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LITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
MARCH 27, 2008
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present being nine (9) in number.
II. Members Present: Pam Adcock
J. T. Ferstl
Lucas Hargraves
Valerie Pruitt
Troy Laha
Jeff Yates
William Rector
Darrin Williams
Chauncey Taylor
Members Absent: Jerry Meyer
Obray Nunnley, Jr.
City Attorney: Cindy Dawson
III. Approval of the Minutes of the February 14, 2008 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
MARCH 27, 2008
OLD BUSINESS:
Item Number:
File Number:
Title
A. S-878-C Lots 1 – 5 Replat of Tracts 8 & 9 Hopson and Sach’s
Addition, located South of Kanis Road and West of Michael
Drive.
B. S-1600 Howe Preliminary Plat, located at 17725 Raines Road.
C. Z-8293 Jerel Short-form PD-R, located at 8405 Ferndale Cut-off.
D. S-1231-C Chenal Commons Subdivision Site Plan Review, located at
12801 Chenal Parkway.
E. Z-7603-D Cantrell Falls Long-form PCD, located north of Cantrell
Road and West of Taylor Loop Road
NEW BUSINESS:
I. PRELIMINARY PLATS:
Item Number:
File Number:
Title
1. S-1250-F Allen’s Subdivision Replat Lots 4A1 and 4A2, located on
Katillus Court.
2. S-1435-C Bentley Court Revised Preliminary Plat, located just South
of Bentley Circle.
3. S-1509-A Valley Springs Subdivision Preliminary Plat, located West
of Geyer Springs Road and North of Stillman Drive.
4. S-1522-A Vista Point Subdivision Revised Preliminary Plat, located
North of County Line and North of Carrington Subdivision.
5. S-1610 Carter Combination Preliminary Final Plat, located at 11712
Stagecoach Road.
Agenda, Page Two
I. PRELIMINARY PLATS: (CONTINUED)
Item Number:
File Number:
Title
6. S-1611 Lee Strong Subdivision Replat, located North of West 22nd
Street, between Nichols and Wilson Streets.
II. SITE PLAN REVIEW:
Item Number:
File Number:
Title
7. S-1237-B Harvest Foods Subdivision Site Plan Review, located at
6800 Colonel Glenn Road.
8. Z-7081-A Little Rock Cardiology Zoning Site Plan Review, located at
7 Shackleford West Boulevard.
III. PLANNED DEVELOPMENTS:
Item Number:
File Number:
Title
9. LU08-09-01 A Land Use Plan Amendment at 4000 West Markham from
Commercial and Low Density Residential to Mixed Use.
9.1. Z-2332-B Wal-Greens Short-form PCD, located South of West
Markham between South Pine and South Cedar Streets.
10. Z-3168-H Tract C Parkway Place Addition Short-form PD-R, located
West of Oak Meadow Lane and South of Parkside Drive.
11. Z-4293-A UCP Revised Short-form PCD and Short-form PD-R,
located at 10322 West 36th Street.
12. Z-4653-G Powell Brothers Revised Short-form PCD, located at 1308
South Bowman Road.
13. Z-4953-B Park Avenue Long-form PCD, located on the Northwest
corner of St. Vincent Circle and University Avenue.
14. Z-6079-H Little Rock Christian Academy Long-form POD, located at
19010 Highway 10.
Agenda, Page Three
III. PLANNED DEVELOPMENTS: (CONTINUED)
Item Number:
File Number:
Title
15. Z-7436-B Lusk Mini-storage Revised Long-form PCD, located at
14300 Cantrell Road.
IV. OTHER BUSINESS:
Item Number:
File Number:
Title
16. LA-0021 Little Oak Ball Park Timber Harvest, located on Sardis
Road and Leah Lane.
