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LITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
APRIL 8, 2010
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present there being ten (10) members present.
II. Members Present: Tom Brock
“Goose” W. Changose
Marcus Devine
J. T. Ferstl
Troy Laha
Obray Nunnley, Jr.
Bill Rector
Billy Rouse
Candice Smith
Jeff Yates
Members Absent: Dan Harpool
City Attorney: Cindy Dawson
III. Approval of the Minutes of the February 25, 2010 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
APRIL 8, 2010
OLD BUSINESS:
Item Number:
File Number:
Title:
A. S-1649 The Orchards at Mabelvale Preliminary Plat, located at 9501
Mabelvale Pike.
B. Z-6178-I Stagecoach Office Park Revised Short-form POD, located at
9222 Stagecoach Road.
C. Z-6323-N Lot 6 the Village at Rahling Road Revised Short-form PCD,
located on the Southeast corner of Rahling Road and
Chenal Parkway.
D. Z-8472-A St. Mark’s Baptist Church Long-form PCD and Easement
and Right of Way Abandonment for West 11th, Filmore and
Taylor Streets and associates alleys, located North of 12th
Street, West of Fair Park and South of 10th Street.
E. Z-8519 The Orchards at Mabelvale Short-form PD-R, located at
9501 Mabelvale Pike.
F. LA-0028 Chenonceau Boulevard Advanced Grading Request, located
on the Northeast corner of Chenonceau Boulevard and
Bayonne Drive.
NEW BUSINESS:
I. PRELIMINARY PLAT:
Item Number:
File Number:
Title:
1. S-285-FFF The Ranch Lots 1, 2 and 3 and Tracts H and I Preliminary
Plat, located on the Northeast corner of Ranch Drive and
Ranch Boulevard.
2. S-1352-C Hougland’s Addition Preliminary Plat, located on the
Northwest corner of Colonel Glenn and Whitfield Street.
3. S-1394-C Carter Oaks Addition Revised Preliminary Plat, located West
of Carter Lane and East of LaMarche Drive Extension.
Agenda, Page Two
II. SITE PLAN REVIEW:
Item Number:
File Number:
Title:
4. S-200-O Autumn Wood Apartments Subdivision Site Plan Review,
located on the Northwest corner of Divide Court and Divide
Parkway.
5. S-1538-C Otter Creek Travel Center Subdivision Site Plan Review,
located on the Northeast corner of I-30 and Otter Creek
Road.
6. S-1650 AEDD Subdivision Site Plan Review, located at 105 East
Roosevelt Road.
7. Z-8523-A Southwest Power Pool Zoning Site Plan Review, located at
16100 Pride Valley Road.
III. PLANNED DEVELOPMENTS:
Item Number:
File Number:
Title:
8. Z-4562-F The Gardens at Hickory Grove Long-form PD-R, located on
Dorado Beach Drive, just west of Hinson Road.
9. Z-6323-O Lot 11 the Village at Rahling Road Revised Long-form
PCD, located at 36 Rahling Circle.
10. Z-6532-F The Villas at Chenal Long-form PD-R, located on the
Northeast corner of Chenal Heights Drive and Chenal
Valley Drive.
11. Z-7113-A Covenant Cove Revised PD-R, located on Covenant Lane
and Courtney Cove.
12 Z-7496-B Lock and Load Revised Long-form PCD, located at 10900
Stagecoach Road.
13. Z-8529 Valley View Court Short-form PD-R, located on the West
side of South Katillus Road at Forest Lane.
Agenda, Page Three
IV. OTHER BUSINESS:
Item Number:
File Number:
Title:
14. A-319 Pride Valley Road Annexation, along the North side of
Pride Valley Road, generally East of Zanzibar Road.
15. Amendments to various provisions of Chapter 36 of the
Code of Ordinances regarding mobile homes and
manufactured homes.
April 8, 2010
ITEM NO.: A FILE NO.: S-1649
NAME: The Orchards at Mabelvale Preliminary Plat
LOCATION: Located at 9501 Mabelvale Pike
DEVELOPER:
Garth Development, LLC
Robert Garth
6929 JFK Boulevard
Sherwood, AR 72116-5339
ENGINEER:
The Holloway Firm
200 Casey Drive
Maumelle, AR 72113
AREA: 20.0 acres NUMBER OF LOTS: 4 FT. NEW STREET: 650 LF
CURRENT ZONING: C-3, General Commercial District and R-2, Single-family
PLANNING DISTRICT: 15 – Geyer Springs West
CENSUS TRACT: 41.05
VARIANCES/WAIVERS REQUESTED:
1. A variance from Section 29-186 (c) and (d) of the City’s Land Alteration Ordinance to
allow grading portions of Lot 4 with the development of Lot 3.
2. A variance from Sections 30-43 and 31-210 to allow the driveway located on Lot 3 to
be located nearer the property line than typically allowed on a commercial street.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The request is to allow four (4) lots to be created from a 20+ acre parcel located
at 9501 Mabelvale Pike. The property is currently zoned C-3, General
Commercial District and R-2, Single-family District. Lots 1 and 2 are proposed
containing 1.018 acres and 1.226 acres and are located adjacent to Mabelvale
Pike. Lot 3 is proposed containing 2.705 acres and the remaining 13.38 acres is
indicated in Lot 4. The proposed plat indicates a new commercial street (60-foot
April 8, 2010
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1649
2
right of way) extending along Lot 2’s southern boundary to the east to provide
future public street access to Lots 3 and 4.
Lot 3 is proposed for immediate development (as a separate item on this agenda
Z-8519). Lots 1 and 2 are proposed for future development as a commercial
use. There are no immediate plans for the development of Lot 4. The developer
has indicated when future development plans are secured a revision to the plat
for Lot 4 will be sought to clearly define the land area distribution for any
additional future lots.
The request includes a variance from the City’s Land Alteration Ordinance to
allow grading of a portion of proposed Lot 4 with the development of Lot 3. The
request also includes a variance from Sections 30-43 and 31-210 to allow the
driveway located on Lot 3 to be located nearer the property line than typically
allowed on a commercial street.
B. EXISTING CONDITIONS:
The site has a number of large trees located on the lot proposed for development
and within the area proposed for future development there is a significant number
of trees. In the area there are a number of uses including commercial, residential
and industrial type uses. To the north of the proposed plat area is a big box
retailer, Home Depot. North of the site are two single-family structures and south
of the site is a single-family structure. All About Tires and Brakes is located north
of the site fronting Mabelvale Pike. West of the site is Arkansas Signs and
Barricade located on Davmar Drive.
Mabelvale Pike is a two lane road with open ditches for drainage. Street
improvements have been completed on a number of properties which have
redeveloped located to the north. The improvements include curb, gutter and
sidewalk.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a number of phone calls from area residents
requesting additional information. All abutting property owners, the Mavis Circle
and the Pinedale Neighborhood Associations and Southwest Little Rock United
for Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Mabelvale Pike is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45 feet from centerline will be required.
April 8, 2010
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1649
3
2. A 20 foot radial dedication of right-of-way is required at the intersection of
Mabelvale Pike and the proposed new street.
3. With site development, provide design of street conforming to the Master
Street Plan. Construct one-half street improvement to Mabelvale Pike
including 5-foot sidewalk with the planned development. The new back of
curb should be located 29.5 feet from the existing centerline.
4. With site development, provide the design of street conforming to the
Master Street Plan. Construct street improvement to the proposed
Richsmith Lane including 5-foot sidewalk on both sides of the street with the
planned development. The street should be 36 feet in width with a 60 foot
right-of-way.
5. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction. A variance must
be requested to advance grade portions of Lot 4 at the time construction
begins on Lot 3.
6. 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).
7. Stormwater detention ordinance applies to this property. Sufficient
detention should be provided to not exceed the capacity of the 24 inch
diameter pipe under Mabelvale Pike during a 25 year storm event based on
the condition of full development of the subdivision.
8. Mabelvale Pike becomes flooded today at this location during a 5 year
storm event. If the proposed development will increase downstream
flooding conditions, a remedy should be provided. Stormwater flows have
been provided from the detention pond during a 25 year storm event.
Provide drainage calculation that shows the 24 inch diameter pipe under
Mabelvale Pike has the capacity to pass the proposed development and all
other off site flows to the pipe during the 25 year storm event. The total
capacity of the 24 inch diameter pipe should be considered when designing
the detained flow from the detention pond.
9. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
10. At the time of construction of the proposed street, a temporary gravel turn
around must be provided with a 40 foot radius or a 20 foot by 80 foot
hammerhead at the end of the proposed street.
April 8, 2010
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1649
4
11. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering 379-1813
(Steve Philpott) for more information.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension is required with easements for this project.
Contact Little Rock Wastewater Utility for additional information.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Please submit plans for water
facilities to Central Arkansas Water for review. Plan revisions may be required
after additional review. Contact Central Arkansas Water regarding procedures
for installation of water facilities. Approval of plans by Central Arkansas Water,
the Arkansas Department of Health Engineering Division and Little Rock Fire
Department is required. This development will have minor impact on the existing
water distribution system. Proposed water facilities will be sized to provide
adequate pressure and fire protection. A main extension will be needed to
provide water service to the back of this property. Additional fire hydrant(s) will be
required. Contact the Little Rock Fire Department to obtain information
regarding the required placement of the hydrant(s) and contact Central Arkansas
Water regarding procedures for installation of the hydrant(s). A Capital
Investment Charge based on the size of meter connection(s) will apply to this
project in addition to normal charges. This fee will apply to all connections
including metered connections off the private fire system. 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
(CAW) requires that upon installation of the RPZA, successful tests of the
assembly must be completed by a Certified Assembly Tester licensed by the
State of Arkansas and approved by CAW. The test results must be sent to
CAW's Cross Connection Section within ten days of installation and annually
thereafter. Contact the Cross Connection Section at 377-1226 if you would like to
discuss backflow prevention requirements for this project.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
April 8, 2010
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1649
5
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Parks and Recreation: No comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (February 4, 2010)
Mr. Mark Redder of the Holloway Firm was present representing the request.
Staff presented an overview of the proposed preliminary plat stating there were
two (2) items associated with the property on the current agenda. Staff stated in
addition to the preliminary plat request there was a rezoning request from C-3,
General Commercial District to PD-R to allow the development of a portion of the
property with elderly housing. Staff stated there were a few outstanding issues
associated with the proposed preliminary plat. Staff requested Mr. Redder
remove the setbacks indicated on the side and rear property lines. Staff also
requested the source of title and the name and address of the owner be included
in the general notes section of the proposed plat. Staff addressed concerns
related to the PD-R requesting a note be included on the site plan noting the age
requirement of the residents of the proposed development. Staff also requested
a note indicating limits on the hours of service of the dumpster, the responsible
party for maintenance of Tracts A and B and a note indicating the total height of
the proposed building.
Public Works comments were addressed. Staff stated right of way dedication
and street improvements were required on Mabelvale Pike and the proposed
new street. Staff also questioned if advanced grading was being requested for
the future phase of the development. Staff stated an evaluation was required for
the site to determine if runoff from the site based on the current development
state and with the proposed new development state to determine if there was any
downstream flooding potential. Staff stated the entrance should be redesigned to
allow for an SU vehicle. Staff stated any questions concerning the entrance
design should be directed to Traffic Engineering.
Landscaping comments were addressed. Staff stated a land use buffer of
26-feet in width and screening was required along the northern perimeter of the
site where adjacent to the residentially zoned property. Staff stated prior to the
April 8, 2010
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1649
6
issuance of a building permit a landscape plan stamped with the seal of a
registered landscape architect would be required. Staff stated the City Beautiful
Commission recommended preserving as many on-site trees as feasible.
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.
SUBDIVISION COMMITTEE COMMENT: (March 18, 2010)
The item was revisited by the Subdivision Committee at their March 18, 2010,
committee meeting. Mr. Mark Redder of the Holloway Firm was present
representing the request. Staff stated the applicant had made substantial
revisions to the proposal and they felt the Committee should review the request
once again. Staff stated the developer was no longer indicating the PRD request
adjacent to Mabelvale Pike. Staff stated adjacent to Mabelvale Pike the
developer was now indicating two (2) lots for future commercial development.
Staff stated a new street would be constructed along the southern perimeter of
proposed Lot 2 to provide access to the eastern lots. Staff stated proposed Lot 3
was now indicated with the development of 48 units of elderly housing. Staff
stated Lot 4 was indicated for future development.
Public Works comments were addressed. Staff stated the drive along the
eastern perimeter did not comply with the typical ordinance standards for
driveway spacing. Mr. Redder stated the developer desired to maintain the drive
in this location because a sister project would be developed on the property
immediately east of the proposed development area. Mr. Redder stated with the
drive as proposed the two developments could share the access eliminating the
need for an additional curb cut on the future street.
Public Works staff questioned the location of the proposed stormwater detention.
Mr. Redder stated detention would be provided along the northern perimeter of
the site. Staff questioned if advanced grading was being requested. Mr. Redder
stated the request did include a variance from the Land Alteration Ordinance to
allow grading of a portion of proposed Lot 4 with the development of Lot 3.
Landscaping comments were addressed. Staff stated the areas set aside for
buffers appeared to meet the minimum standards of the buffer ordinance. Staff
stated an automatic irrigation system would be required to water landscaped
areas at the time of development. Staff stated a landscape plan stamped with
the seal of a registered landscape architect would be required at the time of
building permit.
April 8, 2010
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1649
7
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
Mr. Redder submitted a revised preliminary plat to staff addressing the issues
raised at the February 4, 2010 and March 18, 2010, Subdivision Committee
meetings. The revised plat indicates the location for the proposed stormwater
detention facilities, removed the setbacks from the proposed plat drawing and
indicated within the Bill of Assurance there will be a provision for maintenance of
Tracts A and B. A note on the proposed PRD request indicates the maximum
building height, limits the dumpster service to daylight hours and indicates the
residential portion of the development will be age restricted to persons 55 years
plus.
The proposed preliminary plat request is to allow four (4) lots to be created from
a 20+ acre parcel. The property is currently zoned C-3, General Commercial
District and R-2, Single-family District. A request to rezone the R-2, Single-family
zoned portion of the property is scheduled for consideration by the Commission
at their April 22, 2010, public hearing.
Lots 1 and 2 are proposed containing 1.018 acres and 1.226 acres and are
located adjacent to Mabelvale Pike. The R-2, Single-family zoned property is
contained within proposed Lot 1. Lot 3 is proposed containing 2.705 acres and
the remaining 13.38 acres is indicated in Lot 4. The proposed plat indicates a
new commercial street (60-foot right of way) extending along Lot 2’s southern
boundary to the east 650 linear feet to provide future public street access to Lots
3 and 4.
Lot 3 is proposed for immediate development (as a separate item on this agenda
Z-8519) as an elderly housing development. There are no immediate plans for
development of the remaining area. Lots 1, 2 and 4 are proposed for future
development with C-3, General Commercial District uses.
The request includes a variance from the City’s Land Alteration Ordinance to
allow grading of a portion of proposed Lot 4 with the development of Lot 3. The
developer has indicated there is fill material located on proposed Lot 4 that will
be used to raise the grade of proposed Lot 3. The developer has indicated the
approval of the variance request will eliminate the need for hauling of materials
on City streets at the time of development of these lots individually.
The request also includes a variance from Sections 30-43 and 31-210 to allow
the driveway located on Lot 3 to be located nearer the property line than typically
April 8, 2010
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1649
8
allowed on a commercial street. The proposed plat indicates the driveway as a
65-foot shared access easement. The drive will be utilized by the property to the
east when it is developed to limit the number of curb cuts along the proposed
new street.
Staff is supportive of the requests and the associated variances. To staff’s
knowledge there are no outstanding technical issues in need of addressing
associated with the request. The proposed plat appears to meet the intent of the
various City ordinances. Staff does not feel the variance to allow advanced
grading or the variance to allow the drive to be located nearer the property line
than typically allowed per the Master Street Plan or the Subdivision Ordinance
will significantly impact the development or the area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the variance request from Section 29-186 (c) and
(d) of the City’s Land Alteration Ordinance to allow grading portions of Lot 4 with
the development of Lot 3.
Staff recommends approval of the variance request from Sections 30-43 and
31-210 to allow the driveway located on Lot 3 to be located nearer the property
line than typically allowed on a commercial street.
PLANNING COMMISSION ACTION: (FEBRUARY 25, 2010)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had requested on February 9, 2010, this item
be deferred to the April 8, 2010, public hearing. Staff stated they were supportive of the
deferral request.
There was no further discussion of the item. The Chair entertained a motion of approval
of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and
2 absent.
PLANNING COMMISSION ACTION: (APRIL 8, 2010)
Mr. Mark Redder of the Holloway Firm and Mr. Keith Richardson of Richsmith
Development company were present representing the request. There were no
April 8, 2010
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1649
9
registered objectors present. Mr. Greg Bowman was present to present to the
Commission information concerning his business. The item was heard in conjunction
with a rezoning request for the site, The Orchards at Mabelvale Short-form PD-R
(Z-8519). Staff presented the item with a recommendation of approval of the request
subject to compliance with the comments and conditions as outlined in paragraphs D, E
and F of the agenda staff report. Staff presented a recommendation of approval of the
variance request from Section 29-186 (c) and (d) of the City’s Land Alteration Ordinance
to allow grading portions of Lot 4 with the development of Lot 3. Staff also presented a
recommendation of approval of the variance request from Sections 30-43 and 31-210 to
allow the driveway located on Lot 3 to be located nearer the property line than typically
allowed on a commercial street. Staff presented a recommendation that all future lots
must provide stormwater detention in excess of the 25 year storm or to make drainage
improvements downstream sufficient to not worsen the downstream drainage
conditions.
Mr. Bowman stated his company operated a block plant at 9712 Mann Road. He stated
the company had been in business since 1974 and his company had bought the
business in 2000. He stated once the company purchased the business a total of
$3.25 million had been put into the business for renovations, upgrades and expansion
of the plant. He stated all the funds were private funds. He stated the company
employed 10 people. He stated the facility was located approximately 2000 feet from
the proposed retirement village and 1500 feet from the southeast boundary of the
property proposed for purchase by the developer. He stated his company was located
on industrially zoned property. He stated the company loaded 20 tractor trailers per day
with concert products made at the facility. He stated the business began work at
4:00 am and operated 24 hours per day when necessary to meet demand.
Mr. Bowman stated the machinery used on site was noisy and although the blocks were
made indoors the materials were stored outdoors. He stated he wanted to make the
Commission and the developer aware the business was located in the area. He stated
his company did not want to be made to feel as though they were not a good neighbor
in the future.
Mr. Keith Richardson addressed the Commission. He stated he was well aware the
block plant was located near the site proposed for development but did not feel the
operations would impact his residential development. He stated the buildings would be
constructed with material that would not allow residents to hear outside noises. He
stated if the residents were to go out on their patios or balconies then they would hear
noises from the area. He stated there was an existing single-family neighborhood
located approximately the same distance from the block plant as the proposed
development and the neighborhood did not appear to have been impacted by the block
plant.
There was a general discussion by the Commission of the development with regard to
the location of the block plan. The Commission discussed the potential impact area
April 8, 2010
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1649
10
noise would have on the residential development. Commissioner Nunnley questioned
Mr. Richardson if he had been on site at 4:00 am. He stated he had not but had been
on site at 8:00 am and various other times of day. He stated he did not feel the noise
from the block plant would impact the future residents of his development.
The chair entertained a motion for approval of the land alteration variance request. The
motion carried by a vote of 10 ayes, 0 noes and 1 absent. The Chair entertained a
motion for approval of the item as presented by staff. The motion carried by a vote of
10 ayes, 0 noes and 1 absent.
April 8, 2010
ITEM NO.: B FILE NO.: Z-6178-I
NAME: Stagecoach Office Park Revised Short-form POD
LOCATION: Located at 9222 Stagecoach Road
DEVELOPER:
Finley and Company
3507 Main Street, Suite 2
P.O. Box 10
Bryant, AR 72089
ENGINEER:
Mr. Pat McGetrick
McGetrick and McGetrick Engineers
10 Otter Creek Court, Suite A
Little Rock, AR 72223
AREA: 3.27 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
CURRENT ZONING: POD
ALLOWED USE: O-3, General and Professional Office uses
PROPOSED ZONING: Revised POD
PROPOSED USE: O-3, General and Professional Office uses – Site Plan
Daycare
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
On September 5, 2000, the Board of Directors approved Ordinance No. 18,342
establishing Stagecoach Village (Lot 4) Short-form PCD. The applicant proposed to
construct a 3,600 square foot branch bank building and a 9,000 square foot commercial
building and 54 parking spaces. At the time of approval, the applicant proposed to
convert the bank building into a commercial building (C-2 uses) if a bank tenant could
not be secured. Along with the approved PCD a preliminary plat was created containing
April 8, 2010
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-6178-I
2
four (4) lots. Only Lot 4 was rezoned to PCD with the approval. The remaining lots were
to be reviewed at the time of development. The site plan for Lot 4 was later revised
(June 26, 2001) at a staff level to remove the bank building from the site plan and the
commercial building square footage was increased to 10,800 square feet. The
applicant proposed the building to be used as 80% commercial (C-2 uses) and
20% office (general and professional). The hours of operation were from 8:00 am to
10:00 pm Monday through Saturday and 10:00 am to 6:00 pm on Sunday.
The sign area approved for Lot 4 was to be a maximum of eight (8) feet in height and
eighty (80) square feet in area. The sign was to be a monument style ground mounted
sign.
On March 21, 2000, the Board of Directors adopted Ordinance No. 18,234, which
rezoned Lot 2 from R-2, Single-family to PCD. C-2, Shopping Center District uses were
approved for the property, with the uses for the entire development being tied to the
preliminary plat application approved on September 5, 2000.
As a part of the proposal the applicant proposed to utilize the existing 3,230 square foot
building on Lot 2 and construct 15 parking spaces to serve the building. The existing
driveway from Stagecoach Road was approved to serve Lot 2 temporarily, until the new
street for the subdivision was constructed. At that time the existing driveway would be
closed and a shared drive between Lots 2 and 3 would be used. The timing of the new
street construction was tied to the preliminary plat and the final platting of Lot 3 or 4, or
the development of the larger single-family tract located to the west.
Ordinance No. 18,340 rezoned Lot 2 from PCD to POD and was approved by the Little
Rock Board of Directors on September 5, 2000. The applicant requested to use the
existing building for O-3, General Office District uses as permitted uses for Lot 2. (The
applicant requested C-2, Shopping Center District uses as permitted uses for Lots 1 and
4 and O-3, General Office District uses permitted uses for Lots 2 and 3.) The applicant
also agreed to a single-ground mounted monument style sign six (6) feet in height and a
maximum of sixty-four (64) square feet in area to be constructed on Lot 2.
The hours of operation for Lot 2 were approved as 8:00 am to 9:00 pm and there were
to be no external pay phones, ice machines, vending machines or speakers. The
applicant was to remove the existing access drive from Stagecoach Road to Lot 2 when
Stagecoach Village Drive was constructed. The area was to be replaced with
landscaping. The drive has not been removed.
Ordinance No. 18,836 adopted by the Little Rock Board of Directors on March 18, 2003,
amended the PCD and POD related to signage. The applicant requested to recognize
the existing pole mounted sign located on Lot 4 along with subdivision identification
signs which had been constructed located on Lots 2 and 4. The applicant also
April 8, 2010
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-6178-I
3
requested a ground mounted monument style sign to be located on Lots 2 and 4. The
signage plan consisted of Stagecoach Village Subdivision identification signs (one
located on the northeast corner of Lot 2 on Stagecoach Village Drive and one located
on Lot 4 on the southeast corner of Stagecoach Village Drive) and an existing pole
mounted backlit tenant identification sign located on Lot 4. The approval limited the
lighting of the sign to 8:00 am to 10:00 pm Monday through Saturday and 10:00 am to
6:00 pm on Sunday. A six (6) foot by sixty-four (64) square foot ground mounted
monument style sign for the future uses of Lot 2 was also approved.
Ordinance No. 19,141 adopted by the Little Rock Board of Directors on July 20, 2004,
allowed a revision to the approved POD by allowing the redevelopment of the site and
expanding the area of approval to include properties to the north and west previously
indicated as proposed Lots 1 and 3. The approval allowed Lot 3 to be created as
smaller office tracts with a common parking area. A maximum building envelope was
approved for Lots 3A through 3D. The total square footage developed was to be based
on the available parking. O-3, General Office District uses were approved as allowable
uses for the proposed lots. The site plan also included a maximum building area for Lot
1. The approved uses were per the C-2, Shopping Center District. The request
included leaving the existing office building located on Lot 2 with O-3, General Office
District uses as alternative uses for Lot 2. The development did not occur and the
approval has since expired.
A. PROPOSAL/REQUEST:
The current request is to amend the previously approved POD for lot 2 to allow
the existing building to be used as a daycare center. The maximum number of
children proposed is 80 children. The hours of operation are from 6:00 am to
6:00 pm Monday through Friday and Saturday from 9:00 am to 5:00 pm. At
present the center will not provide van service but the request includes the
addition of transportation in the future for up to two (2) vehicles. The center will
provide outside facilities and playground areas as required by the health
department. Signage is proposed as was approved on March 18, 2003, or a
maximum of six (6) feet in height and sixty-four (64) square feet in area.
There are no modifications proposed to the existing on-site paving. Previously
identified Lots 1, 2 and 3 have not been final platted and the area remains within
a single parcel. There appears to be approximately 40 parking spaces located
on the previously identified Lots 1 and 2. The front of the building will serve as
drop-off and pick-up. The applicant has indicated serving Lot 2 there are twenty
(20) parking spaces in the front of the building and an additional paved area to
serve ten (10) vehicles in the rear of the building.
The area is not located within a platted subdivision therefore there is not a Bill of
Assurance for this property.
April 8, 2010
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-6178-I
4
B. EXISTING CONDITIONS:
Lot 4 of the site is developed as a strip retail center, Lot 2 contains a vacant
office building most recently used as a real estate office and Lots 1 and 3 are
currently vacant. On Lot 4 there is a strip center containing a mixture of
small-scale office and retail uses. A residential developed has been constructed
to the west of the site as a gated community of patio homes.
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, all residents, who could be
identified, located within 300 feet of the site, the Otter Creek Homeowners
Association and Southwest Little Rock United for Progress were notified of the
public hearing.
D. Public Works Conditions - Utilities and Fire Department/County Planning:
Since the request did not involve changes to the site plan and were only
modifications to the allowable uses and the percentage of use mix staff did not
route this item to the various departments and agencies for comment.
E. SUBDIVISION COMMITTEE COMMENT: (December 22, 2009)
Mr. Stewart Finley was present representing the request. Staff stated the item
was not routed to various agencies for review since the request was to allow a
daycare center to utilize the site. Staff stated the previous approval allowed for
O-3, General Office District uses as allowable uses for the site. Staff stated the
review to revise the site plan to allow the placement of the playground area and
provide specifics of the proposed daycare operation. Staff requested the total
number of employees be provided. Staff also questioned if transportation would
be added in the future and if so the number of vehicles. Staff requested the site
plan include the location for the playground area and any proposed fencing.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
F. ANALYSIS:
The applicant submitted a revised site plan to staff addressing the issues raised
at the December 22, 2009, Subdivision Committee meeting. The revised plan
indicates the placement of a playground area containing approximately
5,000 square feet within the rear yard area of the building. The revised cover
letter request Saturday hours in the future and notes there will be eight (8) to
fifteen (15) employees of the business.
April 8, 2010
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-6178-I
5
The request is to amend the previously approved POD to allow the existing
building to be used as a daycare center to serve a maximum of 80 children. The
hours of operation are from 6:00 am to 6:00 pm Monday through Friday and
Saturday from 9:00 am to 5:00 pm.
With the initial start-up the center will not provide van service but is requesting
the addition of transportation in the future for up to two (2) vehicles.
Signage is proposed as was approved on March 18, 2003, or a maximum of six
(6) feet in height and sixty-four (64) square feet in area. The signage is
consistent with signage allowed in office zones.
There are no modifications proposed to the existing on-site paving. The front of
the building will serve as drop-off and pick-up. The applicant has indicated there
are twenty (20) parking spaces serving Lot 2. The revised cover letter indicates
there is additional paving in the rear of the building, which could provide up to ten
(10) employee parking spaces. Parking for a daycare center is based on one (1)
parking space per administrator, teacher and employee on the largest shift plus
one (1) space per facility vehicle plus one (1) space per ten (10) persons of
licensed capacity. The center will employee a maximum of fifteen (15)
employees, serve eighty (80) children and provide a maximum of two (2) vehicles
resulting in a need for twenty-five (25) parking spaces. The parking indicated is
adequate to serve the proposed daycare use.
