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LITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
OCTOBER 25, 2012
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present there being eight (8) members present.
II. Members Present: Alan Bubbus
William Changose
Janet Dillon
Rebecca Finney
Keith Fountain
Dan Harpool
Amy Pierce
Bill Rector
Members Absent: Tom Brock
J. T. Ferstl
Obray Nunnley, Jr.
City Attorney: Cindy Dawson
III. Approval of the Minutes of the September 13, 2012 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
OCTOBER 25, 2012
OLD BUSINESS:
Item Number:
File Number:
Title:
A. S-1687 4625 Geyer Springs Cut-off Subdivision Site Plan
Review, located at 4625 Geyer Springs Cut-off.
B. Z-5787-C Whole Foods Revised Short-form PCD, located on the
Northeast corner of Chenal Parkway and Bowman Road.
C. S-867-RRRRRRR Chenal Valley South Preliminary Plat, located North of
Denny Road just West of Gordon Road.
D. Z-7723-C Ford Properties Homes LLC Short-form PCD, located at
1115 Jefferson Street.
E. Z-8801 Rollins Short-form PD-C, located at 3700 Walker Street.
NEW BUSINESS:
I. PRELIMINARY PLAT:
Item Number:
File Number:
Title:
1. S-126-D Lot 6RR Mabelvale Industrial Park Addition Replat,
located on the Northwest corner of Mabelvale Pike and
Mabelvale Drive.
2. S-867-SSSSSSS Chenal Blocks 96 & 97 Revised Preliminary Plat, located
on Hallen Court.
Agenda, Page Two
II. PLANNED DEVELOPMENTS:
Item Number:
File Number:
Title:
3. Z-2123-A LRMA Medical Complex Long-form PCD, located at 6101
St. Vincent Circle.
4. Z-3619-C Knollwood Mobile Home Park Short-form PD-C, located
at 1 Don Drive.
5. Z-5805-C 11820 Chicot Road Short-form PD-C, located at 11820
Chicot Road.
6. Z-8808 Valley Oak Addition Short-form PD-R, located at 4411
Carter Lane.
7. Z-8809 Bennett Short-form PD-R, located at 16 Terrace Place.
8. Z-8810 Fraizer-Bankhead Short-form PD-R, located on the
Northeast corner of Fraizer Pike and Bankhead Drive.
October 25, 2012
ITEM NO.: A FILE NO.: S-1687
NAME: 4625 Geyer Springs Cut-off Subdivision Site Plan Review
LOCATION: Located at 4625 Geyer Springs Cut-off
DEVELOPER:
Gabriel Villegas
4625 Beyer Springs Cut-off
Little Rock, AR 72206
SURVEYOR:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 2.28 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: Area not zoned – Subdivision review only
PLANNING DISTRICT: 14 – Geyer Springs East
CENSUS TRACT: 40.06
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a subdivision site plan review to allow for five (5)
residential units and a number of accessory buildings to be located on the
property. The property is currently two (2) tracts, under a single ownership, with
three (3) units on Tract 1 and two (2) units on Tract 2. The survey indicates there
is a single story frame house, three (3) manufactured homes and a travel trailer
which is being used as a guest house, on the two (2) tracts. There is an
individual septic system on each of the tracts serving the five (5) units.
According to the applicant all the units are connected to these septic systems.
The property is located within the City’s planning jurisdiction in which the
subdivision ordinance only is enforced. Section 31-13 provides the criteria for
review of sites containing multiple buildings. The ordinance requires
October 25, 2012
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1687
2
developments involving the construction of two (2) or more buildings to be
reviewed and approved by the Planning Commission.
B. EXISTING CONDITIONS:
The site is located in an area of the County in which the City exercises
subdivision jurisdiction but does not exercise zoning jurisdiction. The area is
predominately residential. The property contains a number of residential
structures and a number of outbuildings. There appears to be three mobile
homes, a site built home and a travel trailer being used as housing. Hilaro
Springs Road and Geyer Springs Cut-off are both two lane roads with open
ditches for drainage. There are no sidewalks in this area.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls and
two (2) letters of opposition from area residents. All property owners located
within 200-feet of the site and Southwest Little Rock United for Progress were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Geyer Springs Cutoff is classified on the Master Street Plan as a minor
arterial. A dedication of right-of-way 45 feet from centerline is required.
2. Hilaro Springs Road is classified on the Master Street Plan as a minor
arterial. A dedication of right-of-way 45 feet from centerline is required.
3. A 20 foot radial dedication of right-of-way is required at the intersection of
Geyer Springs Cut-off and Hilaro Springs Road.
4. At the time of site re-development, provide design of street conforming to the
Master Street Plan. Construct one-half street improvement to Geyer Springs
Cut-Off including 5-foot sidewalks with the planned development.
5. At the time of site re-development, provide design of street conforming to the
Master Street Plan. Construct one-half street improvement to Hilaro Springs
Road including 5-foot sidewalks with the planned development.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Outside the service boundary. Provide approval from the Arkansas
Department of Health providing approval of the exiting septic systems.
October 25, 2012
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1687
3
Entergy: The area is outside Entergy’s service area. Contact First Electric Coop
concerning electrical needs.
Center-Point Energy: No comment received.
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. Contact Central
Arkansas Water regarding the size and location of the water meter. 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. Contact
Central Arkansas Water if additional fire protection or metered water service is
required. A Capital Investment Charge based on the size of meter connection(s)
will apply to this project in additional to normal charges. This fee will apply to all
connections including metered connections off the private fire system. Due to
the nature of the facility, installation of an approved reduced pressure zoned
backflow preventer assembly (RPZ) is required on the domestic water service.
This assembly must be installed prior to the first point of use. Central Arkansas
Water required that upon installation of the RPZA, successful test of the
assembly must be completed by a Certified Assembly Tester licensed by the
State of Arkansas and approved Central Arkansas Water. The test results must
be sent to Central Arkansas Water’s Cross Connection Section within ten (10)
days of installation and annually thereafter. Contact the Cross Connection
Section at 377-1226 if you would like to discuss backflow prevention
requirements for this project.
Fire Department: Outside the service boundary. Provide a letter from the area
volunteer fire department stating their knowledge of the project. Place fire
hydrants per code. Maintain a minimum access of at least 20-feet. Contact the
Little Rock Fire Department for additional information.
County Planning:
1. Provide proof from the Arkansas Department of Health the existing septic
systems as adequate to serve the units.
2. Dedicate right of way on Hilaro Springs Road and Mabelvale Cut-off per the
Master Street Plan.
3. Obtain a letter from the area volunteer fire department stating their knowledge
to the project and their ability to serve the development.
CATA: The site is not located on a dedicated CATA Bus Route.
October 25, 2012
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1687
4
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment on this residential application.
G. SUBDIVISION COMMITTEE COMMENT: (July 11, 2012)
The applicant was not present. Staff presented the item to the Committee
members stating they would work with the applicant prior to the public hearing to
address their concerns. There was no further discussion of the item. The
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
There were few outstanding technical issues in need of addressing raised at the
July 11, 2012, Subdivision Committee meeting. The applicant is continuing to
work with the Arkansas Department of Health to secure approval of the existing
septic systems located on the property.
The applicant is seeking approval per Section 31-13 of the Little Rock Code. The
ordinance sets forth procedures for processing multiple building site plans and to
establish the standards for the development of site. The Subdivision Site Plan
review is a development review process that provides for case by case
consideration of project particulars including the provision of parking and
landscaping in accordance with the appropriate ordinances, siting of buildings,
and the relationship with adjoining properties. The property is located outside the
City limits but within the City’s Extraterritorial Planning Jurisdiction. The property
is located within the area of the County the City exercises Subdivision controls
but does not exercise zoning.
The property is currently two (2) tracts, under a single ownership, with
three (3) units on Tract 1 and two (2) units on Tract 2. The survey indicates there
is a single story frame house, three (3) manufactured homes and a travel trailer
which is being used as a guest house, on the two (2) tracts. There are individual
septic system on each of the tracts serving the five (5) units Staff is unsure when
the homes were placed on the property thus necessitating the site plan review. It
appears from aerial photos on the City’s GIS System one (1) or two (2) units and
the travel trailer have been added since 2009.
October 25, 2012
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1687
5
Although the City does not have zoning jurisdiction in this area the homes have
been placed to comply with typical setbacks of the single-family zoning district.
There is ample parking on-site to support the units. Staff is somewhat supportive
of the application request but is not supportive of allowing the travel trailer to
serve as a residence. To staff’s knowledge there are no remaining outstanding
technical issues associated with the request. The site plan as presented appears
to comply with the typical standards established by the Subdivision Ordinance for
site plan review requests.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends prior to the Commission approving the request the applicant
provide approval from the Arkansas Department of Health concerning the
existing septic systems.
Staff is not supportive of allowing the travel trailer to be used as a residence.
PLANNING COMMISSION ACTION: (AUGUST 2, 2012)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant failed to respond to comments raised at the
July 11, 2012, Subdivision Committee meeting. Staff presented a recommendation of
deferral of the item to the September 13, 2012, public hearing.
There was no further discussion of the item. The Chair entertained a motion for
placement of the item of the Consent Agenda for approval as recommended by staff.
The motion carried by a vote of 8 ayes, 0 noes and 3 absent.
PLANNING COMMISSION ACTION: (SEPTEMBER 13, 2012)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had been unable to obtain septic certification
from the Arkansas Department of Health. Staff presented a recommendation of deferral
of this item to the October 25, 2012, public hearing.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item on the Consent Agenda as presented by staff. The motion carried
by a vote of 10 ayes, 0 noes and 1 absent.
October 25, 2012
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1687
6
STAFF UPDATE:
The applicant is continuing to work with the Arkansas Department of Health/County
Sanitarian to secure proper clearance and certification for the existing septic systems
located on the property. As previously noted staff recommends approval of the septic
system serving the homes be secured prior to the Commission acting on the request.
The applicant will continue to secure approval prior to the Commission public hearing.
Should approval not be received the item will be deferred to the December 13, 2012,
public hearing.
PLANNING COMMISSION ACTION: (OCTOBER 25, 2012)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had not obtained proper clearance and
certification for the existing septic systems located on the property. Staff stated the
applicant would continue to secure approval. Staff presented a recommendation of
deferral of the item to the December 13, 2012, public hearing.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 7 ayes,
0 noes and 4 absent.
October 25, 2012
ITEM NO.: B FILE NO.: Z-5787-C
NAME: Whole Foods Revised Short-form PCD
LOCATION: Located on the Northeast corner of Chenal Parkway and Bowman Road
DEVELOPER:
Whole Foods
c/o Charlie Oates
Oates Commercial Property
5865 Ridgeway Parkway Suite 300
Memphis, TN 38120
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 3.5 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PCD
ALLOWED USES: Book or stationary store, clothing store, drug store or pharmacy,
furniture store, hobby shop, lawn and garden center (enclosed), office, office equipment
and sales, and retail uses not listed (enclosed) within the C-3, General Commercial
Zoning District
PROPOSED ZONING: Revised PCD
PROPOSED USE: Add grocery as an allowable use
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
The PCD was established by the Board of Directors by Ordinance No. 16,612, on March
15, 1994. This followed the Planning Commission recommendation of approval on
February 8, 1994. The approval allowed a two-lot commercial subdivision located on
7.749 acres. The proposed uses for the PCD were Best Buy with 44,844 square feet
within the proposed building and “Toys-R-Us” with 30,625 square feet. The Best Buy lot
October 25, 2012
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-5787-C
2
was to contain 4.286 acres and the “Toys-R-Us” lot to contain 3.366 acres. Parking for
362 vehicles was shown on the site plan.
At the time of approval, the intended user was “Toys-R-Us”, but convertibility to the
following uses was approved: book or stationary store, clothing store, drug store or
pharmacy, furniture store, hobby shop, lawn and garden center (enclosed), office, office
equipment and sales, and retail uses not listed (enclosed) within the C-3, General
Commercial Zoning District. The building setback from the north property line was to be
50 feet, with a planted buffer between the building and the north property line. A privacy
fence was to be erected as a land use buffer between the PCD site and the residential
use to the north. The north 24 feet of the approved building footprint was a loading
dock/compactor area, and it was to be enclosed within the façade of the building, with
the restriction that waiting trucks would not leave their engines or other motors running.
The main façade of the building, then, was set at 75 feet off the north property line. The
approved PCD restricted the hours of loading and operation of the compactor to daylight
hours, and required that the building colors on the north façade be “neutral tones”. The
approved building “footprint” was 146.83 feet wide, plus the 25 foot loading
dock/compactor area, by 210.85 feet deep. There were, among other site work
requirements, requirements for limiting construction activities on Sunday. The
negotiations between the developer and “Toys-R-Us” broke down and “Toys-R-Us”
elected to locate in a different area of West Little Rock. When “Toys-R-Us” failed to
take the lease space for the Lot 1 area, a privacy fence was required to be erected
along the north limits of the proposed building line. (Building walls, where no openings
were provided, were allowed as a required land use buffer fence, and, since the wall
was not in place, the required buffering was not in place. The temporary privacy fence
at the wall location served as a substitute for the wall.
On December 12, 1995, the Little Rock Planning Commission denied a request to
amend the previously approved PCD to allow a modification in the building footprint for
the Lot 1 building and to allow the occupant of the building to serve refreshments to
customers as an accessory use to the primary retail user. Instead of a single tenant
space, two (2) tenant spaces were proposed. The building setback along the northern
property line was reduced from 50 feet to 40 feet.