March 27, 2008
ITEM NO.: A FILE NO.: S-878-C
NAME: Lots 1 – 5 Replat of Tracts 8 & 9 Hopson and Sach’s Addition
LOCATION: Located South of Kanis Road and West of Michael Drive
DEVELOPER:
Pam Brown Courtney
P.O. Box 55145
Little Rock, AR 72205
ENGINEER:
McGetrick and McGetrick
10 Otter Creek Circle, Suite A
Little Rock, AR 72210
AREA: 7.85 acres NUMBER OF LOTS: 5 FT. NEW STREET: 0 LF
CURRENT ZONING: C-3, General Commercial District
PLANNING DISTRICT: 10 – Boyle Park
CENSUS TRACT: 24.03
VARIANCES/WAIVERS REQUESTED: A variance to allow an increased lot
depth to width ratio. (Section 31-284(b))
A. PROPOSAL/REQUEST:
The applicant is requesting a replat of Tracts 8 and 9 Hopson and Sach’s
Subdivision containing 7.85 acres into five (5) commercially zoned lots.
The owner plans to develop five office/commercial lots. There will be no
new street construction as a result of the subdivision. Access will be
provided from Kanis Road. The lots will share driveway accesses to limit
the number of curb cuts from Kanis Road.
The average lot size proposed is 120-feet by 515-feet. The lots range in
size from 1.39 acres to 2.01 acres. All easements are to be used for utility
and/or drainage. All easements on common lot lines are ten (10) feet in
width, with five (5) feet on either side of the lot line unless otherwise noted.
March 27, 2008
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-878-C
2
The request includes a variance request from the typical minimum
standards of the Subdivision Ordinance. The applicant is seeking a
variance from Section 31-284(b) to allow an increased lot depth to width
ratio for proposed Lots 1, 2, 4 and 5.
B. EXISTING CONDITIONS:
The site is wooded sloping downward from front to back (north to south).
The general area contains a mixture of office and commercial uses
located within the C-3, General Commercial District zoned property across
Kanis Road to the north. Undeveloped O-3, General Office District zoned
property is located to the south, with an apartment complex to the
southeast. There is a narrow undeveloped C-3, General Commercial
District immediately west, with a mixture of commercial uses further west
along Barrow Road. Undeveloped C-3, General Commercial District
zoned property is located to the east of the site.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received an informational phone call from the
John Barrow Neighborhood Association. The John Barrow Neighborhood
Association, the Brownwood Terrace Neighborhood Association and all
abutting property owners were notified of the Public Hearing. The
applicant met with the John Barrow Neighborhood Association at their
December 12, 2007, Neighborhood Association meeting.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Kanis Road is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45 feet from centerline will be required.
2. With the site development, provide the design of the street conforming
to the Master Street Plan. Construct one-half street improvement to
the street including 5-foot sidewalk with the planned development.
3. Storm water detention ordinance applies to this property. Show the
proposed location for storm water detention facilities on the plan.
4. If disturbed area is one (1) or more acres, obtain a NPDES storm water
permit from the Arkansas Department of Environmental Quality prior to
the start of construction.
March 27, 2008
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-878-C
3
5. Streetlights are required per 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 at 379-1813 (Steve Philpott) for more information.
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).
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements. Contact
Little Rock Wastewater for additional information.
Entergy: Easements 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. Contact
Central Arkansas Water regarding requirements prior to development of
this property.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is located on CATA Bus Route #3, the Baptist Medical
Center Route.
F. ISSUES/TECHNICAL/DESIGN:
Parks and Recreation: If Kanis Road is considered for expansion,
please allow for a separated bikeway along Kanis Road.
Planning Division: No comment.
Landscape: No comment.
March 27, 2008
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-878-C
4
G. SUBDIVISION COMMITTEE COMMENT: (November 29, 2007)
Mr. Pat McGetrick was present representing the owner. Staff presented
an overview of the proposed replat stating there were additional items
necessary to complete the review process. Staff requested Mr. McGetrick
request a variance to allow an increased lot depth to width ratio or revise
the plat to eliminate the variance request. Staff also stated the plat
indicated the placement of a 35-foot platted building line adjacent to Kanis
Road and the Subdivision Ordinance required the placement of a 25-foot
platted building line.
Public Works comments were addressed. Staff stated Kanis Road was
indicated on the Master Street Plan as a minor arterial and a dedication of
right of way 45-feet from centerline would be required. Staff stated street
improvements including curb, gutter and sidewalk would be required per
the Boundary Street Ordinance. Staff stated streetlights were required
prior to final platting or certificate of occupancy.