Staff is supportive of the request. There will be few modifications to the site other
than the addition of a playground area within the rear yard area of the building.
There appears to be adequate circulation to allow for safe drop-off and pick-up of
the children. The parking indicated appears to be adequate to support the use.
The site was approved to allow O-3, General Office District uses as allowable
alternative uses for the site. A daycare center is an allowable use under the O-3,
General Office zoning district. To staff’s knowledge there are no outstanding
technical issues associated with the request.
G. STAFF RECOMMENDATION:
Staff recommends approval of the revised site plan for lot 2 to allow the
placement of a daycare facility within the existing building as proposed by the
applicant.
PLANNING COMMISSION ACTION: (JANUARY 14, 2010)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had failed to notify property owners as required
April 8, 2010
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-6178-I
6
by the Commission’s By-laws. Staff presented a recommendation of deferral of the item
to the February 25, 2010, public hearing.
There was no further discussion of the item. The chair entertained a motion of approval
of the item as presented by staff. The motion carried by a vote of 11 ayes, 0 noes and
0 absent.
STAFF UPDATE:
There has been no change to the application request since the previous agenda
write-up. Staff continues to support the request to allow the use of the site as a
daycare facility.
PC
PLANNING COMMISSION ACTION: (FEBRUARY 25, 2010)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had failed to provided them with the proof of the
notification of property owners within 200-feet as required by the Commission’s By-laws.
Staff presented a recommendation of deferred to the April 8, 2010, public hearing.
There was no further discussion of the item. The Chair entertained a motion of approval
of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and
2 absent.
STAFF UPDATE:
The applicant submitted a written request on March 8, 2010, requesting withdrawal of
this item, without prejudice. Staff is supportive of the withdrawal request.
PLANNING COMMISSION ACTION: (APRIL 8, 2010)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a written request on March 8,
2010, requesting withdrawal of this item, without prejudice. Staff stated they were
supportive of the withdrawal request.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 10 ayes,
0 noes and 1 absent.
April 8, 2010
ITEM NO.: C FILE NO.: Z-6323-N
NAME: Lot 6 the Village at Rahling Road Revised Short-form PCD
LOCATION: Located on the Southeast corner of Rahling Road and Chenal Parkway
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: 1.7 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PCD
ALLOWED USES: C-2, Shopping Center District Uses
PROPOSED ZONING: Revised PCD
PROPOSED USE: C-2, Shopping Center District Uses
VARIANCES/WAIVERS REQUESTED: None requested.
The applicant requested on February 9, 2010, this item be deferred to the April 8, 2010,
public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (FEBRUARY 25, 2010)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had requested on February 9, 2010, this item
be deferred to the April 8, 2010, public hearing. Staff stated they were supportive of the
deferral request.
April 8, 2010
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-6323-N
2
There was no further discussion of the item. The Chair entertained a motion of approval
of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and
2 absent.
STAFF UPDATE:
The applicant submitted a written request on March 17, 2010, requesting withdrawal of
this item. Staff is supportive of the withdrawal request.
PLANNING COMMISSION ACTION: (APRIL 8, 2010)
Mr. Joe White of 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 written request on March 17, 2010, requesting withdrawal of
this item. Staff stated they were supportive of the withdrawal request.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 10 ayes,
0 noes and 1 absent.
April 8, 2010
ITEM NO.: D FILE NO.: Z-8472-A
NAME: St. Mark Baptist Church Long-form PCD and Easement and Right of Way
Abandonment for West 11th and Taylor Streets and associated alleys
LOCATION: Located North of 12th Street, West of Fair Park Boulevard and South of
10th Street
DEVELOPER:
St. Mark Baptist Church
5722 West 12th Street
Little Rock, AR 72204
SURVEYOR:
Jacobs
10816 Executive Center Drive, Suite 300
Little Rock, AR 72211
ARCHITECT:
Lewis Architects Engineers
Attn. John McMorran, AIA, LEED AP
11225 Huron Lane, Suite 104
Little Rock, AR 72211
AREA: 11.01 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family, C-3, General Commercial District, I-2,
Light Industrial District, PD-O
ALLOWED USES: Single-family, General Commercial, Light Industrial, Lodge
PROPOSED ZONING: PCD
PROPOSED USE: Church
VARIANCES/WAIVERS REQUESTED: None requested.
April 8, 2010
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-8472-A
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
St. Mark Baptist Church, located at 5722 West 12th Street, is a fast growing, well
respected, community minded church. The church has been acquiring property
around their original location for years and has come to the point where an
expansion in facilities is vital for them to continue serving the congregation and
community effectively. Their commitment to this location is solid and their efforts
will enhance the 12th Street and Fair Park corridors. The current property owned
by the church between 10th Street and 12th Street and from their original site to
Fair Park is approximately 11 acres.
The Church is planning to build a 3,000-seat worship center along with education
space for children and teens. Other ancillary space in the project include,
meeting rooms, choir suite, television ministry studio, indoor playground space,
offices and a catwalk system. The facility will also house a gathering space for
the congregation. This entrance will be oriented toward the 10th Street/Fair Park
intersection and will thus create a new “front door” for the church.
The proposed project will include the demolition of existing structures, the
abandonment of existing streets and easements, the addition of landscaped
areas, the installation of a fountain and cross structure and additional off-street
parking.
B. EXISTING CONDITIONS:
The area contains a mixture of uses including single-family, multi-family, office,
office/warehouse and commercial. There is an existing strip center located on
West 12th Street which contains a number of retail uses which is proposed for
demolition with the current request. There are also a number of buildings and
surface parking lots located within the area proposed for development which will
be demolished or reconstructed with the approval of the current PCD request.
Located outside the proposed boundary of the project is an apartment building
located along Fair Park Boulevard and an auto parts store located at the
intersection of West 12th Street and Fair Park Boulevard. To the north, across
West 10th Street, is an area currently being cleared and leveled to allow for the
development of a multi-phased mixed use development including retail uses, a
hotel and two (2) parking lots to serve St. Mark Baptist Church. To the northwest
is a climate controlled mini-warehouse facility and further west is an office
building and hotel. To the west of the site there is a cemetery and a multi-story
office building. To the south, across West 12th Street, are retail uses and single-
family homes.
April 8, 2010
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-8472-A
3
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a number of informational phone calls from
area residents. All property owners located within 200 feet of the site, all
residents, who could be identified, located within 300 feet of the site, the War
Memorial Neighborhood Association, the Oak Forest Initiative Coalition, the Fair
Park Residents Association and the University of Arkansas at Little Rock
University District were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. 12th Street is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 35 feet from centerline will be required. The
existing right-of-way was not able to be determined.
2. Due to the proposed use of the property, the Master Street Plan specifies
that Taylor Street for the frontage of this property must meet commercial
street standards. Dedicate right-of-way to 30 feet from centerline.
3. Due to the proposed use of the property, the Master Street Plan specifies
that 11th Street for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline.
4. A 20-foot radial dedication of right-of-way is required at the intersection of
Taylor Street and 12th Street.
5. The right-of-way of Taylor Street should be abandoned north of 11th Street.
Easements should be maintained for existing utilities.
6. With site development, provide the design of street conforming to the
Master Street Plan for Taylor Street. Construct one-half street
improvements to Taylor Street including 5-foot sidewalk with the planned
development. The new back of curb should be located 18 feet from the
existing centerline. The back of the sidewalk should be located at the
property line.
7. With site development, provide the design of street conforming to the
Master Street Plan for 11th Street. Construct one-half street improvement to
11th Street including 5-foot sidewalk with the planned development. The
new back of curb should be located 18 feet from the existing centerline.
The back of the sidewalk should be placed at the property line.
April 8, 2010
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-8472-A
4
8. Sidewalks with appropriate handicap ramps are required to be installed
along 12th Street in accordance with Section 31-175 of the Little Rock Code
and the Master Street Plan. The existing sidewalk has many obstructions.
The back of the new sidewalk should be located at the property line or
match the sidewalk to the west of existing education building.
9. The right-of-way of 11th Street should be abandoned west of Taylor Street.
Easements should be maintained for existing utilities.
10. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
11. Plans of all work in right-of-way shall be submitted for approval prior to start
of work. Obtain barricade permit prior to doing any work in the right-of-way
from Traffic Engineering at (501) 379-1805 (Travis Herbner).
12. 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.
13. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
14. Per Section 29-102 an evaluation should be conducted on the basis of
existing downstream development and any analysis of stormwater runoff
with and without the proposed development. If the proposed development
will cause or increase downstream flooding condition, remedy should be
provided.
15. The right-of-way of Fillmore Street should be abandoned between 12th
Street and 10th Street if any still exists. Easements should be maintained
for existing utilities.
16. 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.
17. Street Improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
18. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering 379-1813
(Steve Philpott) for more information.
19. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade
permit prior to doing any work in the right-of-way. Contact Traffic
Engineering at (501) 379-1805 (Travis Herbner) for more information.
April 8, 2010
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-8472-A
5
20. In accordance with Section 31-210 (h)(12), access driveways running
parallel to the street shall not create a 4-way intersection within 75 feet of
the future curb line of the street. The proposed driveways not in compliance
are the south driveway off Taylor Street and the east driveway off 10th
Street.
21. All driveways shall be concrete aprons per City Ordinance.
22. A 20-foot radial dedication of right-of-way is required at the intersection of
11th Street and Fair Park Boulevard.
23. A 20-foot radial dedication of right-of-way is required at the intersection of
10th Street and Fair Park Boulevard.
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. The Little Rock Fire
Department needs to evaluate this site to determine whether additional public
and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are
required, they will be installed at the Developer's expense. 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. A Capital Investment
charge based on the size of meter connection(s) will apply to this project in
addition to normal charges. This fee will apply to all connections including
metered connections off the private fire system. This development will have
minor impact on the existing water distribution system. Proposed water facilities
will be sized to provide adequate pressure and fire protection. A short water
main extension may be needed to provide water service to this property.
Fire Department: Install and place fire hydrants as required by code. Contact
the Little Rock Fire Department for additional information.
April 8, 2010
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-8472-A
6
County Planning: No comment.
CATA: CATA Bus Route #3 – the Baptist Medical Center Route runs along West
12th Street adjacent to the site.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the I-630 Planning District. The
Land Use Plan shows Commercial and Public Institutional for this property. The
applicant has applied for a rezoning from various zoning districts to Planned
Commercial Development to allow construction of a new worship center and
associated parking. The uses are consistent with the Future Land Use Plan.
Master Street Plan: 12th Street and Fair Park Boulevard are Minor 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 these streets since they are Minor Arterials. These streets may
require dedication of right-of-way and may require street improvements for
entrances and exits to the site. 10th Street is a Collector. The primary function of
a Collector Street is to provide a connection from Local Streets to Arterials.
Bicycle Plan: A Class III bikeway is shown on 12th Street. A Class III bikeway is
a signed route on a street shared with traffic. No additional paving or right-of-
way is required. Class III bicycle route signage may be required.
Neighborhood Action Plan: This area is covered by the Oak Forest Neighborhood
Action Plan. The plan does not address this item specifically, but it’s Community
Image Goal does state a need “to counter negative perception by improving the
neighborhood’s physical appearance.”
Landscape:
1. The site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. The southern parking lot requires a thirty-six (36’) foot wide average street
buffer and no case less than one-half (½).
3. The landscape ordinance requires all interior islands to be a minimum of
three-hundred (300’) square feet in area and a minimum of seven and
one-half (7 ½) feet in width. A variance from this minimum requirement must
April 8, 2010
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-8472-A
7
be obtained from the City Beautiful Commission prior to the issuance of a
building permit.
4. A small amount of building landscaping will be required.
5. An automatic irrigation system to water landscaped areas will be required.
6. Prior to the issuance of a building permit, it will be necessary to provide an
approved landscape plan stamped with the seal of a Registered Landscape
Architect.
G. SUBDIVISION COMMITTEE COMMENT: (February 4, 2010)
Mr. John McMorran of Lewis Architects Engineers was present representing the
request. Staff presented an overview of the developing stating there were a
number of outstanding technical issues associated with the request. Staff
questioned any activities the church would include such as mother’s day out,
daycare, school, coffee shop or bookstore. Staff also questioned the location
and area of signage proposed for the development. Staff stated letters from the
utility companies was required for the right of way abandonments including any
easements in need of retention. Staff also questioned if there would be a
dumpster located on the site and if so if the hours of dumpster service would be
limited to daylight hours.
Public Works comments were addressed. Staff stated radial dedications were
required at the intersections of streets. Staff also stated sidewalks were required
along the abutting streets. Staff stated all plans for work within the right of way
would require permitting prior to the start of construction. Staff also stated a
grading permit would be required prior to the start of construction.
Landscaping comments were addressed. Staff stated a landscape plan stamped
with the seal of a registered landscape architect would be required prior to the
issuance of a building permit. Staff also stated a street buffer of 36-feet was
required along the southern parking lot. Staff stated landscape islands were
required to be a minimum of 300 square feet in area to receive credit toward
meeting the landscape ordinance requirements. Staff stated street trees were
recommended along the abutting roadways
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.
April 8, 2010
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-8472-A
8
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the issues
raised at the February 4, 2010, Subdivision Committee meeting. The applicant
has indicated there will not be activities such as a school, mother’s day out
program or daycare center but there may be a bookstore/coffee shop open to the
general public. The revised cover letter also states the dumpster will be located
within the existing parking lot west of the education building on 12th Street and
the hours of dumpster service will be limited to daylight hours. The applicant has
provided staff with approval letters from the five (5) utility companies and public
works stating their concurrence with the right of way abandonments and the need
for the retention of easements.
The Church is proposing the demolition of a number of structures and the
construction of a new worship center. The new construction is proposed in
phases. The new building area is proposed containing 50,160 square feet and
the future building expansions will increase the building area by 32,466 square
feet. The proposed building coverage is 16.8 percent for the initial phase and
27.7 percent with the completion of the future phases. The total area proposed
for hardscape is 159,437 square feet or 53.5 percent and 88,214 square feet or
29.6 percent.
The building height proposed from the main level to the top of building is 70 feet
on the east entry side and 85 feet on the west side. The ornamental cross tower
feature within the entry landscape area is proposed with a maximum height of
110-feet.
There are 190 parking spaces to remain within the existing campus, 225 parking
spaces across West 10th Street and 334 parking spaces shown on the current
site plan for a total of 749 parking spaces. After the building expansion to the
north 20 parking spaces will be eliminated. With the building expansion to the
south approximately 35 parking spaces will be eliminated for a total of
695 spaces available. Parking for churches is typically based on one parking
space per every four seats in the new assembly areas. Based on a seating
capacity of 3,000 a total of 750 parking spaces would typically be required.
The revised site plan indicates a street buffer along West 12th Street of 15-feet
and along the remaining perimeters of 12 feet. The site is located within the
“mature area” of the City which allows for a 25 percent reduction in the landscape
requirements. The buffer ordinance would typically require the placement of a
26.11 foot street buffer along West 12th Street and on West 10th Street adjacent
to the proposed new worship center. The buffers along West 10th Street adjacent
April 8, 2010
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-8472-A
9
to the area proposed for parking, along Fair Park Boulevard and West 11th Street
are adequate to meet the typical ordinance standard.
With the approved PCD to the north the developer committed to enhance the
streetscape along Fair Park Boulevard. Within the area decorative
embellishment were approved adjacent to Fair Park Boulevard and I-630 to serve
as a gateway into the neighborhood. Decorative lighting fixtures, lighting,
furniture and streetscape to match the 12th Street Corridor plan were proposed.
The approval also indicated the landscape strip along Fair Park Boulevard would
include trees placed as typically required by the Landscape Ordinance but the
size would be 3-inch caliper trees in-lieu of 2-inch caliper trees. The approval
also included a commitment to increase the shrub count by 50 percent with one
shrub every three feet. Staff feels the developers should make an effort to match
the plantings and decorative elements within the landscape areas located to the
north along Fair Park Boulevard.
The application request includes abandonment of two (2) street rights of way.
The area of Taylor Street proposed for abandonment includes the portion located
between West 10th Street and West 11th Street. The area of West 11th Street
proposed for abandonment is located between Filmore Street and West Taylor
Street. Filmore Street was previously abandoned. Letters submitted by the
applicant from the various utility companies indicate the approval of the street
right of way abandonment request for West 11th Street and Taylor Street subject
to the area being maintained as a utility and drainage easement.
Easements proposed for abandonment include an Ingress and Egress easement
located north of West 12th Street in the former Filmore Street right of way. The
easement is 16.6 feet in width and 92 feet in length. The remaining easements
proposed for abandonment are located south of West 10th Street and north of
West 11th Street. The abandonments include a 10 foot easement running north
and south from West 10th Street for a distance of 140 feet located approximately
150 feet east of the former Filmore Street right of way, a 10 foot easement
running east and west from the former Filmore Street right of way to South Taylor
Street and a 10 foot easement running within the former Filmore Street right of
way from West 10th Street to West 11th Street. The various utility companies
have indicated they are supportive of the easement abandonment requests.
Staff is supportive of the request and the associated variance from the buffer
ordinance requirements for a portion of West 10th Street and West 12th Street.
As indicated the utility companies and public works have stated the
abandonment of a portion of West 11th Street and Taylor Street will not have an
adverse impact on the area subject to the area being maintained as a utility and
drainage easement. Staff feels the parking as indicated should be adequate to
April 8, 2010
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-8472-A
10
serve the church. To staff’s knowledge there are no outstanding technical issues
in need of addressing associated with the request.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the street buffer as indicated on the proposed site
plan.
Staff recommends approval of the easement abandonment requests and the
right of way abandonment request for a portion of West 11th Street and Taylor
Street subject to the abandoned rights of way being maintained as a drainage
and utility easements.
PLANNING COMMISSION ACTION: (APRIL 8, 2010)
Mr. Barry Williams of Crafton Tull and Associates was present representing the request.
Staff presented the item with a recommends approval of the item subject to compliance
with the comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report. Staff stated with the additional right of way dedication requested by Public
Works the street buffer along West 12th Street would be decreased to 10-feet in-lieu of
the 15-feet indicated on the site plan. Staff presented a recommendation of approval of
the 10-foot street buffer on West 12th Street and all other street buffers as indicated on
the proposed site plan. Staff presented a recommendation of approval of the easement
abandonment requests and the right of way abandonment request for a portion of West
11th Street and Taylor Street subject to the abandoned street rights of way being
maintained as drainage and utility easements.
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 10 ayes,
0 noes and 1 absent.
April 8, 2010
ITEM NO.: E FILE NO.: Z-8519
NAME: The Orchards at Mabelvale Short-form PD-R
LOCATION: Located at 9501 Mabelvale Pike
DEVELOPER:
Garth Development, LLC
Robert Garth
6929 JFK Boulevard
Sherwood, AR 72116-5339
ENGINEER:
The Holloway Firm
200 Casey Drive
Maumelle, AR 72113
AREA: 2.705 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: C-3, General Commercial District
ALLOWED USES: General commercial uses
PROPOSED ZONING: PD-R
PROPOSED USE: Elderly Housing – Age 55 years+
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The request is to allow the rezoning of 2.705 acres proposed as Lot 3 the
Orchards at Mabelvale from C-3, General Commercial District to PD-R. The
rezoning request is to allow the development of the site with 48 units of elderly
housing. The building is proposed with three (3) stories with a maximum height
of 51 feet. There are 16 residential units per floor proposed. The development is
proposed with a gated entrance from Richsmith Lane, a new public street located
along the southern boundary.
Since the property is not located within a platted subdivision there is not a bill of
assurance for this site.
April 8, 2010
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8519
2
B. EXISTING CONDITIONS:
The site has a number of large trees located on the lot proposed for development
and within the area proposed for future development there is a significant number
of trees. In the area there are a number of uses including commercial, residential
and industrial type uses. To the north of the proposed plat area is a big box
retailer, Home Depot. North of the site are two single-family structures and south
of the site is a single-family structure. All About Tires and Brakes is located north
of the site fronting Mabelvale Pike. West of the site is Arkansas Signs and
Barricade located on Davmar Drive.
Mabelvale Pike is a two lane road with open ditches for drainage. Street
improvements have been completed on a number of properties located to the
north which have redeveloped. The improvements include curb, gutter and
sidewalk.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a number of phone calls requesting
additional information from area residents. All property owners located within
200 feet of the site, all residents, who could be identified, located within 300 feet
of the site, the Mavis Circle and the Pinedale Neighborhood Associations and
Southwest Little Rock United for Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. With site development, provide the design of street conforming to the Master
Street Plan. Construct street improvements to the proposed Richsmith Lane
including 5-foot sidewalk on both sides with the planned development. The
street width should be 36 feet from back of curb to back of curb within a
60 foot right-of-way.
2. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction. A variance must be requested
to advance grade portions of Lot 4 at the time construction begins on Lot 3.
3. Plans of all work in right-of-way shall be submitted for approval prior to start of
work. Obtain barricade permit prior to doing any work in the right-of-way from
Traffic Engineering at (501) 379-1805 (Travis Herbner).
April 8, 2010
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8519
3
4. Stormwater detention ordinance applies to this property. Sufficient detention
should be provided to not exceed the capacity of the 24 inch diameter pipe
under Mabelvale Pike during a 25 year storm event based on the condition of
full development of the subdivision.
5. Mabelvale Pike becomes flooded today at this location during a 5 year storm
event. If the proposed development will increase downstream flooding
conditions, a remedy should be provided. Stormwater flows have been
provided from the detention pond during a 25 year storm event. Provide
drainage calculation that shows the 24 inch diameter pipe under Mabelvale
Pike has the capacity to pass the proposed development and all other off site
flows to the pipe during the 25 year storm event. The total capacity of the 24
inch diameter pipe should be considered when designing the detained flow
from the detention pond.
6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
7. At the time of construction of the proposed street, a temporary gravel turn
around must be provided with a 40 foot radius or a 20 foot by 80 foot
hammerhead at the end of the proposed street.
8. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering 379-1813
(Steve Philpott) for more information.
9. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. Driveways cannot be located
closer than 125 feet from a property line on a commercial street The width of
driveway must not exceed 36 feet. For a gated entrance, a turnaround must
be provided to accommodate an SU-30 vehicle and provide a stacking
distance of 30 feet from the intersecting street.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension is required with easements for this project.
Contact Little Rock Wastewater Utility for additional information.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
April 8, 2010
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8519
4
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Please submit plans for water
facilities to Central Arkansas Water for review. Plan revisions may be required
after additional review. Contact Central Arkansas Water regarding procedures
for installation of water facilities. Approval of plans by Central Arkansas Water,
the Arkansas Department of Health Engineering Division and Little Rock Fire
Department is required. This development will have minor impact on the existing
water distribution system. Proposed water facilities will be sized to provide
adequate pressure and fire protection. A main extension will be needed to
provide water service to the back of this property. Additional fire hydrant(s) will be
required. Contact the Little Rock Fire Department to obtain information
regarding the required placement of the hydrant(s) and contact Central Arkansas
Water regarding procedures for installation of the hydrant(s). A Capital
Investment Charge based on the size of meter connection(s) will apply to this
project in addition to normal charges. This fee will apply to all connections
including metered connections off the private fire system. 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
(CAW) requires that upon installation of the RPZA, successful tests of the
assembly must be completed by a Certified Assembly Tester licensed by the
State of Arkansas and approved by CAW. The test results must be sent to
CAW's Cross Connection Section within ten days of installation and annually
thereafter. Contact the Cross Connection Section at 377-1226 if you would like to
discuss backflow prevention requirements for this project.
Fire Department: Place fire hydrants per code. 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.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Geyer Springs West Planning
District. The Land Use Plan shows Community Shopping for this property. The
applicant has applied for a Planned Development Residential to allow the lot to
develop with a three story residential building to contain elderly housing. This
application is in conflict with the Future Land Use Plan. This area has been
shown on the Plan as Community Shopping since 1997, but has not developed.
The Plan shows Light Industrial on the west side of Mabelvale Pike with
April 8, 2010
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8519
5
Residential Low Density shown further to the south. This type of residential
development could be a good transition from the commercial uses to the north
and the residential uses to the south.
Master Street Plan: Mabelvale Pike is a Minor Arterial. A Minor Arterial provides
connections to and through an urban area and their primary function is to provide
short distance travel within the urbanized area. Entrances and exits should be
limited to minimize negative effects of traffic and pedestrians on Mabelvale Pike
since it is a Minor Arterial. These streets may require dedication of right-of-way
and may require street improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes in the immediate vicinity.
Neighborhood Action Plan: This area is covered by the Chicot West I-30 South
Neighborhood Action Plan. Their Housing Goal states: “Encourage the
development of vacant lots in existing subdivisions.”
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. Areas set aside for buffers and landscape appear to meet with ordinance
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.
G. SUBDIVISION COMMITTEE COMMENT: (February 4, 2010)
Mr. Mark Redder of the Holloway Firm was present representing the request.
Staff presented an overview of the proposed rezoning stating there were two (2)
items associated with the property on the current agenda. Staff stated there was
a preliminary plat request and the rezoning request from C-3, General
Commercial District to PD-R to allow the development of 48 units of elderly
housing. Staff stated there were a few outstanding issues associated with the
proposed preliminary plat. Staff requested Mr. Redder remove the setbacks
indicated on the side and rear property lines. Staff also requested the source of
title and the name and address of the owner be included in the general notes
section of the proposed plat. Staff addressed concerns related to the PD-R
requesting a note be included on the site plan noting the age requirement of the
residents of the proposed development. Staff also requested a note indicating
April 8, 2010
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8519
6
limits on the hours of service of the dumpster, the responsible party for
maintenance of Tracts A and B and a note indicating the total height of the
proposed building.
Public Works comments were addressed. Staff stated right of way dedication
and street improvements were required on Mabelvale Pike and the proposed
new street. Staff also questioned if advanced grading was being requested for
the future phase of the development. Staff stated an evaluation was required for
the site to determine runoff from the site based on the current state and with the
proposed development to determine any potential downstream flooding potential.
Staff stated the entrance should be redesigned to allow for an SU vehicle. Staff
stated any questions should be directed to Traffic Engineering.
Landscaping comments were addressed. Staff stated a land use buffer of
26-feet in width and screening was required along the northern perimeter of the
site where adjacent to the residentially zoned property. Staff stated prior to the
issuance of a building permit a landscape plan stamped with the seal of a
registered landscape architect would be required. Staff stated the City Beautiful
Commission recommended preserving as many on-site trees as feasible.
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.
SUBDIVISION COMMITTEE COMMENT: (March 18, 2010)
The item was revisited by the Subdivision Committee at their March 18, 2010,
committee meeting. Mr. Mark Redder of the Holloway Firm was present
representing the request. Staff stated the applicant had made substantial
revisions to the proposal and felt the Committee should review the request once
again. Staff stated the developer was no longer indicating the associated PRD
request adjacent to Mabelvale Pike but was indicated two lots adjacent to the
street for future commercial development. Staff stated a new street would be
constructed along the southern perimeter of proposed Lot 2 to provide access to
the eastern lots. Staff stated proposed Lot 3 was now proposed for development
with 48 units of elderly housing. Staff stated Lot 4 was also indicated for future
development.
Public Works comments were addressed. Staff stated the drive along the
eastern perimeter did not comply with the typical ordinance standards for
driveway spacing. Mr. Redder stated the developer desired to maintain the drive
in this location because a sister project would be developed on the property
immediately east of the proposed development area. Mr. Redder stated with the
April 8, 2010
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8519
7
drive as proposed the two developments could share the access eliminating the
need for an additional curb cut on the proposed street.
Public Works staff questioned the location of the proposed stormwater detention.
Mr. Redder stated detention would be provided along the northern perimeter of
the site. Staff questioned if advanced grading was being requested. Mr. Redder
stated the request did include a variance from the Land Alteration Ordinance to
allow grading of a portion of proposed Lot 4 with the development of Lot 3.