On April 26, 1996, the Assistant City Manager approved a request to increase the
building area for the proposed north building (Lot 1) located north of Best Buy. The
approval allowed the construction of a 150 foot (north to south) by 212 foot building
(east to west), with a 22 foot wide loading dock. The occupant of the building was
Linen’s-N-Things.
On June 4, 1996, the Assistant City Manager approved a revision to the site plan to
allow the placement of a free standing canopy on the front of the building. The canopy
was not to be enclosed heated and cooled space. The purpose was to serve as shelter
October 25, 2012
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-5787-C
3
for customers. The construction was a roof structure with four support poles and not an
addition to the building space.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to amend the approved PCD for the Lot 1 of the
Appletree Subdivision, Linen’s-N-Things. The request is to add a food store as
an allowable use maintaining the previously approved uses.
As a separate item on this agenda the applicant was requesting to amend the
Master Street Plan to allow a median break with a left turn lane into the Best Buy
driveway along Chenal Parkway. The median cut would allow for left turns only
into the development. The applicant has since withdrawn this request.
B. EXISTING CONDITIONS:
The area has developed with commercial uses including restaurants, big box
retail, small retail users and a tire store. Best Buy occupies the building located
to the south of the building proposed for rezoning. There is a church currently
occupying the space proposed for the grocery. North of the site is a residential
subdivision, the Birchwood Subdivision.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
property owners located within 200-feet of the site, the Birchwood Neighborhood
Association, the Gibraltar Height/Point West/Timber Ridge Property Owners
Association and 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. Current traffic volumes on Chenal Parkway between Bowman Road and
Autumn Road exceed 35,000 trips per day.
3. Adequate left turn access is provided at the intersection of Bowman Road and
Chenal Parkway.
October 25, 2012
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-5787-C
4
4. The addition of a left turn lane as proposed creates a very hazardous access
due to traffic having to turn left across three (3) lanes of traffic. There are
insufficient gaps in traffic to safely make a left turn maneuver across three (3)
lanes of traffic. Other locations on Chenal Parkway have been converted to
left turn protected by arrow only due to high accident numbers, such as
Markham Street and Chenal Parkway.
5. The proposed left turn lane is too close to the intersection of Bowman Road
and Chenal Parkway and its proximity will result in blocking of the eastbound
through traffic lanes resulting in added congestion and an increase in rear
end collisions in this area.
6. Median cuts are prohibited by the design requirements, which are adopted by
Ordinances #14,210 and #15,239.
7. Chenal Parkway Design requires a minimum of 600 feet between median
openings to provide adequate left turn storage for vehicles. There is less than
500 feet between Bowman Road and the proposed median cut.
8. The intersection of Bowman and Chenal Parkway extends 465 feet to the
east, thus leaving no room for adequate left turn storage for the proposed
access. Left turning vehicles will block eastbound Chenal Parkway traffic on
a corridor that is already over capacity.
E. SUBDIVISION COMMITTEE COMMENT: (July 11, 2012)
Mr. John Reese and Mr. Joe White were present representing the request. Staff
presented an overview of the development stating there were additional items
necessary to complete the review process. Staff stated the previous approval
established minimum building setbacks, required buffering and limits on the
hours of delivery and dumpster/compactor service. Staff questioned if these
items would continue to apply to the new user.
Public Works comments were addressed. Staff stated as a separate item on the
agenda there was a request to amend the Master Street Plan to allow a median
break on Chenal Parkway at the Best Buy entrance drive. Staff stated this was
not desirable due to the proximity of the intersection of Bowman Road and the
limited amount of stack that could be provided on Chenal Parkway at this
location. Mr. White stated there were other median breaks along Chenal
Parkway. Staff stated there were fewer vehicles traveling the Parkway at these
other locations and the impact on traffic flow was much less. Staff stated there
was a protected left turn at the intersection of Bowman Road and Chenal
Parkway which would allow entry into the site.
October 25, 2012
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-5787-C
5
There was a general discussion concerning the driveway from the site onto
Bowman Road. Mr. White stated this driveway would be improved with the
redevelopment of the site.
Staff noted the existing screening fence and landscaping was to be in good
condition and any dead, diseased or missing landscaping was to be replaced.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
F. ANALYSIS:
There were no outstanding technical issues associated with the request raised at
the July 11, 2012, Subdivision Committee meeting. The applicant submitted a
request dated July 19, 2012, requesting withdrawal of the Master Street Plan
amendment (Item #17 File No. MSP-12-04).
The applicant is requesting to amend the listing of previously approved uses to
include a food store as an allowable use. Currently there are no revisions
proposed to the existing building but the applicant has indicated additional space
may be desired in the future. According to the applicant the existing 50-foot
buffer along the northern portion of the site would be maintained. The additional
square footage would be accomplished by enclosing the 22-foot by 60-foot area
along the northwestern portion of the building and/or enclosing a portion of the
loading dock area.
There are 148 parking spaces on this lot. Per the Zoning Ordinance parking for a
food store, supermarket or convenience type grocery store is four (4) spaces plus
one (1) space for each three hundred (300) square feet of gross floor area,
exclusive of the storage area. The building contains 32,460 square feet with a
potential expansion area totaling 5,060 square feet for a total gross floor area of
37,520 square feet. Based on the typical minimum parking requirements a total
of 125 parking spaces would be required including areas proposed for storage.
There are three existing shared ground sign locations on the two lots. There is a
monument sign located at the entrance drive to Best Buy on Chenal Parkway
and one on Bowman Road at the entrance drive. The sign is a monument sign
which appears to comply with the Chenal Parkway Design Overlay District or
eight feet in height and one hundred square feet in area. There is a pole sign
located on Bowman Road. The sign appears to be comparable to signage
allowed in commercial zones or a maximum of 36-feet in height and 160 square
feet in area. Building signage for this lot is limited to the front façade of the
building. The signage appears to comply with signage allowed in commercial
zones or a maximum of ten (10) percent of the front façade area. The applicant
October 25, 2012
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-5787-C
6
has indicated there will not be a change in the existing signage locations or
areas. Only the sign faces will be changed to advertise the new tenant.
Staff is supportive of the request to add a food store to the allowable uses for this
site. Staff does not feel the addition of the food store as an allowable use will
significantly impact the area. The applicant has stated all previously imposed
conditions continue to apply to the site.
G. STAFF RECOMMENDATION:
Staff recommends approval of the request to add a food store as an allowable
use subject to compliance with the following comments:
1. Compliance with the comments in paragraph D of the above write-up.
2. Compliance with all previously imposed conditions.
PLANNING COMMISSION ACTION: (AUGUST 2, 2012)
The applicant was present. There were registered objectors present. The Chair
informed the applicant when there were eight or fewer Commissioners present the
Commission’s policy was to allow the applicant the option of deferral to a later hearing
date. Mr. White stated he desired to defer the item to the September 13, 2012, public
hearing.
There was no further discussion of the item. 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.
STAFF UPDATE:
The applicant has stated they are continuing to work with the Birchwood Neighborhood
Association concerning proposed modifications to the existing building and additions to
the site plan. Staff recommends deferral of this item to the October 25, 2012, public
hearing.
PLANNING COMMISSION ACTION: (SEPTEMBER 13, 2012)
Mr. Joe White of White-Daters and Associates was present. There were no registered
objectors present. Staff presented the item stating the applicant had stated they are
continuing to work with the Birchwood Neighborhood Association concerning proposed
October 25, 2012
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-5787-C
7
modifications to the existing building and additions to the site plan. Staff presented a
recommendation of deferral of the item to the October 25, 2012, public hearing.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item on the Consent Agenda as presented by staff. The motion carried
by a vote of 10 ayes, 0 noes and 1 absent.
STAFF UPDATE:
Staff meet with the owner, the owners representative and members representing the
Neighborhood Association concerning this request on October 15, 2012. Based on
information provided to staff at this meeting staff requests this item be deferred to the
December 13, 2012, public hearing.
PLANNING COMMISSION ACTION: (OCTOBER 25, 2012)
Mr. Joe White of White-Daters and Associates was present representing the request.
There were no registered objectors present. Staff presented the item stating they had
met with the owner, the owner’s representative and members representing the
Neighborhood Association concerning this request on October 15, 2012. Staff stated
based on information provided to staff at this meeting they were requesting this item be
deferred to the December 13, 2012, public hearing.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 7 ayes,
0 noes and 4 absent.
October 25, 2012
ITEM NO.: C FILE NO.: S-867-RRRRRRR
NAME: Chenal Valley South Preliminary Plat
LOCATION: Located North of Denny Road just West of Gordon Road and North
of Wildwood Park
DEVELOPER:
Deltic Timber Corporation
7 Chenal Club Boulevard
Little Rock, AR 72223
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 16.73 acres NUMBER OF LOTS: 19 FT. NEW STREET: 1,100 LF
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 19 - Chenal
CENSUS TRACT: 42.13
VARIANCES/WAIVERS REQUESTED:
A five year deferral of the required street improvements to Denny Road or until
improvements are completed adjacent to this site.
The applicant submitted a request dated August 30, 2012, requesting deferral of
this item to the October 25, 2012, public hearing. Staff is supportive of the
deferral request.
PLANNING COMMISSION ACTION: (SEPTEMBER 13, 2012)
Mr. Tim Daters and White-Daters and Associates was present representing the
request. There were no registered objectors present. Staff presented the item
stating the applicant had submitted a request dated August 30, 2012, requesting
October 25, 2012
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S-867-RRRRRRR
2
deferral of the item to the October 25, 2012, public hearing. Staff stated they
were supportive of the deferral request.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item on the Consent Agenda as presented by staff. The motion
carried by a vote of 10 ayes, 0 noes and 1 absent.
STAFF UPDATE:
The applicant has not responded to comments raised at the August 22, 2012,
Subdivision Committee meeting and the applicant has indicated they are
continuing to develop a plan which will limit the impact on the adjacent property
owner. Staff recommends deferral of this item to the December 13, 2012, public
hearing.
PLANNING COMMISSION ACTION: (OCTOBER 25, 2012)
Mr. Tim Daters of White-Daters and Associates was present representing the
request. There were no registered objectors present. Staff presented the item
stating the applicant had not responded to comments raised at the August 22,
2012, Subdivision Committee meeting and the applicant had indicated they were
continuing to develop a plan which would limit the impact on the adjacent
property owner. Staff presented a recommendation of deferral of this item to the
December 13, 2012, public hearing.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of
7 ayes, 0 noes and 4 absent.
October 25, 2012
ITEM NO.: D FILE NO.: Z-7723-C
NAME: Ford Properties Homes, LLC Short-form PCD
LOCATION: Located at 1115 Jefferson Street
DEVELOPER:
Chris Ford
Ford Properties Homes, LLC
P.O. Box 1142
Benton, AR 72205
ENGINEER:
Blaylock-Threet Engineers, Inc.
1501 Market Street
Little Rock, AR 72211
AREA: 0.32 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PCD
ALLOWED USES: Church and C-3 uses
PROPOSED ZONING: PCD
PROPOSED USE: Office/warehouse and general and professional office
VARIANCES/WAIVERS REQUESTED: None requested.
The applicant failed to respond to comments raised at the August 22, 2012, Subdivision
Committee meeting. Staff recommends deferral of this item to the October 25, 2012,
public hearing.
PLANNING COMMISSION ACTION: (SEPTEMBER 13, 2012)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had failed to respond to comments raised at the
August 22, 2012, Subdivision Committee meeting. Staff presented a recommendation
of deferral of the item to the October 25, 2012, public hearing.
October 25, 2012
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-7723-C
2
There was no further discussion of the item. The Chair entertained a motion for
approval of the item on the Consent Agenda as presented by staff. The motion carried
by a vote of 10 ayes, 0 noes and 1 absent.
STAFF UPDATE:
The applicant has indicated they are continuing to work on comments raised at the
August 22, 2012, Subdivision Committee meeting. Staff recommends deferral of this
item to the December 13, 2012, public hearing.
PLANNING COMMISSION ACTION: (OCTOBER 25, 2012)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had indicated they were continuing to work on
comments raised at the August 22, 2012, Subdivision Committee meeting. Staff
presented a recommendation of deferral of this item to the December 13, 2012, public
hearing.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 7 ayes,
0 noes and 4 absent.
October 25, 2012
ITEM NO.: E FILE NO.: Z-8801
NAME: Rollins Short-form PD-C
LOCATION: Located at 3700 Walker Street
DEVELOPER:
Mary Rollins
11209 Shackleford Court
Little Rock, AR 72211
SURVEYOR:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.44 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-C
PROPOSED USE: Beauty salon
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a rezoning from R-2, Single-family to PD-C (Planned
Development Commercial) to allow the conversion of this existing single-family
structure into a beauty salon. The applicant has indicated three (3) stylist will
operate from the site. The applicant has indicated she has been a hair stylist for
a number of years, renting space from others. She states she owns the house
on Walker Street and would like to open her own shop at this location.
October 25, 2012
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8801
2
B. EXISTING CONDITIONS:
Union Park is located across Walker Street from this home but the remainder of
the area is developed with single-family homes. There is a small church located
on the northeast corner of West 36th and Walker Streets. The non-residential
area is located five blocks to the east along West 36th Street at and near the
John Barrow Road intersection. There is a large area of undeveloped property in
this immediate area and a number of the streets have not been completed.
West 37th and Walker Streets are narrow unimproved streets without curb, gutter
or sidewalk and open ditches serve as drainage.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a letter of opposition from the John Barrow
Neighborhood Association. All property owners located within 200-feet of the site
and the John Barrow Neighborhood Association were notified of the public
hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Due to the proposed use of the property, the Master Street Plan specifies that
Walker Street for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline.