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact them directly for additional
information and 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 plat to staff addressing the issues
raised at the November 29, 2007, Subdivision Committee meeting. The
applicant has indicated the variance request, reduced the front setback to
25-feet and provided the source of title of the landowner in the general
notes section of the plat.
The applicant is seeking approval of a replat of two previously platted
tracts into five (5) commercially zoned lots (C-3, General Commercial
District). Access to the lots is proposed from Kanis Road with lots sharing
access along common lot lines. The proposed plat is indicated with lots
ranging in size from 1.39 acres to 2.01 acres. The lots are proposed for
development consistent with the present zoning classification with regard
to building setbacks and lot development criteria.
The replat as proposed includes a variance to allow an increased lot depth
to width ratio for four (4) of the proposed lots. Lots 1, 2, 4 and 5 are
indicated with a depth to width ratio of 4.3 to 1. The ordinance states no
lot in an office or commercial subdivision shall have a depth exceeding
March 27, 2008
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-878-C
5
three (3) times the width. Staff is supportive of the variance request. Staff
does not feel the variance will significantly impact the development.
Staff is supportive of the replat as proposed. Staff feels the creation of
five (5) commercially zoned lots is appropriate. The creation of the
commercial subdivision as proposed should enhance to viability of each
separate structure and ownership. Otherwise, to staff’s knowledge, there
are no outstanding issues associated with the request. Staff is supportive
of the replat as proposed including the variance associated with the
creation of the lots as proposed.
I. STAFF RECOMMENDATIONS:
Staff recommends approval of the replat as proposed including the
variance to allow an increased lot depth to width ratio for proposed Lots 1,
2, 4 and 5 subject to compliance with the comments and conditions as
outlined in paragraphs D, E and F of the agenda staff report.
PLANNING COMMISSION ACTION: (JANUARY 3, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item stating on December 19, 2007, the applicant had requested a
deferral of the item to the February 14, 2008, 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
placement of the item on the Consent Agenda for Deferral. The motion carried
by a vote of 10 ayes, 0 noes and 1 absent.
STAFF UPDATE:
The applicant submitted a request dated February 4, 2008, requesting a deferral
of this item to the March 27, 2008, public hearing. Staff is supportive of the
deferral request.
PLANNING COMMISSION ACTION: (FEBRUARY 14, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated February
4, 2008, requesting a deferral of this item to the March 27, 2008, public hearing.
Staff stated they were supportive of the deferral request.
March 27, 2008
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-878-C
6
There was no further discussion of the item. A motion was made to approve the
item as presented by staff on the consent agenda. The motion carried by a vote
of 8 ayes, 0 noes and 3 absent.
STAFF UPDATE:
The applicant has not contacted staff with regard to disposition of this item since
the previous public hearing. Staff recommends this item be withdrawn, without
prejudice, and refiled if and when the applicant decides to move forward with the
platting of this parcel.
PLANNING COMMISSION ACTION: (MARCH 27, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had not contacted staff with regard to
disposition of this item since the previous public hearing. Staff presented a
recommendation of withdrawal, without prejudice, and recommended the
applicant refile the request if and when the applicant decided to move forward
with the platting of this parcel.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for approval of the withdrawal
request. The motion carried by a vote of 9 ayes, 0 noes and 2 absent.
March 27, 2008
ITEM NO.: B FILE NO.: S-1600
NAME: Howe Preliminary Plat
LOCATION: Located at 17725 Raines Road
DEVELOPER:
Sydney and Susan Howe
9 Windborough Court
Little Rock, AR 72212
SURVEYOR:
Richardson Surveying, PLLC
P.O. Box 6865
Sherwood, AR 72124-6865
AREA: 5.007 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 17 – Crystal Valley
CENSUS TRACT: 42.08
VARIANCES/WAIVERS REQUESTED: A variance to allow an increased lot depth to
width ratio. (Section 31-232(b))
The applicant was unable to respond to the comments raised at the November 29,
2007, Subdivision Committee meeting. Staff recommends the item be deferred to the
February 14, 2008, public hearing.
