buildings and landscaping.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
May 19, 2016
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-7527-A
9
any questions or concerns. There were no more issues for discussion.
The Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the
technical issues associated with the request. The applicant has provided the
proposed signage plan and the location of any proposed dumpsters facilities and
provided the days and hours of operation. The applicant has also provided the
proposed drive on Stanton Road as requested by staff indicated the drive less
than 36-feet in width.
The request is to rezone the site to a Planned Commercial Development to allow
the existing convenience store located on the corner of Baseline and Stanton
Road (0.33 acres) which is zoned R-2, Single-family to be redeveloped with a
4,500 square foot new convenience store building and fuel pumps. The
remainder of the site is zoned C-3, General Commercial District (3.7-acres) and
contains an existing building containing 14,860 square feet. Within this C-3,
General Commercial District area the applicant is proposing to construct an
additional retail building containing 9,500 square feet.
There are 49 parking spaces located on the site with the existing building. With
the redevelopment of the convenience store 16 parking spaces are proposed.
With the new construction a total of 70 parking spaces are proposed. The site is
proposed as a mixed use development which typically requires one (1) parking
space per every 225 gross square feet of floor area. With a total site
development square footage of 28,500 square feet a total of 126 parking spaces
would typically be required. The plan includes the placement of 135 parking
spaces.
The convenience store and the market hours of operation are from 7 am to
midnight seven (7) days per week. Within the development the restaurant will
operate from 10 am to 10 pm seven (7) days per week. The office portion of the
development is proposed to operate from 8 am to 7 pm Monday through Friday.
A salon is proposed to operate from 10 am to 6 pm Monday through Saturday
and the general retail portion of the development is proposed with hours from
9 am to 9 pm Monday through Saturday.
The applicant has indicated the signage as previously approved by the Zoning
Board of Adjustment will continue on the site. The applicant has also indicated
building signage on the new building will be as allowed within the commercial
zoning districts or a maximum of ten (10) percent of the façade area abutting the
public street. Ground signage will be as allowed in commercial zones or a
maximum of 36-feet in height and 160 square feet in sign area.
May 19, 2016
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-7527-A
10
The applicant has indicated dumpster locations on the site plan. A note on the
plan indicates the dumpsters will be screened per typical ordinance
requirements. The dumpster service hours are proposed from 7 am to 6 pm
Monday through Friday.
A perimeter screening fence will be placed along the northern and eastern
perimeters. The screening fence will be a minimum of six (6) feet in height and
be constructed of an opaque material.
The plan includes the placement of a pickup window within the convenience
store portion of the development. The applicant has indicated the location of the
order menu board. The applicant is requesting to not screen the order menu
board as typically required per the commercial zoning district. Menu board
speakers for drive-through windows are to 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 is to be constructed of masonry or wood with a textured finish
to diminish sound deflection. Staff is supportive of the applicant’s request. There
are not any homes immediately north or east of this site which would be the
homes most impacted from noise from the order board.
The request includes a variance from Sections 30-43 and 31-210 to allow the
placement of the drive on Baseline Road as proposed. The drive is located on a
street classified by the Master Street Plan as an arterial street. Typical driveway
spacing on arterial streets is 300 feet from intersecting right-of-ways and other
driveways and the minimum spacing from property lines is 150 feet. Staff cannot
recommend approval of the driveway variance for the two (2) driveways on
Baseline Road. They are closer than 300 feet from the intersection, each other,
and other driveways in the area. Staff requests both driveways on Baseline
Road be removed and closed with curb and gutter.
Staff is supportive of the applicant’s request. The applicant is seeking approval
of a rezoning of the site from R-2, Single-family, which is an existing convenience
store, and C-3, General Commercial District to allow the redevelopment of the
site with a new retail building and to allow the existing convenience store and fuel
canopy to be reconstructed. The applicant has indicated additional landscaping
will be placed on the site within the newly developed areas to comply with the
typical standards of the landscape and buffer ordinances. Staff is not supportive
of the driveways located on Baseline Road and feels the drives should be
removed.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
May 19, 2016
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-7527-A
11
PLANNING COMMISSION ACTION: (MAY 19, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had worked to revise the site plan which was
now agreeable to staff. Staff stated the driveway furthest from the intersection on
Baseline Road was allowed with no turning restrictions conditioned upon the driveway
being no more than 27-feet in width and the curb cut closest to the intersection was to
be removed and replaced with AHTD standard curb and gutter. Staff presented a
recommendation of approval of the request subject to compliance with the comments
and conditions as outlined in paragraphs D, E and F of the agenda staff report. There
was no further discussion. The item was placed on the consent agenda and approved
as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent.
May 19, 2016
ITEM NO.: 11 FILE NO.: Z-7684-A
NAME: The Villas at Chenonceau Short-form PD-R
LOCATION: Located on Chenonceau Boulevard just north of Ranch Drive
DEVELOPER:
Icon Homes
11601 Bass Pro Parkway
Little Rock, AR 72210
SURVEYOR:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 1.64 acres NUMBER OF LOTS: 7 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 20 - Pinnacle CENSUS TRACT: 42.05
CURRENT ZONING: O-1, Quiet Office
ALLOWED USES: Office
PROPOSED ZONING: PD-R
PROPOSED USE: Attached single-family
VARIANCE/WAIVERS: None requested.
The applicant submitted a request on May 4, 2016, requesting withdrawal of this item
without prejudice. Staff is supportive of the withdrawal request.
PLANNING COMMISSION ACTION: (MAY 19, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request on May 4, 2016,
requesting withdrawal of the item without prejudice. Staff stated they were supportive of
the withdrawal request. There was no further discussion. The item was placed on the
consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes
and 0 absent.
May 19, 2016
ITEM NO.: 12 FILE NO.: Z-7756-A
NAME: Axiom Practice Management Short-form PCD
LOCATION: Located at 610 President Clinton Avenue
DEVELOPER:
Greyson Skokos
Moses Tucker Real Estate
200 River Market Avenue
Little Rock, AR 72201
SURVEYOR:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.25 acres NUMBER OF LOTS:1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 5 - Downtown CENSUS TRACT: 44
CURRENT ZONING: UU, Urban Use District
ALLOWED USES: All enclosed activities
PROPOSED ZONING: PCD
PROPOSED USE: UU, Urban Use District uses - Allow the placement of an internally
lit sign within the River Market Design Overlay District
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
Axiom Practice Management, LLC, a Tenant of 610 President Clinton Avenue, is
requesting to place two (2) signs on the south side of the building along
President Clinton Avenue and on the north side of the building fronting the
Arkansas River. The signs on the south side of the building are proposed to be
reverse channel lit LED letters and brushed aluminum faces with returns
measuring 4’2” x 15’ and 4’2” by 17’ in size. This requires a variance from
Section 36-353(c) to allow the signs to be internally lit. The signs on the north
side of the building are proposed to be channel lighted LED letters with light blue
and grey colored plex faces and aluminum returns also measuring 4’2” x 15’ and
May 19, 2016
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-7756-A
2
4’2” by 17’ in size. This requires a variance from Section 36-353(d) to allow the
signs to be internally lit. Axiom Practice Management, LLC consists of
two (2) separate entities, AXPM and Rock Dental Brands. Each entity is
proposing to have one (1) sign facing the north and south sides of the building.
The justification for the variance is to identify their place of business. The River
Market Design Review Committee has already approved the sign application.
B. EXISTING CONDITIONS:
The building is located in the River Market District with the Arkansas River to the
north and President Clinton Avenue to the south. The former occupant, the
Clinton Museum Store, has relocated to the Clinton Library. Also located in this
general area are restaurants, hotels, the Museum of Discovery and the Arkansas
Game and Fish Commission, Witt Stephens Jr. Central Arkansas Nature Center.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200 feet of the site along with the River Market
Neighborhood Association were notified of the public hearing .