Landscaping comments were addressed. Staff stated the areas set aside for
buffers appeared to meet the minimum standards of the buffer ordinance. Staff
stated an automatic irrigation system would be required to water landscaped
areas at the time of development. Staff stated a landscape plan stamped with
the seal of a registered landscape architect would be required at the time of
building permit.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
Mr. Redder submitted a revised preliminary plat to staff addressing the issues
raised at the February 4, 2010 and March 18, 2010, Subdivision Committee
meetings. The revised plat indicates the location for the proposed stormwater
detention facilities, removed the setbacks from the proposed plat drawing and
indicates within the Bill of Assurance there will be provisions provided to define
the responsible party for maintenance of Tracts A and B. A note on the proposed
PRD request indicates the maximum building height, limits the hours of dumpster
service to daylight hours and indicates the residential portion of the development
will be age restricted to persons 55 years plus.
The request is to allow the rezoning of 2.705 acres proposed as Lot 3 of the
Orchards at Mabelvale Preliminary Plat from C-3, General Commercial District to
PD-R. The approval will allow development of the property with a three (3) story
building 51 feet in height. The building coverage is proposed at 18.9 percent and
the floor area is proposed with 22,314 square feet. The development will contain
a total of 48 units of elderly housing with 16 units per floor. The development is
age restricted to persons 55 years+ living on the site.
The development is proposed with a gated entrance on Richsmith Lane, a new
public street located along the southern boundary. The drive is proposed as a
65-foot common access easement shared with the property located to the east of
this site. The access drive is proposed with two (2) lanes 22-feet in width to
April 8, 2010
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8519
8
allow adequate access to the site for emergency services should one of the
drives become blocked.
The site plan indicates the placement of the dumpster facilities along Richsmith
Lane. A note on the site plan indicates the dumpsters will be screened per the
typically ordinance standards. Staff recommends since the dumpsters are
located along the street side the screening fence or wall be constructed of
material to blend with the development and additional landscaping be placed
around the dumpster enclosure area to soften the visual impact.
The site is proposed for development with elderly housing as defined by the
Federal Register. The City of Little Rock’s Zoning Ordinance defines Housing,
elderly as three (3) or more dwelling units specifically designed and intended for
occupancy by the elderly. This use typically provides ancillary services on-site,
such as transportation, recreation, and common dining facilities. Density of
development shall be the measure of private sleeping accommodations or beds.
In no instance shall the unit density per acre exceed that provided in the R-5
district. The development is not proposed to provide ancillary services on-site
such as transportation or a common dining facility.
As per the City’s zoning ordinance parking requirements for elderly housing is
based on 0.5 parking spaces per unit. The development is proposed with
48 units requiring a total 24 parking spaces to serve the development. The site
plan indicates the placement of 58 parking spaces to serve the site. Since the
site will not provide ancillary services staff feels it more to appropriate provide
additional parking than typically required for an elderly housing development.
The development is proposed with a six (6) foot tall decorative iron fence along
the new street. Fencing along the remaining perimeters will be constructed of
wood, brick, masonry or decorative iron. The perimeter fence will be a maximum
of eight (8) feet in height.
Staff is supportive of the request. To staff’s knowledge there are no outstanding
technical issues in need of addressing associated with the request. The
development is proposed as elderly housing, age 55+, at a density of 17.8 units
per acre. The property is presently zoned C-3, General Commercial District
which allows for multi-family per the R-5 zoning district which allows for up to 36
units per acre. The request includes the allowance of a building height of 51 feet.
Within the C-3, General Commercial Zoning District the typical maximum building
height allowed is 35 feet. The property in the area is zoned commercially and the
property to the north has developed with a big box retailer. Staff does not feel
the placement of the structure as proposed to be used, as elderly housing will
significantly impact the area.
April 8, 2010
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8519
9
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends the dumpster located along the street side provide a
screening fence or wall constructed of material to blend with the development
and provide additional landscaping around the dumpster enclosure area to soften
the visual impact.
PLANNING COMMISSION ACTION: (FEBRUARY 25, 2010)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had requested on February 9, 2010, this item
be deferred to the April 8, 2010, public hearing. Staff stated they were supportive of the
deferral request.
There was no further discussion of the item. The Chair entertained a motion of approval
of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and
2 absent.
PLANNING COMMISSION ACTION: (APRIL 8, 2010)
Mr. Mark Redder of the Holloway Firm and Mr. Keith Richardson of Richsmith
Development Company were present representing the request. There were no
registered objectors present. Mr. Greg Bowman was present to present to the
Commission information concerning his business. The item was heard in conjunction
with a preliminary plat request for the site The Orchards at Mabelvale Preliminary Plat
(S-1649). 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 dumpster
located along the street side provide a screening fence or wall constructed of material to
blend with the development and provide additional landscaping around the dumpster
enclosure area to soften the visual impact.
Mr. Bowman stated his company operated a block plant at 9712 Mann Road. He stated
the company had been in business since 1974 and his company had bought the
business in 2000. He stated once the company purchased the business a total of
$3.25 million had been put into the business for renovations, upgrades and expansion
of the plant. He stated all the funds were private funds. He stated the company
employed 10 people. He stated the facility was located approximately 2000 feet from
April 8, 2010
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-8519
10
the proposed retirement village and 1500 feet from the southeast boundary of the
property proposed for purchase by the developer. He stated his company was located
on industrially zoned property. He stated the company loaded 20 tractor trailers per day
with concert products made at the facility. He stated the business began work at
4:00 am and operated 24 hours per day when necessary to meet demand.
Mr. Bowman stated the machinery used on site was noisy and although the blocks were
made indoors the materials were stored outdoors. He stated he wanted to make the
Commission and the developer aware the business was located in the area. He stated
his company did not want to be made to feel as though they were not a good neighbor
in the future.
Mr. Keith Richardson addressed the Commission. He stated he was well aware the
block plant was located near the site proposed for development but did not feel the
operations would impact his residential development. He stated the buildings would be
constructed with material that would not allow residents to hear outside noises. He
stated if the residents were to go out on their patios or balconies then they would hear
noises from the area. He stated there was an existing single-family neighborhood
located approximately the same distance from the block plant as the proposed
development and the neighborhood did not appear to have been impacted by the block
plant.
There was a general discussion by the Commission of the development with regard to
the location of the block plan. The Commission discussed the potential impact area
noise would have on the residential development. Commissioner Nunnley questioned
Mr. Richardson if he had been on site at 4:00 am. He stated he had not but had been
on site at 8:00 am and various other times of day. He stated he did not feel the noise
from the block plant would impact the future residents of his development.
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 10 ayes,
0 noes and 1 absent.
April 8, 2010
ITEM NO.: F FILE NO.: LA-0028
NAME: Chenonceau Blvd. Advanced Grading Variance Request
LOCATION: NE corner of Chenonceau Blvd. and Bayonne Drive
APPLICANT: Deltic Timber Corporation
APPLICANT’S REPRESENTATIVE: White-Daters & Associates
AREA: Approximately 15 acres
CURRENT ZONING: MF 12
VARIANCES/WAIVERS REQUESTED: To clear and grade a multi-lot or multi-phase
development where construction is not imminent on all phases of the development.
A. STAFF RECOMMENDATION:
Staff recommends this item be deferred from the planning commission agenda
until it can be determined if city code permits this item to be presented to the
planning commission for review. Staff recommends this item be deferred to the
April 8, 2010 Planning Commission agenda.
PLANNING COMMISSION ACTION: (FEBRUARY 25, 2010)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of deferral until it could be determined if City
Code permitted the item to be presented to the Planning Commission for review. Staff
recommended the item be deferred to the April 8, 2010 Planning Commission Public
Hearing.
There was no further discussion of the item. The Chair entertained a motion of approval
of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and
2 absent.
STAFF UPDATE:
Staff is continuing to review this item to determine if City code permits this item to be
presented to the Planning Commission for review. Staff recommends this item be
deferred to the May 20, 2010, Planning Commission agenda.
April 8, 2010
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: LA-0028
2
PLANNING COMMISSION ACTION: (APRIL 8, 2010)
Mr. Tim Daters of White-Daters and Associates was present representing the request.
There were no registered objectors present. Staff stated they were continuing to review
this item to determine if City code permitted the item to be presented to the Planning
Commission for review. Staff presented a recommendation of deferred of the item to
the May 20, 2010, Planning Commission agenda.
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 10 ayes,
0 noes and 1 absent.
April 8, 2010
ITEM NO.: 1 FILE NO.: S-285-FFF
NAME: The Ranch Lots 1 and 2 and Tracts H, I and I-3 Preliminary Plat
LOCATION: Located on the Northeast corner of Ranch Drive and Ranch
Boulevard
DEVELOPER:
Ranch Properties, Inc.
900 South Shackleford Road, Suite 300
Little Rock, AR 72223
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 8.14 acres NUMBER OF LOTS: 5 FT. NEW STREET: 0 LF
CURRENT ZONING: C-2 and MF-18
PLANNING DISTRICT: 20 - Pinnacle
CENSUS TRACT: 42.05
VARIANCES/WAIVERS REQUESTED: A variance from Section 36-258(d)(5) to
allow lots to be created with a lot area less than the one (1) acre minimum site
area for MF-18 zoning district.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting preliminary plat approval to allow the creation
of five (5) lots/tracts from an existing parcel containing 8.13 acres. The
property is presently zoned C-2, Shopping Center District and MF-18.
One tract is proposed containing 3.62 acres and a second containing 3.83
acres. Tract I-3 is proposed as open space containing less than ¼ acres.
Lots I-1 and I-2 are proposed each containing approximately ½ acre.
April 8, 2010
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-285-FFF
2
The request includes a variance from Section 36-258(d)(5) to allow the
Lots I-1 and I-2 and Tract I-3 to be created with a lot area less than the
one (1) acre minimum site area required per the MF-18 zoning district.
B. EXISTING CONDITIONS:
The property is located on the northeast corner of Ranch Drive and Ranch
Boulevard within the Ranch Subdivision. The Ranch has developed with a
mixture of uses including office, commercial and a private school. The site
abuts Leisure Arts Office Building to the east, single-family homes to the
northeast and a commercial shopping center to the south. Across Ranch
Boulevard is a State Farm Office building and the campus of Arkansas
Baptist School. The abutting streets have been constructed with curb and
gutter. The northern portion of the property is wooded. Street trees have
been placed along Ranch Boulevard and Ranch Drive.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one informational phone call from an
area resident. All abutting property owners, the Chevaux Property
Owners Association, the Johnson Ranch Neighborhood Association and
the Coalition of West Little Rock Neighborhoods were notified of the public
hearing.
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
to be constructed along Ranch Boulevard.
2. Stormwater detention ordinance applies to this property.
3. Repair or replace any curb and gutter or sidewalk that is damaged in
the public right-of-way prior to occupancy.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: A ten (10) foot UG easement is required around the sites
perimeter. Contact Entergy for additional information.
April 8, 2010
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-285-FFF
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. The Little
Rock Fire Department needs to evaluate this site to determine whether
additional public and/or private fire hydrant(s) will be required. If additional
fire hydrant(s) are required, they will be installed at the Developer's
expense. 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. A
Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Parks and Recreation: No comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (March 18, 2010)
Mr. Tim Daters of White-Daters and Associates was present representing
the request. Staff presented an overview of the request stating there were
additional items necessary to complete the review process. Staff stated
the property was zoned C-2 and MF-18. Staff stated the MF-18 zoning
district required a minimum lot size of 1.0 acre. Staff stated three (3) of
the proposed lots did not meet this minimum requirement.
April 8, 2010
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-285-FFF
4
Public Works comments were addressed. Staff stated sidewalks were
required along the property frontage at the time of final platting. Staff
questioned if stromwater detention had been provided with the overall
detention plan. Staff stated any broken curb, gutter or sidewalk damaged
in the public right of way would require replacement prior to the issuance
of a certificate of occupancy for future development.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional
clarification. There was no further discussion of the item. The Committee
then forwarded the item to the full Commission for final action.
H. ANALYSIS:
Mr. Daters submitted a revised preliminary plat to staff addressing the
issues raised at the March 18, 2010, Subdivision Committee meeting.
The revised plan indicates sidewalks will be installed with the final platting
of each lot. The applicant has also indicated detention was provided with
the overall development of the Ranch Subdivision.
The request before the Commission is for preliminary plat approval to
allow the creation of five (5) lots and/or tracts from an existing parcel
containing 8.13 acres. There are two zoning classifications within the
property; C-2 Shopping Center District and MF-18. The subdivision is
proposed with one tract containing 3.62 acres which is zoned C-2 and
MF-18 and a second parcel containing 3.83 acres which is zoned MF-18.
Tract I-3 is proposed containing less than ¼ acres and is indicated as
open space on the plat. Lots I-1 and I-2 are proposed each containing
approximately ½ acre. The request includes a variance to allow the two
lots and the tract of open space to be created with lot size less than the
typical ordinance standard. The MF-18 zoning district requires a minimum
lot size of one (1) acre. The applicant has indicated a rezoning request for
Tract I-3, Lots I-1 and I-2 will be sought to rezone these areas to R-2,
Single-family.
Staff is supportive of the request. Tracts H and I are indicated with
adequate area to allow development of future commercial and/or
multi-family developments. Staff recommends Tract I-3 and Lots I-1 and
I-2 be rezoned during the final platting process of Tracts H and/or I. To
staff knowledge there are no outstanding technical issues in need of
addressing associated with this request.
April 8, 2010
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-285-FFF
5
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the
agenda staff report.
Staff recommends approval of the variance request to allow the creation of
Tract I-3 and Lots I-1 and I-2 with a lot area less than typically required per
the current zoning district.
Staff recommends Tract I-3 and Lots I-1 and I-2 be rezoned during the
final platting process of Tracts H and/or I.
PLANNING COMMISSION ACTION: (APRIL 8, 2010)
Mr. Tim Daters of White Daters and Associates was present representing the
request. Staff presented the item with a recommendation of approval of the
request subject to compliance with the comments and conditions as outlined in
paragraphs D, E and F of the agenda staff report. Staff presented a
recommendation of approval of the variance request to allow the creation of Tract
I-3 and Lots I-1 and I-2 with a lot area less than typically required per the current
zoning district. Staff also presented a recommendation Tract I-3 and Lots I-1 and
I-2 be rezoned during the final platting process of Tracts H and/or I.
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
10 ayes, 0 noes and 1 absent.
April 8, 2010
ITEM NO.: 2 FILE NO.: S-1352-C
NAME: Hougland’s Addition Preliminary Plat
LOCATION: Located on the Northwest corner of Colonel Glenn and Whitfield Street
DEVELOPER:
Carolyn Hougland Trust
Attn. Carolyn Hougland
2440 Pinnacle Ridge Road
Conway, AR 72034
SURVEYOR:
Global Surveying Consultants, Inc.
Attn. Paxton R. Singleton, PLS
217 West 2nd Street, Suite 200
Little Rock, AR 72201
AREA: 10.2 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF
CURRENT ZONING: C-3, General Commercial District and MF-12
PLANNING DISTRICT: 10 – Boyle Park
CENSUS TRACT: 24.06
VARIANCES/WAIVERS REQUESTED: A deferral of the required street improvements
to the abutting streets until the final platting of the lots abutting the roadway requiring
improvements.
BACKGROUND:
In May 2002, Public Works received a complaint that a number of large trees had been
cut and fill had been placed at this property. Upon investigation, it was found that JCI,
the owner of the property, was conducting the clearing and filling activities. Public
Works’ investigation further revealed that JCI was the general contractor for the ongoing
Arkansas Highway and Transportation Department project to improve and widen Asher
Avenue. According to JCI personnel, the company purchased the property to store
equipment and place excavated material from the project and planned to sell it at
April 8, 2010
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1352-C
2
completion of the project. JCI was given a notice for violating Section 29-186 (b) of the
Little Rock code for clearing or altering land without the required permits and ordered to
remove the fill material and discontinue work until development plans had been
submitted and approved.
JCI requested a grading permit to continue operations and it was denied because no
apparent construction was imminent. JCI was also issued a citation and stop work
order.
The case was heard in Environmental Court on July 25, 2002. JCI pled guilty and
agreed to submit a plan of development to the Commission no later than August 12,
2002 and appeal the grading permit denial. The agreement further provided JCI would
begin cleanup activities at the site.
An application for a preliminary plat and restoration plan was withdrawn at the Planning
Commission’s September 19, 2002, public hearing. The applicant proposed a
restoration plan and preliminary plat as the development plan. The applicant proposed
to subdivide the site into a two (2) lot subdivision. One of the lots contained 4.08 acres
and was zoned C-3, General Commercial District and the other lot contained 6.09 acres
and was zoned MF-12. The applicant indicated the restoration plan would include
Bermuda grass sown over the entire site with 43 water oak trees (2 – 2.5 inch caliper,
10 – 12 feet tall) planted around the exterior of the property. The plan also indicated
4 feet of fill would remain along the southeastern part of the site.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The property has transferred ownership and the new owner is now proposing the
creation of a three (3) lot plat commercial and residential plat. Lot 1 is zoned
MF-12 and Lots 2 and 3 are zoned C-3, General Commercial District. The lots
are proposed containing 6.113 acres, 2.525 acres and 1.558 acres. The
applicant is requesting to final plat the lots based on market demand. The
request includes the deferral of the required street improvements until final
platting of the lots abutting the specific roadways requiring improvements.
B. EXISTING CONDITIONS:
There are a few trees scattered on the site placed as a result of the enforcement
action in 2002. The area contains a mixture of commercial, office and residential
uses. The New Africa Subdivision has constructed two new homes with two
additional homes under construction along West 40th Street. Across Colonel
Glenn Road is the Criminal Justice Institute Campus. In the general area is a
daycare center, an elementary school and a US post office.
April 8, 2010
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1352-C
3
Colonel Glenn Road was recently widened by the Arkansas State Highway
Department including curb, gutter and sidewalk. Sidewalks were placed on West
40th Street a few years ago by the City through Community Block Grant Funds
(CDBG). Whitfield Street is a narrow street which has no curb, gutter or sidewalk
in place.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a number of phone calls from area residents.
All abutting property owners, the Westwood Neighborhood Association 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 Whitfield Street for the frontage of this property must meet commercial
street standards. Dedicate right-of-way to 30 feet from centerline of the
paved street.
2. Due to the proposed use of the property, the Master Street Plan specifies
that West 40th 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
Whitfield Street and West 40th Street.
4. A 20 foot radial dedication of right-of-way is required at the intersection of
Whitfield Street and Colonel Glenn Road.
5. The right-of-way dedication should be adjusted for Whitfield Street to
intersect with Colonel Glenn Road at a 90 degree angle.
6. With site development, provide the design of the street conforming to the
Master Street Plan. Construct one-half street improvement to Whitfield
Street including 5-foot sidewalk with the planned development. The new
back of curb should be located 18 feet from the existing centerline of the
paved street. Street improvements should continue to Colonel Glenn Road
with at least 20 feet of asphalt surface provided. Whitfield Street should be
realigned to intersect Colonel Glenn Road at a 90 degree angle.
7. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
8. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
April 8, 2010
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1352-C
4
9. 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.
10. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
11. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
12. Street improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
13. On site striping and signage plans should be forwarded to Public Works,
Traffic Engineering for approval with the site development package.
14. 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).
15. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering 379-1813
(Steve Philpott) for more information.
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: No objection. All Central Arkansas Water requirements
in effect at the time of request for water service must be met. Please submit
plans for water facilities to Central Arkansas Water for review. Plan revisions
may be required after additional review. Contact Central Arkansas Water
regarding procedures for installation of water facilities. Approval of plans by
Central Arkansas Water, the Arkansas Department of Health Engineering
Division and Little Rock Fire Department is required. This development will have
minor impact on the existing water distribution system. Proposed water facilities
will be sized to provide adequate pressure and fire protection. Additional fire
hydrant(s) will be required. Contact the Little Rock Fire Department to obtain
April 8, 2010
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1352-C
5
information regarding the required placement of the hydrant(s) and contact
Central Arkansas Water regarding procedures for installation of the hydrant(s).
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is located on CATA Bus Route #14 – the Rosedale Route.
Parks and Recreation: No comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (March 18, 2010)
Mr. Paxton Singleton was present representing the request. Staff presented an
overview of the development stating there were additional items necessary to
complete the review process. Staff requested Mr. Singleton provide a note on
the preliminary plat indicating the source of water and the means of wastewater
disposal for the proposed lots.
Public Works comments were addressed. Staff stated right of way dedications
would be required on Whitfield Drive and West 40th Street. Staff stated radial
dedications would also be required at the intersections of the abutting streets.
Staff stated street improvements would be required per the boundary street
ordinance. Mr. Singleton stated the developers were requesting a deferral of the
required street improvements to the abutting streets until the final platting of the
lots. Staff stated the stormwater detention ordinance would apply to
development of the property. Staff requested Mr. Singleton provide the location
for the proposed stormwater detention facilities on the proposed plat.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised preliminary plat to staff addressing the issues
raised at the March 18, 2010, Subdivision Committee meeting. The revised plat
April 8, 2010
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1352-C
6
includes a note stating the source of water from Central Arkansas Water and the
means of wastewater disposal from Little Rock Wastewater. The revised plat
indicates radial dedications as requested by staff. The revised plat also indicates
the location for the proposed stormwater detention facilities.
The owners are proposing the creation of a three (3) lot commercial and
residential plat with Lot 1 containing 6.113 acres. Lot 1 is currently zoned MF-12.
Lots 2 and 3 are zoned C-3, General Commercial District and are proposed
containing 2.525 acres and 1.558 acres. The request includes final platting of
the lots based on market demand with the required street improvements being
installed with the final platting of the lots abutting the specific roadway which
requires improvements.
Staff is supportive of the request. The lots as indicated contain more than
adequate land area to comply with the underlying zoning district. To staff’s
knowledge there are no outstanding technical issues in need of addressing
associated with the request. Staff feels the creation of the three (3) lot plat as
proposed and the installation of the required street improvements with the final
platting of the lots should not significantly impact the development or the area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the deferral request of the required street
improvements until the final platting of the lot abutting the roadway.
PLANNING COMMISSION ACTION: (APRIL 8, 2010)
Mr. Paxton Singleton was present representing the request. Staff presented the item
with a recommendation of approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda staff
report. Staff presented a recommendation of approval of the deferral request of the
required street improvements until the final platting of the lot abutting the roadway.
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 10 ayes,
0 noes and 1 absent.
April 8, 2010
ITEM NO.: 3 FILE NO.: S-1394-C
NAME: Carter Oaks Addition Revised Preliminary Plat
LOCATION: Located West of Carter Lane and East of LaMarche Drive Extension
DEVELOPER:
AEAD Investments
c/o Tim Daters – White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 4.0 acres NUMBER OF LOTS: 19 FT. NEW STREET: 560 LF
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 19 - Chenal
CENSUS TRACT: 42.11
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
On July 23, 2003, the Little Rock Planning Commission approved a preliminary plat for
an area containing 5.0-acres to allow the creation of 20 single-family residential lots. A
new public street extending from Carter Lane was proposed to access the new lots with
three of the lots fronting onto a proposed collector street (Lamarche Drive). The
average lot size proposed was 60-feet by 120-feet or 7,200 square feet.
A new residential street with 45-feet of right-of-way and 24-feet of pavement was
proposed with lots loading from the new street, Carter Oaks Lane. The applicant also
proposed ½ street construction to Lamarche Drive which adjoined the applicant’s
western property line with final platting.
April 8, 2010
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1394-C
2
The development was proposed in two phases with Lots 5 – 17 final platted in Phase I
and Lots 1 – 4 and 18 – 20 being completed in Phase II. A final plat for Phase I was
executed on March 10, 2006.
On December 3, 2009, the Little Rock Planning Commission approved a request to
allow the creation of a zero lot line subdivision containing five (5) lots from four (4) of the
previously final platted lots located along Carter Lane. The proposal was to allow
structures to be constructed on the lot line, with the exception of 19R which would have
a six (6) foot side yard setback on the southern property line adjacent to an existing
home. The lots were proposed with an average size of 53-feet by 120-feet. The
proposed plat indicated the allowable building area on all lots with a 42-foot width and a
70-foot depth.
The building envelopes allowed a maximum building footprint of 2,940 square feet for
single story structures. The cover letter indicated the structures would be one or two
stories. The cover letter stated the south building elevation would not include doors or
transparent windows.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to amend the previously approved preliminary plat to
allow the subdivision to develop as a “zero lot line” project. Structures will be
constructed on the lot line, with the exception of Lot 1. All portions of the
structure will fall within the “allowable building area” as indicated on the plat. The
building area on all lots is 40-feet wide by a minimum of 65-feet in depth with a
typical depth of 75-feet. This will allow a maximum building footprint of
2,600 square feet to 3,000 square feet. Structure may be one or two stories.
The eastern building elevation will not include doors or transparent windows.
Translucent windows will be permitted.
B. EXISTING CONDITIONS:
The property under review does not have frontage on Carter Lane and is
proposed with access from LaMarch Drive. The western area of the proposed
plat is wooded. The property abuts the right of way for LaMarche Drive but
LaMarche Drive has not been constructed. Further west of the site is a future
phase of the Valley Falls Estates Subdivision. At the time of development of this
phase a brick wall is proposed along the western right of way line for LaMarche
Drive.
Along Carter Lane there is a single-family home located on Lot 20 which is not a
part of the proposed subdivision. There is also a single-family home located on
Lots identified as 17R, 18R and Tract A from the previous plat approval. To the
April 8, 2010
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1394-C
3
north, south and east the area is predominately single-family homes located on
large lots. There is a small engine repair shop located to the southeast which
does not appear to be in operation. Carter Lane is a narrow street constructed of
chip seal. With the final platting of the first phase a sidewalk, curb and gutter
were constructed along this property frontage on Carter Lane.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a number of informational phone calls from
area residents. All abutting property owners and the Coalition of West Little Rock
Neighborhoods were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvements to LaMarche
Drive including 5-foot sidewalk with the planned development. At least
20 feet of asphalt must be provided.
2. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction.
3. The existing creek channel must be rechannelized.
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. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
7. Street improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
8. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering 379-1813
(Steve Philpott) for more information.
April 8, 2010
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1394-C
4
9. Per the Master Street Plan, parking is restricted to one side of the street on
a 24 foot wide street. Show on the plan now and on the final plat and bill of
assurance, the area along the street where parking is allowed.
10. Provide a letter prepared by a registered engineer certifying the sight
distance at the intersections comply with 2004 AASHTO Green Book
standards.
11. At least 20 feet of asphalt with curb and gutter should be provided from
existing LaMarche Drive to the proposed southern property line of the
subdivision. Due to the lane shift, the minimum horizontal tangent distance
between reverse curves is 100 feet.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements for this project.
Contact Little Rock Wastewater Utility for additional information.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: A water main extension will be required in order to
provide service to this property. An oversize line (12-inch) may be required in
LaMarche Drive to comply with the Central Arkansas Water master plan. In that
case Central Arkansas Water would participate in the estimated cost of facilities
that are in excess to those required for service to this development. A Capital
Investment Charge based on the size of the meter connection(s) will apply to this
project in addition to normal charges. 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 existing water distribution system. Please submit plans for
water facilities to Central Arkansas Water for review. Plan revisions may be
required after additional review. Contact Central Arkansas Water regarding
procedures for installation of water facilities. Approval of plans by Central
Arkansas Water, the Arkansas Department of Health Engineering Division and
Little Rock Fire Department is required. Additional fire hydrant(s) will be
required. Contact the Little Rock Fire Department to obtain information regarding
the required placement of the hydrant(s) and contact Central Arkansas Water
regarding procedures for installation of the hydrant(s).
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
April 8, 2010
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1394-C
5
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Parks and Recreation: No comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (March 18, 2010)
Mr. Tim Daters of White-Daters and Associates was present representing the
request. Staff presented an overview of the development stating the plat was
proposed as a zero lot line single-family subdivision. Staff requested Mr. Daters
provide the source of title of the landowner and questioned if the proposed
phasing plan was applicable.
Public Works comments were addressed. Staff stated a grading permit would be
required at the time of development. Staff also stated the existing creek channel
must be rechannelized with the future development. Staff stated street
improvements to LaMarch Drive were required conforming to the Master Street
Plan including at least 20 feet of asphalt with the final platting of the proposed
lots. Staff stated streetlights were required prior to the issuance of the final plat.
Staff stated per the Master Street Plan parking would be restricted to one side of
the 24 foot wide street. Staff requested Mr. Daters indicate on the proposed plat
the area proposed for the restricted parking.