PLANNING COMMISSION ACTION: (JANUARY 3, 2008)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant was unable to respond to the comments raised
at the November 29, 2007, Subdivision Committee meeting. Staff presented a
recommendation of deferred of the item to the February 14, 2008, public hearing.
March 27, 2008
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: S-1600
2
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for Deferral. The motion carried by a
vote of 10 ayes, 0 noes and 1 absent.
STAFF UPDATE:
The applicant requested on February 1, 2008, this item be deferred to the March 27,
2008, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (FEBRUARY 14, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant requested on February 1, 2008, a deferral of
the item to the March 27, 2008, public hearing. Staff stated they were supportive of the
deferral request.
There was no further discussion of the item. A motion was made to approve the item as
presented by staff on the consent agenda. The motion carried by a vote of 8 ayes,
0 noes and 3 absent.
STAFF UPDATE:
The applicant has contacted staff with an update to the proposed preliminary plat. The
applicant has indicated the information requested by staff will be received no later than
April 17, 2008, to enable staff to review the information and provide a recommendation
to the Commission by their May 8, 2008, public hearing. Staff recommends this item be
deferred to the May 8, 2008, public hearing.
PLANNING COMMISSION ACTION: (MARCH 27, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had contacted them with an update for the
proposed preliminary plat. Staff stated the applicant had indicated the information
requested by staff would be received no later than April 17, 2008, to enable staff to
review the information and provide a recommendation to the Commission by their May
8, 2008, public hearing. Staff presented a recommendation of deferral of the item to the
May 8, 2008, public hearing.
March 27, 2008
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: S-1600
3
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for approval of the deferral request. The
motion carried by a vote of 9 ayes, 0 noes and 2 absent.
March 27, 2008
ITEM NO.: C FILE NO.: Z-8293
NAME: Jerel Short-form PD-R
LOCATION: Located at 8405 Ferndale Cut-off
DEVELOPER:
Rebekah Jirel
4500 Skyhawk Circle
Little Rock, AR 72223
ENGINEER:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 1.35 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-R
PROPOSED USE: Single-family with the addition of a duplex
VARIANCES/WAIVERS REQUESTED: None requested.
The applicant failed to respond to Subdivision Committee comments. Staff
recommends this item be deferred to the March 27, 2008, public hearing.
PLANNING COMMISSION ACTION: (FEBRUARY 14, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had failed to respond to Subdivision Committee
comments. Staff presented a recommendation of deferral of the item to the March 27,
2008, public hearing.
There was no further discussion of the item. A motion was made to approve the item as
presented by staff on the consent agenda. The motion carried by a vote of 8 ayes,
0 noes and 3 absent.
March 27, 2008
SUBDIVISION
ITEM NO.: C (Cont) FILE NO.: Z-8293
2
STAFF UPDATE:
The applicant has not contacted staff with regard to disposition of this item since the
previous public hearing. Staff recommends this item be withdrawn, without prejudice,
and refiled if and when the applicant decides to move forward with the rezoning of this
site.
PLANNING COMMISSION ACTION: (MARCH 27, 2008)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had not contacted staff with regard to
disposition of this item since the previous public hearing. Staff presented a
recommendation of withdrawal, without prejudice, and recommended the applicant refile
the request if and when the applicant decided to move forward with the rezoning of this
parcel.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for approval of the withdrawal request.
The motion carried by a vote of 9 ayes, 0 noes and 2 absent.
March 27, 2008
ITEM NO.: D FILE NO.: S-1231-C
NAME: Chenal Commons Subdivision Site Plan Review
LOCATION: Located at 12801 Chenal Parkway
DEVELOPER:
Shantell Barnes
Commercial Property Manager
Inland Continental Property Management Corp.
2901 Butterfield Road
Oak Brook, IL 60523
ENGINEER:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 5.5 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: C-3, General Commercial District
PLANNING DISTRICT: 18 – Ellis Mountain
CENSUS TRACT: 42.10
VARIANCES/WAIVERS REQUESTED:
1. A variance from Section 36-523 to allow two (2) dumpster facilities located along
West Markham Street to not be screened.