D. SUBDIVISION COMMITTEE COMMENT: (April 27, 2016)
The applicant was not present. Staff stated there were no outstanding technical
issues associated with the request. Staff stated the request was to allow the
placement of internally lit signs which were prohibited by the River Market Design
Overlay District thus necessitating a rezoning to PCD. There were no more
issues for discussion. 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
April 27, 2016, Subdivision Committee meeting. The applicant is requesting a
rezoning of the site from UU, Urban Use District to PCD, Planned Development
Commercial to allow signage on the north and south facades of this building
inconsistent with the typical design standards of the River Market Design Overlay
District.
The River Market Design Review Committee reviewed and approved the
applicant’s request at their March 8, 2016, meeting.
Signs on the south façade are proposed to be placed between the second and
third floor windows. The south facing signs are to be reverse channel lighted
LED letters with brushed aluminum letters (faces and returns). The signs would
May 19, 2016
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-7756-A
3
be surface mounted to the brick, preferable mounted into the mortar joints of the
brick.
Section 36-353(c)(1)a states “Except as permitted in subsection (b), the
maximum sign height on a building shall not extend above the second floor
windowsill or above the overhang of a single story building.” The signs are
located between the second and third floor windows, above the height typically
allowed.
The signs on the north façade are proposed to be placed between the third and
fourth floor windows (counting the basement as one with the difference of ground
level on the river side of the building.) The north facing signs are to be pan
channel lighted LED letters with colored plex faces and aluminum returns. These
signs are internally illuminated signs with Plexiglas faces in different colors.
These would be surface mounted to the bricks, preferable mounted into the
mortar joints of the brick.
Section 36-353(d)(2) states “Signs shall not cover more than ten (10) percent of
the facade facing the river. ” The AXPM signage measures 15 ’x 4’-2” for a total
of 62.48 square feet and the Rock Dental Brands sign measures 17’ x 4’-2” for a
total of 70.82 square feet. In total, they measure 133.6 sf, or 5.34% of allowable
size, under the 10% allowable.
Section 36-353(d)(3) states that “Internally lit signs are prohibited.” The signs
are proposed as internally lit signs. When signs are externally lit, they shall be
illuminated from a concealed source of light or a decorative source that is integral
to the design of the sign.
Staff is supportive of the applicant’s request. Staff does not feel the placement of
the internally lit signs as proposed will have any adverse impact on the area.
To staff’s knowledge there are no remaining outstanding technical issues
associated with the request. Staff feels the rezoning to allow the placement of
the internally lit sign as proposed is appropriate.
F. STAFF RECOMMENDATION:
Staff recommends approval of the applicant’s request to rezone the property from
UU, Urban Use District to PCD, Planned Commercial Development, to allow the
placement of the signage as proposed by the applicant
May 19, 2016
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-7756-A
4
PLANNING COMMISSION ACTION: (MAY 19, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the applicant’s request to
rezone the property from UU, Urban Use District to PCD, Planned Commercial
Development, to allow the placement of the signage as proposed by the applicant.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent.
May 19, 2016
ITEM NO.: 13 FILE NO.: Z-8080-B
NAME: Masoud Short-form PCD
LOCATION: Located at 4508 Baseline Road
DEVELOPER:
Wadeea Masoud
4918 Baseline Road
Little Rock, AR 72209
SURVEYOR:
Ben Kittler
812 Providence Drive
Bryant, AR 72022
ARCHITECT:
Terry Burruss Architects
11912 Kanis Road Suite F-8
Little Rock, AR 72211
AREA: 0.89 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 14 – Geyer Springs East CENSUS TRACT: 41.07
CURRENT ZONING: C-3, General Commercial District
ALLOWED USES: Retail
PROPOSED ZONING: PCD
PROPOSED USE: C-3, General Commercial District uses, Carwash and the
allowance of Used Car Sales
VARIANCE/WAIVERS: A variance from Sections 30-43 and 31-210 to allow the
placement of the drives on Doyle Springs and Baseline Roads.
May 19, 2016
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-8080-B
2
BACKGROUND:
Ordinance No. 19,599 adopted by the Little Rock Board of Directors on September 19,
2006, rezoned the property from R-2, Single-family District to C-3, General Commercial
District.
A Conditional Use Permit request was approved by the Little Rock Planning
Commission on August 17, 2006, as a companion application to the rezoning request.
The property was zoned R-2, Single-family and contained a closed gas station and
carwash. The facility was constructed in 1971 and was rendered nonconforming when
it was annexed into the City in 1985. The business was closed for several years and
the property lost its nonconforming status. The owner filed the C-3, General
Commercial District rezoning request and the conditional use permit to allow for the
reopening of the carwash. The applicant did not propose to operate the gas station.
The underground tanks were removed and a clearance letter from ADEQ was provided
to staff.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now requesting the rezoning of the site from C-3, General
Commercial District to PCD, Planned Commercial Development, to add
automobile sales as an allowable activity on the site. Currently the site contains
an operating carwash facility, which was approved as a Conditional Use Permit in
2006, which will continue to operate. The applicant is proposing removal of
portions of the carwash building, construction of a new office building for the
used car sales and removal of areas of pavement to add landscaping to the site.
B. EXISTING CONDITIONS:
The property contains two separate carwash buildings and a third building which
appears to have been the former fuel canopy. To the north of the site is a
mini-warehouse development. To the west of the site is a Church and a City of
Little Rock Neighborhood Resource Center. Across Baseline Road is a wooded
tract, a Sonic drive-in restaurant and a convenience store. To the east of the site
are single-family homes.
Baseline Road is constructed with curb, gutter and sidewalk. Doyle Springs
Road is constructed with curb and gutter. There is not a sidewalk in place
adjacent to this site.
May 19, 2016
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-8080-B
3
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200 feet of the site along with the Upper
Baseline Neighborhood Association and Southwest Little Rock United for
Progress were notified of the public hearing .
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Baseline Road is classified on the Master Street Plan as a minor arterial with
special design standards. Dedication of right-of-way to 45 feet from centerline
will be required. Do not include the canopy structure in the dedication.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
3. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. Driveway locations on Baseline
Road should be located at least 300 feet from other driveways and
intersections and 150 feet from side property lines. A variance should be
requested for the driveway location on Baseline Road. The driveway should
be closed.
4. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. Driveway locations on Doyle
Springs Road should be located at least 250 feet from other driveways and
intersections and 125 feet from side property lines. A variance should be
requested for the driveway location on Doyle Springs Road. The driveway
should be moved further to the north of the wash bays.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this site.
Entergy: Entergy does not object to this proposal. A three (3) phase power line
exists along the north side of Baseline Road and on the west side of Doyle
Springs Road. A single phase line exists on the east side of the property. There
do not appear to be any existing conflicts with Entergy facilities on this property.
Contact Entergy in advance to discuss future service requirements, new facilities
locations and adjustments to existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
May 19, 2016
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-8080-B
4
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required.
If additional fire hydrant(s) are required, they will be installed at the
Developer’s expense.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
4. Contact Central Arkansas Water regarding the size and location of the water
meter.
5. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
Fire Department: No comment received.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is currently served by METRO on route 23. The
plans as shown have included the necessary pedestrian connections for access
to transit in this low income neighborhood.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: No comment.
May 19, 2016
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-8080-B
5
Planning Division: This request is located in the Geyer Springs East Planning
District. The Land Use Plan shows Commercial (C) for this property. The
Commercial category includes a broad range of retail and wholesale sales of
products, personal and professional services and general business activities.
Commercial activities vary in type and scale, depending on the trade area that
they serve. The applicant has applied for a rezoning from C-3 (General
Commercial District) to PCD (Planned Commercial Development) to allow the
use of the site with used car sales in addition to the existing carwash facilities.
Master Street Plan: South side of the property is Baseline Road and it is shown
as a Principal Arterial. West side of the property is Doyle Springs Road and it is
shown as a Collector on the Master Street Plan. The primary function of a
Principal Arterial Street is to serve through traffic and to connect major traffic
generator or activity centers within an urbanized area. Entrances and exits
should be limited to minimize negative effects of traffic and pedestrians on
Baseline Road since it is a Principal Arterial. The primary function of a Collector
Road is to provide a connection from Local Streets to Arterials. These streets
may require dedication of right-of-way and may require street improvements for
entrances and exits to the sites.