2. Due to the proposed use of the property, the Master Street Plan specifies that
West 37th Street for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline.
3. A 20 foot radial dedication of right-of-way is required at the intersection of
West 37th Street and Walker Street.
4. With future site development or expansion, provide design of street
conforming to the Master Street Plan. Construct one-half street
improvements to West 37th Street including 5-foot sidewalk with the planned
development.
5. With future site development or expansion, sidewalks with appropriate
handicap ramps are required to be installed along Walker Street in
accordance with Section 31-175 of the Little Rock Code and the Master
Street Plan.
October 25, 2012
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8801
3
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Contact Central Arkansas
Water regarding the size and location of the water meter. Due to the nature of
the facility, installation of an approved reduced pressure zone backflow preventer
assembly (RPZ) is required on the domestic water service. This assembly must
be installed prior to the first point of use. Central Arkansas Water (CAW)
required that upon installation of the RPZA, successful tests of the assembly
must be completed by a Certified Assembly Tester licensed by the State of
Arkansas and approved by Central Arkansas Water. The test results must be
sent to Central Arkansas Water’s Cross Connection Section within ten days of
installation and annually thereafter. Contact the Cross Connection Section at
377-1226 if you would like to discuss backflow prevention requirements for the
project.
Fire Department: Place fire hydrants per code. Maintain a minimum access of at
least 20-feet. Contact the Little Rock Fire Department for additional information.
County Planning: No comment.
CATA: The site is located near CATA Bus Route #14 – the Rosedale Route.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Boyle Park Planning District.
The Land Use Plan shows Residential Low Density (RL) for this property.
Residential Low Density allows for single family homes at densities not to exceed
six (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 six
(6) units per acre. The applicant has applied for a rezoning from R-2,
Single-Family District to PD-C (Planned Development Commercial) to allow the
structure to be used as a beauty shop.
October 25, 2012
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8801
4
Master Street Plan: Walker Street is a Collector on the Master Street Plan. The
primary function of a Collector Street is to provide a connection from Local
Streets to Arterials. This street may require dedication of right-of-way and may
require street improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity of the
application.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. Landscaping will be required in conjunction with any new on site parking.
G. SUBDIVISION COMMITTEE COMMENT: (August 22, 2012)
Ms. Mary Rollins was present. Staff presented the item stating Ms. Rollins
desired to convert the existing single-family home into a beauty salon. Staff
stated there were a number of issues in need of addressing prior to the item
being forwarded to the full Commission for final action.
Staff questioned the number of operators for the site. Staff stated parking was
based on the square footage of the structure but if there were to be three (3)
operators then six (6) parking spaces would be needed to serve the salon. Staff
stated with the construction of the parking area landscaping was required to be
installed. Staff questioned the location and total area of any proposed ground
and building signage.
Public Works comments were addressed. Staff stated right of way dedication
along West 37th and Walker Streets was required. Staff also stated a radial
dedication was required at the intersection of the two streets. Staff stated any
future improvements would require street construction to both the abutting streets
was required including curb, gutter and sidewalk.
Landscaping comments were addressed. Staff stated once again landscaping
would be required in conjunction with the new parking area.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
October 25, 2012
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8801
5
H. ANALYSIS:
The applicant submitted a revised site plan and cover letter addressing the
issues raised at the August 22, 2012, Subdivision Committee meeting. The
revised plan indicates the placement of a paved area for parking with a single
driveway access from Walker Street. The parking area contains six (6) parking
spaces. The parking area has been located a minimum of nine (9) feet from
Walker Street to provide for the street buffer and landscape strip required. There
does not appear to be a land use buffer along the southern perimeter.
The applicant has indicated there will be a maximum of three (3) operators
located at the site. The hours of operation are from 10 am to 8 pm Tuesday
through Saturday. The applicant has indicated there will not be a manicurist,
massage therapist, receptionist or any other person operating from the site.
Parking for a beauty salon is based on one parking space per 200 gross square
feet of floor area. The structure appears to contain 1,350 square feet of floor
area resulting in the need for eight (8) parking spaces. The plan as presented
provided the minimum parking required to serve the use.
The applicant has indicated building signage will be used to identify the business.
On the front façade a sign 2 ½ feet high by 10 ½ feet long will be placed with
lettering identifying the business. There is no ground signage proposed for the
business.
The applicant has indicated there will not be a dumpster located on the site. All
site lighting will be low level and directional, directed downward and into the site.
Staff is not supportive of the request. The area is predominately single-family
with a City park located across from the site. Staff feels the placement of this
commercial business in this primarily residential neighborhood is out of
character. The placement of the paved parking area to serve the business takes
up most of the southern yard area. Staff feels the non-residential uses should be
located within the areas identified on the City’s Future Land Use Plan as
commercial which are located nearer the intersection of John Barrow Road and
West 36th Street.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
October 25, 2012
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8801
6
PLANNING COMMISSION ACTION: (SEPTEMBER 13, 2012)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had failed to notify property owners as required
by the Commission’s By-laws. Staff presented a recommendation of deferral of the item
to the October 25, 2012 public hearing.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item on the Consent Agenda as presented by staff. The motion carried
by a vote of 10 ayes, 0 noes and 1 absent.
STAFF UPDATE:
The applicant has provided notification to property owners as required by the
Commission’s By-laws. There have been no changes to the application request since
the previous staff write-up. Staff continues to recommend denial of the request.
PLANNING COMMISSION ACTION: (OCTOBER 25, 2012)
Ms. Mary Rollins was present representing the request. There were two (2) registered
objectors present. Staff presented the item with a recommendation of denial.
Ms. Rollins stated she had been a hairdresser for 25 years and currently worked in a
salon which was owned by others. She stated she owned the house on Walker Street
and was proposing to use the house as a three (3) work station salon. She stated the
clients would be by appointment only. She stated the business was a low traffic volume
generator. She stated the salon would serve women only. She stated if she was able
to use the property as a beauty salon then she could work on the property to improve
the appearance and place landscaping on the site.
Ms. Carolyn Heitman addressed the Commission on behalf of the John Barrow
Neighborhood Association. She stated the membership had met and had voted to not
support the proposal. She stated the property was located across from the park and
Walker Street could become very busy if the park was being used for football or soccer
practice. She stated the neighborhood did not need another beauty salon. She stated
within a three (3) mile radius of this site there were eight (8) salons. She requested the
Commission deny the request.
Ms. Ruth Bell addressed the Commission representing the League of Women Voters.
She stated the placement of salons within residential neighborhoods had a long history
with the City. She stated it was a consensus by the residents and the by change in the
October 25, 2012
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8801
7
zoning ordinance that a beauty salon were not desirable and should not be located
within a residential neighborhoods.
Ms. Rollins stated she wanted her salon at this location and felt the location was
appropriate. She stated the property was located across from a park. She stated if
approved she would improve the property and make the property more desirable.
The Commission questioned Ms. Rollins as to her current location. She stated she had
a booth in a salon on West 12th Street. The Commission questioned if she lived at the
Walker Street address. She stated she did not live on Walker Street. She stated she
had owned the house since 1973. She stated she also owned the house behind the
Walker Street house. She stated her mother had lived there until she passed. She
stated the house then became hers as well. She stated she had rented the house for a
number of years but felt the use as the salon would be a better use for the property.
The Commission questioned staff as to the specific reason for their opposition. Staff
stated they opposition was to allow the placement of a commercial business within a
residential neighborhood. Staff stated the commercial businesses were located along
West 36th Street and along John Barrow Road.
There was no further discussion by the Commission. The chair entertained a motion for
approval of the request including all staff comments within the agenda write-up. The
motion failed by a vote of 1 aye, 7 noes and 3 absent.
October 25, 2012
ITEM NO.: 1 FILE NO.: S-126-D
NAME: Lot 6RR Mabelvale Industrial Park Addition Replat
LOCATION: Located on the Northwest corner of Mabelvale Pike and Mabelvale
Drive
DEVELOPER:
Mid-Ark Roofing Inc
Robert Burdett
P.O. Box 983
Mabelvale, AR 72103
ENGINEER:
McGetrick and McGetrick Engineers
P.O. Box 30441
Little Rock, AR 72260
AREA: 4.99 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: I-2, Light Industrial
PLANNING DISTRICT: 15 – Geyer Springs West
CENSUS TRACT: 41.03
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
A preliminary plat for the Mabelvale Industrial Park was approved in
August of 1980. A final plat for Lots 1 and 2, 5 and 6 was executed in
1981. A replat of Lot 6 was filed in January of 2009. The final plat and
replat for Lot 6 of the Mabelvale Industrial Park Subdivision was filed with
a 40-foot platted building line along Mabelvale Pike and a 70-foot platted
building line along Mabelvale Drive A variance was approved to allow the
40-foot building line along Mabelvale Pike.
The applicant is now requesting to amend the preliminary/final plat to
reduce the front yard setback and platted building line along Mabelvale
October 25, 2012
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-126-D
2
Drive to 50-feet. The property is zoned I-2, Light Industrial District. Within
this zoning district the front yard building setback is allowed at a minimum
of 50-feet.
B. EXISTING CONDITIONS:
The site is located in an industrial park which has two (2) other
businesses. The streets were installed with the initial development of the
industrial park but a large portion of the park remains vacant. The
Arkansas State Highway Department has a large presence in this area
with a maintenance/storage yard located across Mabelvale Pike and an
office uses located near the western border also accessing Mabelvale
Pike. The multi-story office building housing AHTD is located further
southwest at the I-30/Mablelvale Pike/Baseline Road intersection.
Abutting the eastern portion of the industrial park are two (2) single-family
homes. Further east is a mobile home parking fronting Mabelvale Pike.
South of the industrial park site are commercial properties with frontage on
the I-30 Frontage Road. North of the industrial park site is undeveloped
I-2, Light Industrial zoned property.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a few informational phone calls from
area residents. All abutting property owners and Southwest Little Rock
United for Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. At the time the property is redeveloped or expanded, sidewalks with
appropriate handicap ramps are required to be installed along
Mabelvale Drive in accordance with Section 31-175 of the Little Rock
Code and the Master Street Plan.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required, with easements, for this
project. Contact Little Rock Wastewater Utility for additional information.
Entergy: No comment received.
October 25, 2012
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-126-D
3
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in
effect at the time of request for water service must be met. Contact
Central Arkansas Water regarding the size and location of the water
meter. 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. Due to the nature of the facility, installation of an
approved reduced pressure zone backflow preventer assembly (RPZ) is
required on the domestic water service. This assembly must be installed
prior to the first point of use. Central Arkansas Water (CAW) required that
upon installation of the RPZA, successful tests of the assembly must be
completed by a Certified Assembly Tester licensed by the State of
Arkansas and approved by Central Arkansas Water. The test results must
be sent to Central Arkansas Water’s Cross Connection Section within ten
days of installation and annually thereafter. Contact the Cross Connection
Section at 377-1226 if you would like to discuss backflow prevention
requirements for the project.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (October 4, 2012)
The applicant was not present. Staff presented the item stating there
were no outstanding technical issues associated with the request in need
of addressing prior to the full Commission acting on the request. There
was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
October 25, 2012
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-126-D
4
H. ANALYSIS:
There were no remaining outstanding technical issues associated with the
request in need of addressing raised at the October 4, 2012, Subdivision
Committee meeting. The applicant is seeking an amendment to the
approved preliminary/final plat for this individual lot to allow a reduction in
the platted building line. As noted previously the applicant is requesting to
amend the preliminary/final plat to reduce the front yard setback and
platted building line along Mabelvale Drive to 50-feet. The property is
zoned I-2, Light Industrial District. Within the I-2, Light Industrial Zoning
District the required front yard building setback is 50-feet.
Staff is supportive of the request. The applicant has indicated the
modification and reduction to the platted building line is necessary to
complete a building expansion proposed for the business located on-site.
To staff’s knowledge there are no outstanding technical issues associated
with the request. Staff does not feel the approval of the amended
preliminary/final plat to allow the reduced platted building line, which is in
compliance with the zoning district, will adversely impact the development
or the area. The applicant will be required to complete a one-lot replat to
recognize the amended platted building line
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the
agenda staff report.
PLANNING COMMISSION ACTION: (OCTOBER 25, 2012)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E
and F of the agenda staff report.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of
7 ayes, 0 noes and 4 absent.
October 25, 2012
ITEM NO.: 2 FILE NO.: S-867-SSSSSSS
NAME: Chenal Blocks 96 & 97 Revised Preliminary/Final Plat
LOCATION: Located on Hallen Court
DEVELOPER:
Deltic Timber Corporation
7 Chenal Club Boulevard
Little Rock, AR 72223
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 22.4 acres NUMBER OF LOTS: 56 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 19 - Chenal
CENSUS TRACT: 42.13
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The preliminary plat for this area was approved June of 2001. The approved
preliminary plat area included 350+ acres and approximately 690 lots (Blocks 83
– 117). Within the preliminary plat for this subdivision, Hallen Court, the
developer proposed gated private streets and rear access to the lots located
adjacent to Hallen Boulevard and Chenal Valley Drive. A 10-foot no right of
vehicle access easement was placed along the front of the lots abutting
Hallen Court. The final plat along with the restricted access was filed in
November 2005.
The applicant is now requesting to amend the approved preliminary plat for
preliminary platted Lots 49 and 50, Block 96 of the subdivision. The applicant is
seeking to remove the no right of vehicular access on these two (2) lots to allow
a new garage to be constructed on Lot 49 and allow a driveway to access the
October 25, 2012
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-867-SSSSSSS
2
new garage from Hallen Court. No other changes to the existing approved
preliminary plat are proposed.