A. PROPOSAL/REQUEST:
A Subdivision Site Plan Review for the development of Lot 9R Hillvale Addition
was approved by the Planning Commission on August 27, 1999. The approval
allowed the development of the site with approximately 70,000 square feet of
retail space and 284 parking spaces. Per the original site plan approval, a total
of four (4) trash containers with appropriate screening was approved. Currently,
one trash container is screened and is located on the west end of the property
adjacent to Chenal Parkway. A second, container screen previously existed on
the east side of the property, but was removed by management due to its
March 27, 2008
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1231-C
2
dilapidated condition. The owners are in the process of reconstruction of this
screening enclosure.
The developers are requesting the removal of the screening requirement for the
remaining two dumpster enclosure locations which are located on the rear of the
site (along West Markham Street). According to the applicant they do not appear
to be needed due to the height and length of the berm and the retaining wall that
runs along the rear of the property and along West Markham Street. The
applicant states the berm and retaining wall provide adequate screening at these
two locations and the trash containers in these two locations are not visible from
West Markham Street nor are they in public view.
B. EXISTING CONDITIONS:
The site is a developed commercial site containing a number of retail uses.
There are four dumpster locations on the site, only one of which as been
screened. The unscreened locations are located along Gamble Road and Atkins
Road. The dumpster locations along Gamble Road are located behind the
building. The location along Atkins Road is located within the parking lot area
along the end of the building.
Uses in the area include two automobile dealerships, a bank and commercial
uses along Chenal Parkway. The commercial uses include a strip center, Target
and Home Depot directly north of the site. South of the site is vacant O-3,
General Office District zoned property and a church located on R-2, Single-family
zoned property.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received two informational phone calls from the
Gibralter Heights/Point West/Timber Ridge Neighborhood Association. The
Gibralter Heights/Point West/Timber Ridge Neighborhood Association and all
property owners located within 200 feet of the site were notified of the Public
Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No comments.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this property.
March 27, 2008
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1231-C
3
Entergy: No comment received.
Center-Point Energy: Approved as submitted.
AT & T: No comment received.
Central Arkansas Water: No objection.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is located near CATA Bus Route #5, the West Markham Route.
Parks and Recreation: No comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: Replace any dead or diseased landscaping located within the
parking lot and street buffer area.
G. SUBDIVISION COMMITTEE COMMENT: (January 24, 2008)
The applicant was not present. Staff presented an overview of the proposed
request stating presently there were four dumpster locations on the site, three of
which were not screened. Staff stated the applicant had agreed to screen the
three dumpsters located along the eastern portion of the site, near Atkins Road.
Staff stated the request was to remove the screening requirement for the other
two single dumpsters located along the rear of the building and adjacent to West
Markham Street. Staff stated the applicant had indicated the dumpsters were not
visible from the street and this was their justification for the request and the
removal of the screening requirement. 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 changes to the site plan necessary as a result of the January 24,
2008, Subdivision Committee meeting. The applicant is seeking approval to not
screen two dumpster locations on the site. The two dumpsters are located along
the rear of the building visible from West Markham Street and Gamble Road.
According to the applicant, the grade of West Markham Street does not allow the
dumpsters to be viewed from the abutting roadways. The applicant has indicated
a screening fence will be placed around the three dumpsters located within the
March 27, 2008
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1231-C
4
parking lot on the east side of the building. Per Section 36-298(2) Dumpsters
and trash containment areas shall not be located within the front yard setback
area or street side or exterior side yard setback area. Dumpsters and trash
containment areas shall be screened as required by Section 36-523. Section
36-523(d) states dumpsters or trash containment areas shall be screened and
the screen shall exceed the height of the dumpster or trash containment area by
at least two (2) feet not to exceed eight (8) feet total height. This requirement
may be modified as to location within the buffer when a circumstance unique to a
site indicates that the screening will not serve its intended purpose and may, in
some fashion, be inappropriate.