Bicycle Plan: A Class II Bike Lane is shown along Baseline Road. Bike Lanes
provide a portion of the pavement for the sole use of bicycles.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (April 27, 2016)
The applicant was present. Staff presented an overview of the item stating there
were a few outstanding technical issues associated with the request. Staff
requested the applicant confirm the proposed signage plan. Staff also requested
the applicant provide the location and hours of service for any proposed
dumpster facilities.
Public Works comments were addressed. Staff stated the drives on Doyle
Springs and Baseline Roads should be 300 feet from the intersection. Staff
stated the drive on Doyle Springs Road should be relocated to the northern
property line. Staff stated this would require a variance but they were supportive
of the variance request. Staff stated the driveway width should not exceed
36-feet.
Landscaping comments were addressed. Staff stated any new development was
to come into compliance with the landscape and buffer ordinance requirements.
Staff stated upgrades to the site would require upgrades to the site in accordance
with the percentage of upgrade to buildings and landscaping.
May 19, 2016
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-8080-B
6
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan and cover letter to staff addressing
most of the technical issues associated with the request. The applicant has
confirmed the proposed signage plan and provided the hours of dumpster
service. The request is to rezone the site from C-3, General Commercial District
to PCD, Planned Commercial Development, to add automobile sales as an
allowable activity on the site.
The applicant is proposing to remove the carwash bays located along the eastern
perimeter of the site and the existing canopy located along Baseline Road. The
applicant is also proposing to remove one of the carwash bays located along
Doyle Springs Road. The applicant has indicated the carwash bays to remain
will be enclosed on the southern façade. Within this area the applicant will
perform prep of the vehicles for sale. The applicant is proposing to place a new
20-foot by 20-feet office building near the northeastern portion of the site.
A larger portion of the existing paved areas will be removed and landscaped.
The existing structure contains 5,331 square feet of which 3,011 square feet will
be removed. The plan includes the construction of a new office building
containing 400 square feet. The existing paved area contains 28,742 square feet
of which 3,444 square feet will be removed and 140 square feet of new paving
will be added. The site contains 4,699 square feet of green space of which
140 square feet of green space will be removed and 3,444 square feet of new
green space, landscaped area, will be added.
The site plan indicates the removal of a portion of paved area along the eastern
perimeter of the site. There are single-family homes located along this property
line. Staff feels the pavement along the entire eastern perimeter to a minimum
width of 9-feet should be provided to allow separation from this development and
the adjacent homes. The site plan does not include a note concerning the
proposed fencing. Staff recommends should fencing be desired the fencing
along the street frontages be a decorative fence material or a poly-coated chain
link fence with a maximum height of eight (8) feet. Along the northern and
eastern perimeters the development must provide screening via an opaque fence
or dense evergreen plantings.
May 19, 2016
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-8080-B
7
The site plan indicates the placement of a drive on Baseline Road near the
eastern property line. Staff is supportive of the eastern driveway on Baseline
Road provided the drive closest to the Baseline Road/Doyle Springs Road
intersection be removed and replaced with sidewalk and grass. Bollards as
indicated on the site plan for blocking the driveway are not sufficient.
The site plan indicates building signage will comply with signage allowed in
commercial zones. The building signage will be limited to the facades with street
frontage and be limited to a maximum of ten (10) percent of the façade area.
Ground signage is proposed at the intersection of Baseline and Doyle Springs
Road. The sign is proposed with a maximum height of 36-feet and a maximum
sign area of 160 square feet.
The days and hours of operation are from 10 am to 6 pm Monday through Friday.
The site plan indicates the placement of a dumpster which will be serviced
between the hours of 7 am to 6 pm Monday through Friday.
The applicant has indicated there will be a maximum of 40 automobiles on the
site for sale. The zoning ordinance states there shall be no open display of any
kind whatsoever in the first twenty (20) feet of the required front yard setback.
The applicant has noted on the site plan there will be no display of vehicles within
the first 20-feet along Baseline and Doyle Springs Roads. The zoning ordinance
also states all servicing of vehicles and assembly of equipment carried on as an
incidental part of the sales operation shall be conducted within a completely
enclosed building. The applicant has indicated the use of the property will be for
automobile sales. There will be minor detailing and installation of vehicle parts
such as windshield wiper blades or changing of head and/or tail lights but there
will not be any auto rebuilding at this site.
Staff is supportive of the applicant’s request provided the applicant agree to
closing the drive on Baseline Road with curb and gutter. The applicant is
proposing to redevelop the site and remove large areas of paving and replacing
the areas with greenspace and landscaping. There is to be no auto repair on the
site. The site is to be used solely for automobile sales. To staff’s knowledge
there are no remaining outstanding technical issues associated with the request.
Staff does not feel the use of the site for automobile sales will significantly impact
the site or the area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
May 19, 2016
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-8080-B
8
Staff recommends there be no auto repair or rebuilding on this site.
Staff recommends the western most driveway on Baseline Road be closed with
the placement of curb and gutter.
Staff recommends the landscape strip along the eastern perimeter be installed
along the entire eastern perimeter and be a minimum width of nine (9) feet.
PLANNING COMMISSION ACTION: (MAY 19, 2016)
The applicant was present. There were registered objectors present. The Chair stated
it was the Commission’s practice that when there were eight (8) or few members
present the Commission offered to the applicant the ability to defer their item to a later
hearing date to allow for more Commissioners to be present to hear the request. The
Chair stated it took six (6) positive votes to move an item forward to the Board of
Directors with a recommendation of approval.
Mr. Terry Burruss stated the owner was requesting to defer the item to the June 30,
2016, public hearing. There was no further discussion. The Chair entertained a motion
for approval of the deferral request. The motion carried by a vote of 8 ayes, 0 noes and
3 absent.
May 19, 2016
ITEM NO.: 14 FILE NO.: Z-8605-C
NAME: SRVC Kanis Revised Short-form PD-C
LOCATION: Located at 11601 Kanis Road
DEVELOPER:
SRVC
304 North Shackleford Road
Little Rock, AR 72212
SURVEYOR:
Thomas Engineering
2810 Lookout Road
North Little Rock, AR 72116
AREA: 2.93 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 11 – I-430 CENSUS TRACT: 41.07
CURRENT ZONING: PD-C
ALLOWED USES: O-3, General Office District and Vet clinic with grooming and
indoor boarding
PROPOSED ZONING: Revised PD-C
PROPOSED USE: O-3, General Office District and Vet clinic with grooming and
indoor boarding – allow a reduction in the previously
approved site area.
VARIANCE/WAIVERS: A variance from the City’s Land Alteration Ordinance to allow
grading of the second phase with the development of the first phase.
BACKGROUND:
Ordinance No. 20,365 adopted by the Little Rock Board of Directors on
December 7, 2010, established Lot 1 Edwards Addition Short-form POD. The property
was originally constructed as a single-family residence but was later converted to an
office use prior to annexation to the City. With the conversion, the entire front yard was
paved for parking. The rezoning of the site from R-2, Single-family to POD was to allow
May 19, 2016
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-8605-C
2
the reuse of the site as a daycare facility. The applicant requested to utilize O-3,
General Office District uses as allowable alternative uses for the site. The daycare
center did not open at this location.
Ordinance No. 20,631 adopted by the Little Rock Board of Directors on
September 4, 2012, rezoned the site to Planned Development Commercial, PD-C, to
allow the use of the building as a resale shop. The hours of operation were proposed
from 7:00 am to 8:00 pm seven (7) days per week. The applicant requested O-3,
General Office District uses as allowable alternative uses for the site.