B. EXISTING CONDITIONS:
Hallen Court is a gated subdivision located south of the golf course and north of
Chenal Valley Drive. A number of the lots within the subdivision remain vacant.
There is a house constructed on Lot 50 and Lot 49 remains undeveloped. The
home on Lot 50 is the only home which has been constructed on this section of
Hallen Court. A rear loading driveway has been constructed to allow future
access to the homes. South of the Hallen Court Subdivision is the maintenance
shop for the Chenal Valley Country Club and golf course. West of the
subdivision is a large tract of undeveloped timber land. Across Chenal Valley
Drive to the south is a 5-acre single-family home site and a newly developing
single-family subdivision both accessed from Gordon Road.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one informational phone call from an area
resident. All abutting property owners and the Coalition of West Little Rock
Neighborhoods were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No comment.
E. SUBDIVISION COMMITTEE COMMENT: (October 4, 2012)
The applicant was not present. Staff presented the item stating there were no
outstanding technical issues associated with the request in need of addressing
prior to the full Commission acting on the request. There was no further
discussion of the item. The Committee then forwarded the item to the full
Commission for final action.
F. ANALYSIS:
There were no outstanding technical issues associated with the request in need
of addressing raised at the October 4, 2012, Subdivision Committee meeting.
The request is to amend the approved plat for preliminary platted Lots 49 and 50,
Block 96 of the subdivision to remove the no right of vehicular access easement
on these two (2) lots. The owner is proposing to construct a new garage on Lot
October 25, 2012
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-867-SSSSSSS
3
49 and allow driveway access to the new garage from Hallen Court. No other
changes to the existing approved plat are proposed. The applicant is seeking
signatures of the required number of owners within the subdivision to amend the
Bill of Assurance and the final plat for these two (2) lots.
To staff’s knowledge there are no remaining outstanding technical issues
associated with the request. Although the subdivision was proposed for
development utilizing rear access staff does not feel the placement of a front
loaded garage on this lot will adversely impact the subdivision. All other
previously imposed conditions will continue to apply to the future development of
the subdivision.
G. STAFF RECOMMENDATION:
Staff recommends approval of the request to allow the removal of the no right of
vehicular access easement for preliminary platted Lots 49 and 50, Block 96,
Chenal Valley Addition.
PLANNING COMMISSION ACTION: (OCTOBER 25, 2012)
Mr. Tim Daters of White-Daters and Associates was present representing the request.
There were no registered objectors present. Staff presented the item with a
recommendation of approval of the request to allow the removal of the no right of
vehicular access easement for preliminary platted Lots 49 and 50, Block 96, Chenal
Valley Addition.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 7 ayes,
0 noes and 4 absent.
October 25, 2012
ITEM NO.: 3 FILE NO.: Z-2123-A
NAME: LRMA Medical Complex Long-form PCD
LOCATION: Located at 6101 St. Vincent Circle
DEVELOPER:
Little Rock Medical Associates, Ltd.
500 South University Avenue
Little Rock, AR 72205
ENGINEER:
Development Consultants Inc.
Robert Brown
2200 North Rodney Parham Road, Suite 220
Little Rock, AR 72212
AREA: 7.43 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
CURRENT ZONING: C-3, General Commercial District
ALLOWED USES: Commercial
PROPOSED ZONING: PCD
PROPOSED USE: Medical Clinics, Surgery Center, Offices
VARIANCES/WAIVERS REQUESTED: A variance from Sections 30-43 and 31-210 to
allow drives located nearer the intersection on McKinley Street than typically allowed.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The request is a rezoning from C-3, General Commercial District to Planned
Commercial Development (PCD) to allow the redevelopment of this site. The
proposed PCD application is to construct the first phase of a new medical
building complex at the existing site of Doctor’s Hospital and the related parking
deck. The development will involve the demolition of the existing parking deck
and hospital building and construction of a new 72,000 square foot medical
services building that will house medical clinics, a surgery center and office uses.
The development is proposed in a single phase, in two (2) parts. The first part of
the development includes the removal of the existing parking deck and
October 25, 2012
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-2123-A
2
construction of a new three (3) story north façade and four (4) story south façade
72,300 square foot medical office building. Within this portion of the
development a portion of the surface parking lot along St. Vincent Circle will be
constructed. The second part of the development will be the demolition of the
existing doctor’s hospital building and the construction of the remaining surface
parking lot on St. Vincent Circle and the surface parking on the private access
drive on the south side of the development (West 6th Street). The future plans
include the construction of additional office space and a parking garage. As each
of these phases of development occur an amendment to the PCD zoning will b
required.
The site is located within the Midtown Design Overlay District which states a
number of development requirements. To accomplish the proposed
redevelopment, a number of variations from the development criteria are being
requested. The variations are detailed in the analysis section of this report.
B. EXISTING CONDITIONS:
The site contains Doctor’s Hospital and a parking deck which has been secured
to eliminate access. There are a number of mature trees around the perimeter of
the site and near the parking structure. North of the redevelopment area is the
newly developing Park Avenue Shopping Center which contains a Target
Department Store, a number of smaller retail stores, a restaurant and multi-family
and additional retail which is currently under construction. South of the
redevelopment area is a multi-story office building and a Sears Department Store
along with a Sears Tire and Battery outlet. Further south is Interstate 630. West
of the redevelopment area are residential uses with multi-family abutting the
redevelopment area along McKinley Street and single-family further west of
McKinley Street. East of the redevelopment area is Doctors Office Building with
a parking deck serving Doctor’s Office Building abutting South University
Avenue.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a few informational phone calls from area
residents. All property owners located within 200 feet of the site, the Briarwood
Neighborhood Association and the University Park Neighborhood Association
were notified of the public hearing.
October 25, 2012
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-2123-A
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Sidewalks with appropriate handicap ramps are required in accordance with
Section 31-175 of the Little Rock Code and the Master Street Plan. Sidewalk
should be installed along the 6th Street roadway easement and the South
McKinley Street private drive.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
3. All driveways shall be concrete aprons per City Ordinance.
4. Due to the proposed use of the property, the Master Street Plan specifies that
St. Vincent Circle for the frontage of this property must meet commercial
street standards. Dedicate right-of-way to 30 feet from centerline.
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. Retaining walls designed to exceed 15-feet in height are required to seek a
variance for construction. Provide proposed wall elevations.
7. 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.
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.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. This development will have
minor impact on the existing water distribution system. Proposed water facilities
October 25, 2012
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-2123-A
4
will be sized to provide adequate pressure and fire protection. The Little Rock
Fire Department needs to evaluate this site to determine whether additional
public and/or private fire hydrant(s) are required. If additional fire hydrant(s) are
required, they will be installed at the Developer’s expense. 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 Little Rock Fire Department is required. Contact Central Arkansas
Water regarding the size and location of the water meter. 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. Contact Central Arkansas
Water if additional fire protection or metered water service is required. Due to
the nature of this facility, installation of an approved reduced pressure zone
backflow preventer assembly (RPZ) is required on the domestic water service.
This assembly must be installed prior to the first point of use. Central Arkansas
Water requires that upon installation of the RPZA, successful tests of the
assembly must be completed by a Certified Assembly Tester licensed by the
State of Arkansas and approved by Central Arkansas Water. The test results
must be sent to Central Arkansas Water’s Cross Connection Section within
10 days of installation and annually thereafter. Contact the Cross Connection
Section at 377-1226 if you would like to discuss backflow prevention
requirements for this project. The facilities on-site will be private. When meters
are planned off private lines, private facilities shall be installed to Central
Arkansas Water’s material and construction specifications and installation will be
inspected by an engineer, licensed to practice in the State of Arkansas.
Execution of a Customer Owned Line Agreement is required.
Fire Department: Place fire hydrants per code. Maintain a minimum access of
20-feet wide. Contact the Little Rock Fire Department for additional information.
County Planning: No comment.
CATA: The Mid-town area has become a major transfer connection point for the
bus system. Routes #3, #5, #8, #9, #21 and #22 all serve the intersections of St.
Vincent Circle and McKinley Street and McKinley and 6th Streets. These
intersections need to allow for 40-foot buses turning left and/or right. CATA
currently has a shelter located at the northeast end of this development site.
With the additional space, CATA request a bus pull-out to be constructed for east
bound buses on St. Vincent Circle at the current shelter location. During
construction this areas must remain clear and safe for waiting passengers and
busses. Contact CATA for additional information.
October 25, 2012
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ITEM NO.: 3 (Cont.) FILE NO.: Z-2123-A
5
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the West Little Rock Planning
District. The Land Use Plan shows Mixed Use (MX) for this property. This
category provides for a mixture of residential, office and commercial uses to
occur. A Planned Zoning District is required if the use is entirely office or
commercial or if the use is a mixture of the three (3). The applicant has applied
for a rezoning from C-3 (General Commercial) to PCD (Planned Commercial
Development) to allow for the development of an Office/Medical Clinic Structure.
This is within the Midtown Design Overlay District which requires certain design
and use elements.
Master Street Plan: St. Vincent Circle, West 6th Street (private) and McKinley
Street (private) are all shown as Local Streets on the Master Street Plan. The
primary function of a Local Street is to provide access to adjacent properties.
Local Streets that are abutted by non-residential zoning/use or more intensive
zoning than duplexes are considered as “Commercial Streets”. A Collector
design standard is used for Commercial Streets. These streets may require
dedication of right-of-way and may require street improvements for entrances
and exits to the site.
Bicycle Plan: There is a Class III, Bike Route, proposed along St. Vincent Circle.
Bike Routes require no additional right-of-way or pavement markings, but with a
sign to identify and direct the route.
Landscape:
1. Site plan must comply with the City’s Landscape Ordinance requirements.
2. Site plan and landscape plan must comply with the Mid-town Overlay District
requirements.
3. An automatic irrigation system to water landscaped areas will be required.
4. Prior to the issuance of a building permit, it will be necessary to provide an
approved landscape plan stamped with the seal of a Registered Landscape
Architect.
5. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
October 25, 2012
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-2123-A
6
G. SUBDIVISION COMMITTEE COMMENT: (October 4, 2012)
Mr. Robert Brown of DCI was present representing the request. Staff presented
an overview of the development stating the applicant and staff had met the
previous day to clarify a number of the comments raised concerning the request.
Staff stated the development would require variations from the Mid-town DOD to
allow the new building and associated parking to be constructed. Staff stated the
development was proposed in a number of phases but the developers were
requesting review and approval of the first phase only and at the time of
additional redevelopment the developers would submit plans for the future
construction.
Staff noted planning staff comments and stated Mr. Brown was aware of the
additional information staff desired to complete the review process. Staff stated
although there were a number of items listed staff stated the items needed
clarification only.
Public Works comments were addressed. Staff stated additional sidewalks were
required along McKinley and 6th Streets. Mr. Brown stated the roadways were
not dedicated public streets but were private access easements. Mr. Brown
stated grade transitions would make it difficult to provide walks along 6th Street.
He stated he was continuing to review the area on McKinley Street to determine
if the grade would allow for a sidewalk. He stated with the placement of the walk
in this area the landscaping would be reduced to less than six feet adjacent to
the retaining wall and the building. Staff noted a grading permit would be
required prior to the beginning of construction. Staff also noted any broken curb,
gutter or sidewalk damaged in the public right of way was to be repaired by the
applicant.
Landscaping comments were addressed. Staff noted the development would
require compliance with the City’s Landscape Ordinance and the Mid-town DOD.
Staff stated it appeared there were areas within the southern parking lot the site
plan could be adjusted to allow for additional landscaping. Mr. Brown stated this
was not the case because of the need for driveways to align. Staff noted a
landscape plan prepared by a registered landscape architect would be required
at the time of building permit. Staff also noted an automatic irrigation system
would be required to water landscape areas.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
October 25, 2012
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-2123-A
7
H. ANALYSIS:
The applicant submitted a revised site plan and cover letter to staff addressing
issues raised at the October 4, 2012, Subdivision Committee meeting. The
revised plan indicates a six foot (6’) sidewalk along McKinley Street located at
the back of curb and on 6th Street a six foot (6’) sidewalk is proposed along the
north curb of the roadway easement, within the property boundary.
The following table outlines the specific development criteria of the Mid-town
Design Overlay District and the applicant’s proposal for meeting the typical
requirements. For any new development, redevelopment exceeding 50 percent
or expansion of an existing development by more than 50 percent a PZD
application is required.
Mid-town Overlay District
Applicant’s Proposal
A planned zoning district process shall
be required for a new development,
redevelopment exceeding 50 percent of
the structure’s current replacement
value based on its configuration at the
time of the DOD’s adoption, and for
expansion of existing developments
exceeding 50 percent of the structure’s
current square footage at the time of
the DOD’s adoption. Routine repairs,
maintenance and interior alterations to
accommodate existing, expanding or
new tenants within the existing building
envelope shall not require compliance
with Chapter 36, Article 10 (Midtown
Design Overlay District). The proposed
planned zoning development shall be
reviewed to realize a development plan
that is consistent with the purpose and
intent of the Midtown Design Overlay
District.
New development PZD required.
October 25, 2012
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-2123-A
8
For a new development or structure of
over 100,000 square feet (excluding
structured parking), a mix of uses must
be provided. This mix may occur either
under the same roof or in adjacent
structures as part of a common
development. In order to be considered
a mix, the new development must
either:
Devote the majority of its leasable
ground floor space to a secondary use
i.e. retail in a multi-story office building;
or
Devote ten percent of the gross
leasable area of a single building to the
secondary use i.e. residential on the
upper levels of a multi-story office, retail
or institutional building; or Devote
fifteen percent of the gross leasable
area to a secondary use in a separate
building constructed and occupied at
the same time as the primary structure
i.e. a restaurant on a pad adjacent to an
office building.