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:
Mr. Daters provided a revised preliminary plat drawing to staff addressing the
issues raised at the March 18, 2010, public hearing. The revised plan indicates
the source of title of the landowners and has provided the phasing plan as
requested by staff. The revised plan indicates parking restricted to one side of
the street. The creek has been indicated for rechannelization with the future
development of the subdivision. The developer has indicated a minimum of
twenty (20) feet of pavement will be added to LaMarche Drive to the south to
April 8, 2010
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1394-C
6
connect with the existing terminus of LaMarche Drive to allow access to the new
lots. The remainder of the street improvements will be completed as funding
becomes available by the City. The adoption of Ordinance No. 20,155 allowed
the adjacent land owner, Valley Falls Estates, to provide the City with the total
right of way dedication (60-feet) for LaMarche Drive from its current terminus to
the south to the connection with Taylor Loop Road to the north.
The applicant is proposing to amend the previously approved preliminary plat to
allow the subdivision to develop as a “zero lot line” project. The area contains
four (4) acres and was previously indicated as fifteen (15) single-family lots. The
new development is proposed with all structures constructed on the lot line with
the exception of Lot 1 which abuts LaMarche Drive. The building area on all lots
is 40-feet wide by a minimum of 65-feet in depth with a typical depth of 75-feet.
The maximum building footprint is 3,000 square feet with a 2,600 square foot
average buildable area. The proposal is to allow structures to be constructed on
the lot line with a zero setback on the eastern property line and a ten foot side
yard setback on the western property line. The structures are proposed as one
(1) and two (2) story. The eastern building elevation will not include doors or
transparent windows. Translucent windows will be permitted.
Section 36-254(d)(4) states for the purposes of zero-lot-line lots, the minimum lot
width may be reduced to not less than thirty-five (35) feet. The lot area shall not
be less than four thousand (4,000) square feet. Section 31-234 states
submission of a plat creating a zero-lot-line development shall be accompanied
by a generalized site plan showing the proposed locations and dimensions of all
buildings, accessory uses and other improvements. Platted building lines shall be
shown on all sides of each lot for purposes of delineating the maximum buildable
area of each lot and specify the zero-lot-line yard.
Staff is supportive of the request. The applicant has provided the required
information to verify lot development standards as established for a zero-lot-line
subdivision per the Zoning and Subdivision Ordinances. To staff’s knowledge
there are no remaining outstanding technical issues in need of addressing
related to the proposed preliminary plat 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.
April 8, 2010
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1394-C
7
PLANNING COMMISSION ACTION: (APRIL 8, 2010)
Mr. Tim Daters of White-Daters and Associates was present representing the request.
There were no registered objectors present. Staff stated the applicant had submitted a
request on April 1, 2010, requesting a deferral of this item to the May 20, 2010, public
hearing. Staff stated they were supportive of the deferral request.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 10 ayes,
0 noes and 1 absent.
April 8, 2010
ITEM NO.: 4 FILE NO.: S-200-O
NAME: Autumn Wood Apartments Subdivision Site Plan Review
LOCATION: Located on the Northwest corner of Divide Court and Divide Parkway
DEVELOPER:
Cumberland Land Development Company
2204-A Madison Street
Clarks, TN 37040
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 15.22 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: MF-18 and R-2, Single-family
PLANNING DISTRICT: 20 - Pinnacle
CENSUS TRACT: 42.05
VARIANCES/WAIVERS REQUESTED:
1. A variance from Section 36-258 (c) to allow an increased building height.
2. A variance from the City’s Land Alteration Ordinance to allow an increased retaining
wall height.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing a Subdivision Site Plan Review for this 15.22 acre
tract presently zoned R-2, Single-family and MF-18. A rezoning request for the
R-2, Single-family portion of the site is scheduled for review by the Commission
at their April 22, 2010, public hearing. The development is proposed with eleven
(11) apartment buildings and a leasing office and clubhouse. There are a total of
260 units resulting in a density of 17.08 units per acre. The applicant is
requesting a variance from the allowable building height to allow the maximum
building height to be increased to 46-feet at mid-roof height.
April 8, 2010
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-200-O
2
The proposed building area is 86,998 square feet with a floor area ratio of 0.176.
The site plan indicates a total of 43.33 percent of the site will be retained as open
space and 39.0 percent of the site is impervious area. The development includes
the placement of 390 parking spaces in the form of garage units and surface
parking.
B. EXISTING CONDITIONS:
The property is wooded sloping upward to the north. The Divide Parkway has
been constructed to the southern boundary of this site. A stub has been included
on the Divide Parkway for the construction of the Divide Court. South of the site
is vacant O-3, General Office District zoned property. To the east is vacant R-2,
Single-family zoned property. Southeast of the site is a private school and
southwest of the site is a mini-storage development.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a number of informational phone calls from
area residents. All property owners located within 200 feet of the site and the
Coalition of West Little Rock Neighborhoods were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Verification should be made that the Divide Parkway has been dedicated to
the City of Little Rock.
2. Divide Court is classified on the Master Street Plan as a collector street. A
dedication of right-of-way 30 feet from centerline will be required.
3. The Divide Parkway is classified on the Master Street Plan as a collector
street. A dedication of right-of-way 60 feet will be required.
4. A 20 foot radial dedication of right-of-way is required at the intersection of
The Divide Parkway and Divide Court.
5. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvements to Divide Court
including 5-foot sidewalk with the planned development. At least 20 feet of
asphalt pavement should be provided.
6. With site development, provide the design of street conforming to the
Master Street Plan. Construct street improvement to The Divide Parkway
including pedestrian path and bike trail adjacent to the development with the
planned development.
April 8, 2010
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-200-O
3
7. The pedestrian path and bike trail should be constructed to Highway 10.
8. 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).
9. 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.
10. A Sketch Grading and Drainage Plan should be provided per Section 29-
186 (e). The retaining wall heights should be provided.
11. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
12. 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.
13. Street improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
14. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering 379-1813
(Steve Philpott) for more information. Per Traffic Engineering, the
streetlights currently on The Divide Parkway are not energized.
15. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The width of driveway must
not exceed 36 feet. Turnaround must be provided for a SU-30 vehicle
attempting to enter development. A stacking distance of 30 feet from
pavement of the Divide Parkway must also be provided.
16. Provide a letter prepared by a registered engineer certifying the sight
distance at the intersection of Divide Court and The Divide Parkway comply
with 2004 AASHTO Green Book standards.
17. Provide a letter prepared by a registered engineer certifying the sight
distance at the proposed driveway comply with 2004 AASHTO Green Book
standards.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easement for this project. A
Capacity Analysis is required. Contact Little Rock Wastewater Utility for
additional information.
April 8, 2010
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-200-O
4
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. A water main extension will be
required in order to provide service to this property. Also the 16-inch main in
Highway 10 has a CIC charge that will be applied to connection or extensions
from it ($4800) for a 12” ext). A Capital Investment Charge based on the size of
connection(s) will apply to this project in addition to normal charges. Please
submit plans for water facilities to Central Arkansas Water for review. Plan
revisions may be required after additional review. Contact Central Arkansas
Water regarding procedures for installation of water facilities. Approval of plans
by Central Arkansas Water, the Arkansas Department of Health Engineering
Division and Little Rock Fire Department is required. This development will have
minor impact on the existing water distribution system. Proposed water facilities
will be sized to provide adequate pressure and fire protection. There will be
limits to floor elevations allowed in this area. The limits will be approximately 520
feet maximum finished floor elevation as determined by the uses and the
required fire flows. The hilltop area adjacent to these lots cannot be served.
Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department
to obtain information regarding the required placement of the hydrant(s) and
contact Central Arkansas Water regarding procedures for installation of the
hydrant(s).
Fire Department: Place fire hydrants per code. 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.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
April 8, 2010
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-200-O
5
2. The zoning buffer ordinance requires a forty-three foot (43’) wide land use
buffer along the eastern perimeter of the site. Seventy percent (70%) of this
area must remain undisturbed.
3. The zoning buffer ordinance requires a fifty-foot (50’) wide land use buffer
along the northern perimeter of the site. Seventy percent (70%) of this area
must remain undisturbed.
4. The zoning street buffer ordinance requires an average forty-three foot (43’)
wide street buffer along the Parkway Divide Street; and in no case should
this distance fall below one-half the required amount.
5. The zoning street buffer ordinance requires an average fifty-foot (50’) wide
street buffer along the Divide Court Street; and in no case should this
distance fall below one-half the required amount.
6. A six (6) foot high opaque screen, either a wooden fence with its face side
directed outward, a wall, or evergreen plantings, is required along the
northern and western perimeters of the site.
7. All of the interior islands on the site should equate to a minimum of eight
percent (8%) of the total paved surface areas is to be a minimum of three
hundred (300) square foot in area, and be evenly distributed throughout the
site. A variance from the City Beautiful Commission must be obtained prior
to the issuance of a building permit.
8. An automatic irrigation system to water landscaped areas will be required.
9. 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.
10. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (March 18, 2010)
Mr. Tim Daters of White-Daters and Associates was present representing the
request. Staff stated there were few outstanding technical issues associated with
the request. Staff stated the development would require a variance to allow an
increase in the allowable building height per the MF-18 zoning district. Staff
requested Mr. Daters provide the current ownership of the parcel and the source
of title of the landowner.
Public Works comments were addressed. Staff requested verification that the
Divide Parkway had been dedicated to the City for the existing paved roadway.
April 8, 2010
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-200-O
6
Staff stated right of way dedication and street construction would be required
abutting the proposed development area. Staff stated the pedestrian path and
bike trail should be constructed from the northern boundary of the development
to Cantrell Road.
Landscaping comments were addressed. Staff stated the indicated buffers were
not adequate to meet the typically required buffers per the zoning ordinance.
Mr. Daters stated a rezoning request had been filed to rezone a small area to the
west to allow for the required land use buffer. Mr. Daters stated the rezoning
request would be heard by the Commission at their April 22, 2010, public
hearing. Staff stated screening would be required along the northern and
western perimeter.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing the issues raised
at the March 18, 2010, Subdivision Committee meeting. The current ownership
of the parcel has been included and the source of title provided in the general
notes section of the site plan. The applicant is requesting a deferral of the street
construction for Divide Court for a period of five years or until adjacent
development occurs. The developer has indicated when the property to the west
is developed access to this area may be taken from the Divide Parkway and not
the proposed new street.
The proposal is a multiple building subdivision site plan review for a 15.22 acre
tract presently zoned R-2, Single-family and MF-18. The applicant has filed a
rezoning request for the R-2, Single-family portion of the site which is scheduled
for review by the Commission at their April 22, 2010, public hearing. The
rezoning request will allow for adequate area on the site to provide the required
land use buffer along the western perimeter. All other street buffers and land use
buffers appear to comply with the typical ordinance standards.
The development is proposed with eleven (11) apartment buildings and a leasing
office and clubhouse. There are a total of 260 units proposed resulting in a
density of 17.08 units per acre. The request includes a variance from the zoning
district for the allowable building height to allow the maximum building height to
be increased to 46-feet at mid-roof height. The maximum building height
typically allowed in the MF-18 zoning district is 35-feet.
April 8, 2010
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-200-O
7
The proposed building area is 86,998 square feet with a floor area ratio of 0.176.
The site plan indicates a total of 43.33 percent of the site will be retained as open
space and 39.0 percent of the site is impervious area. There are four building
type with units ranging from one bedroom to three bedrooms.
The development includes the placement of 390 parking spaces in the form of
garage units and surface parking. The site is proposed with 260 units of
multi-family housing which per the zoning ordinance typically requires the
placement of one and one-half parking spaces per unit. This would require the
placement of 390 spaces as proposed.
The site plan indicates the placement of a five foot tall decorative iron fence with
six foot columns along the Divide Parkway. The remainder of the site will be
fenced or screening will be provided via evergreen shrubs.
The development is proposing the placement of a single identification sign at the
entrance to the development. The sign is consistent with signage allowed in
multi-family zones or a maximum of six feet in height and thirty-two (32) square
feet in area. Building signage and directional signage will be as typically allowed
in the multi-family zones.
The request includes a variance from the Land Alteration Ordinance to allow a
retaining wall with a height ranging from two (2) feet to 30-feet in height. The
wall is located along the western perimeter and along the Divide Court. Staff is
supportive of the Land Alteration Variance request to allow an increased wall
height along the southern and western perimeters. Based on the topography of
the site the increased wall heights are necessary to allow the development to
occur as proposed.
Staff is supportive of the request. To staff’s knowledge there are no outstanding
technical issues associated with the request. The development is proposed as a
multi-family development with a density of 17.08 units per acre. 43.3 percent of
the site will be designated as landscape and open space. Although there are
variances associated with the request staff does not feel the variances will
significantly impact the development.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
April 8, 2010
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-200-O
8
Staff recommends approval of the variance request from the Land Alteration
Ordinance to allow an increased wall height for the retaining wall located on the
site.
Staff recommends approval of the variance request to allow an increased
building height for the proposed structures.
Staff recommends approval of the deferral request for the street construction of
the Divide Court for a period of five (5) years or until adjacent development
occurs, whichever occurs first.
Staff recommends the applicant receive Board of Directors approval for the
rezoning request prior to the issuance of a building permit for the development.
PLANNING COMMISSION ACTION: (APRIL 8, 2010)
Mr. Tim Daters of White Daters and Associates was present representing the request.
Staff presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff stated the request no longer included a variance request
from the Land Alteration Ordinance to allow an increased wall height for the retaining
wall located on the site. Staff stated the walls would be constructed per the typical
ordinance standard. Staff presented a recommendation of approval of the variance
request to allow an increased building height for the proposed structures. Staff also
presented a recommendation of approval of the deferral request for the street
construction for Divide Court for a period of five (5) years or until adjacent development
occurred, whichever occurred first. Staff recommended the applicant receive Board of
Directors approval for the rezoning request prior to the issuance of a building permit for
the development.
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 10 ayes,
0 noes and 1 absent.
April 8, 2010
ITEM NO.: 5 FILE NO.: S-1538-C
NAME: Otter Creek Travel Center Subdivision Site Plan Review
LOCATION: Located on the Northeast corner of I-30 and Otter Creek Road
DEVELOPER:
Towne Center LLC
Attn. Tommy Hodges
#10 Otter Creek Court, Suite B
Little Rock, AR 72210
ENGINEER:
McGetrick and McGetrick
10 Otter Creek Court, Suite A
Little Rock, AR 72210
AREA: 9.08 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: C-4, Open Display District
PLANNING DISTRICT: 16 – Otter Creek
CENSUS TRACT: 41.03
VARIANCES/WAIVERS REQUESTED:
1. A variance from Section 36-522 to reduce the required land use buffer along the
western perimeter and not require the area to remain undisturbed and to allow the
street buffer to be reduced along the abutting roadways.
2. A variance from Sections 30-43 and 31-210 to allow the two drives along the new
proposed street to be located nearer the intersection and nearer the property line
than typically allowed per City ordinances and to allow the driveway width to exceed
the typical ordinance standard.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a Subdivision Site Plan Review for the development
of a travel center at the intersection of Otter Creek Road and I-30. The
development contains approximately nine (9) acres and is presently zoned C-4,
April 8, 2010
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1538-C
2
Open Display District. The travel center will serve large trucks as well as
automobiles. The hours of operation are 24-hours per day seven (7) days per
week.
The site plan includes the placement of the travel center/convenience store and a
separate canopy for the automobile fueling center. The canopy for the truck
fueling center will be attached to the convenience store building. The
convenience store building will contain 9,500 square feet. A restaurant with a
drive-thru window is proposed within the development.
Signage for the development is proposed consistent with signage allowed in
commercial zones or a maximum of thirty-six (36) feet in height and one hundred
sixty (160) square feet in area. Building signage will comply with building
signage allowed in commercial zones or a maximum of ten percent of the façade
area on facades abutting a public street.
There are two variances associated with the request. The first is a variance from
Section 36-522 to reduce the required land use buffer along the western
perimeter and not require the buffer area to remain undisturbed and to allow the
street buffer to be reduced along the abutting roadways. The second is a
variance from Sections 30-43 and 31-210 to allow the two drives along the new
proposed street to be located nearer the intersection and nearer the property line
than typically allowed per City ordinances and to allow the driveway widths to
exceed the typical ordinance standard.
B. EXISTING CONDITIONS:
The site appears relatively flat and has a new growth of forest. Otter Creek Road
is located along the southern boundary and the I-30 Frontage Road is located
along the eastern boundary. There is a traffic signal located at the I-30 Frontage
Road and Otter Creek Road.
There is a floodway located on the north and northwest boundary of the site
currently zoned OS. Other uses in the area include a large trucking firm,
CAL-ARK, located to the south of the site across Otter Creek Road. Across I-30
there is a large regional hospital facility, a hotel, and a number of office uses,
accessed from Mabelvale West.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a number of informational phone calls 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.
April 8, 2010
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1538-C
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Otter Creek Road is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45 feet from centerline will be required.
2. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Otter Creek
Road including 5-foot sidewalk with the planned development.
3. With site development, provide the design of street conforming to the
Master Street Plan. Construct street improvements to the new proposed
streets including 5-foot sidewalk with the planned development.
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. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction.
6. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
7. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
8. A special Grading Permit for Flood Hazard Areas will be required per
Section 8-283 prior to construction. If the floodplain is on the property,
show the floodplain line.
9. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
10. Show the bridge on Otter Creek Road and the driveways on the south side
of Otter Creek Road.
11. Provide a letter prepared by a registered engineer certifying the sight
distance at the proposed driveways comply with 2004 AASHTO Green Book
standards.
12. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The width of driveways must
not exceed 36 feet. The required separation is a minimum 250 feet. For
additional assistance, please contact Traffic Engineering, Bill Henry, at
379-1816.
April 8, 2010
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1538-C
4
13. Street improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
14. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering 379-1813
(Steve Philpott) for more information.
15. Street names and street naming conventions must be approved by Public
Works. Contact David Hathcock at (501) 371-4808.
16. Per the traffic study prepared for this site, a traffic signal was shown to be
required and installed at the intersection of Otter Creek Road and the new
proposed street.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension is required with easements for this project.
Contact Little Rock Wastewater Utility for additional information.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Additional fire hydrant(s) will
be required. Contact the Little Rock Fire Department to obtain information
regarding the required placement of the hydrant(s) and contact Central Arkansas
Water regarding procedures for installation of the hydrant(s). 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. This
development will have minor impact on the existing water distribution system.
Proposed water facilities will be sized to provide adequate pressure and fire
protection. 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 instruction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of Customer
Owned Line Agreement is required. Contact Central Arkansas Water regarding
the size and location of the water meter. A Capital Investment Charge based on
the size of meter connection(s) will apply to this project in addition to normal
charges. This fee will apply to all connections including metered connections off
April 8, 2010
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1538-C
5
the private fire system. 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 (CAW) requires that upon installation of
the RPZA, successful tests of the assembly must be completed by a Certified
Assembly Tester licensed by the State of Arkansas and approved by CAW. The
test results must be sent to CAW's Cross Connection Section within ten days of
installation and annually thereafter. Contact the Cross Connection Section at
377-1226 if you would like to discuss backflow prevention requirements for this
project.
Fire Department: Place fire hydrants per code. 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.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. The zoning street buffer ordinance requires an average street buffer of
thirty-seven feet (37’) along the eastern perimeter of the site and in no case
less than half.
3. The zoning street buffer ordinance requires an average street buffer of
thirty-three feet (33’) along the southern perimeter of the site and in no case
less than half.
4. The landscape ordinance requires a nine-foot (9’) wide landscape strip
around the sites entirety. A variance from the City Beautiful Commission
must be obtained prior to the issuance of a building permit.
5. Curb and gutter or another approved border will be required to protect
landscaped areas from vehicular traffic.
April 8, 2010
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1538-C
6
6. Eight percent (8%) of the total paved parking surface areas must be allocated
for interior islands.
7. An automatic irrigation system to water landscaped areas will be required.
8. 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.
9. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (March 18, 2010)
Mr. Pat McGetrick of McGetrick Engineers was present representing the request.
Staff presented an overview of the development stating there were few
outstanding technical issues in need of addressing prior to the Commission
acting on the request. Staff requested a note be included on the site plan
identifying landscaped areas. Staff also questioned if the site would contain
amenities such as air conditioning tunnels or cable access.
Public Works comments were addressed. Staff stated Otter Creek Road was
classified on the Master Street Plan as a minor arterial. Staff stated dedication of
right of way 45 feet from centerline would be required. Staff stated street
construction to Otter Creek Road including a five (5) foot sidewalk would be
required at the time of development. Staff stated the Stormwater Detention
Ordinance would apply to development of the site. Staff noted a special grading
permit adjacent to a flood hazard area would be required prior to construction.
Landscaping comments were addressed. Staff stated the zoning street buffer
ordinance required an average street buffer of thirty-seven (37) feet and in no
case less than one-half. Staff stated any variation would require approval by the
Planning Commission. Staff stated the landscape ordinance required a minimum
landscape strip of nine (9) feet. Staff stated any variation would require approval
by the City Beautiful Commission. Staff stated a landscape plan stamped with
the seal of a registered landscape architect would be required at the time of
building permit. Staff stated irrigation to water landscaped areas would be
required with the development of the site.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
April 8, 2010
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1538-C
7
H. ANALYSIS:
Mr. McGetrick submitted a revised site plan to staff addressing the issues raised
at the March 18, 2010, Subdivision Committee meeting. Mr. McGetrick has
indicated there will not be any amenities on the site such as air conditioning
tunnels. The revised plan has identified areas to be landscaped both with interior
and perimeter landscape strips. The revised plan indicates a minimum street
buffer of 18.5 feet as required by the buffer ordinance.
The request is a multiple building subdivision site plan review for the
development of a travel center at the intersection of Otter Creek Road and I-30.
The development contains approximately nine (9) acres and is presently zoned
C-4, Open Display District. The travel center will serve large trucks as well as
automobiles and operate 24-hours per day seven (7) days per week. The site
plan includes the placement of the convenience store with an attached fueling
canopy for semi trucks and a separate detached canopy for the automobile
fueling center. The convenience store building will contain 9,500 square feet.
The building will contain a restaurant with a drive-thru window.
Signage for the development is proposed consistent with signage allowed in
commercial zones or a maximum of thirty-six (36) feet in height and one hundred
sixty (160) square feet in area. Building signage will comply with building
signage allowed in commercial zones or a maximum of ten percent of the façade
area on facades abutting a public street.
The site plan indicates the placement of 62 automobile parking spaces, two
recreational vehicle parking spaces and 70 truck parking spaces. Within the
interior of the development there is 334,959 square feet of paved vehicular use
area. The site plan indicates a total of 29,108 square feet of interior landscaping
is provided. Based on the square footage a total of 26,796 square feet of interior
landscaping is required.
The applicant is requesting a variance from Section 36-522 to reduce the
required land use buffer along the western perimeter and not require the area to
remain undisturbed where abutting the OS zoned property. The owner of this
site previously deeded the area zoned OS to the Arkansas Game and Fish
Commission. The area is located within a floodway. According to the applicant
to buffer this area would not serve the intended purpose of the buffer ordinance.
The applicant has indicated a screening fence will be placed along the western
perimeter to trap any debris that may be generated from the site and assist in not
allowing debris to get into the floodway. The applicant has indicated the street
April 8, 2010
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1538-C
8
buffer with the minimum buffer width but has indicated the buffer area falls short
of the total area required. Within the area there are large areas owned by the
Highway Department as right of way. The applicant has indicated these areas
will not be developed and will be grass areas but are not allowed in the
calculation of the required street buffer. Staff is supportive of the applicant’s
request to allow the reduced land use buffer along the west and the reduced
street buffer along the abutting streets.
The request includes a variance from Sections 30-43 and 31-210 to allow the two
drives along the new proposed street to be located nearer the intersection and
near the property line than typically allowed per City ordinances and to allow the
driveway width to be increased. The southern most drive on the new street is
located approximately 180 feet from the intersection with Otter Creek Road. The
northern most drive, which will serve as truck and automobile entrance to the
travel center, is located 50 feet from the property line. The driveway width is 60
feet on the proposed new street. The driveway width on Otter Creek Parkway is
indicated at 56 feet. Per Section 31-210 driveway spacing shall be three
hundred (300) feet along arterial classification roadways. Driveway spacing shall
be centerline to centerline or centerline to right-of-way of an intersecting collector
street or street with a higher classification. Minimum spacing from the property
line shall be one hundred fifty (150) feet. Maximum width of driveway is thirty-six
(36) feet.
Staff is supportive of the request and the associated variances. To staff’s
knowledge there are no outstanding technical issues in need of addressing
related to the item. Staff feels the development of this 9-acre tract as a
convenience store/travel center should have minimal impact on the area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the variance request from Section 31-210 to allow
the driveway locations and widths as proposed by the developer.
Staff recommends approval of the variance request from Section 36-522 to allow
the land use buffer along the western perimeter to be reduced and not be
maintained as undisturbed and to allow the street buffer with an overall area less
than the typical ordinance standard.
April 8, 2010
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1538-C
9
PLANNING COMMISSION ACTION: (APRIL 8, 2010)
Mr. Pat McGetrick of McGetrick Engineers was present representing the request. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff presented a recommendation of approval of the variance
request from Section 31-210 to allow the driveway locations and widths as proposed by
the developer. Staff presented a recommendation of approval of the variance request
from Section 36-522 to allow the land use buffer along the western perimeter to be
reduced and not be maintained as undisturbed and to allow the street buffer with an
overall area less than the typical ordinance standard.
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 10 ayes,
0 noes and 1 absent.
April 8, 2010
ITEM NO.: 6 FILE NO.: S-1650
NAME: AEDD Subdivision Site Plan Review
LOCATION: Located at 105 East Roosevelt Road
DEVELOPER:
Arkansas Enterprise for the Development Disabled (AEDD)
105 East Roosevelt Road
Little Rock, AR 72206
ENGINEER:
Thomas Engineering
3810 Lookout Road
North Little Rock, AR 72116
ARCHITECT:
Taggart Foster Currence Gray
4500 Burrow Drive
North Little Rock, AR 72116
AREA: 1.165 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: C-3, General Commercial District
PLANNING DISTRICT: 8 – Central City
CENSUS TRACT: 5
VARIANCES/WAIVERS REQUESTED:
1. A variance from Section 36-502 to allow parking at a lesser rate than typically
required per the office zoning district.
2. A variance from the Land Alteration Ordinance to allow a wall height exceeding the
typical ordinance standard.
April 8, 2010
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1650
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The scope of the project consists the addition of a new 9,000 square foot
office/multi-purpose building located on the same property site of AEDD’s
existing office building which contains approximately 5,000 square feet. The new
building will connect to the existing building via a covered walkway. The new
building will consist of two stories of office space and a single story of multi
purpose space. The main function of the multi purpose room is to support
evening and weekend functions for the adult mentally disabled clients who will be
transported to the site by van or bus. There are currently 13 employees housed
in the existing office building and six employees will be housed in the new office
building. There are twenty-four (24) parking spaces on the site.
The applicant is requesting a variance to allow a reduced number of parking
spaces (34 required 22 available after right of way dedication and landscaping).
The ordinance typically requires the placement of one parking space per four
hundred square feet of office space. Based on the existing building square
footage and the new building square footage a total of 34 parking spaces is
required per City code. The applicant has a verbal agreement to use the parking
lot across Roosevelt Road (30 spaces) that is owned by the church next to AEDD
and the parking lot east (15 spaces) of AEDD that is owned by the free health
clinic during the evening hours.
B. EXISTING CONDITIONS:
The property to the west is owned by St. John Missionary Baptist Church and the
property to the south is owned by the Little Rock Housing Authority. The Housing
Authority property is currently under construction for a new multi-family
development which is nearing completion. Uses in the area include the health
clinic, churches and residential both single-family and multi-family.
Roosevelt Road is a four lane road with turn lanes at intersections. There is a
sidewalk adjacent to the site. The adjacent paved area is not an alley and is
serving St. John’s Church by providing access to parking areas located to the
south of Roosevelt Road.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a number of informational phone calls from
area residents. All property owners located within 200 feet of the site and the
Community Outreach Neighborhood Association were notified of the public
hearing.
April 8, 2010
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1650
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Roosevelt Road is classified on the Master Street Plan as a principal arterial
with special design standards. Dedication of right-of-way to 35 feet from
centerline will be required.
2. Sidewalks with appropriate handicap ramps are required in accordance with
Section 31-175 of the Little Rock Code and the Master Street Plan.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
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. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
6. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan.
7. Measures to control the increase in stormwater runoff from the increased
impervious surface should be implemented to not damage adjacent property.