On February 2, 2016, the Board of Directors adopted Ordinance No. 21,178 revising the
previously approved PD-C for this property. The applicant proposed to demolish the
existing structure and construct a new 4,500 square foot veterinary clinic. The site plan
indicated future construction of a 3,010 square foot grooming facility and a 468 square
foot storage shed. The site plan indicated 26 on-site parking spaces. The development
was proposed in two (2) phase. The first phase was the construction of the vet clinic
which included indoor boarding. The second phase included the construction of the
grooming facility which also included space for indoor boarding.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing a revision to the previously approved PD-C to
allow the rear portion of this site to be sold to an adjacent property owner,
Arkansas Urology. The existing building has been removed and the new vet
clinic with groomers and indoor boarding is proposed for construction. The
project continues to be proposed in phases. The front building is Phase 1 and
will house the vet clinic. Phase 2 will be the grooming building and both buildings
will have indoor boarding available. The applicant continues to request a
variance from the City’s Land Alteration Ordinance to allow grading of the second
phase with the development of the first phase.
The property is approximately 960-feet deep. The vet clinic will retain the
northern 510-feet and the Urology Clinic will purchase the southern 450-feet
(both lengths are approximate measurements). The applicant has indicated a
replat of this property will be completed upon approval of the revision to this
PD-C zoning and the adjacent revision to Arkansas Urology’s POD zoning to
eliminate the creation of a property without public street frontage.
B. EXISTING CONDITIONS:
The building has been removed. The front yard area has been paved from what
appears to be property line to property line. The back yard area is open. Other
uses in the area include an office development located to the north at the
northwest corner of Kanis and Autumn Roads. There is a property located on the
May 19, 2016
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-8605-C
3
northeast corner of Kanis and Autumn Roads that is zoned POD and was
approved for an office/warehouse development. Further north on Autumn Road
is a daycare center. East of the site with frontage on Kanis Road is an office
building and a second office building is located to the south accessed by a
driveway/access easement from Kanis Road. West of the site are three (3) office
buildings and further west is a single-family home with an upholstery shop
located behind the home.
C. NEIGHBORHOOD COMMENTS:
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. 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. With site development, provide the design of street conforming to the Master
Street Plan. Construct one-half street improvement to the street including
5-foot sidewalk with the planned development.
3. The proposed back of curb should be located 29.5 feet from centerline. If a
permit is pulled prior to the bidding of the City of Little Rock Kanis Road
project, the applicant will be responsible to construct the widening to Kanis
Road. If so, a payment in-lieu of construction should be made to the City of
Little Rock.
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. A variance is being requested
to advance grade the future grooming facility with construction of the
proposed vet clinic.
5. All driveways shall be concrete aprons per City Ordinance.
6. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
7. Stormwater detention ordinance applies to this property.
8. 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 19, 2016
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-8605-C
4
9. 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 available to this site.
Entergy: Entergy does not object to this proposal. A single phase overhead
power line exists running north and south just to the west of this property.
Extreme caution must be used in the construction activities in the vicinity of the
power line so that proper clearances are maintained. Contact Entergy in
advance regarding future service requirements to the development and future
facilities locations as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
3. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
4. Contact Central Arkansas Water regarding the size and location of water
meter.
5. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
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
May 19, 2016
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-8605-C
5
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
6. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
7. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are
used, a reduced pressure zone back flow preventer shall be required.
Fire Department: No comment.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is not currently served by METRO but is part of
our long range plans. The Bowman/Kanis area has developed considerably over
the last few years. METRO has plans to provide new service for the recent
multi- family housing and commercial establishments in our 2016 service
changes. Future expansion as development warrants is also planned. Pedestrian
infrastructure must be included for transit rider and disability community access
to transit.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is subject to full commercial plan review and approval
prior to issuance of a building permit. For information on submittal requirements
and the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.org or
Mark Alderfer at 501.371.4875; malderfer@littlerock.org .
Planning Division: This request is located in the I-430 Planning District. The
Land Use Plan shows Mixed Office and Commercial (MOC) for this property.
The Mixed Office and Commercial category provides for a mixture of office and
commercial uses to occur. Acceptable uses are office or mixed office and
commercial. A Planned Zoning District is required if the use is mixed office and
commercial. The applicant has applied for a revision to an existing PDC (Planned
Development Commercial) to allow removal of a portion of the site from the
previously approved site plan.
May 19, 2016
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-8605-C
6
Master Street Plan: The north side of the property is Kanis Road and it is a
Minor Arterial. 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. 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:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. Street buffers will be required at six (6) percent of the average depth of the
lot. The minimum dimension shall be one-half (½) the full width requirement
but in no case less than nine (9) feet. The maximum dimension required
shall be fifty (50) feet.
3. Trees and shrubs are required planted adjacent to street right-of-way. Plant
material is to be provided at one (1) tree and three (3) shrubs for every
30 linear feet. Existing trees and vegetation can be used to satisfy
landscape requirements.
4. 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. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property or the right-of-way of any street. This strip shall
be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines
shall be planted for every thirty (30) linear feet of perimeter planting strip.
6. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the
parking area(s). The minimum size of an interior landscape area shall be
one hundred fifty (150) square feet for developments with one hundred fifty
(150) or fewer parking spaces. Interior islands must be a minimum of seven
and one half (7 1/2) feet in width. Trees shall be included in the interior
landscape areas at the rate of one (1) tree for every twelve (12) parking
spaces.
May 19, 2016
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-8605-C
7
7. Building landscape areas shall be provided between the vehicular use area
used for public parking and the general vicinity of the building. These shall
be provided at the rate equivalent to planter strip three (3) feet wide along
the vehicular use area. One (1) tree and four (4) shrubs shall be planted in
the building landscape areas for each forty (40) linear feet of vehicular use
area abutting the building.
8. An automatic irrigation system to water landscaped areas shall be required
for developments of one (1) acre or larger.
9. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
10. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (April 27, 2016)
The applicant was present. Staff presented an overview of the item stating there
were few outstanding technical issues associated with the request. Staff
questioned the building square footage. Staff also questioned if there were any
modifications from the previous approval.
Public Works comments were addressed. Staff questioned if the request included
a variance to allow advanced grading of the site. Staff stated the site
development was to comply with the City’s stormwater detention ordinance. Staff
stated all driveways were to be concrete aprons per City code.
Landscaping comments were addressed. Staff stated perimeter planting strips
were required around the site. Staff stated interior landscaping was required
within the parking lot areas. Staff stated screening was required on the property
lines adjacent to residentially zoned or used property. Staff stated prior to the
issuance of a building permit a landscape plan stamped with the seal of a
registered landscape architect was required.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion.
The Committee then forwarded the item to the full Commission for final action.
May 19, 2016
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-8605-C
8
H. ANALYSIS:
The applicant provided an updated cover letter addressing staff’s concerns
raised at the April 27, 2016, Subdivision Committee meeting. The applicant has
indicated there are no changes proposed for the building square footages or the
proposed use of the site. The applicant is requesting the revision to the
previously approved PD-C to allow the rear portion of this site to be sold to an
adjacent property owner, Arkansas Urology. The property is approximately
960-feet deep. The vet clinic will retain the northern 510-feet and the Urology
Clinic will purchase the southern 450-feet (both lengths are approximate
measurements). The applicant has indicated a replat of this property will be
completed upon approval of the revision to this PD-C zoning and the adjacent
revision to Arkansas Urology’s POD zoning to eliminate the creation of a property
without public street frontage.
The project continues to be proposed in phases. The front building is Phase 1
and will house the vet clinic. Phase 2 will be the grooming building and both
building will have indoor boarding available. The request continues to include a
variance request from the City’s Land Alteration Ordinance to allow grading of
the second phase with the development of the first phase.
The new vet clinic is proposed containing 4,500 square feet. The site plan
indicates future construction of a 3,010 square foot grooming facility and a
468 square foot storage shed. The development is proposed in two (2) phases.
The first phase will be the construction of the vet clinic which will include indoor
boarding. The second phase will include the construction of the grooming facility
which will also include space for indoor boarding.
The applicant has indicated boarding will be provided to clients. The applicant
states the clinic will have spaces for approximately 25 animals. The grooming
facility will accommodate 60 animals, 40 dogs and 20 cats. All animal boarding
will be inside the building. The dogs will be walked twice a day. The applicant
has stated there will not be any outdoor runs or kennels. The site plan does
include an area to be fenced to allow a safe place to walk the animals but no pets
will be left outdoors without supervision.