Not applicable.
The Midtown Design Overlay District
requires developments in excess of
200,000 square feet to contain a
residential component. The residential
may be in the same structure or a
separate structure, as long as the
separate structure is part of the overall
development and the overall
development is built simultaneously.
For any development constructed in
phases, a portion of the secondary
uses shall be included in the initial
phases.
Not applicable.
October 25, 2012
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-2123-A
9
Façade treatment – for new
construction at least 60 percent of the
ground floor level facing internal
pedestrian public circulation areas or
streets shall be glass-windows, entry
features or displays.
The primary façade of a building shall
be oriented parallel with the street, or to
the principal vehicular or pedestrian
routes of travel whether public or
private.
Buildings shall maintain a distinction
between upper and lower levels; an
elevation greater than 18 feet in height
shall contain an architectural treatment,
which visually divides the structure into
stories.
Wall projections or recesses a minimum
of three feet deep and a minimum of
20 continuous feet not to extend over
20 percent of the façade shall be
required. Arches, display windows,
entry areas or awnings shall exist
along at least 60 percent of the façade.
The McKinley Street side does not
contain 60 percent of the ground floor
as glass-windows, entry features or
displays.
The primary façade of the building will
be oriented parallel to St. Vincent
Circle.
Architectural treatments are indicated
on the building to visually divide the
structure into stories.
Projections will be included along the
facades to break the massing of the
structure. The northern and southern
facades will contain entry areas and/or
awnings along at least 60 percent of
the façade.
Entryway – Primary entrances shall be
oriented to the street or to the principal
vehicular or pedestrian routes of travel
within a development.
Buildings shall have clearly defined and
visible customer entrances featuring
elements such as overhangs, arcades,
arches, canopies, peaked roof forms,
display windows.
The primary entrance will be oriented
to St. Vincent Circle. Employee
entrances and after surgery pick-up
will be along the south side of the
building which is oriented to a private
access easement.
The front of the building will contain
clearly defined and visible customer
entrances featuring elements such as
overhangs, arches and/or canopies.
October 25, 2012
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-2123-A
10
All sides of buildings that face abutting
public or private rights of way, except
alleys, shall feature at least one
customer entrance.
Elevations - No elevation facing an
arterial or greater street shall be
primarily used as a service entry or
otherwise be treated as the rear of the
structures.
New construction wider than 100 linear
feet shall be visually massed so as to
break the structure visually.
Rooflines shall be varied with changes
in height every 100 linear feet in
building length. Parapets, mansard
roofs, gable roofs, high roofs, shall be
used to conceal flat roofs and roof top
equipment.
The building will not contain a
customer entrance on McKinley Street.
St. Vincent Circle is classified on the
Master Street Plan as a collector
street. The remaining accesses are
private access easements.
The buildings will be constructed to
visually break the mass of the structure
through the use of various materials
and colors.
The site plan and elevations appear to
meet this typical standard.
Exterior building materials and colors
shall be aesthetically pleasing and
compatible with materials and colors
used in neighboring developments.
Predominant exterior building materials
shall be of high quality materials; such
as but not limited to: brick, wood, store,
tinted, stucco, EIFS (Exterior Insulation
Finish System) concreted masonry
units. Façade colors – shall be low
reflectant, subtle, neutral or earth tone
with trim and accents brighter colors.
Predominant exterior building materials
shall not be smooth-faced concrete
block, tilt-up concrete panels or
prefabricated steel panels.
The proposed building materials
include ribbed metal and aluminum
panel products, not metal building
components, which are visually
appealing. The proposed color pallet
will have the smooth “Alucabond”
aluminum panel product in a
“Champagne” color, the ribbed
“Alucabond” aluminum panel product
in a “Bronze” color, and the glass
curtain wall will have high efficiency
glass with a grey color tint.
The development will not utilize
smooth face concrete block or tilt-up
concrete panels, or prefabricated steel
panels.
October 25, 2012
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-2123-A
11
Projections (all requirements for a
franchise remain in place). Objects
shall not project from the building
facade over the public right of way
except for awnings, signs, and
balconies.
Not applicable.
Awnings shall not project more than five
(5) feet from the building facade and
have a minimum clearance of nine (9)
feet above pedestrian areas and
thirteen (13) feet above vehicular areas.
The development does not contain
awnings. The development does
contain a structural canopy for covered
patient drop-off and pick-up at the
north and south entry locations. The
clearance height will be between ten
(10) and thirteen (13) feet. These
locations are not subject to
accommodating truck traffic. There are
also sunshade screens on the south
building elevation which project less
than five feet (5’) and will be above
minimum clearance heights.
Balconies over the public right-of-way
shall have a minimum clearance of nine
(9) feet above the sidewalk. One (1)
inch of projection is permitted for each
additional inch of clearance above eight
(8) feet, provided that no such
projection shall exceed a distance of
four (4) feet. Balconies shall not be
supported with posts extending to the
sidewalk. Mounting heights for balcony
brackets shall conform to minimum
clearance standards.
Not applicable.
Building height – No building hereafter
erected or structural altered shall
exceed a height of 60 feet, except as
provided below. Structures may have
a greater height as follows, and these
bonuses may be cumulative:
The maximum building height will not
exceed 60-feet in height.
October 25, 2012
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-2123-A
12
Any structure that is certified by CATA
as provide a portion of the structure for
mass transit is entitled to add 15-feet.
Structures with a mix of uses with the
street-level primarily devoted to retail
uses and at least 50 percent of these
uses having direct access to the street,
is entitled to add 25 feet to the
structure; alternately a development
with an integrated parking facility
substantially located within the footprint
of the primary structure, is entitled to
add 25 feet to the structure.
Notwithstanding the foregoing, any
structure located north of West
Markham Street and east of University
shall be limited to a height of 35 feet.
Not applicable.
Not applicable.
Not applicable.
Building setbacks from property lines
and street rights of way shall be:
Front yard setbacks may be zero but
will not be more than 20-feet excepting
in those cases where grade changes
make such setbacks impractical.
The building setback exceeds the
20-foot front yard setback.
Side yard setbacks may be zero except
where adjacent to lots containing
single-family detached structures. In
this case the side yard setback shall be
a setback of not less than four (4) feet.
The property to the west is zoned
R-4 and R-5 and is not developed
with single-family homes.
Rear yard setback may be zero, except
where adjacent to lots containing
single-family detached structures. In
this case the rear yard setback shall
have a setback of not less than 25-feet.
There is not residential abutting the
development along the south side.
October 25, 2012
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-2123-A
13
Driveways, Sidewalks and Alleys –
Driveways and internal circulation
streets must have lanes at least ten feet
in width, but not more than 12 feet
excepting that width needed for bike
lanes or special pedestrian
accommodations.
The plan complies with this
requirement.
Intersections of internal drives or
streets will be minimally controlled by
stop signs, and will feature special
crossway paving or treated surfaces.
The plan complies with this
requirement.
Access driveways running parallel with
the street shall not create a four-way
intersection within 125 feet of the
ultimate curb line of the public street.
Not applicable.
No more than one curb cut per block
face shall be permitted. Driveways and
parking lot entrances-exit shall be
combined and where appropriate
located in alleys.
The southern perimeter is indicated
with a second access point which is
strictly for service. The southern side
of the PCD area is approximately
689 feet, which is more than two
typical City blocks.
Sidewalks and Pedestrian walkways –
All driveways and internal streets shall
have minimum five foot sidewalks on
both sides located away from the back
of curb.
The plan complies with this
requirement.
All sidewalks fronting buildings with
ground floor retail shall be at least
10 feet in width.
Not applicable.
Protected pedestrian walkways shall be
provided through parking lots.
All developments shall include as part
of their site plan pedestrian linkages
through parking areas and to adjacent
buildings or developments.
Pedestrian walkways have been
included in the northern parking area.
The site plan includes some sidewalks
within the southern parking area,
however, they are not as extensive
since this parking area is primarily for
employees and the parking area is
October 25, 2012
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-2123-A
14
temporary to be replaced by building
construction and/or a parking deck in
the future. The sidewalk along St.
Vincent Circle is existing and will cover
the entire length of the PCD frontage.
New sidewalk sections will be installed
during construction where existing
drives are closed.
Alleys – shall not be more than 20-feet
wide unless needed for emergency
access. Where an alley runs along a
property line, it shall be screened from
the adjacent property by a permanent
wall of high quality materials compatible
with neighboring buildings.
Not applicable. There are no alleys
located within the development.
All new utilities for developments within
the District shall be buried. All new
developments shall underground all
utilities onsite or within adjacent public
right of way wherever determined by
the utility agency to be feasible.
All utilities serving the site will be
underground. There is an existing
overhead power line that mostly lies
outside of the west boundary that will
remain.
Trash enclosures shall be located in
alleys wherever available or in common
service areas for multiple
developments.
In all areas, service and waste removal
areas shall be screened and located
away from public outdoor spaces and
pedestrian. Dumpster screening shall
comply with Section 36-523.
Masonry screening walls are shown
surrounding the dumpster location,
compactor and loading area, and the
mechanical service area at the west
side.
Parking facilities – wherever feasible,
multilevel parking structures shall be
encouraged. Surface parking shall
be limited to the side and rear of
structures, unless grouped in quantities
The request does not comply with this
requirement. Surface parking is
located within the front yard setback
along St. Vincent Circle. The parking
field is in excess of 50 parking spaces.
October 25, 2012
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-2123-A
15
of 50 spaces or less separated by a
landscaping strip no less than the
perimeter landscape strip as required
for the property by Chapter 15 of the
code or a structure from other vehicular
areas and having no more than one
vehicular connection to another surface
parking area. Surface parking areas
should be broken up or distributed
around large structures so as to shorten
the distance to other buildings and
public sidewalks. For corner lots,
parking is allowed along the side street
frontage.
The site plan includes pedestrian walk
ways within the parking field to allow
easy access to the front of the building.
Parking requirements within the District
shall be 50 percent of that required by
Article VII of Chapter 36. The
maximum allowed parking shall be the
minimum standard established in Article
VII of Chapter 36.
The number of parking spaces for this
type development is not specifically
addressed within the Zoning
Ordinance.
Shared parking. As an alternative to
subsection (f)(2) above, mixed-use
developments may utilize the shared
parking methodologies developed by
the Urban Land Institute and published
in Shared Parking (Second Edition,
2005) by Mary S. Smith, et al. A project
may elect this means of determining the
total parking requirement by submitting
a parking demand analysis prepared by
a qualified parking or traffic consultant,
a licensed architect, city planner, or
urban planner or civil engineer.
Not applicable.
On-street parking. On-street parking on
internal streets or circulation routes
shall be allowed and may count
towards the parking requirement.
On-street parking is permitted either
parallel, in areas in front of, or adjacent
to, retail or commercial entries. Angled
Not applicable.
October 25, 2012
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-2123-A
16
street (drive) parking shall not be
permitted on streets (drives) that
provide the development majority
access. Such parking may count
towards the overall project parking
requirements. No on-street parking
shall be allowed on University Avenue
or Markham Street.
No parking shall be allowed in the front
yard setback area.
Parking is proposed within the front
yard setback along St. Vincent Circle.
Patient parking is located at the front of
the building. The placement of parking
within this area also allows for grade
transition across the site.
Parking garage design – Parking
facilities should be designed consistent
with the overall project design. Where
possible, other uses, residential or
commercial should be used to wrap or
otherwise block the view of a parking
garage.
Not applicable.
Signage – Signage shall comply with
Article X except as follows – No off-site
advertising signs are permitted. No
pole mounted signs are permitted.
Monument signs are to identify the
development and be limited to
72 square feet in area and 6 feet in
height for developments greater than
one acre. Signage integrated into
free-standing vertical structures whose
design theme and materials are directly
related to the primary development may
be submitted for approval under the
PZD process if located along University
southerly of Lee. No single elevation or
face of such a structure shall be more
than 400 square feet.
Ground signage will comply with the
typical standard. Building signage will
be placed along the northern façade,
St. Vincent Circle and on the southern
façade.
October 25, 2012
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-2123-A
17
No street buffer or landscaping is
required along streets classified less
than an arterial. When the structure is
not built to the property line,
landscaping is required in the area
between the building and property line
up to that required in Chapter 15 of the
Code.
The applicant is providing landscaping
per Chapter 15 of the Little Rock Code
of Ordinances.
Land use buffers shall only be provided
where single-family and duplex use or
zoning is the abutting use. In those
cases where a land use buffer is
required, buffers shall be the same as
those for multi-family uses in Section
36-522(b)(1). In areas where terrain
variation is great or other features result
in the loss of privacy, alternative
designs and massing shall be
considered.
Not applicable.
Common use areas and plazas shall be
a minimum of 300 square feet for
30,000 square foot structures. For
each additional 5,000 square feet or
portion thereof, a minimum of an
additional 50 square feet of plaza area
is required.
The development requires the
placement of 723 square feet of
common use areas. The site plan
indicates the placement of
1,300 square feet of common use
area along the eastern site of the
building.
Surface parking lots shall meet all
current landscape requirements.
The surfaced parking lots will meet the
requirements of Chapter 15.
Street trees shall be a minimum of
3-inch caliper and shall be 2 feet off
the back of curb, 30 feet on center.
The canopy shall be maintained with
an 8 foot clearance. A four foot planter
strip shall be maintained.
The redevelopment will comply with
this standard, however, street trees will
be located behind the existing sidewalk
which is located at the back of curb.