8. Provide a Sketch Grading and Drainage Plan as required per Section 29-186
(e) to show the propose height of the retaining wall on the south end of the
property.
9. It is suggested, the driveway along the western property line should be platted
as an access easement.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer is 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. The Little Rock Fire
Department needs to evaluate this site to determine whether additional public
and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are
April 8, 2010
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1650
4
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. The facilities on-site
will be private. When meters are planned off private lines, private facilities shall
be installed to Central Arkansas Water's material and construction specifications
and installation will be inspected by an engineer, licensed to practice in the State
of Arkansas. Execution of Customer Owned Line Agreement is required.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
CATA: The site is located on CATA Bus Route #6 – the Granite Mountain Route.
Parks and Recreation: No comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. The addition of the building will require full compliance with the City of Little
Rock’s landscape ordinance.
3. The proposed site plan reflects a parking lot encroachment from an adjoining
property. A minimum landscape strip of nine feet (9’) is required along the
perimeters. With the construction removal of asphalt will be required to meet
this requirement. A variance from this requirement must be obtained from the
City Beautiful Commission prior to the issuance of a building permit.
4. The landscape ordinance requires interior landscaping equivalent to eight
percent (8%) of the paved surface area.
5. An automatic irrigation system to water landscaped areas will be required.
April 8, 2010
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1650
5
G. SUBDIVISION COMMITTEE COMMENT: (March 18, 2010)
The applicant was present. Staff presented an overview of the development
stating the primary issues were related to landscaping and right of way
dedication. Staff stated public works was requesting a right of way dedication of
35 feet from centerline. The applicant stated with the right of way dedication and
the placement of the street buffer along Roosevelt Road the entire first row of
parking would be eliminated. The applicant stated with the placement of the
required landscape strip along the eastern and western perimeters additional
parking would also be lost. The applicant stated the new construction was
concentrated to the rear of the site. He requested staff allow the upgrades be
completed within the area of the new construction.
Public Works comments were addressed. Staff stated a sketch drainage plan
was required and requested the plan include the height of the retaining wall along
the southern perimeter. Staff stated the driveway along the western property line
should be platted as an access easement.
Planning staff questioned if a dumpster facility would be located on the site. Staff
stated if a dumpster was proposed the location should be included on the plan.
Staff requested the hours of dumpster service be limited to daylight hours and
requested the applicant include a note on the site plan limiting the hours.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing the issues raised
at the March 18, 2010, Subdivision Committee meeting. The revised plan
indicates landscaping, right of way dedication and the redesigned parking area.
The applicant has indicated the dumpster service hours will be limited to daylight
hours. The applicant has not indicated the adjacent paved drive as an access
easement. The development is not proposing to take access to the drive.
The applicant has indicated the placement of a retaining wall along the
southeastern portion of the site. The wall ranges in height of 1’6” to 17’6”. The
ordinance typically does not allow a wall height in excess from 15 feet. The
request will require a variance from the Land Alteration Ordinance to allow the
increased wall height. Staff is supportive of the variance request.
April 8, 2010
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1650
6
There is an existing building on the site containing approximately 5,000 square
feet. The new building contains 9,000 square feet and will be used as office
space and a multi-purpose center. The new building will be located behind the
existing building and will connect to the existing building via a covered walkway.
The new building is proposed as two stories with a maximum height of 35-feet.
The main function of the multi purpose center is to support evening and weekend
functions for the adult mentally disabled clients.
The applicant is requesting a variance to allow a reduced number of parking
spaces. Based on the square footage for an office use there would typically be
34 parking spaces required. After right of way dedication and upgrades in the
existing landscaping 22 parking spaces will be available. The applicant has a
verbal agreement to use the parking lot across Roosevelt Road that is owned by
the church next to AEDD, which contains 30 spaces and the parking lot east of
AEDD that is owned by the free health clinic which contains 15 parking spaces
during the evening hours. There are 13 employees housed in the existing office
building and six (6) employees will be housed in the new office building. The
clients will be transported to the site by van or bus, which will in turn lessen the
demand for parking.
The site plan indicates the placement of signage consistent with signage allowed
in office zones. The maximum height of the sign allowed is six (6) feet and the
maximum sign area is 64 square feet. All site lighting shall be low level and
directed downward and into the site not over-spilling onto adjacent residentially
zoned and used properties.
The revised site plan indicates the placement of landscaping along the
perimeters and along Roosevelt Road per the typical ordinance standard. This
site is located within the designated mature area of the City, which allows for a
reduction in the width of the required landscape strip to six feet nine inches (6’9”).
The site plan indicates the placement of Leyland Cypress trees along the
southern perimeter to provide screening along the southern perimeter where
adjacent to residentially used property.
Otherwise to staff’s knowledge there are no outstanding issues associated with
the request. Staff is supportive of the request. Staff feels the addition of the
second building on the site and the associated parking variance should have
minimal impact on the area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
April 8, 2010
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1650
7
Staff recommends approval of the parking variance request to allow 22 parking
spaces to serve the site.
Staff recommends approval from the Land Alteration Ordinance to allow a wall
height in excess of the typical ordinance standard.
PLANNING COMMISSION ACTION: (APRIL 8, 2010)
The applicant was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of approval of the
request subject to compliance with the comments and conditions as outlined in
paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of
approval of the parking variance request to allow 22 parking spaces to serve the site.
Staff stated the request no longer included a variance request from the Land Alteration
Ordinance to allow an increased wall height for the retaining wall located on the site.
Staff stated the walls would be constructed per the typical ordinance standard.
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 10 ayes,
0 noes and 1 absent.
April 8, 2010
ITEM NO.: 7 FILE NO.: Z-8523-A
NAME: Southwest Power Pool Zoning Site Plan Review
LOCATION: Located at 16100 Pride Valley Road
DEVELOPER:
Southwest Power Pool
145 N. McKinley Street, Suite 140
Little Rock, AR 72205
ENGINEER:
Development Consultants Inc.
2200 North Rodney Parham Road
Little Rock, AR 72212
AREA: 21.16 acres NUMBER OF LOTS: 1 FT. NEW STREET: 1,900 LF
CURRENT ZONING: R-2, Single-family – Proposed O-2, Office and
Institutional
PLANNING DISTRICT: 18 – Ellis Mountain
CENSUS TRACT: 42.07
VARIANCES/WAIVERS REQUESTED:
1. A variance request from Sections 30-43 and 31-210 to allow the entry
driveway to be located nearer the property line than typically allowed per the
ordinance and to allow the driveway width to exceed the typically ordinance
standard.
2. A deferral request for the placement of the required sidewalk along the
western side of the new collector street until such time as the property
adjacent to the sidewalk is developed.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
After a year long review process and examination of numerous possible
sites, Southwest Power Pool (SPP) has selected this site at Pride Valley
April 8, 2010
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-8523-A
2
Road for their new corporate campus location. Many specific site
characteristics were required for a project of this nature and the proposed
location was the best choice for a central Arkansas location. The subject
site will allow SPP to create a campus atmosphere, rather than a basic
office development. There will also be room for future expansions when
they become necessary.
The site will be purchased, owned and developed by SPP. There will be a
coordinated effort between SPP and the current land owners to construct
the boundary street improvements. The current land owners will also
construct an extension of Kirk Road, with a bridge over Rock Creek, to
provide access to Chenal Parkway.
SPP has a strong desire to preserve as many trees as possible in the
perimeters, and where feasible in other areas of the site. To make this
possible, a four-story office building with a three story parking deck has
been proposed. Making the primary structures multi-story reduces the
surface area coverage on the site and allows more green space to be
maintained. The combined building area proposed is 220,000 gross
square feet. A total of 759 parking spaces is proposed. The building site
coverage is 20.38 percent.
B. EXISTING CONDITIONS:
The property is currently undeveloped and wooded, with varying degrees
of slope. The property generally slopes upward from Pride Valley Road.
There is a wide Entergy easement with large electrical transmission lines
which runs north/south through the west portion of the property near
Zanzibar Road. The general area contains a mixture of uses and zoning.
A mixture of commercial uses, including a Kroger store, car dealership,
bank and lumberyard, is located to the north and northeast along Chenal
Parkway. Single-family residences on large lots are located to the east,
west and south (across Pride Valley Road). There is also undeveloped
R-2 zoned property to the south.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a number of phone calls requesting
additional information from area residents. All property owners located
within 200 feet of the site, the Parkway Place Property Owners
Association and the Coalition of West Little Rock Neighborhoods were
notified of the public hearing.
April 8, 2010
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-8523-A
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Pride Valley Road is classified on the Master Street Plan as a
collector street. A dedication of right-of-way 30 feet from centerline
will be required. Additional right-of-way of 40 feet from centerline will
be required to be dedicated for construction of a right turn lane.
2. Provide a letter prepared by a registered engineer certifying the sight
distance at the intersections comply with 2004 AASHTO Green Book
standards.
3. The new proposed street is classified on the Master Street Plan as a
collector street. A dedication of right-of-way of a total of 60 feet.
Additional right-of-way will be required to be dedicated for
construction of a round-a-bout.
4. With site development, provide the design of the street conforming to
the Master Street Plan. Construct one-half street improvements to
Pride Valley Road including 5-foot sidewalk with the planned
development. Per code, these improvements must be constructed
adjacent to the development. The plan shows paving the southern
half of Pride Valley Road to 18 feet from centerline.
5. With site development, provide the design of the street conforming to
the Master Street Plan. Construct full street improvements to the
new collector street including 5-foot sidewalk on both sides with the
planned development. Curb and gutter will be required to be
installed on both sides of the street.
6. All driveways shall be concrete aprons per City Ordinance.
7. Provide a letter prepared by a registered engineer certifying the sight
distance at the driveways comply with 2004 AASHTO Green Book
standards.
8. A Sketch Grading and Drainage Plan should be submitted per
Section 29-186 (e).
9. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
10. If disturbed area is one (1) or more acres, obtain a NPDES
stormwater permit from the Arkansas Department of Environmental
Quality prior to the start of construction.
April 8, 2010
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-8523-A
4
11. Regulations and requirements pertaining to floodplain development
should be obtained from Pulaski County Planning Department.
12. If the property is annexed into the City in the future, in accordance
with Section 31-176, floodway areas must be shown as floodway
easements or be dedicated to the public. In addition, a 25 foot wide
access easement is required adjacent to the floodway boundary.
13. A special Grading Permit for Flood Hazard Areas will be required per
Section 8-283 prior to construction.
14. Alteration of the water course will require approval from the Little
Rock District of the US Army Corps of Engineers prior to start of
work.
15. The proposed alteration of the addition of a bridge in the floodway will
require flood map revisions. Obtain a conditional letter of map
revision approval from Public Works and the Federal Emergency
Management Agency prior to issuance of a grading permit and/or a
building permit.
16. 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).
17. Street improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
18. Streetlights are required by Section 31-403 of the Little Rock code.
Provide plans for approval to Traffic Engineering. Streetlights must
be installed prior to platting/certificate of occupancy. Contact Traffic
Engineering 379-1813 (Steve Philpott) for more information.
19. Driveway widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The width of driveway
must not exceed 36 feet. The south driveway entrance lane and the
interior one way drive lanes should be at least 18 feet in width for
emergency access.
20. Driveway widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The width of driveway
must not exceed 36 feet. A variance must be requested to exceed
this width. The median of the south driveway should be more bull
nosed instead of rounded to assistance drivers to enter in the correct
lane. The south driveway entrance lane and the interior one way
drive lanes should be at least 18 feet in width for emergency access.
April 8, 2010
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-8523-A
5
21. Provide a letter prepared by a registered engineer certifying the sight
distance at the intersections comply with 2004 AASHTO Green Book
standards.
22. Complete improvements to Kirk Road, the new collector street, and
the Pride Valley Road improvements adjacent to the development
must be completed prior to issuance of the certificate of occupancy
for the first building in the development.
23. Per Section 29-170(j) of the City code, damage to private or public
property due to hauling operations or operation of construction
related equipment from the development shall be repaired by the
responsible party prior to issuance of a certificate of occupancy.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension is required with easements for this
project. Contact Little Rock Wastewater Utility for additional information.
Entergy: Easements are required for existing and/or new facilities around
the sites perimeter. A thirty (30) foot overhead or ten (10) foot under
ground easement is required. Contact Entergy for additional information.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: The site is located within Water District #349.
Contact Barry Hass to obtain information concerning connection fees. 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 will be
sized to provide adequate pressure and fire protection. 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. Additional fire hydrant(s) will be required.
Contact the Little Rock Fire Department to obtain information regarding
the required placement of the hydrant(s) and contact Central Arkansas
Water regarding procedures for installation of the hydrant(s). Contact
Central Arkansas Water regarding the size and location of the water
meter. A Capital Investment Charge based on the size of meter
April 8, 2010
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-8523-A
6
connection(s) will apply to this project in addition to normal charges. This
fee will apply to all connections including metered connections off the
private fire system. The facilities on-site will be private. When meters are
planned off private lines, private facilities shall be installed to Central
Arkansas Water's material and construction specifications and installation
will be inspected by an engineer, licensed to practice in the State of
Arkansas. Execution of Customer Owned Line Agreement is required.
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 (CAW) requires that upon installation
of the RPZA, successful tests of the assembly must be completed by a
Certified Assembly Tester licensed by the State of Arkansas and approved
by CAW. The test results must be sent to CAW's Cross Connection
Section within ten days of installation and annually thereafter. Contact the
Cross Connection Section at 377-1226 if you would like to discuss
backflow prevention requirements for this project.
Fire Department: Place fire hydrants per code. Contact the Little Rock
Fire Department for additional information.
County Planning: No comment received.
CATA: The site is not located on a dedicated CATA Bus Route.
Parks and Recreation: The Parks Department would like the landowner to
allow trail access both to and by the property. Contact Mark Webre for
additional information.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. The landscape ordinance requires eight percent (8%) of the paved
surface area be allocated for interior islands. These islands must be a
minimum of three hundred square feet in area and evenly distributed
throughout the site.
April 8, 2010
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-8523-A
7
3. An automatic irrigation system to water landscaped areas will be
required.
4. Prior to the issuance of a building permit, it will be necessary to provide
an approved landscape plan stamped with the seal of a Registered
Landscape Architect.
5. The City Beautiful Commission recommends preserving as many
existing trees as feasible on this site. Credit toward fulfilling
Landscape Ordinance requirements can be given when preserving
trees of six (6) inch caliper or larger.
G. SUBDIVISION COMMITTEE COMMENT: (March 18, 2010)
Mr. Robert Brown of DCI was present representing the application. Staff
presented an overview stating the Commission reviewed a rezoning
request for an area including this tract at their previous public hearing.
Staff stated the property was presently zoned R-2, Single-family but the
requested rezoning was for O-2, Office and Institutional District. Staff
stated the review was based on the development criteria for the O-2
zoning district. Staff stated the Planning Staff comments were more
informational than additional information required.
Public Works comments were addressed. Staff stated Pride Valley Road
was classified on the Master Street Plan as a collector street. Staff stated
a 30 foot right of way dedication would be required from centerline. Staff
stated a special grading permit for flood hazard areas would be required
prior to construction. Staff stated driveway widths did not meet the traffic
access and circulation requirements. Mr. Brown stated the desire was to
create a boulevard entrance to the building. He stated he would work with
the Fire Department and Public Works staff to satisfy their concerns
related to the driveway widths.
Landscaping comments were addressed. Staff stated eight percent of the
interior parking areas were to be landscaped with landscape islands. Staff
stated an automatic irrigation system would be required to water
landscaped areas. Staff also stated at the time of development a
landscape plan stamped with the seal of a registered landscape architect
would be required.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional
clarification. There was no further discussion of the item. The Committee
then forwarded the item to the full Commission for final action.
April 8, 2010
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-8523-A
8
H. ANALYSIS:
Mr. Robert Brown submitted a revised site plan to staff addressing the few
issues raised at the March 18, 2010, Subdivision Committee meeting.
The request includes a variance to allow the driveway to remain as
proposed. The request also includes a deferral of the sidewalk placement
along the western side of the new collector street until such time this area
is developed. The revised cover letter states all permits will be acquired
prior to construction on the site.
The site is being reviewed with the O-2, Office and Institutional zoning
district criteria. The O-2 zoning district states no building hereafter
erected or structurally altered shall exceed a height of forty-five (45) feet at
the required front, side or rear yard setback lines. Building heights
proposed in excess of forty-five (45) feet may be authorized by the
planning commission in conjunction with the site plan review. However,
the following formula shall rule: At the height permitted at said yard
setback lines, one (1) foot may be added to the height of the building for
each foot that the building or portion thereof is set back from the required
yard lines. In no instance shall the maximum height of the building exceed
one hundred twenty (120) feet. The building is indicated with a maximum
building height of 84 feet and a setbacks ranging from 88.81 feet to 104.7
feet. The building height proposed is within the allowance of the O-2
zoning district.
The front, side and rear yard setbacks per the O-2 zoning district shall not
be less than twenty-five (25) feet. The setbacks far exceed the typical
ordinance standards of the O-2 zoning district.
A security fence is proposed surrounding the Operations Center the
eastern most building located on the site plan. The fence will be six (6)
feet in height and is proposed as a security style ornamental metal picket
with top pickets that are bent outward on the north, west, and south sides.
Within the buffer area on the eastern side, the fence will be a six (6) foot
black chain link fence with security wire turned to the inside of the
enclosure. The entire perimeter of the overall site will not be fenced.
The 50-foot land use buffer on the eastern perimeter will be maintained
with a minimum of 70 percent of the area undisturbed to comply with
ordinance requirements. Mr. Brown has indicated undisturbed areas and
other tree preservation areas will be protected with temporary fencing
during construction to prevent access and disturbance. The developers
April 8, 2010
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-8523-A
9
have indicated there will be a strong effort to preserve existing trees in all
perimeter areas wherever feasible.
The request includes a variance of Sections 30-43 and 31-210 to allow a
drive in excess of 36 feet on the new collector street. The main entrance
drive is proposed with an opening 50 feet in width. The drive allows for
one entrance lane and two exit lanes with a ten foot landscape median.
The applicant has provided an approved plan from the Little Rock Fire
Department stating their concurrence with the drive as proposed. Public
Works has also indicated support of the drive. The developers have
indicated the variance request to maintain the drive widths as shown in the
boulevard street section will enhance traffic calming through the site and
discourage truck access at this location. The request also includes a
deferral of the sidewalk construction on the western half of the new
collector street until the property located adjacent to the sidewalk is
developed.
The developers have indicated the required half-street right-of-way
dedications, with an area for a right turn lane on Pride Valley Road will be
provided upon completion of the improvements. Upon completion of the
street improvements for the new collector street the right of way will also
be provided to the City.
The required half-street street improvements, with a right turn lane, on
Pride Valley Road will be installed per the Boundary Street Ordinance.
The south half of Pride Valley Road will be widened to 18 feet with asphalt
only. At this time there is no additional widening proposed for Pride Valley
Road west of the new collector street. A transition back to the existing
pavement width will be provided at this location.
The street design for the new collector street will meet the Master Street
Plan standards. According to the developer all street and drainage
improvements will be built at the time of construction of the street.
Sidewalks will be constructed along the east side. The request includes a
deferral of sidewalk placement on the west side until the adjacent property
develops.
The site plan includes several possible locations for surface detention on
the site plan. The developer has indicated the method proposed is to
create small berms within the wooded areas to accomplish temporary
ponding and provide the required detention.
April 8, 2010
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-8523-A
10
The developer has reviewed the floodway easement with City of Little
Rock Engineering and both agree that the easement and access
easement along the floodway should follow the floodway lines established
in the FIRM maps that are pending approval at this time. The floodway
line in this area will move between 124 and 145 feet north of the
applicant’s boundary when the map revisions are confirmed. Neither of
the easements will be required as a part of the current site plan review
request or permitting for Southwest Power Pool. There will be no
alteration of the Rock Creek water course that is a part of this project. A
flood map revision for the proposed Kirk Road bridge is not required. The
bridge has been designed so there is no rise in flood elevations. A 404
Permit is currently in process with the Corps of Engineers for the Kirk
Road bridge and is a separate infrastructure project by the current land
owners.
The landscape ordinance requires eight percent (8%) of the paved surface
area be allocated for interior islands. These islands must be a minimum of
three hundred square feet in area and evenly distributed throughout the
site. The revised site plan has increased the sizes of two islands at the
Operations Center parking lot. Two additional islands were added to the
future building lot at the north. The parking area in front of the main
building is the top level of a parking deck structure and tree islands will not
be installed there. The parking deck structure is proposed to minimize the
surface area of parking and maximize tree preservation on the remainder
of site. The developers have indicated there will be significant numbers of
existing trees preserved on this site.
To staff’s knowledge there are no outstanding technical issues in need of
addressing related to this item. The site plan review for the site is based
on development criteria for O-2 zoned property. Based on the
development standards of the various City ordinances the development
appears to meet the intent. Although there are two ordinances the
developers are seeking variances from staff does not feel these variances
will significantly impact the development or the area. Staff recommends
prior to development of the site the rezoning request be finalized and
approved by the Little Rock Board of Directors.
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.
April 8, 2010
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-8523-A
11
Staff recommends the property be rezoned to O-2, Office and Institutional
District prior to development of the site.
Staff recommends approval of the variance request from Sections 30-43
and 31-210 to allow the driveway to remain with a minimum spacing from
the property line less than typically required per the ordinance and to allow
the driveway width to exceed the width typically allowed per City
ordinance.
Staff recommends approval of the deferral request to allow the placement
of the sidewalk along the western side of the new collector street until
such time as the property adjacent to the sidewalk is developed.
PLANNING COMMISSION ACTION: (APRIL 8, 2010)
Mr. Robert Brown of Development Consultants, Inc. was present representing
the request. There were registered objectors present. The item was heard in
conjunction with an annexation request for a larger area than the site proposed
for development (A-319). Staff presented an overview along 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 property be rezoned to O-2,
Office and Institutional District prior to development of the site. Staff presented a
recommendation of approval of the variance request from Sections 30-43 and
31-210 to allow the driveway to remain with a minimum spacing from the property
line less than typically required per the ordinance and to allow the driveway width
to exceed the width typically allowed per City ordinance. Staff presented a
recommendation of approval of the deferral request to allow the placement of the
sidewalk along the western side of the new collector street until such time as the
property adjacent to the sidewalk is developed.
Staff stated the applicant was requesting variance from the Land Alteration
Regulations per Section 29-187(e)(3) to exceed the cut and slope requirements
of Section 29-190. Staff stated the applicant was proposing 2:1 slopes which
were steeper than the maximum allowed of 3:1 slope without installing retaining
walls or terraces. Staff stated the applicant was also proposing a 31 foot cut just
east of the office building which exceed the maximum allowed 30 foot cut. Staff
presented a recommendation of approval of a variance request from the Land
Alteration Regulations per Section 29-187(e)(3) to exceed the cut and slope
requirements of Section 29-190. Staff stated the applicant was proposing the
2:1 slopes to preserve trees for LEED certification. Staff stated the slopes would
April 8, 2010
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-8523-A
12
be hydroseeded with drought tolerant grass mixtures and covered with erosion
control blankets.
Mr. Randy Copper addressed the Commission with concerns. He stated the
intersection of Pride Valley Road and Kanis Road was very congested during
drop-off and pick-up times of Baker Elementary School. He questioned if the
new road accessing the site would be open at the time Southwest Power Pool
began operations from this site.
Mr. Barry Haas addressed the Commission stating he was not objecting to the
request but was providing information to the Commission concerning the water
district located in the area. He stated the property was located within Water
District 349. He stated the property would be assessed for payment of the water
district dues even if the property received water from another source.
Ms. Jenny Adair addressed the Commission with concerns. She questioned how
site lighting would be handled. She stated the homes in the area were located in
the country and for the development to have a vast amount of lighting would be
out of character for the area. She questioned who the neighborhood would
contact during construction if litter became a problem. She also questioned who
to contact if there were issues with Pride Valley Road. She questioned if any
additional building could be expected outside the plan presented.
Mr. Robert Brown addressed the Commission stating a traffic study had been
conducted on the site and the traffic engineers felt the new road and Pride Valley
Road could handle the additional traffic to the area. He stated the extension of
Kirk Road would be complete by the time Southwest Power Pool began
operating from the site. He stated the developers were well aware of the water
district assessment and were working to determine the best way to pay the
assessments. Mr. Brown stated the site would contain lighting but all lighting
would be directed into the site. He stated with the extensive buffering on the site
and the building being set down into the cut-slope it was unlikely the lighting
would be visible to the neighbors. He stated the City would require streetlights
to be installed on the new street and Pride Valley Road which he felt would have
more of an impact than the development. Mr. Brown stated the only construction
would be the office building and operations center. He stated the site plan did
include a building for future expansion.
There was a general discussion by the Commission concerning the request and
access to the site. Mr. Brown stated the extension of Kirk Road would be
complete prior to Southwest Power Pool obtaining their certificate of occupancy.
The Commission questioned the number of jobs created and the number of
employees of the company. Mr. Brown stated preliminary estimates were the
April 8, 2010
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-8523-A
13
creation of 200 jobs and at the peak 500 employees would access the site. He
stated not all employees worked an 8:00 am to 5:00 pm day. He stated the
operations employees worked a different schedule than the office workers.
The Chair entertained a motion for approval of the variance request from the
Land Alteration Ordinance. The motion carried by a vote of 10 ayes, 0 noes and
1 absent. The Chair entertained a motion for approval of the item as presented
by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent.
April 8, 2010
ITEM NO.: 8 FILE NO.: Z-4562-F
NAME: The Gardens at Hickory Grove Long-form PD-R
LOCATION: Located on Dorado Beach Drive, just west of Hinson Road
DEVELOPER:
Jim Markus
23 Lascala Court
Little Rock, AR 72223
ENGINEER:
Crafton Tull and Sparks
10825 Financial Center Parkway, Suite 300
Little Rock, AR 72211
AREA: 18.56 acres NUMBER OF LOTS: 39 FT. NEW STREET: 0 LF
CURRENT ZONING: PD-R
ALLOWED USES: Single-family residential (12 single-family lots)
PROPOSED ZONING: Revised PD-R
PROPOSED USE: Single-family residential (39 single-family lots)
VARIANCES/WAIVERS REQUESTED:
1. A variance from Section 31-207 to allow the development of private streets within
the residential development.
2. A variance request from the Land Alteration Ordinance grade proposed Lots 55 and
56 and place material in this area for the construction of Road 3.
BACKGROUND:
Ordinance No. 18,983 adopted by the Little Rock Board of Directors on November 18,
2003, approved a PD-R request for a site containing 38.62 acres. The approval allowed
for the creation of 63 single-family lots to be developed as gated communities for each
of the phases. The lots within the Phase III portion were proposed with a gated access
drive constructed adjacent to Dorado Beach Drive. The approval included the retention
April 8, 2010
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-4562-F
2
of open spaces along the northern and southern perimeters of the site. The
development was proposed in three (3) phases.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The request is a revision to the previously approved PD-R for the Phase III
portion of the subdivision. The applicant is proposing to reconfigure Lots 51 – 62
into 39 smaller lots ranging in size from approximately 4,800 square feet to
11,200 square feet. The lots will be served by six (6) twenty (20) foot wide
private drives with curb and gutter and hammerhead turnarounds at the end of
each driveway. Each of the six (6) driveways will take access from Dorado
Beach Drive.
Lots along Dorado Beach Drive will have a twenty (20) foot side yard setback
whereas all other setbacks will be five (5) feet. There will be a ten (10) foot wide
planted buffer between proposed Lots 51, 89 and 90 and 47, 48, 49 and 50R of
Phase I. All open space previously identified and currently shown of the plat will
be preserved. A monument type sign will be erected on Dorado Beach Drive to
provide phase identification to the new development.
The homes are proposed as masonry in construction with roofs of a minimum
pitch of 8:12 with architectural shingles. Privacy fences will be allowed as
typically allowed in the R-2, Single-family Zoning District. Swimming pools will be
allowed and must conform to City regulations concerning rear yard coverage.
One (1) story structures will be a minimum of 1,800 square and two (2) story
structures will be a minimum of 2,000 square feet. The developer will release the
City of liability to allow garbage collection on the private streets.