The maximum building height proposed is 25-feet. The materials will be a
combination of brick, stucco, metal siding and/or stone. The applicant has
indicated the building will be constructed with a peak roof.
The site plan indicates 27 on-site parking spaces. Parking for a medical office is
six (6) spaces per doctor and parking for a general and professional office is
one (1) space for every 400 gross square feet of floor area. The clinic will
have no more than two (2) doctors. This would require the placement of
May 19, 2016
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-8605-C
9
twelve (12) spaces. The grooming facility contains 3,010 square feet and based
on the parking requirement for an office seven (7) spaces would be required.
The site plan indicates the placement of building signage along Kanis Road. In
addition the front of the building will face east as will the grooming facility. The
applicant is requesting signage be allowed on the eastern facades of these two
(2) buildings. A single ground sign is proposed. The applicant has indicated the
sign will be a monument style sign. Staff recommends the signage be limited to
a maximum height of six (6) feet and a maximum sign area of 64 square feet.
The site plan includes the placement of a dumpster along the southern perimeter
of the site. A note indicates the dumpster will be screened per typical ordinance
requirements by the placement of a six (6) foot wood fence around the facility.
The hours of service are limited to 7 am to 6 pm Monday through Friday. The
hours of operation of the clinic are 7 am to 6 pm Monday through Friday and
Saturday from 8 am to noon.
Staff is supportive of the applicant’s request. The applicant is seeking approval
of a revision to the existing PD-C to allow a reduction in the total site area with
the rear portion of this site being sold to an adjacent property owner. Staff feels
the redevelopment of the site as a vet clinic with a grooming facility and boarding
is appropriate. The site is shown on the City’s Future Land Use Plan as Mixed
Office Commercial. Staff does not feel the development as proposed will have
any adverse impact on this site or of abutting properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the variance request from the City’s Land
Alteration Ordinance to allow grading of Phase II with the development of the first
phase.
PLANNING COMMISSION ACTION: (MAY 19, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff presented a recommendation of approval of the variance
request from the City’s Land Alteration Ordinance to allow grading of Phase II with the
May 19, 2016
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-8605-C
10
development of the first phase. There was no further discussion. The item was placed
on the consent agenda and approved as recommended by staff by a vote of 11 ayes,
0 noes and 0 absent.
May 19, 2016
ITEM NO.: 15 FILE NO.: Z-8632-B
NAME: Arkansas Urology Revised Short-form POD
LOCATION: Located at 1300 Centerview Drive
DEVELOPER:
Freeway Park Properties, LLC
Scott Davis
1300 Centerview Drive
Little Rock, AR 72221
ENGINEER:
McClelland Consulting Engineers Inc.
Dan Beranek
P.O. Box 14087
Little Rock, AR 72203
AREA: 7.5 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 11 – I-430 CENSUS TRACT: 41.07
CURRENT ZONING: POD
ALLOWED USES: Ambulatory Surgery Center and parking
PROPOSED ZONING: Revised POD and PD-C
PROPOSED USE: Ambulatory Surgery Center and parking – expand site area
to the west to include additional land to be purchased from the adjacent vet clinic
VARIANCE/WAIVERS: A variance from the City’s Land Alteration Ordinance to allow
grading of future phases of the development with the first phase.
BACKGROUND:
Ordinance No. 20,422 adopted by the Little Rock Board of Directors on April 19, 2011,
rezoned the site from R-2, Single-family to POD to allow a four (4) plus acre parcel to be
subdivided into two (2) lots. The southern lot was proposed for rezoning to POD to
allow immediate construction of a parking lot to serve Arkansas Urology Clinic which
May 19, 2016
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-8632-B
2
was located adjacent to the site. There were no changes proposed for the remaining
area. The parking lot was not developed as proposed and the POD approval has
expired.
On June 2, 2015, the Little Rock Board of Directors adopted Ordinance No. 21,049
allowing a revision to a previously approved POD for Arkansas Urology Clinic. The
approval allowed Arkansas Urology to develop an adjacent 2.9-acre tract located to the
west of their existing facility with a new ambulatory surgery center and parking along the
west side of their existing building. The proposed building was one (1) story containing
approximately 8,300 square feet. The new building was to contain two (2) operating
rooms, two (2) procedure rooms, six (6) bed pre-op, six (6) bed post-op, covered drop
off entry and exit, waiting, support space for surgery and building services space. The
exterior was proposed similar to the existing building. The roof was proposed with
partial metal sloped roof and partial flat roof for ease of future expansion. The proposed
additional parking was proposed in phases. The request included a variance to allow
advanced grading of the future phases with the construction of the new building which
was approved by the Planning Commission.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to expand the site area by 1.3-acres to the west
of their existing facility. The additional property will allow Arkansas Urology to
better implement the plans they submitted last year to expand their facility with a
new ambulatory surgical center. The new application is to revise the POD and
future develop the site plan for the new surgery center and associated parking.
The proposed building is a one-story surgery center with approximately
12,400 square feet and will consist primarily of the following spaces: 2 operating
rooms, 4 procedure rooms, 6 bed pre-op, 6 bed post-op, covered drop off entry
and exit, waiting, support spaces for surgery and building services. The exterior
is proposed similar to the existing building on the site. The proposed parking will
be phased.
An adjacent lot, zoned PD-C, is proposed with a revision to allow this
development to purchase the rear 450-feet (approximate measurement). The
applicant has indicated a replat of this property will be completed upon approval
of the revision to the POD and the adjacent PD-C zoning for SRVC Short-form
PD-C to eliminate the creation of a property without public street frontage.
B. EXISTING CONDITIONS:
The area proposed for the surgery center and parking is wooded. The property
to the north contains three structures located on the overall parcel of property, an
office fronting Kanis Road and two other non-residential buildings accessed via
an access easement extending from Kanis Road. The areas to the east and
May 19, 2016
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-8632-B
3
south are developed with office uses including the Federal Bureau of
Investigations and the Arkansas Realtors Association. Also to the west is a
property zoned POD which is developed as an office warehouse containing four
buildings.
C. NEIGHBORHOOD COMMENTS:
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. 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.
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. Is a variance requested to
advance grade additional phases of construction?
4. Stormwater detention ordinance applies to this property. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or owner.
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.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this site.
Entergy: Entergy does not object to this proposal. A three (3) phase
underground electrical line runs along the north side of the existing building.
There do not appear to be any existing conflicts with Entergy facilities on this
property. Contact Entergy in advance to discuss future service requirements,
new facilities locations and adjustments to existing facilities (if any) as this project
proceeds.
May 19, 2016
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-8632-B
4
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. A water main extension will be needed to provide water service to this
property.
3. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the
Developer’s expense.
4. Please submit plans for water facilities and/or fire protection system to
Central Arkansas Water for review. Plan revisions may be required after
additional review. Contact Central Arkansas Water regarding procedures
for installation of water facilities and/or fire service. Approval of plans by the
Arkansas Department of Health Engineering Division and the Little Rock
Fire Department is required.
5. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
6. If there are facilities that need to be adjusted and/or relocated, contact
Central Arkansas Water. That work would be done at the expense of the
developer.
7. Contact Central Arkansas Water regarding the size and location of water
meter.
8. Due to the nature of this facility, installation of an approved reduced
pressure zone backflow preventer assembly (RPZA) is required on the
domestic water service. This assembly must be installed prior to the first
point of use. Central Arkansas Water requires that upon installation of the
RPZA, successful tests of the assembly must be completed by a Certified
Assembly Tester licensed by the State of Arkansas and approved by
Central Arkansas Water. The test results must be sent to Central Arkansas
Water’s Cross Connection Section within ten days of installation and
annually thereafter. Contact the Cross Connection Section at 501.377.1226
if you would like to discuss backflow prevention requirements for this
project.
9. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s
May 19, 2016
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-8632-B
5
materials and construction specifications and installation will be inspected
by an engineer, licensed to practice in the State of Arkansas. Execution of
a Customer Owned Line Agreement is required.