October 25, 2012
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-2123-A
18
Common use areas and plazas shall be
maintained by a common authority.
Attempts shall be made to maintain
vegetation, trees, bushes, in
undisturbed conditions to serve the
aesthetic, recreational and ecological
needs of the district. Trees planted in
these areas shall be a minimum of two
inches in caliper and ten feet in height.
The redevelopment will apply to this
standard.
Trees greater than 14 inches in
diameter, measured at 4 ½ feet above
the ground, shall be protected from
removal and damages in future
development of the district. Any
development within 50 feet of such tree
shall be reviewed prior to development
to assure protective measures are
included and in place.
The development does not comply with
this standard. The redevelopment of
this site will require that most of the
existing trees be removed. Based on
the tree survey, a total of 13 Pine
trees, 11 Bradford Pear trees, 2 Oak
trees, and 13 Crape Myrtles that are
over 14” DBH (single or combined
multiple trunk measurements) will be
removed. The developer states and as
presented at the Midtown Advisory
Group’s meeting with the developer,
the desire is to develop a unified plan
and appearance for this new project.
There are significant grade changes
and to make the site work the removal
of most of the existing trees is
required. Landscape areas, material
quantities and sizes that enhance the
ordinance minimums for the new
development will be placed on the site.
Lighting shall conform to the design
overlay district standards. The intent is
to prevent light from commercial
developments from excessively
illuminating the property in question,
other properties or the night sky. Only
light fixtures which are categorized as
full cut-off fixtures shall be permitted.
The use of fully shielded floodlights are
permitted but not encouraged.
The redevelopment of the site will
comply with this standard.
October 25, 2012
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-2123-A
19
The ordinance provides for the
following specific standards for lighting
intensity based upon the activities
performed involved. Values are
presented in allowable foot candles (fc)
maintained (measured horizontally) at
grade and are to be averaged
throughout the site to avoid hot spots,
i.e. areas of extreme light intensity
relative to the remainder of the site:
Pedestrian areas/sidewalks
Minimum 0.2 fc Maximum 1.0 fc
Building entries
Minimum 1.0 fc Maximum 10.0 fc
Street lighting
Minimum 0.2 fc Maximum 1.0 fc
Parking area
Minimum 2.0 fc Maximum 4.0 fc
Playgrounds
Maximum 5.0 fc
Sports grounds
Maximum 20.2 fc
Site perimeter
Maximum 0.5 fc
The redevelopment will comply with
the lighting standards.
Gas station canopies shall be
illuminated at a maximum luminance of
thirty (30) fc and individual fixtures shall
be flush mounted or have the canopy
edge below the lowest light-emitting
point on the fixtures. All existing gas
station canopies that exceed this
standard shall be made compliant
within seven (7) years of the date of
adoption of this article.
Not applicable.
October 25, 2012
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-2123-A
20
Up lighting may be used to illuminate a
building, landscaping element or
architectural feature, provided the
lighting design has a maximum
luminance of twelve (12) fc, measured
in a vertical plane. Down lighting is
preferred.
Will comply.
A lighting plan shall be submitted for
staff review and approval prior to
issuance of building permits. The plan
shall contain the following information:
An area lighting plan, drawn to scale,
indicating all structures, parking lots,
building entrances, vehicular and
pedestrian traffic areas, vegetation that
may interfere with lighting, and adjacent
land uses that may be adversely
impacted by the lighting. The plan shall
contain a layout of all proposed fixtures
by location, orientation, aiming
direction, mounting height and type.
The submission shall include, in
addition to proposed area lighting, all
other exterior lighting, e.g.,
architectural, building entrance,
landscape, flagpole, sign, etc.
A ten-foot by ten-foot luminance grid
(point-by-point) of maintained foot-
candles overlaid on the site plan plotted
out to 0.0 foot-candles, which
demonstrates compliance with light
intensity standards.
Will comply.
October 25, 2012
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-2123-A
21
Property, if for any reason, that cannot
be developed without violating the
standards of this article shall be
reviewed through the planned zoning
district (PZD) section of the zoning
ordinance, with the intent to devise a
workable development plan which is
consistent with the purpose and intent
of the overlay standards.
The property is being considered as a
PZD.
The following bullet points summarize of the areas in which the development
does not fully comply with the typical standards of the DOD:
• a minimum of 60% glass on the ground floor level facing - McKinley Street
does not meet this requirement
• all sides of buildings that face abutting public or private rights of way,
except alley, shall feature at least one customer entrance – McKinley
Street does not meet this requirement
• materials shall not be smooth-faced concrete block, tilt-up concrete panels
or prefabricated steel panels – Proposed smooth and ribbed aluminum
panels.
• front setback is to be between 0 and 20-feet – Setback exceeds 20-feet on
St. Vincent Circle
• limit the number of curb cuts to one per block face – Two (2) cuts on West
6th Street (private access easement); service drive and parking lot
entrance
• front yard surface parking areas shall be limited to 50 spaces or less,
separated by a landscaping strip no less than the perimeter landscape
strip as required for the property by the Landscape Ordinance (Chapter
15) – St. Vincent Circle parking area exceeds 50 spaces
• parking requirements within the DOD shall be 50 percent of that required
by Article VII of Chapter 36 (the Zoning Ordinance). {AND} The maximum
allowed parking shall be the minimum standard established in Article VII of
Chapter 36 – Based on the use of the building there is not a clear
definition as to the allowable parking for the site; see analysis below
October 25, 2012
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-2123-A
22
• no parking shall be allowed in the front yard setback area – parking on
St. Vincent Circle within the front yard setback
• trees greater than 14-inches in diameter, measured at 4 ½ feet above the
ground, shall be protected from removal and damages – trees in excess of
14-inch diameter will be removed
In addition there are two (2) variances associated with ordinances other than the
DOD. The first is a variance from Sections 30-43 and 31-210 to allow the drive
on West 6th Street to be located nearer the intersection on McKinley Street. The
second is a variance from Chapter 15, the Landscape Ordinance, along a portion
of the southern perimeter to allow the landscape strip on this tract to be less than
9-foot typical minimum.
The variances from Sections 30-43 and 31-210 are related to the drives on West
6th Street. The driveway spacing criteria for a collector street classification is
limited to a spacing of 250-feet, centerline to centerline or centerline to right of
way of an intersecting collector street or street with a higher classification. The
minimum spacing from the property line shall be 125-feet. A lot will require
600-feet of frontage for two (2) drives. The service drive is located 40-feet from
the edge of curb on McKinley Street and the spaced drives are 150-feet apart.
The applicant is requesting approval of the second access point since the
driveway is strictly for service. In addition the south side of the redevelopment
area is approximately 689 feet, which meets the typical frontage required for the
placement to two (2) drives within a development.
The Landscape Ordinance requires a minimum landscape strip of 9-feet adjacent
to paved areas. Along the southern perimeter, east of the parking lot entrance
drive, the landscape strip drops below the 9-foot minimum landscape strip. The
plan includes a seven foot (7’) wide landscape easement along the boundary
located on an adjacent tract also owned by this developer. As future phases are
developed, the applicant states property lines may be adjusted to provide the
required landscape area on this tract.
The applicant has indicated all mechanical equipment will be roof mounted and
screened from view by a walled enclosure. The transformer and emergency
generator will be located within a masonry wall enclosure at the southwest corner
of the building. The trash compactor, loading area, and dumpster will have
masonry wall enclosures to meet screening requirements and reduce noise.
The normal days and hours of operation for the surgery center will be weekdays
from 5:30 am to 7:00 pm. There will not be any overnight patient stay. The
normal hours of operation for the medical office space will be 7:00 AM to
October 25, 2012
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-2123-A
23
7:00 PM with some tenants operating on weekends. Trash collection will be
limited to weekdays between 7:00 am and 7:00 pm. Deliveries to the building will
be within the normal hours of surgery center operation. Uniforms and linens are
quiet delivery items and are typically left during the overnight hours at the dock.
There will be a posted “no idling” policy for all truck deliveries.
CATA has requested to maintain the bus stop at the current location, which is in
the Phase 2 area of the overall development plan. The developer has indicated
the requested pull-out improvement will be addressed when work and design for
the Phase 2 portion begins.
Calculation for parking for the development is somewhat difficult. The Zoning
Ordinance defines parking for medical clinics or for general office space. Parking
for medical clinics is based on a number of spaces per doctor. General Office
space is based on one parking space per 400 square feet of gross floor area.
The applicant has indicated the users of the building will be medical office clinics
but does not know the number of doctors and/or clinics to utilize the space. The
Zoning Ordinance provides for six (6) spaces per doctor in medical clinics. The
building is a multi-story building with the first floor proposed as a surgery center
serving 17 doctors in approximately 20,000 square feet. By multiplying
17 doctors by 6 allowable parking spaces the result is 102 parking spaces. Then
by dividing 20,000 square feet by the 102 allowable parking spaces the result is
5.10 spaces per 1,000 square feet. If applying the 5.10 spaces per 1,000 square
feet to the entire building the result is 72,300 divided by 5.10 spaces or
368 spaces allowed. If calculating the parking ratio based on General Office
development standards a total of 144 parking spaces would typically be allowed.
The plan includes 276 spaces which equals a 3.80 per 1,000 square foot ratio.
According to the applicant the proposed parking is not adequate to serve the
building, however, there is overflow parking available for the short term on the
adjacent Sears lot.
Although there are variations from the typical standards of the Mid-town DOD,
staff is supportive of the request. Staff feels the developers have done a good
job in meeting the intent of the Overlay District. To staff’s knowledge there are
no remaining outstanding technical issues associated with the request. Staff feels
the redevelopment of the site with a medical office facility 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.
October 25, 2012
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-2123-A
24
PLANNING COMMISSION ACTION: (OCTOBER 25, 2012)
Mr. Robert Brown of Development Consultants, Inc. was present representing the
request. There were no registered objectors present. Staff presented the items stating
the design team has made a change in the exterior materials and has chosen to use
brick where the bronze color ribbed metal panels were previously shown. Staff stated
the updated building elevations and color images provided now showed the changes
and were now included as a part of the applicant’s request. Staff presented a
recommendation of approval of the request subject to compliance with the comments
and conditions as outlined in paragraphs D, E and F of the agenda staff report.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 7 ayes,
0 noes and 4 absent.
October 25, 2012
ITEM NO.: 4 FILE NO.: Z-3619-C
NAME: Knollwood Mobile Home Park Short-form PD-C
LOCATION: Located at 1 Don Drive
DEVELOPER:
Paula Kagebein
P.O. Box 1041
Alexander, AR 72002
SURVEYOR:
Hope Consulting, Inc.
117 West Market Street
Benton, AR 72015
AREA: 0.047 acres NUMBER OF LOTS: 1 zoning area FT. NEW STREET: 0 LF
CURRENT ZONING: R-7, Mobile Home Park
ALLOWED USES: Mobile Home Park
PROPOSED ZONING: PD-C
PROPOSED USE: Beauty Salon
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is seeking rezoning for a small portion of a larger area containing
an existing mobile home to allow the former leasing office as a beauty salon.
The applicant has indicated the salon will contain three (3) chairs with one (1)
operator, expanding to a maximum of three (3) operators. The days and hours of
operation are from 10 am to 7 pm Monday through Saturday.
B. EXISTING CONDITIONS:
The property is located on the Pulaski/Saline County line. To the east and west
of the property are mobile home parks. South of the site is a convenience store
and southwest of the site is a mobile home sales and service business. The
October 25, 2012
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-3619-C
2
building was originally constructed as the leasing office for the mobile home park.
The site contains the 360 square foot building with paved parking located within
the front yard area.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
property owners located within 200 feet of the site and Southwest Little Rock
United for Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Alexander 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. The final
plat approved in 2012 shows the right of way to be 35 feet from centerline
even though 55 feet was required to be dedicated.
2. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818)
for the private improvements located in the right-of-way.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: The property is served by a private sewer system.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Contact Central Arkansas
Water regarding procedures for installation of water facilities and/or fire service.
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.
Contact Central Arkansas Water if additional fire protection or metered water
service is required. Due to the nature of this facility, installation of an approved
reduced pressure zone backflow preventer assembly (RPZ) is required on the
domestic water service. This assembly must be installed prior to the first point of
use. Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
October 25, 2012
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-3619-C
3
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within 10 days of installation and annually thereafter.
Contact the Cross Connection Section at 377-1226 if you would like to discuss
backflow prevention requirements for this project.
Fire Department: Place fire hydrants per code. Maintain a minimum access of
20-feet wide. Contact the Little Rock Fire Department for additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Otter Creek Planning District.
The Land Use Plan shows Mobile Home Park (MH) for this property. This
category accommodates an area specifically developed to accommodate mobile
homes. The applicant has applied for a rezoning from R-7 (Mobile Home Park) to
PDC (Planned Development Commercial) to allow for the conversion of the
existing structure Leasing Office to Hair Salon.
Master Street Plan: Alexander Road is shown as a Principal Arterial on the
Master Street Plan. A Principal Arterial is to serve thorough traffic and to connect
major traffic generators or activity centers within the urbanized area. Entrances
and exits should be limited to minimize negative effects of traffic and pedestrians
on Alexander Road. This street may require dedication of right-of-way and may
require street improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. Any additional parking must be landscaped in accordance with the Landscape
Ordinance, Chapter 15 of the City of Little Rock Code of Ordinances. This
will require additional review and approval from the Planning Department.
3. If the cost to rehabilitate the structure exceeds fifty (50) percent of the current
replacement cost of the structure the existing vehicular use area shall be
brought into compliance with the landscape ordinance and shall continue to
October 25, 2012
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-3619-C
4
full compliance on a graduated scale based upon the percentage of
rehabilitation cost.