Each of the phases of the Hickory Grove Subdivision (Phases I – III) were final
platted and served by a Bill of Assurance for the individual Phase. The amended
Bill of Assurance for Hickory Grove Phase III-A was filed with the Circuit Clerk’s
office on August 8, 2008. The Phase contained the acreage proposed for
replatting with the application request. The applicant/developer owns all the
property within Phase III-A portion of the Subdivision with the exception of one
(1) lot. The Bill of Assurance allows for modifications to the lots shown in the plat
area with the approval of seventy percent (70%) of the owners within the
subdivision. The Bill of Assurance states anything to the contrary herein
notwithstanding, until forty-five (45) of the lots shown on the plat are sold,
conveyed, Declarant shall have the right from time to time, without the approval
of the owners, or the Board, or the Association to amend the provisions hereof,
for the purpose of facilitating the marketing of the Lots, in complying with the
requirements pertaining to the property made by financial institutions, title
insurance companies and governmental authorities and for any other reasonable
April 8, 2010
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-4562-F
3
purpose; provided that no such amendment will reduce the size of a particular
Lot or the improvable area of the Lot without the consent of the Owner
so affected.
B. EXISTING CONDITIONS:
The property is located on the west side of Dorado Beach Drive which was
recently constructed to Master Street Plan standard as a collector street. The
property slopes upward from Dorado Beach Drive to the west. To the south and
west of the site are single-family homes located along Windsor Road and off
Shadowcreek Drive within the Burntree and Pebble Beach Woods Subdivisions.
Across Dorado Beach Drive are single-family homes constructed as gated
communities accessed from LaScala Court and Bella View Drive which is the first
and second phases of the Hickory Grove Subdivision.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a number of informational phone calls from
area residents. All property owners located within 200 feet of the site, all
residents, who could be identified, located within 300 feet of the site and the
Coalition of West Little Rock Neighborhoods were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Street names and street naming conventions must be approved by Public
Works. Contact David Hathcock at (501) 371-4808.
2. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan. Additional
detention will be required to be installed.
3. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction.
4. Provide a Sketch Grading and Drainage Plan as required per Section
29-186 (e).
5. Provide the proposed centerline street grades of driveways or access
easements.
6. For City garbage collection, the proposed hammerheads must be at least
80 feet in length and at least 20 feet wide.
April 8, 2010
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-4562-F
4
7. No residential waste collection service will be provided on private streets
unless the property owners association provides a waiver of damage claims
for operations on private property.
8. Per the Master Street Plan, parking is restricted to one side of the street on
a 24 foot wide street. Show on the plan now and on the final plat and bill of
assurance, the area along the street where parking is allowed.
9. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering 379-1813
(Steve Philpott) for more information.
10. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
11. Provide a letter prepared by a registered engineer certifying the sight
distance at the intersections comply with 2004 AASHTO Green Book
standards.
12. 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).
13. All driveways, easements, shall be concrete aprons per City Ordinance.
14. The driveways should be platted as access easements.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension is required with easements for this project.
Contact Little Rock Wastewater Utility for additional information.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: 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. A Capital
Investment Charge based on the size of meter connection(s) will apply to this
project in addition to normal charges. This fee will apply to all connections
including metered connections off the private fire system.
April 8, 2010
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-4562-F
5
Fire Department: Place fire hydrants per code. 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.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Chenal Planning District. The
Land Use Plan shows Residential Medium Density for this property. The
applicant has applied for a revised Planned Residential Development to allow
reconfiguration of lots. This is a change to a previously approved PRD, the
proposed density remains consistent with the Land Use Plan. This area is
covered by the River Mountain Neighborhood Action Plan. Their Residential
Development Goal states: “Enforce the construction of sidewalks with all types of
development.”
Master Street Plan: Dorado Beach Drive is a Collector. 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 exists to the site.
Bicycle Plan: A Class I is shown along Hinson Road. A Class I bikeway is built
separate from or alongside a road. Additional paving and right of way may be
required.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (March 18, 2010)
Mr. Frank Riggins was present representing the request. Staff presented an
overview of the development stating the area proposed for change was
previously final platted with twelve (12) single-family lots. Staff stated the current
request was to allow thirty-eight (38) single-family lots served by six (6) private
drives extending from Dorado Beach Drive. Staff stated the drives would serve
as few as four (4) lots and as many as eight (8) lots. Staff noted all building
setbacks had been indicated on the plan. Staff stated the Bill of Assurance
proposed for the new subdivision allowed garage structures to be connected.
Staff stated the plan as indicated would not allow the connection.
April 8, 2010
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-4562-F
6
Public Works comments were addressed. Staff stated the street names and
naming conventions were to be approved by the Public Works Department. Staff
stated the City’s Stormwater Detention ordinance would apply to the
development of the site. Staff stated parking would be restricted to one side of
the street and requested Mr. Riggins indicate the side which would not be
allowed parking. Staff stated streetlights would be required prior to the issuance
of the final plat for the new lots.
Staff noted since the development was proposed as single-family there were no
additional landscaping comments.
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:
Mr. Riggins submitted a revised cover letter and site plan to staff addressing a
number of the issues raised at the March 18, 2010, Subdivision Committee
meeting. The revised bill of assurance indicates all structures will be detached
and no structure will share a common wall. The revised plan also indicates
parking restrictions as requested by Public Works staff.
The request is to reconfigure Lots 51 – 62 into 39 smaller lots ranging in size
from approximately 4,800 square feet to 11,200 square feet. The lots will be
served by six (6) twenty (20) foot wide private drives with curb and gutter with
hammerhead turnarounds at the end of each driveway. Each of the six (6)
driveways will take access from Dorado Beach Drive. The developer will release
the City of liability to allow garbage collection on the private streets.
The request includes a variance from Section 31-207 to allow the development of
private streets within the residential development. The ordinance states private
streets for residential development shall be discourages. However, private
streets may be approved by the Planning Commission to serve isolated
developments. The design standards shall conform to public street standards as
specified in subdivision ordinance. Private streets are permissible only in the
form of culs-de-sac and short loop streets and only when it is determined that
these streets can be adequately served by all public service vehicles. Such
streets will not be permitted where there is a possibility of through traffic or
eventual connection to another public street. It shall be incumbent upon the
applicant to demonstrate that the private streets will not unreasonably limit
access to adjacent parcels, hinder logical traffic pattern, or otherwise be contrary
to the public interest. The subdivider shall provide for permanent maintenance of
April 8, 2010
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-4562-F
7
all private streets in the bill of assurance. This maintenance shall include water
lines, fire hydrants, or other utility facilities. The street is indicated with 26 feet of
pavement as typically required for a residential street. The applicant has
provided a secondary access to the site to allow for emergency access should
the main entrance drive become blocked.
The development is proposed as a single-family detached development with
approximately 28 percent of the site in open space. The lots will be allowed
swimming pools but no accessory buildings will be allowed. A maximum of
13 percent of the total lot area will be allowed coverage by accessory structures.
Interior fencing will be allowed. The fencing is proposed as typically allowed in
the R-2, Single-family zoning district.
The homes will be frame construction with masonry finish to include brick, stone,
or stucco. The major roof area will have an 8:12 pitch and architectural shingles.
The minimum square footage of the homes proposed is 1,800 square feet for a
single story home and 2,200 square feet for a two story homes. The anticipated
sales price is $250,000. The maximum building height proposed is 35-feet.
Lots along Dorado Beach Drive will have a twenty (20) foot side yard setback
whereas all other setbacks will be five (5) feet. There will be a ten (10) foot wide
planted buffer between proposed Lots 51, 89 and 90 and 47, 48, 49 and 50R of
Phase I. All open space previously identified and currently shown of the plat will
be preserved.
A monument type sign will be erected on Dorado Beach Drive to provide phase
identification to the new development. Development signs in single-family zones
are allowed with a maximum height of six (6) feet and a maximum sign area of
thirty-two (32) square feet.
The request also includes a variance from the Land Alteration Ordinance to allow
grading of proposed Lots 55 and 56 and place material within the lot area during
the construction of Road 3. According to the applicant the grading is necessary
to allow for installation of the required infrastructure in this area.
The request is a revision to the previously approved PD-R for a portion of the
Hickory Grove Phase III Subdivision. The lots proposed range in size from
.096 acres to 0.25 acres. Within the general area there are a variety of lot sizes.
The homes within the Carmel Valley Subdivision located to the southeast have
been constructed on lots similar in size to the lots proposed within this
development. South of this site, within the Windsor Hills Addition there are
single-family attached and detached homes. The detached homes have also
been constructed on lots similar in size to the lots proposed by the developer.
April 8, 2010
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-4562-F
8
The lots sizes in Pebble Beach and Pebble Beach Woods to the north and west
appear to range in size from 0.18 acres to 0.25 acres.
Staff is supportive of the request. Staff does not feel the lots as proposed are out
of character with existing development in the area. As stated within the general
area there are attached homes and detached homes with lot sizes consistent
with the lot development standards proposed by the applicant. To staff’s
knowledge there are no outstanding issues associated with the request.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
PLANNING COMMISSION ACTION: (APRIL 8, 2010)
Mr. Jim Hathaway of Coldwell Banker Commercial Hathaway Group and Mr. Frank
Riggins of Crafton, Tull, Sparks and Associates were present representing the owners.
There were registered objectors present. Staff presented the item with a
recommendation of approval of the request subject to compliance with the comments
and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff
presented a recommendation of approval of the variance request to allow advanced
grading of Lots 55 and 56 with the development of Road 3. Staff also presented a
recommendation of approval to allow the development of the lots utilizing private
streets.
Mr. Frank Riggins addressed the Commission with merits to the request. He stated the
minimum lot size proposed was now 6,100 square feet. He stated the change was
made after Subdivision Committee to address staff’s concerns. He stated the
development was proposed with smaller lot to offer a variety of housing options within
the development. He stated the developer would maintain all previously identified open
space. He stated the development would be served with six (6) private streets
accessing Dorado Beach Drive.
Ms. Arleta Power addressed the Commission in opposition of the request. She stated
she was President of the Bella View Property Owners Association. She stated the
neighborhood had a number of concerns related to the development. She stated the
residents of Phase I bought into the neighborhood based on a plan presented to them.
She stated the residents were told there would be 12 homes located within the area
proposed for 39 single-family lots. She stated the area was to develop with walking
trails and a large amount of open space. She stated the residents of Phase I
questioned how the developer could alter the Bill of Assurance for a subdivision. She
April 8, 2010
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-4562-F
9
provided the Commission with a packet of information and photos of issues within the
Phase I portion of the development. She stated the developer had not corrected
erosion problems which had lead to a number of drainage issues within the Phase I
portion of the development. She stated the residents were concerned with property
values. Ms. Power stated the residents of Phase I paid an annual assessment of
$3,835.00 per year for maintenance. She stated the average price for homes within the
Pebble Beach Woods Subdivision was near $295,300.00. She provided the
Commission with signatures of residents of Windsor Court. She stated all the residents
of Bella View Drive had also signed a petition in opposition of the request.
Ms. Power stated the new homes would generate a minimum of 78 additional vehicles
per day on Dorado Beach Drive. She stated the speed on Dorado Beach was
excessive. She questioned how the fire garbage trucks would access the new homes.
Ms. Power requested the Commission defer the request or deny the request.
Chairman Yates stated the Commission did not have authority over the Bill of
Assurance. He requested the remaining speakers narrow their comments to the
development as proposed.
Mr. Hari Eswaran addressed the Commission in opposition of the request. He stated
his home was located on Dorado Beach Drive and his primary concern was traffic. He
stated Dorado Beach Drive was a short-cut from Hinson Road to Rahling Road. He
stated the road was heavily traveled and the speed of the motorist was excessive. He
stated he felt if homes were constructed on the street this would act to slow traffic in the
area. He stated the police department had reviewed the speeds on the street and
85 percentile were traveling at 35 mph or greater. He stated the posted speed limit was
25 mph.
Ms. Sharon Franke addressed the Commission in opposition of the request. She stated
the property proposed for development was located behind her home. She stated the
original plan by the developer was to construct bigger homes on larger lots which would
compliment property values in the area. She stated the current proposal would penalize
the existing homeowners by reducing property values.
Ms. Wanda Hartnuss addressed the Commission in opposition of the request. She
stated the development of 39 homes on the site previously proposed for 12 units would
cause traffic congestion, lower property values and change the community dynamics of
the area. She stated the development as proposed would have an adverse impact on
the existing homes in the area.
Mr. David Johnson addressed the Commission in opposition. He stated his home was
located in Pebble Beach Woods. He stated his concerns were safety and traffic. He
stated Dorado Beach Drive was well traveled and motorist were traveling at excessive
April 8, 2010
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-4562-F
10
speeds. He stated in the morning there were a number of cars lining up at Hinson Road
to exit the area.
Mr. Manish Joshi addressed the Commission in opposition of the request. He stated the
cars in the area zipped by his homes like the exit ramp to I-630. He stated the posted
speed was 25 mph but cars were traveling 35 to 40 mph through the neighborhood. He
stated his primary concern was the safety of the neighborhood.
Mr. Richard Bryan Davis Jr. addressed the Commission in opposition of the request.
He stated when he bought his home he asked the agent what would be located in the
area proposed for redevelopment. He stated the agent did not indicate a development
with the intensity as proposed.
Ms. Ruth Bell with the Pulaski County League of Women Voters addressed the
Commission in opposition of the request. She stated traffic on Dorado Beach Drive and
Hinson Road was a concern. She questioned if the traffic engineers had considered a
development this intense when recommending street design standards for this area.
Mr. Jim Hathaway addressed the Commission on the merits of the request. He stated
the original zoning of the subdivision was MF-6 which would have allowed the
38.62 acres to develop with 231 units. He stated with the R-2, Single-family zoning
district and a maximum density of six (6) units per acre this would also allow the site to
develop with 231 units. He stated the original approval allowed for 1.6 units per acre
and the amended request increased the density to 2.33 units per acre. He stated
normal west Little Rock development densities were 2.75 units per acre. He stated the
density proposed for the Phase III portion of the development was within ranges of west
Little Rock Development. He stated the Phase III portion proposed for redevelopment
contained 11.6 acres. He stated within this area over five (5) acres was being left as
open space. He stated the development as proposed within this area would result in a
density of 3.36 units per acre which was allowable within the Single-family Land Use
classification.
Mr. Hathaway addressed traffic and safety. He stated the City forced the developer to
connect Dorado Beach Drive to the west. He stated the original concept allowed for
three (3) phases with the entire development gated. He stated the developer was not in
control of traffic speed. He stated Dorado Beach Drive was constructed as a collector
street and could handle the additional traffic with no problem.
Mr. Hathaway stated there was no evidence the development would lower property
values in the area. He provided the Commission with home sales in the area from
January 2009 to February 2010. He stated he was sure there were homes in the area
more expensive but there were 20 homes sold with an average sales price of
$249,000.00. He stated the largest property owner in the area was the developer. He
April 8, 2010
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-4562-F
11
stated the developer owned 26 unsold lots and his residence was located in the area so
the developer was not going to construct a project that would diminish property values.
Mr. Hathaway stated the development was not requesting to clear cut the site. He
stated the developer would provide public works staff grading and drainage plans and
would adhere to AEDQ requirements during the development of the subdivision and the
new homes. He stated the developer was motivated to comply since he was a major
property owner in the area.
Mr. Hathaway stated the developer would construct all the homes within the new
development area. He stated the homes would not be spec homes but all would be
pre-sold. He stated the new homes would be constructed to meet LEED certification.
He stated the development was classic in-fill development. He stated once the
development was complete it would add $10 million to the tax roles. He stated there
was a need for quality detached single-family homes in west Little Rock with smaller
square footages. He stated the Commission had heard from the area residents but who
they had not heard from was the 39 families that would live in the subdivision upon
completion. He stated the development would enhance the quality of live for people
who lived in the area. He encouraged the Commission to support the request.
There was a general discussion of the Commission concerning densities of the area
and abutting subdivisions. Mr. Hathaway stated the density was normal for west Little
Rock single-family development. He stated the original Bill of Assurance allowed for the
areas to be altered. He stated Mr. Markus owed the majority of the property within the
Phase proposed for modification.
Commissioner Rector stated the Bill of Assurance was a private contract and was not a
land use issue. He stated the City did not force the developer to construct Dorado
Beach Drive. He stated the City required the developer to construct a street that was on
the Master Street Plan and had been on the plan for a number of years.
The Commission question staff has to the issue raised concerning traffic. Staff stated
Dorado Beach Drive was a collector street on the Master Street Plan. Staff stated when
the development was proposed with larger lots an average of ten (10) trips per day was
used to determine traffic volumes. Staff stated based on the smaller lots an estimated
eight (8) trips per day was used to generate estimated traffic counts. Staff stated the
larger lot development would generate 120 cars per day and the smaller lot
development 320 cars per day. Staff stated the capacity of a collector street was 5,000
cars per day. Staff stated a traffic count was conducted in April 2010 at the intersection
of Dorado Beach Drive, Bella View Drive and LaScalla Court. Staff stated there were
1,700 to 1,800 cars per day at this intersection. Staff stated at the intersection of
Dorado Beach Drive and Montvale Drive there were 660 cars per day.
April 8, 2010
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-4562-F
12
The Commission questioned if the City would be responsible for repair of the private
streets. Staff stated the property owners association would be required to sign a waiver
of damage claims for operations on private property. Staff stated the City would not
repair any street within the proposed subdivision that was private.
The Commission questioned signage for the development. Mr. Riggins stated the
development would have a subdivision identification sign located on Dorado Beach
Drive near Bella View Drive and near the western edge of the subdivision. He stated
the signage would comply with signage allowed in single-family zones. He stated low
level ground lighting would be used for illumination.
The Chair entertained a motion for approval of the item as presented by staff. The
motion carried by a vote of 6 ayes, 3 noes and 2 absent.
April 8, 2010
ITEM NO.: 9 FILE NO.: Z-6323-O
NAME: Lot 11 the Village at Rahling Road Revised Long-form PCD
LOCATION: Located at 36 Rahling Circle
DEVELOPER:
Dr. Argay Suri
c/o Taggart, Foster, Currence, Gray Architects Inc.
4500 Burrow Drive
North Little Rock, AR 72116
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 1.3 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PCD
ALLOWED USES: C-2, Shopping Center District Uses
PROPOSED ZONING: Revised PCD
PROPOSED USE: Mixed Use Office/Retail
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
On August 5, 1997, the Board of Directors adopted Ordinance No. 17,542 which
established The Village at Rahling Road Long-form PCD. The PCD established a 14-lot
development with C-2, Shopping Center District uses being permitted. The initial action
approved a site plan for Lots 1 and 2 of the development with the intent being that each
of the remaining lots would be brought to the Commission and Board of Directors for a
revision to the PCD on an individual lot basis as a particular development was
proposed.
Ordinance No. 19,193 adopted by the Little Rock Board of Directors on October 5,
2004, approved this lot with a mixed use development containing 50 percent O-2, Office
April 8, 2010
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-6323-O
2
and Institutional District and 50 percent C-2, Shopping Center District uses within a
building containing 16,221 square feet and 54 parking spaces. The development was
not constructed and the PCD approval has expired.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The project contains approximately 1.3 acres located on Rahling Circle. The
development is proposed as a mix of 50 percent O-2, Office and Institutional
District and 50 percent C-2, Shopping Center District uses as set forth in the
original PCD development plan. The owner/developer is proposing to construct a
one story building that will not exceed 17,000 square feet. Parking is provided at
52 parking spaces which is just short of the typical ordinance requirement. There
is public parking located within a common area is front of the building. With the
additional public parking provided in front, this should allow the development to
function adequately.
The applicant has indicated the days and hours of operation will be from 7:00 am
to 9:00 pm six days per week. The applicant has also indicated a maximum
building height of 35-feet. The site plan indicates signage will comply with
signage allowed in commercial zones.
B. EXISTING CONDITIONS:
The site is a cleared flat site with street improvements in place. The property
was cleared and graded with initial development of the Village at Rahling Road
PCD. Access to the lot is via Rahling Circle, off of Rahling Road. The O-2 zoned
properties immediately south and east of the site are undeveloped. Smaller
office buildings are located adjacent to the proposed site to the southwest. The
Central Arkansas Library System has a branch facility located to the north. The
larger buildings of the original multiuse PCD is located northwest of the site.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a number of informational phone calls from
area residents. All property owners located within 200 feet of the site, all
residents, who could be identified, located within 300 feet of the site and the
Coalition of West Little Rock Neighborhoods 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.
April 8, 2010
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-6323-O
3
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer is available to this project.
Entergy: A ten (10) foot UG easement is required around the sites perimeter.
Contact Entergy 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. The Little Rock Fire
Department needs to evaluate this site to determine whether additional public
and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are
required, they will be installed at the Developer's expense. 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. A Capital Investment
Charge based on the size of meter connection(s) will apply to this project in
addition to normal charges. This fee will apply to all connections including
metered connections off the private fire system.
Fire Department: Place fire hydrants per code. 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.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Chenal Planning District. The
Land Use Plan shows Community Shopping for this property. The applicant has
applied for a revision to a previously approved Planned Commercial
Development to allow Lot 11 to develop with a mixture of office and commercial
uses. The request conforms with the use proposed in the Land Use Plan. This
area is not covered by a Neighborhood Action Plan.
April 8, 2010
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-6323-O
4
Master Street Plan: Rahling Circle is shown as a Local Street. The primary
function of a Local Street is to provide access to adjacent properties. Local
Streets which are abutted by non-residential zoning/use or more intensive zoning
than duplexes are considered as “Commercial Streets”. These streets have a
design standard the same as a Collector. 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 along Rahling Circle.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. Areas set aside for buffers and landscape appear to meet with ordinance
requirements.
G. SUBDIVISION COMMITTEE COMMENT: (March 18, 2010)
Mr. Joe White of White-Daters and Associates was present. Staff stated the
request was to reinstate a previously approved PCD for this property. Staff
stated the only modification to the original approval was a slight increase in the
proposed building square footage. Staff questioned dumpster screening and the
proposed signage plan.
Public Works stated any broken curb, gutter or sidewalk would require repair
prior to the issuance of a certificate of occupancy.
Staff stated the landscaping indicated appeared to comply with the minimum
buffer and landscape ordinance standards.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised plan to staff addressing most of the issues
raised at the March 18, 2010, Subdivision Committee meeting. The applicant
has indicated the dumpster location on the proposed site plan along with a note
concerning the required screening. The applicant has also indicated signage will
April 8, 2010
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-6323-O
5
be consistent with signage allowed in office zones or a maximum of six feet in
height and sixty-four square feet in area.
The applicant has indicated the use mix of the site as 50% O-2, Office and
Institutional District uses and 50% C-2, Shopping Center District uses. The site
plan includes the placement of 52 on-site parking spaces. The typical minimum
parking required for a building with the proposed use mix (1 parking space per
225 gross square feet of building space) would be 75 parking spaces. The
proposed parking is not adequate to meet the typical minimum ordinance
requirement for a development of this type. There is parallel parking located on
Rahling Circle and a large community parking lot is located across Rahling Circle
from this site. Staff is supportive of the parking as proposed.
The site plan indicates all site lighting will be low level and directional, directed
inward away from residentially zoned properties. The site plan also indicates the
maximum building height will be 35-feet.
The site plan includes the placement of a twelve-foot building line along Rahling
Circle. The indicated building line is consistent with other buildings in the area.
The desire of the developer of the center was to create a town center with the
store fronts at the curb line and the parking located in a central area or in the
rear. The applicant has indicated landscaping consistent with the landscape and
buffer ordinances. The development is proposed with 30.1 percent of the site
covered by building and 55.3 percent of the site covered by paving. The
remainder of the site, 14.6 percent, is designated as landscape area.
Staff is supportive of the applicant’s request. The applicant has indicated the
development of the site will be similar in use to the existing development pattern
of the center. The applicant has indicated the maximum use of the site as 50%
O-2, Office and Institutional District and 50% C-2, Shopping Center District uses.
The proposed use mix should have no adverse impact on adjoining properties
and should have minimal impact on parking in the area.
To staff’s knowledge there are no outstanding technical issues associated with
the request. The area to the east and south are zoned O-2, Office and
Institutional District. The area to the north and west are a part of the overall PCD
for the Village at Rahling Road. The Village at Rahling Road has developed with
a mixture of office and commercial uses. Staff feels the development of the site
with the mixed use development as proposed is an appropriate use for this site.
April 8, 2010
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-6323-O
6
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: (APRIL 8, 2010)
Mr. Joe White of White-Daters and Associates was present representing the owners.
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 10 ayes,
0 noes and 1 absent.
April 8, 2010
ITEM NO.: 10 FILE NO.: Z-6532-F
NAME: The Villas at Chenal Long-form PD-R
LOCATION: Located on the Northeast corner of Chenal Heights Drive and Chenal
Valley Drive
DEVELOPER:
Pickering-Allwine, LLC
11600 Chenal Parkway, Suite 3
Little Rock, AR 72211
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 14.12 acres NUMBER OF LOTS: 1 FT. NEW STREET: 2,060 LF
CURRENT ZONING: PD-R
ALLOWED USES: Retirement Village
PROPOSED ZONING: Revised PD-R
PROPOSED USE: Multi-family housing
VARIANCES/WAIVERS REQUESTED: A variance from Section 29-186 (c) and (d) to
allow advanced grading to future phases with the development of the first phase.
BACKGROUND:
Ordinance No. 18,163 adopted by the Little Rock Board of Directors on December 20,
1999, rezoned the site from R-2 and MF-18 to PD-R to allow the establishment of a
Planned Residential Development titled Arkansas Teachers Retirement Village –
Long-form PD-R. The proposal included the rezoning of 71.9 acres from R-2 and
MF-18 to PD-R to allow for the development of the Arkansas Teachers Retirement
Village, a stepped-care retirement facility. The development would house retired
persons with facilities including independent living, assisted living, skilled nursing
facilities and Alzheimer facilities.
April 8, 2010
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-6532-F
2
A single access point from Chenal Valley Drive was proposed, with a fire lane access at
the southwest corner of the property. The proposed site plan indicated a large amount
of green space, which was to be undisturbed, along with a proposed lake, walking trails
and a lakeside pavilion.
In March of 2002, the Arkansas Teachers Retirement System decided to reevaluate the
project and did not develop the site as proposed. ATRS decided to proceed with
excavating to the finished grade indicated and approved on the site grading plan,
extending sewer lines to the site, drainage construction, seeding and erosion control,
power and telephone utility crossing the site were installed underground and no
additional trees were to be removed from the site except those necessary to install
utilities. A restoration plan was submitted to the City for approval. The applicant
adhered to City’s requirements in the restoration of the site and the developer’s
obligations were met.
A proposal was reviewed and recommended for approval by the Little Rock Planning
Commission at their August 26, 2004, Public Hearing to allow two of the indicated lots to
develop with the retirement village concept. The applicant proposed the development
of the site with eight individual lots through a preliminary plat in conjunction with the
request to revise the PD-R zoning. The applicant indicated Lot 2 would be developed
as an assisted living facility. Proposed Lot 8 was indicated for garden style patio
homes. The applicant also indicated all uses would remain similar to the multi-unit
residential retirement facility as approved on the original PD-R. The request was
approved by the Little Rock Board of Directors on October 5, 2004, by the adoption of
Ordinance No. 19,195. Lot 8 has not developed.
Ordinance No. 19,220 adopted by the Little Rock Board of Directors on November 1,
2004, revised the previously approved PD-R to allow a nursing and rehabilitation center
to locate on Lot 6. Chenal Nursing and Rehabilitation Center proposed a 114 bed
skilled nursing facility. The development included 90 staff positions which included
Arkansas Hospice Staff.
October 17, 2006, Ordinance No. 19,611 adopted by the Little Rock Board of Directors
on October 17, 2006, approved a revision to the PD-R for Lot 6 to increase the number
of beds allowed in the nursing home facility from 114 to 140. The site plan included the
placement of 93 parking spaces to serve the facility. There were no other changes to
the previously approved PD-R proposed.
An item to allow the development of this site (Lot 8) with single-family development of
attached and detached homes was withdrawn at the Commission’s January 14, 2010,
public hearing. The proposal did not comply with the covenants issued on this site and
could not receive approval of the persons having oversight of the covenants.
April 8, 2010
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-6532-F
3
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The project contains approximately 18.47 acres and is located at the northwest
corner of Chenal Valley Drive and Chenal Heights Drive. The developer is
proposing a gated residential neighborhood of multi-family housing.
The development will be enclosed by a six foot tall wall/fence with eight foot
columns. The request includes a variance from the City’s Land Alteration
Ordinance to allow advanced grading of the site with the issuance of a building
permit for Phase I. The request also includes a waiver of the City’s Stormwater
Detention Ordinance.