10. Fire sprinkler systems which do not contain additives such as antifreeze
shall be isolated with a double detector check valve assembly. If additives
are used, a reduced pressure zone back flow preventer shall be required.
Fire Department:
1. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant
locations as per Appendix D of the 2012 Arkansas Fire Prevention Code
Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire
hydrant is located on a fire apparatus access road, the minimum road width
shall be 26 feet, exclusive of shoulders.
2. Grade. Maintain fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire
apparatus access roads shall not exceed 10 percent in grade except as
approved by the fire chief.
3. Loading. Maintain fire apparatus access road design as per Appendix D of
the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed
shall be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing
at least 75,000 pounds.
4. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the
2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction
with Central Arkansas Water (Jason Lower 501.377.1245) and the Little
Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John
Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per
Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is not currently served by METRO fixed route
serve, however it is serve by METRO Links paratransit and is part of our long
May 19, 2016
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-8632-B
6
range plans. Pedestrian infrastructure must be included for transit rider and
disability community access to transit.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is subject to full commercial plan review and approval
prior to issuance of a building permit. For information on submittal requirements
and the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.org or
Mark Alderfer at 501.371.4875; malderfer@littlerock.org .
Planning Division: This request is located in the I-430 Planning District. The
Land Use Plan shows Mixed Office Commercial (MOC) and Office (O) for this
property. The Mixed Office and Commercial category provides for a mixture of
office and commercial uses to occur. Acceptable uses are office or mixed office
and commercial. A Planned Zoning District is required if the use is mixed office
and commercial. The Office category represents services provided directly to
consumers (e.g., legal, financial, medical) as well as general offices which
support more basic economic activities. The applicant has applied for a revision
to an existing POD, Planned Office Development, to add a portion of a Planned
Development Commercial (PDC) located west of this site to the existing Planned
Office Development (POD) to increase the site area for additional parking.
Master Street Plan: The east side of the property is Centerview Drive and it is a
Collector. The primary function of a Collector Street is to provide a connection
from Local Streets to Arterials. The street may require dedication of right-of-way
and may require street improvements for entrances and exits to the site.
Bicycle Plan: There is a Class III Bike Route shown on Centerview Drive and
Autumn Road. Bike routes require no additional right-of-way, but either a sign or
pavement marking to identify and direct the route.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property or the right-of-way of any street. This strip shall
be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall
be planted for every thirty (30) linear feet of perimeter planting strip.
3. A portion of the north perimeter planting strip appears to be deficient.
May 19, 2016
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-8632-B
7
4. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). 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. Interior islands must be a minimum of seven and one half
(7 1/2) feet in width. Trees shall be included in the interior landscape areas at
the rate of one (1) tree for every twelve (12) parking spaces.
5. Building landscape areas shall be provided between the vehicular use area
used for public parking and the general vicinity of the building. These shall be
provided at the rate equivalent to planter strip three (3) feet wide along the
vehicular use area. One (1) tree and four (4) shrubs shall be planted in the
building landscape areas for each forty (40) linear feet of vehicular use area
abutting the building
6. An automatic irrigation system to water landscaped areas shall be required
for developments of one (1) acre or larger.
7. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
8. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (April 27, 2016)
The applicant was present. Staff presented an overview of the item stating there
were few outstanding technical issues associated with the request. Staff
questioned the building square footage. Staff also questioned if there were any
modifications from the previous approval. The applicant stated the building was
larger and the parking had changed but the development rational was not
changing.
Public Works comments were addressed. Staff questioned if the request included
a variance to allow advanced grading of the site. Staff stated the site
development was to comply with the City’s stormwater detention ordinance. Staff
stated prior to construction of retaining walls, an engineer's certification of design
and plans was to be submitted to Public Works for approval and after
construction an as-built certification was required for construction of the retaining
wall
Landscaping comments were addressed. Staff stated perimeter planting strips
were required around the site. Staff stated interior landscaping was required
within the parking lot areas. Staff stated screening was required on the property
May 19, 2016
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-8632-B
8
lines adjacent to residentially zoned or used property. Staff stated prior to the
issuance of a building permit a landscape plan stamped with the seal of a
registered landscape architect was required.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted responses to comments raised at the April 27, 2016,
Subdivision Committee meeting. The applicant has provided the total building
square footage and indicated the proposed detention facilities will fully comply
with the City’s Stormwater Detention ordinance.
The request is to expand the site area by 1.3-acres to the west of their existing
facility by purchasing a portion of an adjacent PD-C zoned property. Also the
adjacent PD-C zoned lot is proposing a revision to allow this development to
purchase the rear 450-feet (approximate measurement) and to revise their site
plan. According to the applicant the additional property will allow Arkansas
Urology to better implement the plans they submitted last year to expand their
facility with a new ambulatory surgical center. The new application is to revise
the POD and future develop the site plan for the new surgery center and
associated parking. The exterior construction materials are proposed similar to
the existing building. The roof is proposed as a partial metal sloped roof and a
partial flat roof for ease of future expansion. There is no overnight stay
associated with the surgery center.
The applicant has indicated a replat of this property will be completed upon
approval of the revision to the POD and the adjacent PD-C zoning for SRVC
Short-form PD-C to eliminate the creation of a property without public street
frontage.
The proposed building is a one-story surgery center with approximately
12,400 square feet and will consist primarily of the following spaces: 2 operating
rooms, 4 procedure rooms, 6 bed pre-op, 6 bed post-op, covered drop off entry
and exit, waiting, support spaces for surgery and building services. The exterior
is proposed similar to the existing building on the site. The proposed parking will
be phased.
The parking is proposed in two (2) phases. Ninety-four (94) parking spaces will
be constructed in the first phase and eight-four (84) parking spaces will be
constructed in the second phase.
May 19, 2016
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-8632-B
9
The request includes a variance to allow advanced grading of the future phases
with the construction of the new building. The applicant has indicated the
variance is necessary to cut and fill the site and eliminate the need for hauling of
materials to and from the site as each phase is developed. The applicant has
indicated the future parking lot phase will be seeded and vegetated per the City’s
Land Alteration Ordinance requirements.
Staff is supportive of the request. To staff’s knowledge there are no remaining
outstanding technical issues associated with the request. Staff feels the POD
zoning to allow for construction of parking and an ambulatory surgery center will
not have any adverse impact on this development or of abutting properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the variance request from the City’s Land
Alteration Ordinance to allow grading of future phases of the development of the
first phase.
PLANNING COMMISSION ACTION: (MAY 19, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff presented a recommendation of approval of the variance
request from the City’s Land Alteration Ordinance to allow grading of future phases of
the development of the first phase. There was no further discussion. The item was
placed on the consent agenda and approved as recommended by staff by a vote of
11 ayes, 0 noes and 0 absent.
May 19, 2016
ITEM NO.: 16 FILE NO.: LA-0054-A
NAME: Village at Brodie Creek, Lots 4 – 11 and 12, Advanced Grading Variance
Request
LOCATION: Adjacent to Colonel Glenn Plaza Drive north of Colonel Glenn Road
APPLICANT: CGBRDI, LLC
APPLICANT’S REPRESENTATIVE: White-Daters & Associates
AREA: Approximately 43 acres
CURRENT ZONING: C2
VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration
Regulations to advance grade by clearing and excavating approximately 43 acres.
A. PROPOSAL/REQUEST:
Applicant is requesting a variance from the Land Alteration Regulations to
advance grade by clearing and excavating approximately 43 acres adjacent to
Colonel Glenn Plaza Drive north of Colonel Glenn Road. Advanced grading is
requested on preliminary platted lots 4 through 11 of the Village at Brodie Creek
Subdivision. A similar advance grading variance was approved in 2013 by the
Planning Commission for advance grading of lots 4, 5, 7, 9, 11, and 12. The
applicant proposes to cut excavated material from lots 4 through 8 and fill lots 9
through 11 in the Village at Brodie Creek subdivision. At the same time or
immediately following the mass grading, the applicant proposes to begin
construction of the extension of Colonel Glenn Plaza Drive to Bowman Rd. The
variance would allow staff to issue a grading permit for the advance grading
activities on the adjacent lots without imminent construction.