Staff feels the dumpster facilities should be screened per the typical ordinance
standard. In staff’s opinion, the dumpster facilities are visible from West
Markham Street and from Gamble Road. To meet the intent of the ordinance for
the allowance to not screen a dumpster facility, the facilities are to not be visible
from the abutting roadways and should be screened with natural topography or
vegetation which is not the case here. Both containers are somewhat visible
from West Markham Street and highly visible from Gamble Road. In addition the
screening fence offers an additional element of containment of the trash within
the enclosure thus reducing litter in the area. Staff feels all dumpster locations
should be screened per typical minimum ordinance requirements.
I. STAFF RECOMMENDATIONS:
Staff recommends denial of the request as filed.
PLANNING COMMISSION ACTION: (FEBRUARY 14, 2008)
The applicant was not present. There were no objectors present. Staff informed the
Commission that the applicant had not provided staff with the notification of property
owners as required by the Commission’s By-laws and the item needed to be deferred.
There was no further discussion. The item was placed on the consent agenda and
deferred to the March 27, 2008 meeting.
A motion was made to approve the item as presented by staff on the consent agenda.
The motion carried by a vote of 8 ayes, 0 noes and 3 absent.
STAFF UPDATE:
The applicant has notified the property owners as required by the Commission’s
By-laws. There are no changes to the proposed site plan. Staff continues to
recommend denial of the request.
March 27, 2008
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1231-C
5
PLANNING COMMISSION ACTION: (MARCH 27, 2008)
Ms. Shantel Barnes was present representing the request. There was a registered
objector present. Staff presented the item with a recommendation of denial. Staff
stated the dumpsters were visible from the street and should be screened per the
typical ordinance standards.
Ms. Barnes addressed the Commission as the owners representative. She stated the
request was to allow the dumpster located on the rear of the building and adjacent to
West Markham Street to not be screened. She stated the dumpsters located along the
east side of the building would be screened per the ordinance standards. She stated
due to the topography of West Markham Street the dumpsters were not visible from the
abutting street. She stated with the present landscaping the facilities were adequately
screened. She stated management was willing to add additional landscaping within the
landscape strip to further screen the dumpsters if the Commission felt the dumpsters
were visible.
Ms. Barnes stated management had met with a fence company and the hauling
company and due to the present location of the dumpsters screening was not practical.
She stated the location of the utilities and the fire hydrants did not allow adequate area
for the screening fence and allow adequate maneuvering room for the fire vehicles and
the trash haulers.
Ms. Ruth Bell, League of Women Voters, addressed the Commission in opposition of
the request. She stated if the dumpsters were located in an area which was unsafe to
screen then it was likely the dumpsters themselves were unsafe in this location. She
stated the developers should move the location of the dumpsters to an area where
screening could be provided. She stated the variances section of the ordinance was to
allow for hardship cases and extreme circumstances. She stated the dumpster
locations were highly visible and screening should be provided per typical ordinance
standards.
Ms. Banes stated the site was limited on parking and moving the dumpsters to an
alternative location was not an option. She stated the building was constructed in 1999
and were never screened. She questioned why in 2008 this had become an issue. She
stated if the Commission felt the dumpsters an eyesore then additional landscaping
would be added to screen the facility and if necessary increase the number of pick ups
to keep the site clean and debris free.
The Commission questioned staff if the site was lacking in landscaping. Staff stated the
dumpster screening was an enforcement case and the officers typically checked for
other violations when on site and no violations were reported for the landscaping. The
Commission also questioned if the dumpsters located on the rear of the building had not
March 27, 2008
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1231-C
6
been screened. Staff stated they did not feel the facilities were screened in the past but
felt the facilities should be screened since they were visible from the street.
There was no further discussion of the item. The chair entertained a motion for
approval of the item. The motion carried by a vote of 0 ayes, 9 noes and 2 absent.
March 27, 2008
ITEM NO.: E FILE NO.: Z-7603-D
NAME: PDC Companies and 14910 Cantrell Road Long-form PCD
LOCATION: Located North of Cantrell Road and West of Taylor Loop Road
DEVELOPER:
PDC Companies
1501 N. University Avenue
Little Rock, AR 72207
ENGINEER:
The Holloway Firm, Inc.