G. SUBDIVISION COMMITTEE COMMENT: (October 4, 2012)
The applicant was present representing the request. Staff presented an
overview of the development stating there were few outstanding technical issues
associated with the request in need of addressing. Staff questioned the days
and hours of operation, the number of chairs and operators and the proposed
signage plan.
Public Works comments were addressed. Staff stated additional right of way
would be required to meet the Master Street Plan requirement. Staff stated a
franchise agreement would be required to allow the parking to be located within
the right of way.
Landscaping comments were addressed. Staff stated if the renovation cost of
the building exceeded the current replacement cost of the building then additional
landscaping would be required within the parking areas.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised cover letter to staff addressing the issues
raised at the October 4, 2012, Subdivision Committee meeting. The applicant
has addressed the days and hours of operation, the number of chairs and
operators and the proposed signage plan. The applicant has also indicated
additional right of way will be provided to the City to meet the Master Street Plan.
The applicant has also indicated a franchise agreement will be sought to allow
parking within the right of way.
The request is a rezoning for a small portion of a larger area containing an
existing mobile home to allow the former leasing office to be used as a beauty
salon. The applicant has indicated the salon will contain three (3) chairs with one
(1) operator in the initial start-up and expanding to a maximum of the three (3)
chairs and operators. The days and hours of operation are from 10 am to 7 pm
Monday through Saturday.
October 25, 2012
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-3619-C
5
A 12-foot banner is proposed on the front of the building advertising the
business. The sign area will not exceed percentage allowed within Commercial
District per the Zoning Ordinance or a maximum of ten (10) percent of the front
façade area. A ground sign is proposed within the front yard area not to exceed
six (6) feet in height and twenty-four (24) square feet of sign area.
Parking for a beauty salon is based on one (1) parking space per two hundred
(200) gross square feet of floor area exclusive of storage areas. The building
contains less than 400 square feet which would result in one (1) required parking
space. The applicant has indicated a maximum of three (3) operators which
would result in the need for a minimum of six (6) parking spaces. Although the
paved areas (parking) will be located within the right of way it appears there is
adequate paved area to provide the six (6) parking spaces. In addition the
applicant has indicated a number of the clients will not drive to the site but walk
from the nearby mobile home parks.
To staff’s knowledge there are no remaining outstanding technical issues in need
of addressing related to the proposed reuse of this building as a beauty salon.
The area contains a mixture of uses including two (2) large mobile home parks
both accessed from Alexander Road and commercial uses fronting I-30 and
Stagecoach Road. Staff does not feel the use of the site as a beauty salon will
significantly impact the area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
PLANNING COMMISSION ACTION: (OCTOBER 25, 2012)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 7 ayes,
0 noes and 4 absent.
October 25, 2012
ITEM NO.: 5 FILE NO.: Z-5805-C
NAME: 11820 Chicot Road Short-form PD-C
LOCATION: Located at 11820 Chicot Road
DEVELOPER/AGENT:
Twin City Properties
2024 Arkansas Valley Suite 505
Little Rock, AR 72212
SURVEYOR:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 4.24 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family
PROPOSED ZONING: PD-C
PROPOSED USE: New tire store
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
The Little Rock Planning Commission approved a conditional use permit for this site on
February 19, 2009, to allow a daycare center and an electrical apprenticeship program
to utilize the building located on this site. The approved business did not open at this
location. The building is currently vacant.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The request is a rezoning from R-2, Single-family to PD-C, Planned Development
Commercial to allow the reuse of this existing non-residential building as a new
tire store. All waste tires will be stored within the building until cleared from the
site. The applicant has also indicated a portion of the building will be used to
October 25, 2012
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-5805-C
2
refurbish vehicles purchased at auto auctions for future sale. The refurbishing
will include auto repair, replacement parts and minor body damage repair. The
cover letter indicates no more than four (4) vehicles will be on-site waiting
refurbishing.
The driveway accessing the site is shared with the tract to the north which
recently contained a carwash building which has been removed. The access is a
recorded 30-foot, ingress/egress drive easement shared between the two (2)
properties. The site appears to contain 16 paved parking spaces.
B. EXISTING CONDITIONS:
The site contains an existing non-residential building and paved parking lot
located on the front portion of the tract. The area behind the building has been
cleared and is mowed. The far western portion of the property has a number of
trees. The property to the immediate north was a carwash which was recently
demolished. The area contains a mixture of uses. A vacant wooded, R-2,
Single-family zoned tract is located across Chicot Road to the east and to the
south is also a vacant tract. Further south are a two (2) non-residential buildings
located on C-3, General Commercial District zoned property. Single-family
residences and undeveloped property are located to the north and west of the
property.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. All property owners located within 200 feet of the site, the Deer
Meadow Neighborhood Association, the Legion Hut Neighborhood Association
and Southwest Little Rock United for Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Chicot Road is classified on the Master Street Plan as a principal arterial.
Dedication of right-of-way to 55 feet from centerline will be required.
2. If the site redevelops or expansion occurs in the future, provide the design of
the street conforming to the Master Street Plan. Construct one-half street
improvement to Chicot Road including 5-foot sidewalks with the planned
development. The new back of curb should be located 29.5-feet from the
centerline.
October 25, 2012
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-5805-C
3
3. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The lots must share a single
driveway access centered on the property line. The width of driveway must
not exceed 36-feet. If the site is redeveloped or expanded in the future, the
driveway accessing the subject property must be located on the northern
property line and shared with the property to the north.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Contact Central Arkansas
Water regarding procedures for installation of water facilities and/or fire service.
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.
Contact Central Arkansas Water if additional fire protection or metered water
service is required. The Little Rock Fire Department needs to evaluate this site
to determine whether additional public and/or private fire hydrant(s) are required.
If additional fire hydrant(s) are required, they will be installed at the expense of
the developer. Due to the nature of this facility, installation of an approved
reduced pressure zone backflow preventer assembly (RPZ) is required on the
domestic water service. This assembly must be installed prior to the first point of
use. Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within 10 days of installation and annually thereafter.
Contact the Cross Connection Section at 377-1226 if you would like to discuss
backflow prevention requirements for this project.
Fire Department: Place fire hydrants per code. Maintain a minimum access of
20-feet wide. Contact the Little Rock Fire Department for additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route. CATA Bus
Route #17 – the Mabelvale Downtown and #17A – the Mabelvale UALR Route
October 25, 2012
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-5805-C
4
are located north of this site traveling along Chicot Road turning onto Mabelvale
Cut-off.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Geyer Springs West Planning
District. The Land Use Plan shows Low Density Residential (RL) for this
property. Residential Low Density is for single-family homes at densities no
greater than six (6) dwelling units per acre. The applicant has applied for a
rezoning from R-2, (Single-Family) to PDC (Planned Development Commercial)
to allow for a tire store in an existing structure on the site.
Master Street Plan: Chicot Road is a Principal Arterial on the Master Street Plan.
A Principal Arterial is to serve thorough traffic and to connect major traffic
generators or activity centers within the urbanized area. Entrances and exits
should be limited to minimize negative effects of traffic and pedestrians on Chicot
Road. 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: If the cost to rehabilitate the structure exceeds fifty (50) percent of
the current replacement cost of the structure the existing vehicular use area shall
be brought into compliance with the landscape ordinance and shall continue to
full compliance on a graduated scale based upon the percentage of rehabilitation
cost.
G. SUBDIVISION COMMITTEE COMMENT: (October 4, 2012)
The applicant was present representing the request. Staff presented an
overview of the development stating there were additional items necessary to
complete the review process. Staff questioned the days and hours of operation,
the placement of waste tires, the proposed signage and all activities to take place
on the site.
Public Works comments were addressed. Staff stated Chicot Road was
classified as an arterial street which would require dedication of right of way to
55-feet from centerline to meet the Master Street Plan requirement. Staff also
stated the driveway location and widths did not meet the traffic access and
circulation requirements of City ordinance. Staff stated if the site was
redeveloped or expanded in the future, the driveway accessing the site was to be
October 25, 2012
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-5805-C
5
located on the northern property line and would continue to be shared with the
northern property.
Landscaping comments were addressed. Staff stated if the cost of
redevelopment of the site exceeded 50 percent of the current replacement cost
of the building then the existing parking lot and paved areas would need to come
into compliance with the City’s Landscape Ordinance requirements.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised cover letter addressing issues raised at the
October 4, 2012, Subdivision Committee meeting. The applicant has provided
the days and hours of operation, the storage of waste tires, the proposed signage
plan and all activities to take place on the site.
The cover letter states the use of the site will be for new tire sales only. In
addition the owner will use a portion of the building to refurbish vehicles for future
sale. This aspect of the business as outlined by the applicant includes purchase
of automobiles from auto auctions which need minor repair. The repairs will
include auto repair, automobile replacement parts and minor automobile body
damage repair. The cover letter states no more than four (4) vehicles will be
on-site waiting refurbishing. These vehicles will be stored in the rear of the
property within the existing paved area. The cover letter states the use of the
property will not be an auto body repair shop and auto body repair services will
not be offered to the public.
The existing building is proposed for remodeling. The front of the building will be
used as office space and a showroom. The remainder of the building will be
used as the tire shop and the owners refurbishing business. Cosmetic repairs
and modifications will be completed to the building. Resurfacing, as needed, will
be completed to the paved parking area. The existing chain link fence will be
repaired and a wood privacy fence will be installed west of the existing building.
There will be no activity taking place within the rear portion of the property.
The tire shop days and hours of operation are from 8 am to 6 pm Monday
through Saturday. The owner will continue to work on-site after the tire shop
closes refurbishing the auto auction vehicles for resale.
October 25, 2012
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-5805-C
6
The applicant has indicated building signage will be consistent with signage
allowed in commercial zones. The existing sign pole located near the southern
perimeter of the site abutting Chicot Road will be utilized. A maximum sign size
of five feet (5’) by seven feet (7’) will be placed on the pole.
Staff is not supportive of the request. Staff feels the proposed use of the
property as a tire store and auto repair business is too intense for this area. Prior
to the recent downturn in the economy there were three (3) very active residential
subdivisions in this area including the Deer Meadow Subdivision located across
Chicot Road, the Oxford Valley Subdivision located to the north of the property
and the Royal Oaks Subdivision located further to the north with the subdivision
entrance on Chicot Road. In addition a preliminary plat for future phases of the
Oxford Valley Subdivision has been approved for residential lots to the west of
this site. Staff feels the placement of this commercial type activity on the site will
potentially impact future development of residential homes in the area.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (OCTOBER 25, 2012)
The applicant was not present. There were no registered objectors present.
Staff presented the item stating the applicant had submitted a request dated
October 25, 2012, requesting withdrawal of this item. Staff stated the withdrawal
request will require a waiver of the Commission’s By-laws with regard to the late
withdrawal request. Staff stated they were supportive of the withdrawal request.
There was no further discussion of the item. The chair entertained a motion for
approval of the By-law waiver for the late withdrawal request. The motion carried by a
vote of 7 ayes, 0 noes and 4 absent. The chair entertained a motion for approval of the
item as presented by staff. The motion carried by a vote of 7 ayes, 0 noes and
4 absent.
October 25, 2012
ITEM NO.: 6 FILE NO.: Z-8808
NAME: Valley Oak Addition Short-form PD-R
LOCATION: Located at 4411 Carter Lane
DEVELOPER:
Graham Smith Companies
P.O. Box 242146
Little Rock, AR 72223
ENGINEER:
Thomas Engineering
3810 Lookout Road
North Little Rock, AR 72116
AREA: 2.198 acres NUMBER OF LOTS: 15 FT. NEW STREET: 638 LF
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-R
PROPOSED USE: 15 units of attached single-family
VARIANCES/WAIVERS REQUESTED: None requested.
The applicant submitted a request dated October 2, 2012, requesting withdrawal of this
item. Staff is supportive of the withdrawal request.
PLANNING COMMISSION ACTION: (OCTOBER 25, 2012)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated October 2, 2012,
requesting withdrawal of this item. Staff stated they were supportive of the withdrawal
request.
October 25, 2012
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8808
2
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 7 ayes,
0 noes and 4 absent.
October 25, 2012
ITEM NO.: 7 FILE NO.: Z-8809
NAME: Bennett Short-form PD-R
LOCATION: Located at 16 Terrace Place
DEVELOPER:
Shirley Bennett
3005 Donaghey Drive
North Little Rock, AR 72116
SURVEYOR:
Marlar Engineering Company
5318 John F. Kennedy Boulevard
North Little Rock, AR 72116
AREA: 0.21 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential – Non-conforming 4-plex
PROPOSED ZONING: PD-R
PROPOSED USE: Recognize existing 4-plex
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The request is a rezoning from R-2, Single-family to PD-R, Planned Development
Residential, to recognize an existing 4-plex. The current owners bought the
property which contained the 4-plex in 1985 and have used the property as a
residential property since that time. The applicant is requesting to rezoning to
PD-R to recognize the existing use of the property to allow for redevelopment of
the property should the 4-plex unit lose its current non-conforming status.
October 25, 2012
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-8809
2
B. EXISTING CONDITIONS:
This area contains a mixture of uses including commercial, office, multi-family
and single-family. Along Mann Road there are multi-family units, a bar and a City
of Little Rock Alert Center. East of the site are single-family homes located
within the Chicot Terrace Subdivision accessed from Chicot Road.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. All property owners located within 200 feet of the site, the West
Baseline Neighborhood Association and Southwest Little Rock United for
Progress 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 this project.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Contact Central Arkansas
Water regarding procedures for installation of water facilities and/or fire service.