B. EXISTING CONDITIONS:
Approximately 43 acres is remaining in the subdivision. Of the 43 acres,
approximately 33 acres will be advanced graded with 10 acres remaining in
undisturbed wooded buffers. East of lots 10 and 11 is Interstate 430. The view
from Interstate 430 is obscured by elevation. South of lot 11 is the Crain Ford
dealership which is zoned C-2. East and south of Lots 4-6 are undeveloped lot
3R which is zoned C2 and the Baptist Hospital School of Nursing parking lot
zoned C2.
West of lots 6 and 7 which are both zoned O2 is Bowman Rd. Beyond Bowman
Rd is horse farm zoned R-2 and the Fountaine Bleu Apartments zoned PD-R
which is currently under construction. North of lots 7, 9, and 10 is the Brodie
May 19, 2016
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: LA-0054-A
2
Creek floodway. Beyond Brodie Creek are large tracts of developed and
undeveloped properties zoned R2.
C. NEIGHBORHOOD COMMENTS:
At the time of writing, staff has not been provided proof of notifications being
mailed by the applicant to all adjacent property owners including those across
streets and alleys. As of the time of writing, staff has received one (1) telephone
call from Dr. Charles Sullivan, the owner of the horse farm on the west side of
Bowman Rd. with questions and desiring additional information.
D. ENGINEERING COMMENTS:
1. A grading permit in accordance with section 29-186 (c) & (d) will be required
prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
2. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e).
3. Per Sec. 29-197(9) storm water detention must be constructed on site in
accordance with Chapter 29 and maintained following completion of grading
activities. Show location(s) of detention facility(s).
4. If disturbed area is 1 or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
5. Per Sec. 29-197(2), the grading shall be expeditiously completed in a time
frame not to exceed one (1) year in duration from the time work commences
to installation of all final erosion control measures and vegetation.
6. Per Sec. 29-197(3) provide line of sight illustrations from adjacent street(s)
and properties for review by the Planning Commission.
7. Per Sec. 29-179(5), undisturbed areas designated for temporary buffers
shall be kept undisturbed except for reasonable access to the site. The
minimum width shall be 50 ft where the property is adjacent to other
properties. The minimum width shall be 80 ft where the subject property is
adjacent to arterial streets (W. 36th St & Bowman Road) or construct a
berm to obstruct views. In no event shall these temporary strips be less
than the width of the permanent buffers required for the development.
8. Berms should be installed to obstruct views from adjacent properties such
as Lots 3R and lot 12. After the street is constructed, berms should also be
constructed along the new street ROW adjacent to the lots that are not
proposed to be developed in the immediate future.
9. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 for the entire
property showing access points, buffers, and berms.
May 19, 2016
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: LA-0054-A
3
10. Construction access points should be shown on the grading plan.
11. Per Sec. 29-197(11), a permanent vegetative cover of suitable perennial
grass shall be established over all disturbed areas. Where indicated by soil
tests, pH adjustments and addition of fertilizer may be required.
12. At the completion of land alteration activities, a minimum of 6 inches of
suitable top soil shall be placed over all disturbed areas and permanent
vegetative cover shall be established. Top soil shall be suitable clay or silt
loam soil capable of supporting perennial vegetation. If on-site soil is
suitable, the top soil may be stripped from the site prior to grading, or
suitable soil may be brought in from off-site.
13. Per Sec. 29-197(12), all erosion and stabilization controls, including
permanent vegetation and plantings and stormwater detention systems are
to be maintained by the responsible part for a period of 2 years following
completion of site grading.
14. Per Sec. 29-197(12), periodic mowing, generally 2 times per year or more
often if required by CLR shall be provided to encourage perennial grass
growth.
15. Per Sec. 29-197(13), maintenance for the 2 year period shall be guaranteed
through posting of cash, surety bond or letter of credit as referenced in Sec.
31-431(2) at the time of final inspection of the grading activities.
16. Per Sec. 29-197(14), all required federal, state, and local permits and
approvals shall be obtained prior to commencement of land alteration
activities.
17. Public works staff must be contacted for inspection for final approval of site
stabilization prior to acceptance and relinquishment of maintenance bond.
18. Staked orange fencing must be installed along the open space undisturbed
buffer areas during construction to prevent access into these buffer areas.
19. Planning Commission signs should be posted at the site in viewable
locations.
E. LANDSCAPE COMMENTS:
1. No comments.
F. SUBDIVISION COMMITTEE:
Brian Dale of White-Daters & Associates was present representing the applicant.
Staff presented an overview of the variance application. There was no further
discussion of the item. The Committee then forwarded the item to the full
Commission for final action.
May 19, 2016
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: LA-0054-A
4
G. ANALYSIS:
The applicant is proposing to clear and grade the remainder of the subdivision or
approximately 43 acres minus the proposed buffers. Of the 43 acres proposed to
be disturbed, approximately 10 acres is tree covered and will be maintained as
undisturbed buffers.
The applicant proposes to maintain 50 and 80 ft. undisturbed wooded buffers
along the north and east property lines. The applicant proposes to construct
earthen berms along the south and west property lines to obstruct views from
adjacent properties and Bowman Rd. At the completion of the advanced grading
and street construction, earthen berms will be constructed adjacent to the
undeveloped lots parallel to the newly constructed street to also obstruct views of
the advanced graded areas.
The excavated material will be balanced within the Village at Brodie Creek
subdivision. The material will not be trucked over newly constructed and existing
streets in the area. Street construction will start after the advanced grading is
completed. If any damage to city streets or infrastructure occurs, the damage will
be required to be repaired by the applicant prior to the acceptance and release of
the 2 year maintenance bond and the issuance of any certificates of occupancy.
Mud, dirt or any debris tracked on paved surfaces must be periodically removed.
Erosion control devices will be used during grading operations. The property will
be graded to sheet flow stormwater and not pond on the property except in the
constructed detention facilities. No slopes will be steeper than 3:1. Maintenance
of erosion controls, detention facilities, and construction entrances will occur as
needed during the grading period. Within 14 days of completion of the final
grading, the disturbed area will be graded with top soil and seeded and
vegetated with native grasses. When vegetation is established, the erosion
control devices can then be removed.
The applicant did not provide line of sight illustrations. The applicant has agreed
though to install berms of sufficient height to obstruct views from adjacent
properties and streets. Orange fencing will be installed along areas not to be
disturbed to prevent entry.
H. RECOMMENDATION:
Staff recommends approval of the advanced grading variance request subject to
compliance with the comments and conditions as outlined in paragraphs D of the
agenda staff report.
May 19, 2016
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: LA-0054-A
5
In addition to paragraph D, the variance request is subject to compliance with the
following conditions:
1. Berms are to be installed along the southern and western property lines to
obstruct views of the advanced graded areas from adjacent properties and
public streets;
2. Berms are to be installed adjacent to the undeveloped lots parallel to the
newly constructed streets to obstruct views of the advanced graded areas.
3. 50 and 80 ft. undisturbed wooded buffers should be maintained along the
north and east property lines.
4. A grading permit in accordance with section 29-186 (c) & (d) will be required
prior to any land clearing or grading activities at the site.
PLANNING COMMISSION ACTION: (MAY 19, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the advanced grading
variance request subject to compliance with the comments and conditions as outlined in
paragraphs D of the agenda staff report. Staff stated in addition to paragraph D, the
variance request was subject to compliance with the following conditions:
1. Berms are to be installed along the southern property lines to obstruct views of the
advanced graded areas from adjacent properties.
2. Berms are to be installed adjacent to the undeveloped lots parallel to the newly
constructed streets to obstruct views of the advanced graded areas.
3. A 50 and 80 foot undisturbed wooded buffers should be maintained along the north
and east property lines.
4. A grading permit in accordance with Section 29-186 (c) & (d) will be required prior to
any land clearing or grading activities at the site.