B. EXISTING CONDITIONS:
The site is a vacant site and most of the interior trees were cleared as a part of
the original approval. The applicant did replant several interior trees and reseed
the site as a part of the restoration plan. A regional detention facility is located
near Chenal Valley Drive. The nursing home and the assisted living facility are
complete and occupied. Northwest of the City is a City of Little Rock Fire Station.
South of the site is the Village at Rahling Road Shopping Center. West of the
site are two multi-family developments fronting Chenal Valley Drive.
Chenal Valley Drive has been constructed to Master Street Plan standard with
curb and gutter. There is not a sidewalk in place along the property frontage.
Chenal Heights Drive and Chenal Heights Circle have been constructed with
curb and gutter.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a number of informational phone calls from
area residents. All property owners located within 200 feet of the site, all
residents, who could be identified, located within 300 feet of the site and the
Coalition of West Little Rock Neighborhoods were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. From the entrance to Legacy Circle to Legacy Lane to the cul-de-sac the
street should be constructed to a width of 26 feet.
2. Per the Master Street Plan, parking is restricted to one side of the street on
a 24 foot wide street. Show on the plan now and on the final plat and bill of
assurance, the area along the street where parking is allowed.
April 8, 2010
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-6532-F
4
3. Sidewalks with appropriate handicap ramps are required in accordance with
Section 31-175 of the Little Rock Code and the Master Street Plan along all
26 feet wide streets.
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. 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. Since advanced
grading is desired a variance should be requested.
6. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan. A variance
for stormwater detention cannot be recommended for approval by staff.
7. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
8. Several utilities are shown to exist under the proposed structure locations.
9. Street improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
10. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering 379-1813
(Steve Philpott) for more information.
11. Driveway widths do not meet the traffic access and circulation requirements
of Sections 30-43 and 31-210. The width of driveway must not exceed
36 feet. A turnaround must be provided for a SU-30 vehicle. The key pad
must be located at least 30 feet from the curb line on Chenal Valley Drive.
The gates should be moved to Legacy Circle. If you have any questions,
please contact Bill Henry in Traffic Engineering at 379-1816.
12. No residential waste collection service will be provided on private streets
unless the property owners association provides a waiver of damage claims
for operations on private property.
13. If residential waste collection is desired, turn arounds or hammerheads at
least 80 feet in length and 20 feet wide should be provided on Legacy Circle
and Legacy Lane.
14. Provide a letter prepared by a registered engineer certifying the sight
distance at the intersection of Legacy Boulevard and Chenal Valley Drive
comply with 2004 AASHTO Green Book standards.
April 8, 2010
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-6532-F
5
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension is required with easements for this project.
Contact Little Rock Wastewater Utility for additional information.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. CAW has an existing 12-inch
main easement in an easement running through the property. Please submit
plans for water facilities to Central Arkansas Water for review. Plan revisions
may be required after additional review. Contact Central Arkansas Water
regarding procedures for installation of water facilities. Approval of plans by
Central Arkansas Water, the Arkansas Department of Health Engineering
Division and Little Rock Fire Department is required. This development will have
minor impact on the existing water distribution system. Proposed water facilities
will be sized to provide adequate pressure and fire protection. Additional fire
hydrant(s) will be required. Contact the Little Rock Fire Department to obtain
information regarding the required placement of the hydrant(s) and contact
Central Arkansas Water regarding procedures for installation of the hydrant(s). A
Capital Investment Charge based on the size of meter connection(s) will apply to
this project in addition to normal charges. 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.
Fire Department: Place fire hydrants per code. The development must provide a
secondary emergency access. 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.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Chenal Planning District. The
Land Use Plan shows Residential Low Density for this property. The applicant
has applied for a rezoning for a Planned Development Residential to allow the
April 8, 2010
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-6532-F
6
development of a gated community with 110 units of multi-family housing. This
request falls within the density allowed per the Land Use classification. The
overall density proposed is 5.95 units per acre. This area is not covered by a
Neighborhood Action Plan.
Master Street Plan: Chenal Valley Drive is a Collector. The primary function of a
Collector Street is to provide a connection from Local Streets to Arterials. Chenal
Heights Drive is a Local Street. The primary function of a Local Street is to
provide access to adjacent properties. Local Streets which are abutted by non-
residential zoning/use or more intensive zoning than duplexes are considered as
“Commercial Streets”. These streets have a design standard the same as a
Collector. These streets may require dedication of right-of-way and may require
street improvements for entrances and exits to the site.
Bicycle Plan: A Class II bikeway is shown along Chenal Valley Drive. A Class II
bikeway is located on the street as either a five foot (5’) shoulder or six foot (6’)
marked bike lane. Additional paving and right of way may be required.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. Screening will be required where adjacent to single-family zoned or used
property. Screening may be accomplished by the placement of a fence or
wall six feet in height or by the placement of natural foliage to meet the
screening requirement.
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.
G. SUBDIVISION COMMITTEE COMMENT: (March 18, 2010)
Mr. Joe White of White Daters and Associates was present representing the
request. Staff presented an overview of the development stating there were a
number of outstanding technical issues in need of addressing prior to the
Commission acting on the request. Staff questioned the construction materials,
floor plan and if the units were owner or renter occupied. Staff also stated the
development was proposed as a townhouse development as defined by the
Subdivision Ordinance. Staff requested Mr. White provide a note on the site plan
indicating the proposed open space both public and private. Staff also
questioned if interior fences would be allowed.
April 8, 2010
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-6532-F
7
Public Works comments were addressed. Staff stated the entrance at Legacy
Circle to Legacy Lane should be constructed with 26 feet of pavement. Staff
stated in areas where streets were constructed with 24 feet of pavement parking
would be restricted to one side. Staff requested Mr. White note on the site plan
the area proposed for restricted parking. Staff stated several utilities were shown
to exist under the proposed structures. Mr. White stated the affected utilities
would be relocated. Staff stated residential waste collection service would only
be provided within the development if the property owners association signed a
waiver of damage claims for operations on private property. Staff stated the
entrance drive did not comply with the typical ordinance standards and must not
exceed 36 feet in width.
Staff noted there were no additional landscaping comments since the
development was proposed as a single-family townhouse development.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
Mr. Joe White submitted a revised site plan to staff addressing issues raised at
the March 18, 2010, Subdivision Committee meeting. The applicant has
amended the request from a townhouse development to a multi-family
development. Lots are no longer being proposed for the development. The
interior drive has been indicated 26-feet in width. A note on the site plan
indicates private garbage collection will be utilized.
The applicant has provided elevations for the proposed units. The units are
proposed to be constructed of a variety of construction materials including brick,
siding, stucco, rock and precast accents to add visual interest to the
neighborhood. The roofs are proposed with various degrees of pitches also to
add visual interest to the development. The units range in size from
1,350 square feet of 1,530 square feet of heated and cooled space. Each of the
units will have a garage serving one or two cars. Parking will also be provided
within the driveway for each unit. Each of the units will be provided an outdoor
patio area. The interior fences will be allowed with a maximum height of six feet
and constructed of wood, wrought iron or vinyl.
The site plan indicates a 25 foot building setback along Chenal Heights Drive and
Chenal Valley Drive. The building setback along the interior streets is indicated
at 15 feet. The site contains 18.48 acres and of the total area 5.20 acres is
April 8, 2010
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-6532-F
8
indicated as open space. The development is indicated as Residential Low
Intensity on the City’s Future Land Use Plan. This classification allowed for
single-family homes at a density 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
development is proposed with 5.95 units per acres.
The minimum street buffer along Chenal Valley Drive should be 30-feet and the
minimum street buffer along Chenal Height Drive should be 18 feet. The site
plan indicates a minimum building setback of 25 feet along Chenal Heights Drive
which allows for an adequate street buffer. The setback along Chenal Valley
Drive is indicated also at 25 feet. The development is proposed with a six foot
brick fence within this area placed on the right of way line. Staff is supportive of
the street buffer as indicated. The land use buffer along the western perimeter is
indicated at 45 feet. Within the buffer is a retaining wall which the site plan states
will not exceed 15 feet in height. The applicant is requesting to grade within the
required land use buffer. Staff is supportive of the request. Within the past few
years this site was cleared from property line to property line so presently there is
not any substantial growth within the buffer area.
The site plan indicates the placement of identification signage on both wall faces
entering the development. The sign is indicated with a maximum height of six
feet and a maximum sign area of thirty-two square feet. Per the zoning
ordinance multi-family developments are allowed one subdivision identification
sign with a maximum sign height of six feet and a maximum sign area of
thirty-two (32) square feet. Staff recommends the signage be limited to that as
allowed in multi-family zones.
The Declaration of Covenants for this property states no part of the subdivision
shall be used for any use other than multi-unit residential retirement facilities
without the consent of Deltic Timber Corporation. According to the developer the
units will be market as rental units to persons 55 years plus.
The request includes advanced grading of multiple phases with the development
of the first phase. The applicant has indicated the request is necessary to
balance the site and to eliminate the need for hauling out excess material and
hauling in fill material during the subsequent development phases.
The applicant is requesting a waiver of the City’s stormwater detention ordinance
requirements. Staff is not supportive of this request. Staff feels the developers
should provide detention on site as typically required by ordinance.
April 8, 2010
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-6532-F
9
Staff is supportive of the request. The development is proposed as a multi-family
development developed with an architectural style to allow the units to have
individuality. According to the developer the units will be marketed to residents
55 years and older who want to maintain independence but no longer want to
maintain a large home. The development is proposed with a density consistent
with the City’s Future Land Use Plan. To staff’s knowledge there are no
outstanding technical issues associated with the request. Staff feels the
development of the site with the development as proposed is appropriate for the
site.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the street buffer along Chenal Valley Drive and
Chenal Heights Drive as proposed and the western land use buffer as proposed.
Staff recommends the development signage located on Chenal Valley Drive be
limited to one identification sign as allowed in the multi-family zones.
Staff recommends approval of the variance request from the Land Alteration
Ordinance to allow grading of future phases with the development of the first
phase.
Staff recommends the applicant provide stormwater detention as required by City
ordinance.
PLANNING COMMISSION ACTION: (APRIL 8, 2010)
Mr. Joe White of White-Daters and Associates was present representing the owners.
There were no registered objectors present. Staff presented the item stating the
applicant had submitted a request on April 6, 2010, requesting a deferral of this item to
the May 20, 2010, public hearing. Staff stated the deferral request would require a
waiver of the Commission’s By-laws with regard to the late deferral request. Staff
stated they were supportive of the deferral request.
There was no further discussion of the item. The Chair entertained a motion for
approval of the By-law waiver request. The motion carried by a vote of 10 ayes, 0 noes
and 1 absent. The Chair entertained a motion for approval of the item as presented by
staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent.
April 8, 2010
ITEM NO.: 11 FILE NO.: Z-7113-A
NAME: Covenant Cove Revised PD-R
LOCATION: Located on Covenant Lane and Courtney Cove
DEVELOPER:
Faithland Residential Properties No. 10 LLC
Pam Courtney Agent
10 Otter Creek Court, Suite 200
Little Rock, AR 72210
ENGINEER:
McGetrick and McGetrick Engineers
10 Otter Creek Court, Suite 200
Little Rock, AR 72210
AREA: 0.72 acres NUMBER OF LOTS: 7 FT. NEW STREET: 0 LF
CURRENT ZONING: PD-R
ALLOWED USES: Single-family residential
PROPOSED ZONING: Revised PD-R
PROPOSED USE: Single-family residential adjust buildable areas on 7 lots
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
Ordinance No. 18,663 adopted by the Little Rock Board of Directors on March 19, 2002,
rezoned the site from R-2, Single-family to PD-R to allow the subdivision of 10.33-acres
into 52 single-family residential lots. The average lot size approved was 5,200 square
feet. The subdivision was to have access from Romine Road and Lehigh Drive. The
interior street was approved as a 50-foot private access and utility easement. The lots
were proposed with a rear access within a 35-foot access and utility easement.
Setbacks were established with the approved site plan to allow a 15-foot setbacks
adjacent to the abutting streets.
April 8, 2010
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-7113-A
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to amend the previously approved Planned
Residential Development for seven (7) of the previously final platted lots and a
tract of open space within the Covenant Cove Subdivision. The applicant is
requesting six (6) lots which have a side yard relationship to the private street or
an alley to be reduced from a fifteen (15) foot setback to a ten (10) foot setback.
Lot 39R is located adjacent to the tract of open space. The developer is
proposing to extend the northern lot line of Lot 39R by five (5) feet reducing the
area previously identified as open space. The applicant has indicated the desire
to allow for a larger buildable area for these seven (7) lots. All other lots within
the subdivision will remain as were originally platted.
B. EXISTING CONDITIONS:
There are a number of homes under construction in various stages of
completion. The area is predominately single-family with a very limited scattering
of vacant lots. Several blocks to the north of this site is Baptist Hospital and
several blocks south of the site on Romine Road is an elementary school. South
of the site is a multi-family development located on West 36th Street. West of the
site several blocks is Good Shepard, a retirement center accessed from
Aldersgate Road.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a number of informational phone calls from
area residents. All property owners located within 200 feet of the site, all
residents, who could be identified, located within 300 feet of the site and the John
Barrow Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer is available to this project.
Entergy: No comment received.
Center-Point Energy: No comment received.
April 8, 2010
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-7113-A
3
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. A Capital
Investment Charge based on the size of meter connection(s) will apply to this
project in addition to normal charges. This fee will apply to all connections
including metered connections off the private fire system.
Fire Department: Place fire hydrants per code. 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.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the I-430 Planning District. The
Land Use Plan shows Residential Low Density for this property. The applicant
has applied for a rezoning to revise a previously approved Planned Residential
Development to allow reduced side yard setbacks. Single family residences are
an appropriate use in Residential Low Density. This area is covered by the John
Barrow Neighborhood Action Plan. The Housing Revitalization Goal states that
all new construction design “should be aesthetically pleasing and compatible with
existing architecture in the area.”
Master Street Plan: Covenant Lane and Courtney Cove are Local Streets. The
primary function of a Local Street is to provide access to adjacent properties.
Local Streets which are abutted by non-residential zoning/use or more intensive
zoning than duplexes are considered as “Commercial Streets”. These streets
have a design standard the same as a Collector. These streets may require
dedication of right-of-way and may require street improvements for entrances
and exits to the site.
Bicycle Plan: There are no bike routes in the immediate vicinity.
Landscape: No comment.
April 8, 2010
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-7113-A
4
G. SUBDIVISION COMMITTEE COMMENT: (March 18, 2010)
Mr. Pat McGetrick was present representing the request. Staff presented an
overview of the request stating the developers desired to reduced the previously
identified side yard setback for seven (7) of the previously final platted lots. Staff
stated the lots were final platted with a fifteen (15) foot side yard setback and the
developer was now proposing to place a ten (10) foot setback.
Public Works comments were addressed. Staff stated any broken curb, gutter or
sidewalk that was damaged in the public right of way would require replacement
prior to the issuance of the final certificate of occupancy.
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 issues associated with the request in need of
addressing related to the site plan raised at the March 18, 2010, Subdivision
Committee meeting. The request is to amend the previously approved PRD for
seven (7) of the previously final platted lots and a tract of open space within the
Covenant Cove Subdivision to allow the side yard setback to be reduced by five
(5) feet. Six (6) of the lots have a side yard relationship to the private streets or
alleys. The request would allow the final platted fifteen (15) foot side yard
setback to be reduced to ten (10) feet. Proposed Lot 39R is located adjacent to
a tract of open space previously identified as a pocket park. The developer is
proposing to extend the northern lot line of proposed Lot 39R by five (5) feet
reducing the area within the pocket park by 611 square feet leaving
approximately 4,200 square feet for the park area. The park has not developed
but the original approval proposed the placement of picnic tables within the open
space upon completion of the subdivision.
The applicant has indicated the need for the revision is to allow a larger buildable
area for these seven (7) lots. The developer has indicated a desire to maintain
the homes as single-story homes. Based on the square footages of homes in the
area the larger buildable area will allow the homes to be more competitive in the
market area. All other lots within the subdivision will remain as were originally
platted.
Staff is supportive of the request. Staff feels the revision to the PRD to expand
the buildable area for the lots as proposed should not adversely impact the
April 8, 2010
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-7113-A
5
development or the area. The lots proposed for revision are interior to the
subdivision and should not have an impact on the adjacent homes.
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: (APRIL 8, 2010)
Mr. Pat McGetrick of McGetrick Engineers was present representing the owners. There
was one registered objector present. Staff presented the item stating the request was
to increase the buildable area on seven of the lots within the subdivision. 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.
Mr. Eddie Callaway addressed the Commission in opposition of the request. He stated
he felt it important for him to address the Commission with his concerns. He stated his
concerns were fairness, traffic and property values. He stated the developer had not
lived up to the promises made when the zoning was approved. He stated the homes
were to be sold but the developer was leasing the homes. He stated the development
only had two entrances and one was across from his home. He stated the developer
had clear-cut the site. He stated the developer had also damaged his yard and
sidewalk and no one would fix the damage. He stated the development was too
intense. Mr. Callaway stated the homes were located to close together and should not
be allowed to increase the buildable area. He stated the homes did not have yards and
the additional building area would only lessen the amount of yard area within the
development. He stated the developer should be held to the original approval and be
required to construct homes for sale in the manner as was promised to the
neighborhood during the original approval process.
Mr. Pat McGetrick addressed the Commission on the merits of the request. He stated
within the current economy the developer was unable to sell the homes. He stated the
homes were available for sale but so far there had been little interest in buying the
homes. He stated the rents for the homes was between $1,000 and $1,300 per month.
He stated the developer wanted to construct larger homes on the seven lots to allow
diversity of homes within the subdivision.
Commissioner Nunnley stated he remembered when the site came through for
approval. He stated the development was out of context with the neighborhood. He
stated the homes within the subdivision were 1,500 square feet and the homes in the
April 8, 2010
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-7113-A
6
area were much larger. Mr. McGetrick stated with the additional square footage the
house size could be increased by 500 to 600 square feet.
There was a general discussion by the Commission concerning the cost per unit and
sales prices within the area. The Commission questioned if the existing homes in the
subdivision were not sellable why the developer wanted to increase the size.
Mr. McGetrick stated the larger homes would allow diversity within the neighborhoods
and give the developer an additional product for sale and/or lease.
The Chair entertained a motion for approval of the item as presented by staff. The
motion carried by a vote of 6 ayes, 4 noes and 1 absent.
April 8, 2010
ITEM NO.: 12 FILE NO.: Z-7496-B
NAME: Lock and Load Revised Long-form PCD
LOCATION: Located at 10900 Stagecoach Road
DEVELOPER:
Done Deal Inc.
c/o Doug Hunnicutt
90210 Highway 5
Little Rock, AR 72210
ENGINEER:
McGetrick and McGetrick
10 Otter Creek Court, Suite A
Little Rock, AR 72210
AREA: 9.8 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
CURRENT ZONING: PCD
ALLOWED USES: C-3, General Commercial District and Mini-warehouse
PROPOSED ZONING: Revised PCD
PROPOSED USE: C-3, General Commercial District and Mini-warehouse (add
additional mini-warehouse units)
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
Ordinance No. 18,987 adopted by the Little Rock Board of Directors on November 18,
2003, approved the rezoning of this 9.5-acre tract to PCD to allow the site to develop
with a commercial development and allow the creation of two lots. Lot 1 would contain
a 9,600 square foot office/retail building with C-3, General Commercial listed uses as
allowable uses. Lot 2 would be created as a lot without public street frontage with
access provided from Lot 1 in the way of an ingress/egress/utility easement. This lot
was proposed for development with mini-warehouse units.
April 8, 2010
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-7496-B
2
Lot 2 would be developed with a mini-warehouse development in three phases. The
applicant proposed Buildings 4 – 7 to develop in the first phase, Buildings 2, 3, 8 and 9
in the second Phase and Buildings 10 – 12 in the third and final phase. The proposal
included a total of 172,500 square feet of storage. The applicant indicated an area for
an office/ manager residence containing 2,000 square feet.
Ordinance No. 19,168 adopted by the Little Rock Board of Directors on August 17,
2004, allowed a revision to the previously approved PCD. The approval allowed the
construction of a carwash facility on a parcel located to the east of the originally
approved PCD. The project shared a common drive as approved on the original
application. The eastern parcel was approved for a carwash that included four manual
bays, one automated bay and two vacuum stations.
The proposed revision included the addition of two small mini-storage buildings, (one
large building was lost due to stormwater detention) and to allow one of the buildings to
be used as conditioned storage space. The overall square footage of mini-storage was
similar to the previously approved site plan.
The applicant proposed the placement of signage on each of the proposed lots abutting
Stagecoach Road. The proposed site plan indicated each sign would be a maximum of
thirty-six feet in height and one hundred square feet in area. The proposed vacuum
stations would not have canopies or any advertisements on the stations.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now requesting a revision for the Lock and Load Mini-storage
site plan located on Highway 5. The developer is proposing to add additional
buildings along the western and northern perimeters of the site. The buildings
will have no doors on the exterior side and will be used as a solid screen around
the site. The revision will increase square footage of the conditioned space from
the previously approved plan by 6,250 square feet and the unconditioned space
by 7,500 square feet. A total of 111,400 square feet of unconditioned storage
space and 23,250 square feet of conditioned storage will be available. The site
contains a 9,600 square foot retail building.
B. EXISTING CONDITIONS:
The first phase of the mini-warehouse development has been completed and the
retail and carwash portions of the development have been constructed. Adjacent
to the site Stagecoach Road has been constructed to Master Street Plan
standard, including curb, gutter and sidewalk per the approved PCD. East of the
site is a salvage yard and west of the site is an apartment development. North of
the site is a mini-warehouse development approved as a PD-C and northwest is
a senior citizen multi-family development on property zoned MF-24.
April 8, 2010
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-7496-B
3
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a number of informational phone calls from
area residents. All property owners located within 200 feet of the site, all
residents, who could be identified, located within 300 feet of the site, the Otter
Creek Homeowners Association and the Southwest Little Rock United for
Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
2. Stormwater detention ordinance applies to this property. Additional detention
pond capacity is required to be provided.
3. The detention pond should be regraded to prevent water from ponding during
dry weather conditions.
4. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension is required with easements for this project.
Contact Little Rock Wastewater Utility for additional information.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. The Little Rock Fire
Department needs to evaluate this site to determine whether additional public
and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are
required, they will be installed at the Developer's expense. 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
April 8, 2010
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-7496-B
4
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. A Capital Investment
Charge based on the size of meter connection(s) will apply to this project in
addition to normal charges. This fee will apply to all connections including
metered connections off the private fire system.
Fire Department: Place fire hydrants per code. The main gate must maintain a
minimum 20-foot gate opening. 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.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Otter Creek Planning District.
The Land Use Plan shows Community Shopping for this property. The applicant
has applied for a revision to a previously approved Planned Commercial
Development to add more mini-warehouse units. The revision does not increase
to area of any use, just modifies the ‘layout’. The overall Planned Commercial
Development conforms with the use proposed by the Plan. This area is covered
by the Otter Creek/Crystal Valley Neighborhood Action Plan. The Office and
Commercial Development Goal states: “To promote commercial and office
development that meets the needs of area residents for shopping and services,
maintains as much of the existing topography, trees, and green space as
possible, and enhances the primarily residential character of the community.”
Master Street Plan: Stagecoach Road is a Minor Arterial. A Minor Arterial
provides connections to and through an urban area and their primary function is
to provide short distance travel within the urbanized area. Entrances and exits
should be limited to minimize negative effects of traffic and pedestrians on
Stagecoach Road since it is a Minor Arterial. This street may require dedication
of right-of-way and may require street improvements for entrances and exits to
the site.
Bicycle Plan: A Class II bikeway is shown along Stagecoach Road. A Class II
bikeway is located on the street as either a five foot (5’) shoulder or six (6’) foot
marked bike lane. Additional paving and right of way may be required.
April 8, 2010
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-7496-B
5
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (March 18, 2010)
Mr. Pat McGetrick of McGetrick Engineers was present representing the
request. Staff stated the previous approval required the placement of buffers
along the northern, western and eastern perimeters. Staff stated the current
request was to eliminate the buffers and place buildings within a few feet of the
property line. Staff stated the rear of the building would act as the required
screening.
Public Works comments were addressed. Staff stated any broken curb, gutter or
sidewalk would require replacement prior to the issuance of the certificate of
occupancy. Staff also stated the City’s stormwater detention ordinance would
apply to the development of the site. Staff requested Mr. McGetrick provide the
location of the stormwater detention facilities.
Landscaping comments were addressed. Staff stated the buffer was to remain
due to the adjoining multi-family development located to the west. Staff stated
more than one half to three quarters of the site would be impermeable if the
additional buildings were approved. Staff stated green space was already at a
minimal and the buffers should be maintained.
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:
Mr. McGetrick submitted a revised site plan to staff addressing the issues raised
at the March 18, 2010, Subdivision Committee meeting. The plan no longer
eliminates the required buffer along the northern and western perimeters. The
plan is proposed to match the buffers and site plan approved by the planning
commission in July of 2004.
April 8, 2010
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-7496-B
6
The approved 2004 plan allowed the eastern land use buffer at six feet nine
inches (6’9”) and the northern land use buffer at twenty (20) feet. The western
land use buffer was approved at thirty (30) feet. Based on the dimensions of the
site the ordinance would typically require the northern land use buffer to be
50 feet and the western land use buffer to be 24.83 feet. Although the eastern
area along the southern portion of the site would typically require the placement
of a land use buffer due to the zoning, the use of the property is a salvage yard.
The eastern perimeter along the northern portion of the site is zoned
commercially. The plan submitted by Mr. McGetrick indicates the northern land
use buffer of twenty (20) feet, the eastern land use buffer of eight feet nine
inches and the western buffer in excess of twenty-five feet (25’3”). The buffers
as proposed meet the previously approved site plan along the northern
perimeter. The buffer along the western perimeter is adequate to meet the
typical ordinance standards.
The previously approved PCD allowed for fourteen buildings of mini-warehouse,
a conditioned storage building and a strip retail center for a total of
138,000 square feet. The current development is proposed with a total of fifteen
(15) mini-warehouse building, a conditioned storage building and a strip center
for a total of 151,750 square feet. Within the area proposed for revision a total of
142,150 square feet of mini-warehouse space is proposed and a total of
128,400 square feet was previously approved. This is a ten (10) percent
increase in the allowable mini-warehouse space.
Staff is supportive of the request. The applicant has indicated the additional
building square footage with minimal additional building coverage. Portions of
the additional square footages are located within previously oversized drives.
The additional building coverage is 3,800 square feet. The western most drive
and northern drive have been reduced to allow for the building placement. To
staff’s knowledge there are no outstanding technical issues associated with the
request. Staff feels the revision to allow the additional storage space should
have minimal impact on the area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
April 8, 2010
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-7496-B
7
PLANNING COMMISSION ACTION: (APRIL 8, 2010)
Mr. Pat McGetrick of McGetrick Engineers was present representing the owners. 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 10 ayes,
0 noes and 1 absent.
April 8, 2010
ITEM NO.: 13 FILE NO.: Z-8529
NAME: Valley View Court Short-form PD-R
LOCATION: Located on the West side of South Katillus Road at Forest Lane
DEVELOPER:
Jim Swink
7106 Morgan Cemetery Road
Little Rock, AR 72223
ENGINEER:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 6.0 acres NUMBER OF LOTS: 42 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-R
PROPOSED USE: 42 units attached single-family housing
VARIANCES/WAIVERS REQUESTED:
1. A variance from Section 29-186 (c) and (d) to allow advanced grading of the site with
the development of the first phase.
2. A waiver from the City’s Stormwater Detention Ordinance.
3. A variance from Section 31-207 to allow the development of private streets within
the residential development.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The project contains approximately 6.0 acres and is located at the northwest
corner of South Katillus Road and Forest Lane. The developer is proposing a
gated residential neighborhood of attached patio homes. Each home will reside
on its own platted lot to convey title. Each home will also have a small patio in
April 8, 2010
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-8529
2
the back yard which will be fenced. The developer could possibly construct a
guardhouse at the entrance which is indicated on the site plan.
The developer is requesting the allowance of an eight foot tall wall/fence with ten
foot columns around the entire development. The fence will be constructed of
brick and/or wood. The request includes a variance from the City’s Land
Alteration Ordinance to allow grading of the future phases with the development
of Phase I. The request also includes a waiver of the City’s Stormwater
Detention Ordinance.