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.
Contact Central Arkansas Water if additional fire protection or metered water
service is required. Due to the nature of this facility, installation of an approved
reduced pressure zone backflow preventer assembly (RPZ) is required on the
domestic water service. This assembly must be installed prior to the first point of
use. Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within 10 days of installation and annually thereafter.
October 25, 2012
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-8809
3
Contact the Cross Connection Section at 377-1226 if you would like to discuss
backflow prevention requirements for this project.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: CATA Bus Route #17 – the Mabelvale Downtown and #17A – the
Mabelvale UALR Route travel Baseline Road located to the north of this site.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Geyer Springs West Planning
District. The Land Use Plan shows Residential High Density (RH) for this
property. Residential High Density accommodates residential development of
more than twelve (12) dwelling units per acre. The applicant has applied for a
rezoning from R-2 (Single-Family) to PDR (Planned Development Residential)
to recognize an existing 4-unit apartment building on the site.
Master Street Plan: Terrace Place is a Local Street on the Master Street Plan.
The primary function of a Local Street is to provide access to adjacent properties.
Local Streets that are abutted by non-residential zoning/use or more intensive
zoning than duplexes are considered as “Commercial Streets”. A Collector
design standard is used for Commercial Streets. This street may require
dedication of right-of-way and may require street improvements for entrances
and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. Any additional parking must be landscaped in accordance with the Landscape
Ordinance, Chapter 15 of the City of Little Rock Code of Ordinances. This
will require additional review and approval from the Planning Department.
3. If rehabilitation of the structure exceeds fifty percent (50%) of the replacement
cost of the structure additional green space and landscaping will be required.
This may include the removal of some on site paving/asphalt.
October 25, 2012
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-8809
4
G. SUBDIVISION COMMITTEE COMMENT: (October 4, 2012)
The applicant was present representing the request. Staff presented an
overview of the development stating there were no outstanding technical issues
associated with the request. Staff noted any future redevelopment of the site
could require additional landscaping to be installed within the paved areas.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
There were no outstanding technical issues in need of addressing raised at the
October 4, 2012, Subdivision Committee meeting. The owners of the property
are requesting to rezone this property from R-2, Single-family to PD-R, Planned
Development Residential, to recognize an existing 4-plex which was constructed
on the property in the late 70’s or early 80’s prior to the area being annexed into
the City. The current owners bought the property which contains the 4-plex in
1985 and have used the property as a residential property since that time. The
applicant is seeking to rezone the property to PD-R to recognize the existing use
of the property which would allow for redevelopment of the property with four (4)
units of multi-family housing should the property lose its current non-conforming
status.
Staff is supportive of the request. To staff’s knowledge there are no outstanding
technical issues associated with the request. Staff does not feel the rezoning to
recognize this existing use will adversely impact the area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
PLANNING COMMISSION ACTION: (OCTOBER 25, 2012)
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.
October 25, 2012
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-8809
5
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 7 ayes,
0 noes and 4 absent.
October 25, 2012
ITEM NO.: 8 FILE NO.: Z-8810
NAME: Fraizer-Bankhead Short-form PD-R
LOCATION: Located on the Northeast corner of Fraizer Pike and Bankhead Drive
DEVELOPER:
Doyne Construction Company, Inc.
P.O. Box 5820
North Little Rock, AR 72119
SURVEYOR:
Edward Lofton
15415 Oakcrest
Little Rock, AR 72206
AREA: 0.87 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
CURRENT ZONING: R-3, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-R
PROPOSED USE: Elderly Housing
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting rezoning of the property from R-3, Single-family to
Planned Development Residential (PD-R) to allow for development of 6 lots with
elderly residential housing. The applicant is proposing to develop Lots 1 through
6, Block 62 of the College Park Addition with 20-units of senior citizen housing
with a community room. The site will contain three (3) buildings; two (2)
residential buildings and the community building. The development is contingent
upon receiving funding from the US Housing and Urban Development (HUD)
Section 202 Supportive Housing for the Elderly Grant Program.
October 25, 2012
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-8810
2
The applicant is also requesting to abandon a 12’5” wide east/west alley which is
located within the proposed development area. The abandonment will require
County approval since the property is located outside the City limits of Little
Rock.
B. EXISTING CONDITIONS:
The property is located at the intersection of East 39th Street and Bankhead Drive
in the College Station community. The area is located outside the City limits of
the City of Little Rock but within an area the City exercises zoning and
subdivision jurisdiction. Bankhead Drive is constructed as a four lane street with
curb, gutter and sidewalk in place. East 39th Street is an unimproved street with
open ditches for drainage. North of the site is a church with parking located off
East 38th Street. South of the site is vacant property and further south is an
elementary school. The area is predominately single-family with a scattering of
non-residential uses.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. All property owners located within 200 feet of the site and the College
Station Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. 39th Street is classified on the Master Street Plan as a residential street. A
dedication of right-of-way 25-feet from centerline will be required.
2. A 20-foot radial dedication of right-of-way is required at the intersection of
Bankhead Drive and 39th Street.
3. With site development, provide design of street conforming to the Master
Street Plan. Construct one-half street improvement to 39th Street including
5-foot sidewalks with the planned development. The new back of curb should
be located 13-feet from centerline.
4. Plans of all work in right-of-way shall be submitted for approval prior to start of
work. Obtain barricade permit prior to doing any work in the right-of-way from
Traffic Engineering at (501) 379-1805 (Travis Herbner).
5. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
6. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan.
October 25, 2012
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-8810
3
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.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project. Capacity Contribution Analysis
required. Contact Little Rock Wastewater Utility for additional information.
Entergy: Must maintain all existing easements. Contact Entergy Arkansas for
additional information.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Contact Central Arkansas
Water regarding procedures for installation of water facilities and/or fire service.
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.
Contact Central Arkansas Water if additional fire protection or metered water
service is required. The Little Rock Fire Department needs to evaluate this site
to determine whether additional public and/or private fire hydrant(s) are required.
If additional fire hydrant(s) are required, they will be installed at the expense of
the developer. Due to the nature of this facility, installation of an approved
reduced pressure zone backflow preventer assembly (RPZ) is required on the
domestic water service. This assembly must be installed prior to the first point of
use. Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within 10 days of installation and annually thereafter.
Contact the Cross Connection Section at 377-1226 if you would like to discuss
backflow prevention requirements for this project.
Fire Department: Provide a letter from the Sweet Home Volunteer Fire
Department (Ed Brown Chief – 490-2509) indicating their knowledge of the
proposed development and their ability to serve the proposed multi-family
residential development.
Little Rock Fire Department: Place fire hydrants per code. Maintain a minimum
access of 20-feet wide. Contact the Little Rock Fire Department for additional
information.
October 25, 2012
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-8810
4
County Planning: Dedicate and construct Frazier Pike and 39th Streets to Master
Street Plan standards. Meet MS-4 standards. Abandon the 12.5-foot alley
located within the proposed development area. Contact Jim Cranor Pulaski
County Planning at (501) 340-8265 for additional information.
CATA: CATA currently provides bus service on Fraizer Pike moving east with
the #20 College Station Route. The proposed route changes by CATA will not
affect this portion of the route. Residents will have public transit service.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the College Station/Sweet Home
Planning District. The Land Use Plan shows Residential Low Density (RL) for
this property. Residential Low Density is for single-family homes at densities no
greater than six (6) dwelling units per acre. The applicant has applied for a
rezoning from R-3 (Single-family) to PDR (Planned Development Residential) to
allow for the construction of residential structures at a density of 15.8 units/acre.
Master Street Plan: Bankhead Drive is a Collector and Frazier Pike is a Minor
Arterial on the Master Street Plan. The primary function of a Collector Street is to
provide a connection from Local Streets to Arterials. 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 Frazier Pike
since it is a Minor Arterial. This street may require dedication of right-of-way and
may require street improvements for entrances and exits to the site.
Bicycle Plan: A Class II Bike Lane is shown along Frazier Pike. 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 landscape and buffer ordinance require a nine foot (9’) wide landscape
strip around the sites entirety. This amount is required after all right-of-way
dedication. Currently, the area along the southern perimeter does not appear
to meet the ordinance requirement.
October 25, 2012
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-8810
5
3. The property to the east is zoned residential, therefore, a six (6) foot high
opaque screen, either a wooden fence with its face side directed outward, a
wall, or dense evergreen plantings, is required along the eastern perimeter of
the site.
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).
5. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (October 4, 2012)
The applicant was present representing the request. Staff presented an
overview of the development stating there were additional items necessary to
complete the review process. Staff questioned the maximum building height for
the units, the proposed square footage of the units both the duplex and senior
housing and details of any proposed fencing. Staff also questioned if the
development would be constructed in a single phase or in multiple phases.
Public Works comments were addressed. Staff stated Fraizer Pike was
classified on the Master Street Plan as a minor arterial. Staff stated a dedication
or right of way 45-feet for centerline would be required. Staff stated 39th Street
would require dedication of right of way to 25-feet from centerline. Staff stated
street construction to both streets would be required per the Boundary Street
Ordinance. Staff noted stormwater detention would be required. Staff stated the
driveway apron radius on Friazer Pike was to be a minimum of 10-feet.
Landscaping comments were addressed. Staff stated the minimum landscape
strip per the Landscape and Buffer Ordinances was six-feet nine-inches (6’9”)
since the site was located within the Designated Mature Area of the City. Staff
stated the plan did not appear to meet this minimum requirement along Fraizer
Pike. Staff also stated a minimum of eight percent (8%) of the vehicular use area
was to be designated as green space.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
October 25, 2012
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-8810
6
H. ANALYSIS:
The applicant submitted a revised site plan to staff eliminating the southern
portion of the proposed development. The proposal is to allow the development
of 20 units of elderly housing within an area bounded by Bankhead Drive, 39th
Street, the former right of way of Gaines Street and an east/west alley. The
applicant has indicated street construction to West 39th Street will be completed
per the Boundary Street Ordinance. The applicant has indicated a right of way
abandonment for the 12.5-foot alley will be secured through the County should
the elderly housing development be approved by the City and the funding
agency. He original application included the one-half block fronting onto Fraizer
Pike but was amended to remove the duplexes from the application request. All
the staff comments related to Fraizer Pike do not apply to the current application
request.
The applicant has indicated the elderly residential housing unit will be a total of
10,350 square feet plus a separate 1,286 square foot community room. The
development is proposed in a single phase. The construction material will
consist of slab-on-grade concrete, wood stud framing members, brick and vinyl
exterior finish, fiberglass-asphalt shingle roof, interior paint gypsum board wall
and ceiling finishes with carpet and vinyl floor covering. The building is proposed
as a single story building with a roof ridge height not the exceed 20-feet above
grade.
A six foot wood privacy fence is proposed around the perimeter of the site. The
development will provide private open space within the development to comply
with the PZD criteria of the ordinance. Per the Zoning Ordinance a minimum of
ten (10) to fifteen (15) percent of the gross planned residential district area shall
be designated as common usable open space and single-family, duplex, zero-lot-
line and townhouse development shall have a minimum of five hundred square
feet of usable private open space per unit. Each of the units will have private
open space provided within the development within a front porch and small yard
area in front of each unit. As stated the development will contain a community
room to serve the recreational needs of the residents.
The development is proposed with a single monument sign located on the
northwest corner of the property. The sign is proposed with a maximum height of
six (6) feet and a maximum sign area of 24-square feet. The signage as
proposed is consistent with signage allowed in Multi-family zones per the Zoning
Ordinance.
The site plan indicates the placement of 28 on-site parking spaces. The Zoning
Ordinance would typically require the placement of one-half parking space per
unit for elderly housing resulting in 10-parking spaces.
October 25, 2012
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-8810
7
The site plan indicates the placement of street buffers along Bankhead Drive and
39th Street per the Zoning Ordinance. The required landscape strip along the
eastern perimeter does not appear to comply with the minimum standard of the
landscape ordinance. Within the Designated Mature Area of the City a reduction
in the required landscape strip to 6-feet 9-inches is allowed. It appears the
development can be shifted to the west and parking stalls and drive isles can be
reduced in width to allow for the 6-feet 9-inch landscape strip. The site plan as
presented does not allow the land use buffer along the southern perimeter. Once
the alley is abandoned the development will “pick-up” an additional 6.25-feet of
area to be used as open space. In addition it appears the development can be
shifted to the north by a few feet to allow for the placement of the southern
perimeter landscape buffer.
Staff is supportive of the request but feels the developer should address the
landscape and buffer issues. As noted staff feels the development can be shifted
in some areas and drive isles and parking stalls may be reduced to provide the
required landscape strip. Staff feels the development of the site with elderly
housing is an appropriate use. To staff’s knowledge there are no remaining
outstanding technical issues associated with the request.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends the 12.5-foot alley be abandoned prior to completion of the
project to allow for the land use buffer along the southern perimeter.
Staff recommends the developer provide a landscape strip along the eastern
perimeter of the site of 6-feet 9-inches.
PLANNING COMMISSION ACTION: (OCTOBER 25, 2012)
The applicant was present. There were no registered objectors present.
(Two (2) objectors provided a card in opposition of the item after the adoption of the
consent agenda.) 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
the 12.5-foot alley be abandoned prior to completion of the project to allow for the
land use buffer along the southern perimeter. Staff presented a recommendation
the developer provide a landscape strip along the eastern perimeter of the site of
6-feet 9-inches.
October 25, 2012
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-8810
8
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 7 ayes,
0 noes and 4 absent.
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October 25, 2012
There being no further business before the Commission, the meeting was
adjourned at 4:25 p.m.
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