5. A 50-foot undisturbed buffer with a berm is to be provided adjacent to Bowman Road
north of the proposed new street and a 30-foot undisturbed buffer with a berm is to
be provided south of the new street.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent.
May 19, 2016
ITEM NO.: 17 FILE NO.: LA-0057-A
NAME: Village at Colonel Glenn Advanced Grading Variance
LOCATION: Northeast corner of David O Dodd Road and Lawson Road
APPLICANT: Terraforma, LLC.
APPLICANT’S REPRESENTATIVE: White-Daters & Associates
AREA: Approximately 4.22 acres
CURRENT ZONING: Planned Commercial Development (PCD) and O-3
VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration
Regulations to advance grade by clearing and filling approximately 4.22 acres.
A. PROPOSAL/REQUEST:
Applicant is requesting a variance from the Land Alteration Regulations to
advance grade by clearing and filling approximately 4.22 acres on the northeast
corner of David O. Dodd Road and Lawson Road. An advanced grading
variance was previously approved for this property on December 9, 2013 by the
Planning Commission. Advanced grading is again requested to occur on the
subject property located on the northeast corner of David O. Dodd Road and
Lawson Road intersection. The variance would allow staff to issue a grading
permit for the advance grading activities without imminent construction. Fill
material is proposed to be hauled to this site from nearby construction sites in
this area.
B. EXISTING CONDITIONS:
The 4.22 acre property is hilly with dense trees. The subject property is zoned
Planning Commercial Development (PCD) and O-3. The subject property is
located within the Little Rock city limits.
East of the subject property is the Riverside Acura Subaru Car Dealership which
is zoned O-3. West of the subject property is developed properties zoned R-2
consisting of a cemetery and two (2) residential properties. In the past, one of
the existing residential properties was approved for an office development.
South of the subject property is David O. Dodd Road. South of David O. Dodd
Road is undeveloped property zoned O-3. North of the subject properties are
R-2 and O-3 zoned properties. The R-2 property is a convenience/grocery store
property. The O-3 also contains the Riverside Acura Subaru Car Dealership.
May 19, 2016
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: LA-0057-A
2
C. NEIGHBORHOOD COMMENTS:
At the time of writing, staff has not been provided proof of notifications being
mailed by the applicant to all adjacent property owners including those across
streets and alleys. Also, as of the time of writing, staff has not received any
inquiries into the application.
D. ENGINEERING COMMENTS:
1. A grading permit in accordance with section 29-186 (c) & (d) will be required
prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
2. Storm water detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the grading plan.
3. If disturbed area is 1 or more acres, obtain a NPDES storm water permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
4. 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.
5. Per Sec. 29-197(2), the grading shall be expeditiously completed in a time
frame not to exceed one (1) year in duration from the time work commences
to installation of all final erosion control measures and vegetation.
6. Provide visual screening of the completed area by providing undisturbed
buffer strips or earthen berms. Per Sec. 29-197(3) provide line of sight
illustrations from adjacent street(s) and properties for review by the
Planning Commission. The width of the temporary buffer strips shall be 6%
of the lot width and depth. The minimum width shall be 50 ft where the
subject property is adjacent to other properties including the cemetery. The
minimum width shall be 80 ft where the subject property is adjacent to an
arterial street (David O. Dodd Rd). In no event shall these buffers be less
than the width of the permanent buffers required for the development.
A 50 ft. advanced grading buffer should be maintained along the north and
east property lines.
7. Construction access points should be shown on the grading plan. A curved
or angled road design should be provided to limit the visibility of the interior
grading work from adjacent streets.
May 19, 2016
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: LA-0057-A
3
8. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 for the entire
property showing access points, buffers, and berms.
9. Per Sec. 29-197(11), a permanent vegetative cover of suitable perennial
grass shall be established over all disturbed areas. Where indicated by soil
tests, pH adjustments and addition of fertilizer may be required.
10. Per Sec. 29-197(12), all erosion and stabilization controls, including
permanent vegetation and plantings and stormwater detention systems are
to be maintained by the responsible part for a period of 2 years following
completion of site grading.
11. Per Sec. 29-197(12), periodic mowing, generally 2 times per year or more
often if required by CLR shall be provided to encourage perennial grass
growth.
12. Per Sec. 29-197(13), maintenance for the 2 year period shall be guaranteed
through posting of cash, surety bond or letter of credit as referenced in Sec.
31-431(2) at the time of final inspection of the grading activities.
13. Per Sec. 29-197(14), all required federal, state, and local permits and
approvals shall be obtained prior to commencement of land alteration
activities.
14. Public works staff must be contacted for inspection for final approval of site
stabilization prior to acceptance and relinquishment of maintenance bond.
15. Staked orange fencing must be installed along the open space undisturbed
buffer areas during construction to prevent access to these buffer areas.
16. At the completion of the land alteration activities, a minimum six (6) inches
of suitable top soil shall be placed over all disturbed areas and permanent
vegetative cover established.
17. Provide the proposed destination of the fill material removed from this site.
18. Signs should be installed at the site on David O. Dodd Rd and Lawson Rd.
E. PLANNING STAFF COMMENTS:
No comments
F. SUBDIVISION COMMITTEE:
Brian Dale of White-Daters & Associates was present representing the applicant.
Staff presented an overview of the variance application. There was no further
discussion of the item. The Committee then forwarded the item to the full
Commission for final action.
May 19, 2016
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: LA-0057-A
4
G. ANALYSIS:
The applicant is proposing to clear and grade approximately 4.22 acres. Fill
material will be hauled to the subject property from other developments proposed
on David O. Dodd Rd, Colonel Glenn Road, and Lawson Road. A gravel
construction entrance will be located off David O. Dodd Road. The applicant has
agreed that grading will occur expeditiously and the site will be stabilized within
1 year of the issuance of the grading permit. Any damage to city streets or
infrastructure will be repaired by the applicant prior to the acceptance and
release of the 2 year maintenance bond.
Mud, dirt or any debris tracked on paved surfaces must be periodically removed.
Erosion control devices will be used during grading operations. The property will
be graded to sheet flow stormwater and not pond on the property except in the
constructed detention facilities. Maintenance of erosion controls, detention
facilities, and construction entrances will occur as needed during the grading
period. Within 14 days of completion of the final grading, the disturbed area will
be graded with 6 inches of top soil and seeded and vegetated with native
grasses. When vegetation is established, the erosion control devices can then
be removed.
The applicant proposes to maintain a 50 ft undisturbed wooded buffer along the
west property line. No buffers or berms are proposed along the north and east
property lines adjacent to Riverside Acura Subaru Car Dealership. Riverside
Acura Subaru Car Dealership provided staff with an email stating an undisturbed
buffer and berm were not desired adjacent to their property. The applicant has
amended the application to provide an earthen berm along the south property
line adjacent to David O. Dodd Rd to obstruct views from David O. Dodd Rd.
Orange fencing will be installed along all undisturbed buffers to prevent entry.
H. RECOMMENDATION:
Staff recommends approval of the advanced grading variance request subject to
compliance with the comments and conditions as outlined in paragraph D of the
agenda staff report.
In addition to paragraph D, the variance request is subject to compliance with the
following conditions:
1. An earthen berm will be constructed along the south property line parallel to
David O. Dodd Rd to obstruct views from David O. Dodd Rd.
2. A grading permit in accordance with section 29-186 (c) & (d) will be required
prior to any land clearing or grading activities at the site.
May 19, 2016
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: LA-0057-A
5
PLANNING COMMISSION ACTION: (MAY 19, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the advanced grading
variance request subject to compliance with the comments and conditions as outlined in
paragraph D of the agenda staff report. Staff stated in addition to paragraph D, the
variance request was subject to compliance with the following conditions:
1. An earthen berm will be constructed along the south property line parallel to David
O. Dodd Road to obstruct views from David O. Dodd Rd.
2. A grading permit in accordance with Section 29-186 (c) & (d) will be required prior to
any land clearing or grading activities at the site.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent.
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May 19, 2016
There being no further business before the Commission, the meeting was adjourned
at 6:25 o.m.
11
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Date
Chairman