B. EXISTING CONDITIONS:
The site contains a single-family structure with a scattering of trees. Street
improvements to South Katillus Road have been completed along the eastern
perimeter. The improvements were installed with the development of Montagne
Court Subdivision. This side of south Katillus Road remains unimproved with
open ditches for drainage. South of the site is the Valley Falls Estates
subdivision and north of the site are single-family homes access from Katillus
Court, a private drive. West of the site is a single-family home located on a large
tract.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a number of informational phone calls from
area residents. All property owners located within 200 feet of the site, all
residents, who could be identified, located within 300 feet of the site, the Johnson
Ranch Neighborhood Association and the Coalition of West Little Rock
Neighborhoods were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. South Katillus Road 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. With site development, provide the design of street conforming to the Master
Street Plan. Construct one-half street improvement to South Katillus Road
with the planned development.
3. Plans of all work in right-of-way shall be submitted for approval prior to start of
work. Obtain barricade permit prior to doing any work in the right-of-way from
Traffic Engineering at (501) 379-1805 (Travis Herbner).
April 8, 2010
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-8529
3
4. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction. A variance should be
requested if advanced grading is desired beyond Phase 1.
5. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan. Staff will require
stormwater detention to be installed.
6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
7. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering 379-1813
(Steve Philpott) for more information.
8. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The width of driveway must not
exceed 36 feet. The entrance should be redesigned. A turn around must be
provided for a SU-30 vehicle attempting to enter the development. A stacking
distance of 30 feet from pavement must be provided.
9. No residential waste collection service will be provided on private streets
unless the property owners association provides a waiver of damage claims
for operations on private property.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension is required with easements for this project.
Contact Little Rock Wastewater Utility for additional information.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. CAW has an existing 8-inch
main in an easement along the south property line running west from Forest
Lane. Please submit plans for water facilities to Central Arkansas Water for
review. Plan revisions may be required after additional review. Contact Central
April 8, 2010
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-8529
4
Arkansas Water regarding procedures for installation of water facilities. Approval
of plans by Central Arkansas Water, the Arkansas Department of Health
Engineering Division and Little Rock Fire Department is required. This
development will have minor impact on the existing water distribution system.
Proposed water facilities will be sized to provide adequate pressure and fire
protection. Additional fire hydrant(s) will be required. Contact the Little Rock
Fire Department to obtain information regarding the required placement of the
hydrant(s) and contact Central Arkansas Water regarding procedures for
installation of the hydrant(s). A Capital Investment Charge based on the size of
meter connection(s) will apply to this project in addition to normal charges.
Fire Department: Place fire hydrants per code. The subdivision must provide a
secondary emergency access. 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.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Chenal Planning District. The
Land Use Plan shows Residential Low Density for this property. This
classification allows for six (6) units per acre. The applicant has applied for a
rezoning to Planned Development Residential to allow six (6) acres to develop
with 42 units of attached patio homes. The request is to allow seven (7) units per
acre. This area is not covered by a Neighborhood Plan.
Master Street Plan: South Katillus Road and Forest Lane are Local Streets. The
primary function of a Local Street is to provide access to adjacent properties.
Local Streets which are abutted by non-residential zoning/use or more intensive
zoning than duplexes are considered as “Commercial Streets”. These streets
have a design standard the same as a Collector. These streets may require
dedication of right-of-way and may require street improvements for entrances
and exits to the site.
Bicycle Plan: There are no bike routes in the immediate vicinity.
Landscape: No comment.
April 8, 2010
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-8529
5
G. SUBDIVISION COMMITTEE COMMENT: (March 18, 2010)
Mr. Joe White of White Daters and Associates was present. Staff presented an
overview of the development stating there were additional items necessary to
complete the review process. Staff requested the site plan include areas and
percentages of open space both public and private. Staff also requested the
developer provide elevations and construction materials planned for the
development. Staff questioned if each of the units would contain a garage.
Public Works comments were addressed. Staff stated South Katillus Road was
classified on the Master Street Plan as a residential street which would require a
dedication of right of way 25 feet from centerline. Staff stated with the
development South Katillus Road would require street construction as per the
boundary street ordinance. Staff stated the City’s Stormwater Detention
Ordinance would apply to the development of the site. Staff requested Mr. White
provide the location of the proposed stromwater detention facilities on the plan.
Staff also stated no residential waste would be provided on the private streets
unless the property owners association signed a waiver of damage claims for
operations on private property.
Staff noted there were no landscaping comments since the development was
proposed as an attached single-family development.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
Mr. White submitted a revised site plan to staff addressing the issues raised at
the March 18, 2010, Subdivision Committee meeting. The revised plan indicates
the percentage of open space, both public and private. The applicant has also
provided building elevations and construction materials proposed for the new
units.
The project contains approximately 6.0 acres and is located at the northwest
corner of South Katillus Road and Forest Lane. The developer is proposing a
gated residential neighborhood of 42 units of attached patio homes. Each home
will reside on its own platted lot to convey title and each home will have a small
patio in the back yard which will be fenced to allow outdoor living space. The
streets and common spaces will be held in a tract and maintained by the
Property Owners Association.
April 8, 2010
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-8529
6
The lots are proposed 50-feet by 100-feet with an average lot area of
5,000 square feet. The development is proposed with 42 residential lots and a
tract of common area. The private street and common areas will be maintained
by the Property Owners Association. The site is currently zoned R-2,
Single-family which typically requires a minimum lot width of 60-feet and a
minimum lot depth of 100-feet. The minimum lot area required is 7,000 square
feet. The developers are proposing the development of these lots consistent with
the development criteria allowed in the R-3, Single-family zoning district
which allows for a minimum lot width of 50 feet and a minimum lot area of
5,000 square feet.
The perimeter of the site will be enclosed with a six-foot wood fence along the
southern, western and northern perimeters. On the eastern perimeter along
South Katillus Road, the developer is proposing the construction of an eight-foot
tall brick and wrought iron fence with ten foot columns.
The developer has indicated improvements will be completed to South Katillus
Road per the Master Street Plan and Boundary Street Ordinances. The interior
streets are proposed as private streets. The developer is requesting approval by
the Planning Commission to allow the private streets as allowed in Section
31-207. The ordinance states private streets for residential development shall be
discouraged. However, private streets may be approved by the Planning
Commission to serve isolated developments. The design standards shall
conform to public street standards as specified in subdivision ordinance. Private
streets are permissible only in the form of culs-de-sac and short loop streets and
only when it is determined that these streets can be adequately served by all
public service vehicles. Such streets will not be permitted where there is a
possibility of through traffic or eventual connection to another public street. It
shall be incumbent upon the applicant to demonstrate that the private streets will
not unreasonably limit access to adjacent parcels, hinder logical traffic pattern, or
otherwise be contrary to the public interest. The subdivider shall provide for
permanent maintenance of all private streets in the bill of assurance. This
maintenance shall include water lines, fire hydrants, or other utility facilities. The
street is indicated with 26 feet of pavement as typically required for a residential
street. The applicant has provided a secondary access to the site to allow for
emergency access should the main entrance drive become blocked.
The request includes a variance from the City’s Land Alteration Ordinance
Section 29-186 (c) and (d) to allow grading of the future phases with the
development of Phase I. According to the developer, the advanced grading is
necessary to allow fill material located on the site to be distributed in low areas to
eliminate the need for hauling of materials over City streets.
April 8, 2010
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-8529
7
The request also includes a waiver of the City’s Stormwater Detention
Ordinance. The applicant has indicated an in-lieu contribution of $1.00 per cubic
foot would be provided to the City to be used to mitigate any down stream
flooding or drainage problems. Staff is not supportive of the payment in-lieu.
Staff feels the developer should install stormwater detention as required by
ordinance.
The site is indicated as Residential Low Intensity on the City’s Future Land Use
Plan. This category provides 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. Although the development does exceed the
typical allowable density for this land use classification (7 units per acre) staff is
supportive of the development and the increase in density. Within the general
area there are a number of subdivision styles including estate lots, typical R-2
lots with 7,000 square feet of area and townhouse lot developments. Staff feels
with the addition of the development as proposed this will add diversity in
housing options in the area and offer a reasonable home alternative for future
home buyers.
To staff’s knowledge there are no outstanding technical issues in need of
addressing remaining related to this item. Staff feels the development of this
privately gated single-family subdivision is an appropriate use for this site.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the variance request to allow advanced grading of
the future phases with the development of the first phase of the subdivision.
Staff recommends the developer install stormwater detention as required by City
ordinance.
PLANNING COMMISSION ACTION: (APRIL 8, 2010)
Mr. Joe White of White-Daters and Associates was present representing the owners.
There were no registered objectors present. Staff presented the item with a
recommendation of approval of the request subject to compliance with the comments
and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff
presented a recommendation of approval of the variance request to allow advanced
April 8, 2010
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-8529
8
grading of the future phases with the development of the first phase of the subdivision.
Staff stated they had revisited the request to provide an in-lieu contribution for
stormwater detention. Staff stated they were now supportive of the applicant’s request
to provide a contribution equal to $1.00 per cubic foot.
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 10 ayes,
0 noes and 1 absent.
April 8, 2010
ITEM NO.: 14 FILE NO.: 319
NAME: Pride Valley Road Annexation
REQUEST: Accept 80.24 acres plus or minus to the City
LOCATION: Along northside of Pride Valley Rd., generally east of Zanzibar Rd
SOURCE: Jim Hathaway, Agent for the Property Owners
GENERAL INFORMATION:
• The County Judge has set a hearing for this annexation on April 1, 2010.
• The area requested for consideration is currently wooded with no
structures.
• There is one property owner.
• The site is contiguous to the City of Little Rock along its northern
boundary.
• The annexation request is to obtain sewer service and other City services.
• The area in question is generally rectangular, approximately 1320 feet
north-south and 2640 feet east-west.
• Currently the property is zoned R-2, Single-family with a request to
reclassify 60 plus acres to O-2, Office and Institutional District.
• The property owners have indicated the intention to develop this land for
office use.
AGENCY COMMENTS:
Public Safety:
Fire: Little Rock Fire Department has indicated to move forward with the
annexation noting there will be an impact on service delivery. The Crystal Valley
Fire Department has indicated no concerns or objections to the proposed
annexation.
Police: The Little Rock Police Department has no concerns or issues with the
proposed annexation.
Infrastructure and Community Facilities:
Central Arkansas Transit: No Comment Received.
Parks and Recreation: The Little Rock Parks and Recreation Department
indicates that their resources are already ‘stretched’.
April 8, 2010
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO. 319
2
Public Works: The Little Rock Public Works Department has recommended
approval of the annexation.
Utilities:
Central Arkansas Water: Central Little Rock Water has indicated they have no
concerns or issues with the proposed annexation.
Entergy: No Comment Received.
CenterPoint Energy: No Comment Received.
Wastewater Utility. Little Rock Waste Water Utility has no objection to the
annexation. They note that extension of services to undeveloped areas is at the
cost of the developer.
Southwestern Bell: No Comment Received.
Schools:
Little Rock: No Comment Received.
The annexation is not within the Little Rock School District.
Pulaski County Special: No Comment Received.
The annexation area is within the Pulaski Special School District.
ANALYSIS:
The site is wooded with no structures. Rock Creek travels through and along the
northern boundary of the site. Along the creek, the elevation is generally around
460 feet. The site rises to around 550 to 560 feet near Pride Valley Road; arise
of close to 100 feet. There are relatively steep slopes from the centerline of Rock
Creek several hundred feet into the site. The area requested for reclassification
generally starts at the point of this rise and proceeds south to Pride Valley Road.
The northern 20 acres plus or minus is within the floodway of Rock Creek and
not available for the development of buildings or filling.
Kirk Road, a Collector, is shown on the Master Street Plan to continue across
Rock Creek into this property and on to a future intersection with Pride Valley
Road. Kirk Road currently crosses Chenal Parkway, an Arterial, and proceeds
north to Rahling Road, an Arterial. Pride Valley Road, which is the southern
boundary of this annexation request, is also shown as a Collector connecting to
April 8, 2010
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO. 319
3
both Kanis Road and the ‘West Loop’ (Rahling Road extension), which are both
Arterials on the Plan.
There is a large power line right-of-way that transverses the site, from north to
south, near the western boundary. This right-of-way is clear-cut and has a slight
northwest to southeast angle. There is a major wastewater trunk line (gravity
flow) along Rock Creek (near the northern boundary of the site). A major water
line can be found along Pride Valley Road, the southern boundary of the
annexation area.
To the west and southwest of the annexation area are large-lot single-family
subdivisions of 3 and 5 acre tracks. The lots range in size from 1 acre to 10
acres in size. A high percentage of the lots are developed with single-family
homes. This area is all zoned R-2, Single-family and shown for Residential Low-
Density use on the Land Use Plan. To the north beyond Rock Creek, which is
shown as Park/Open Space and zoned R-2, Single-family, is a large area zoned
various forms of commercial and office and shown on the Land Use Plan as
Commercial and Mixed Office Commercial. Only a portion of this area is
currently developed. The development ranges from banks, convenience stores,
a large grocery and auto dealerships to office and professional uses.
The annexation area is along the southern edge of what has been Little Rock’s
primary growth and development area for several decades. The area to the
north was annexed into the City in 1994. The most recent annexation in the
vicinity is to the east, at the southwest corner of Kanis and Pride Valley Roads
where the Kanis Creek subdivision is currently. This annexation occurred in
2006. To the south approximate half a mile is an area annexed into the City in
1996. This is where the Capitol Lakes subdivision has been partially developed.
The area to the north of Rock Creek, while not fully developed, is developing as
an urban commercial and office area. Chenal Parkway half a mile to the north of
this site is a major east-west artery for the City, turning north into the Chenal
Valley section of Little Rock. It has high volumes of traffic and is being widened
to a six-lane artery in this location. With the connection of Kirk Road, the site will
have easy access to this non-residential area.
To the southeast, the Capitol Lakes and Woodlands Edge subdivisions have
been developing and growing further to the west. This is bringing more urban
and suburban development south (and southeast) of the site. East of the
annexation area, from Kanis Road east, there have been single-family
subdivisions for several decades at an urban-suburban density.
April 8, 2010
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO. 319
4
There is a major wastewater (gravity flow) line along Rock Creek in the northern
portion of the annexation area. This line currently services the Chenal Valley
Area. A 20-inch water line exists in Pride Valley Road to the south of the
annexation area. Typically the developer would provide service lines to new
developments at time of development.
Staff Recommendation:
Approval
PLANNING COMMISSION ACTION: (APRIL 8, 2010)
Donna James gave the recommendation of approval. See item 7: Z-8523-A for a
complete minute record of both items. There were no speakers for or against the
proposed annexation. A motion was made to approve the requested annexation
to the City of Little Rock, by a vote of 10 for and 0 against.
April 8, 2010
ITEM NO.: 15
SUBJECT: Amendments to various provisions of Chapter 36 of
the Code of Ordinances regarding mobile homes and
manufactured homes.
STAFF REPORT:
When the manufactured home and mobile home maintenance ordinance was
passed last year, Board members expressed a desire for a registration program
for such homes to ensure that identified problem structures are not merely
moved elsewhere within the City without being repaired. A proposed amendment
to the Ordinance creates a manufactured home and mobile home registration
program so the homes will be easier to track. It also bans pre-1976 mobile
homes from being brought into the City for residential purposes in the future,
although pre-1976 mobile homes already within the City are not affected by the
ban. This amendment also establishes definitions, time frames and other
requirements for compliance, including providing proof of repair or replacement
by a licensed plumber, electrician, or licensed contractor as appropriate. An
inspection program to check compliance with maintenance requirements, proper
utility connection and tie-down is created for manufactured homes brought into
the City after the date of passage of the ordinance is created. Lastly, the
ordinance clarifies when, in regard to mobile homes and manufactured homes, a
building permit and inspection by building permit officials is required.
The proposed changes to Chapter 20 concerning manufactured homes and
mobile homes necessitated a review of related code provisions in Chapter 36 of
the Code of Ordinances. These suggested changes modify some definitions and
land use regulations and clarify requirements concerning some zoning districts.
The proposed language changes the district name of mobile home park to
manufactured home park, states that a nonconforming mobile home in a
manufactured home park may only be replaced with a manufactured home, and
deletes the authority of the planning director to allow use of a mobile home for
office or commerce. It deletes mobile home as a permitted use, except for
mobile homes that were in existence in an R-7 district on the date of passage of
this ordinance.
The following is an explanation of the proposed changes to Chapter 36.
Section 1. This section clarifies the definition for “mobile home, preregulation” by
changing the term “R-7 mobile home park district” to “manufactured home park
district”. This section also adds a new sentence to make clear that mobile homes
are subject to the restrictions in the nonconforming use provisions in Chapter 36
(see Section 2 discussion below) of the code and also subject to the restrictions
in the manufactured home and mobile home maintenance article in Chapter 20,
April 8, 2010
SUBDIVISION
ITEM NO.: 15 (Cont.)
2
Nuisances. Chapter 20, if amended by a proposed ordinance, will prohibit mobile
homes not currently existing in the city limits from being brought into the city for
residential purposes.
Section 2. The existing subsection 36-153(d) and its proposed replacement
section both recognize that an existing mobile home or manufactured home
lawfully placed prior to annexation or the effective date of Ordinance No. 15,438
are nonconforming uses. In the existing ordinance provision, a nonconforming
mobile home may be replaced with another mobile home within a nonconforming
mobile home park. The new language states that a nonconforming mobile home
in a manufactured home park may only be replaced with a manufactured home
(not by another mobile home). It also changes “mobile home park” to
“manufactured home park”.
Section 3. This section merely changes the title of “R-7 mobile home district” to
“R-7 manufactured home park district”.
Section 4. The existing subsections 36-202(a) and (b) allow the planning director
to authorize a mobile home to be used as a temporary building for commerce or
industry in certain circumstances. The new section deletes that authority.
Section 5. Section 36-261 currently describes the “R-7 mobile home park
district”. The proposed section replaces the current version, changing several
references from “mobile home” to “manufactured home”. It deletes mobile
homes as a permitted use, except for mobile homes that were in existence in an
R-7 zoned district on the date of passage of the proposed ordinance.
Section 6 and 7: Subsections 36-262(a) and (d), which describes the R-7A
manufactured home district, incorrectly refer to mobile homes. The proposed
subsections (a) and (b) replace “mobile” with “manufactured”.
STAFF RECOMMENDATION:
Staff recommends approval of the proposed amendments to Chapter 36.
PLANNING COMMISSION ACTION: (APRIL 8, 2010)
Staff presented the item. There was no further discussion. The item was placed
on the consent agenda and approved by a vote of 9 ayes, 0 noes and 2 absent.
[Page 1 of 6]
ORDINANCE NO. ________ 1
2
AN ORDINANCE TO AMEND CHAPTER 36 OF THE CODE OF 3
ORDINANCES TO MODIFY CERTAIN LAND USE 4
REGULATIONS AND DEFINITIONS; TO CLARIFY 5
REQUIREMENTS REGARDING CERTAIN ZONING 6
DISTRICTS; TO DECLARE AN EMERGENCY; AND FOR 7
OTHER PURPOSES. 8
9
WHEREAS, Ordinance No. 20,093 (March 31, 2009), now codified in article IV of 10
chapter 20 of the Code of Ordinances, was passed by the Board of Directors to maintain and 11
improve the integrity and value of the segment of housing comprised of manufactured homes and 12
mobile homes, to the benefit of the City’s inhabitants and the City as a whole; and 13
WHEREAS, since the passage of Ordinance No. 20,093, the City Board of Directors 14
determined that it was necessary and desirable to implement a mobile home and manufactured 15
home registration program and other measures to implement enhanced maintenance of housing 16
stock, resulting in passage of an ordinance to that effect; and 17
WHEREAS, the passage of the ordinances requires changes in conflicting portions of the 18
Code of Ordinances in Chapter 36. 19
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF DIRECTORS OF 20
THE CITY OF LITTLE ROCK, ARKANSAS: 21
Section 1: Section 36-3 of the Little Rock Code of Ordinances is hereby amended to 22
delete the last sentence in the existing definition for “mobile home, preregulation” and replace it 23
with a last sentence to read as follows: 24
This structural type is expressly prohibited, whether for permanent or 25
temporary occupancy, in all zoning districts except the R-7 manufactured 26
home park district. This type of structure is also subject to the restrictions in 27
sections 20-81 and 36-153. 28
Section 2: Subsection 36-153(d) is hereby deleted in its entirety and replaced by a new 29
subsection 36-153(d) to read as follows: 30
(d) Preregulation mobile homes and manufactured homes. A 31
preregulation mobile home or a manufactured home lawfully placed prior to 32
annexation or the effective date of Ordinance No. 15,438 shall be a 33
[Page 2 of 6]
nonconforming use. Except as provided below, when removed, a 1
nonconforming preregulation mobile home shall not be returned or replaced 2
by a preregulation mobile home. A preregulation mobile home or 3
manufactured home may be replaced, however, by a manufactured home 4
within a manufactured home park. In order to replace a nonconforming 5
mobile home or manufactured home with a manufactured home, when such 6
home is not located within a manufactured home park, the property must be 7
rezoned to the R-7A district and site plan review approval obtained or a 8
conditional use permit obtained as required by this chapter. 9
Section 3. Section 36-176 is hereby amended to delete the zoning district titled “R-7 10
mobile home district” and replace it with a district titled “R-7 manufactured home park district”. 11
Section 4. Subsections 36-202(a) and (b) are hereby deleted in their entirety and replaced 12
by new subsections 36-202(a) and (b) to read as follows: 13
(a) The director of the city planning department may allow a temporary 14
building or manufactured home for commerce or industry in any district where 15
such building is used: 16
(1) Incidental to construction on a site or development of a residential 17
subdivision; or 18
(2) As a temporary office, store, or other facility while the primary structure 19
on the same site is being remodeled or constructed. 20
(b) Such temporary building or manufactured home may be allowed for 21
any period of time up to one (1) year, after which a requested extension of 22
time may only be granted by the board of zoning adjustment. 23
Section 5. Section 36-261 is deleted in its entirety and a new section 36-261 is hereby 24
added to read as follows: 25
Section 36-261. R-7 manufactured home park district. 26
(a) Purpose and intent. The R-7 manufactured home park district 27
recognizes a specific housing type that must be accommodated in the city. 28
This section applies to such district. This zoning district is created for the 29
specific purpose of establishing reasonable sites and providing for the 30
development of manufactured home parks or courts at appropriate locations. 31
It is the intent of this chapter that this district be located so as to not 32
adversely affect the established residential development patterns and densities 33
[Page 3 of 6]
of the city. Such location, however, shall have necessary public utilities, 1
community facilities and other public services, as well as a healthful living 2
environment with the normal amenities associated with other residential 3
districts of the city. 4
(b) Development criteria. Unless otherwise specifically provided in this 5
section, the following development criteria shall apply to this district: 6
(1) All properties within this district shall be contiguous and shall be 7
totally developed under a unified site plan submitted to and approved by the 8
planning commission. Criteria for submittal of the accompanying site plan 9
shall follow the guidelines set forth in this chapter. 10
(2) All landscaping, screening, open space and other common facilities 11
shall be provided and maintained by the manufactured home park. 12
(3) Common recreation space shall be provided at the rate of three 13
hundred (300) square feet per manufactured home or mobile home. Minimum 14
size of any recreation space shall be five thousand (5,000) square feet. All 15
required recreational areas shall be used solely for recreational purposes. 16
(4) A storage area shall be provided at a central location, at the rate of 17
fifty (50) square feet per manufactured home or mobile home for the storage 18
of boats, campers, and other items. 19
(5) All utility installations shall meet the requirements established by the 20
appropriate codes of the city. 21
(6) No manufactured home or mobile home space occupying a double 22
frontage lot shall take access on a dedicated public street. 23
(7) When a manufactured home park adjoins an area zoned or used as 24
residential, a permanent visual barrier shall be provided along the common 25
property line or right-of-way line. The developer or owner shall file a plan for 26
the barrier as a component of the plan and plat submitted for planning 27
commission review. This provision shall not apply to that portion of 28
manufactured home parks adjacent to or facing across street right-of-way. 29
(c) Use regulations. 30
(1) Permitted uses. Permitted uses are single-family manufactured homes 31
with self-contained sanitary facilities capable of being connected to a public 32
or community sanitary sewage collection system. In addition, mobile homes 33
[Page 4 of 6]
that were in existence in an R-7 zoned district on April 20, 2010 are a 1
permitted use. 2
(2) Permitted accessory uses. 3
a. Accessory buildings, including private garages, storage facilities, 4
children’s playhouses and greenhouses. 5
b. Laundromat, vending machine center, recreation facilities and 6
related accessory uses incidental to the primary manufactured home use, 7
provided that such structures be exclusively for the use of the residents of 8
the manufactured home subdivision. 9
(3) Temporary uses. Temporary uses allowable in the R-7 manufactured 10
home park district shall be the same as those in the R-1 single-family district. 11
(4) Conditional uses. 12
a. Single-family residential buildings. 13
(d) Height regulations. No manufactured home or mobile home or building 14
hereafter located, erected or structurally altered shall exceed a height of fifteen 15
(15) feet. 16
(e) Area regulations. 17
(1) Site area. The minimum site area shall be five (5) acres. 18
(2) Exterior setback. The minimum setback from any property line shall 19
be twenty-five (25) feet. 20
(3) Interior setback. The minimum setback from any interior drive shall 21
be twenty (20) feet. 22
(4) Average tract width. The average width of a manufactured home park 23
tract shall be not less than fifty (50) feet. 24
(5) Separation. The minimum separation between homes, whether 25
manufactured homes or mobile homes, shall be twenty (20) feet. 26
(6) Density. The maximum allowable density in any manufactured home 27
park shall be eight (8) homes per gross acre. 28
(7) Awnings and carports. 29
a. May occupy only forty (40) percent of the required minimum 30
spacing between homes, whether manufactured homes or mobile homes. 31
b. Must be open from the ground to the roof structure; and 32
c. Must be constructed of noncombustible materials. 33
[Page 5 of 6]
(8) Siting criteria. The siting of a manufactured home or mobile home 1
shall comply with the following siting criteria: 2
a. Removal of all transport elements; 3
b. Permanent foundation; 4
c. Underpinning with permanent materials; 5
d. Tie-downs and anchors as recommended by the manufacturer of 6
the manufactured home or mobile home. 7
Section 6. Subsection 36-262(a) is deleted in its entirety and replaced by a new 8
subsection 36-262(a) to read as follows: 9
(a) Purpose and intent. The R-7A manufactured home district recognizes a 10
need for manufactured home placement within the city. This section applies to 11
such district. This district provides for ownership of structure and lot for those 12
homes approved by the Department of Housing and Urban Development under 13
title VI of Public Law 93-383, 42 U.S.C. §5401 et seq. All manufactured homes 14
must have the data plate attached to the unit specifying it is designed to comply 15
with federal manufactured home construction and safety standards at the time of 16
manufacture. This district expressly provides for placement of a single 17
manufactured home on a lot or tract zoned for such usage. 18
Section 7. The first sentence of subsection 36-262(d)(2) is amended by deleting the word 19
“mobile” and replacing it with the word “manufactured”. 20
Section 8. Severability. In the event any title, section, paragraph, item, sentence, clause, 21
phrase, or word of this ordinance is declared or adjudged to be invalid or unconstitutional, such 22
declaration or adjudication shall not affect the remaining portions of the ordinance, which shall 23
remain in full force and effect as if the portion so declared or adjudged invalid or unconstitutional 24
were not originally a part of the ordinance. 25
Section 9. Repealer. All ordinances or resolutions of the City in conflict herewith are 26
hereby repealed to the extent of such conflict. 27
Section 10. Emergency. It has been determined that it is necessary that the proposed 28
amendments become effective immediately to protect the quality of life in residential 29
neighborhoods; therefore, an emergency is hereby declared and this ordinance shall take effect 30
immediately upon its passage. 31
32
33
[Page 6 of 6]
PASSED: April 20, 2010 1
2
ATTEST: APPROVED: 3
4
5
___________________________________ _____________________________ 6
Susan Langley, City Clerk Mark Stodola, Mayor 7
8
APPROVED AS TO LEGAL FORM: 9
10
11
__________________________________ 12
Thomas M. Carpenter, City Attorney 13
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April 8, 2010
There being no further business before the Commission, the meeting was adjourned
at 6:37 p.m.
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