Mr. Bob Holloway
200 Casey Drive
Maumelle, AR 72113
AREA: 7.93 acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 LF
CURRENT ZONING: POD and PCD
ALLOWED USES: O-3, General Office District and C-3, General
Commercial District
PROPOSED ZONING: PCD
PROPOSED USE: O-3, General Office District and C-3, General
Commercial District
VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration ordinance
to allow advanced grading of the site.
BACKGROUND:
A request to rezone a portion of this site from R-2, Single-family to POD was filed and
withdrawn from consideration prior to the June 3, 2004, Planning Commission Public
Hearing. The applicant proposed a development to include office and commercial
activities on 3.6 acres located along the western portion of this site. (Z-7603)
March 27, 2008
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-7603-D
2
Ordinance No. 19,314 adopted by the Little Rock Board of Directors on April 19, 2005,
established PDC Company Short-form POD. The request included the development of
a 3.6 acre parcel as a Planned Office Development with a restaurant facility on one of
the proposed lots and an office building on the second lot. Lot 1 would develop with a
restaurant without drive-through service containing 4,500 square feet and Lot 2 would
develop with 29,200 square foot of office space. The overall percent for each use on
the site was eighty-seven percent office and thirteen percent commercial. The approval
established the hours of operation from 6 am to midnight seven days per week. The
development has not been constructed. (Z-7603-A)
On June 22, 2006, the Little Rock Planning Commission denied a request to allow
14910 Cantrell Road and the PDC Company Short-form POD to be rezoned from R-2,
Single-family and POD to PCD to allow a four-lot subdivision with a combination of
sit-down and drive-through restaurants. The lots varied in size from 1.3 acres to
2.5 acres. Restaurant sizes range from 4,100 square feet to 7,200 square feet. A
cul-de-sac would be constructed as a public street from Highway 10 through the middle
of the lots to provide public street frontage for each lot. The developer requested the
flexibility to shift lot area and restaurant size within the development to accommodate a
variety of tenants.
A 40-foot access and utility easement was proposed from the cul-de-sac to a property
located to the east of the site. The site was approved as a PCD to allow the
construction of a strip retail center with no parking or access located along the rear of
the building. According to the applicant access to the site to the east would allow
circulation between developments and limit the need for vehicles to access Cantrell
Road from the development site. Placement of the access easement would allow
vehicles from as far west as Regions Bank to access the existing traffic signal for
protected left turns. (Z-7603-B)
On February 6, 2007, the Little Rock Board of Directors approved Ordinance No. 19,694
rezoning 14910 Cantrell Road from R-2, Single-family to PCD which allowed the
development of 4.2 acres as a two lot development. The site plan indicated two
buildings would be constructed on the site. A building containing 7,200 square feet and
107 parking spaces was proposed on the lot fronting Cantrell Road and a second
building containing 6,300 square feet and 110 parking spaces was proposed for the rear
lot. A maximum of 13,000 square feet of restaurant space was approved. A selected
list of commercial uses was approved for the site other than a restaurant. The hours of
operation for a restaurant facility were limited to 10:00 am to midnight seven days per
week. The lots were proposed each containing in excess of two acres. Access to the
development was proposed through a 24-foot drive located along the western perimeter
of the site and was to be shared with the property approved for PDC Short-form POD
located to the west proposed for future development with office and commercial uses.
March 27, 2008
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-7603-D
3
The following uses were approved as allowable uses for the development: Bank or
savings and loan, Book and stationary store, Camera shop, Clinic (medical, dental or
optical), Clothing store, Eating place without drive-in service, Florist shop, Furniture
store, Hardware or sporting goods store, Health studio or spa, Jewelry store, Laundry,
domestic cleaning, Office (general and professional), Optical shop, Photography studio,
Retail uses not listed (enclosed).
A definition of a “sit down restaurant” was also approved. A “sit down restaurant” is a
type of restaurant, which provides tables where one sits down to eat a meal, typically
served by wait staff. Historically called simply restaurants, following the rise of fast food
restaurants, a retronym for the older “standard” restaurant was created. Most
commonly, “sit down restaurant” refers to a casual dining restaurant with table service
rather than a fast food service where one orders food at a counter. Sit down
restaurants are often further categorized as “family style” or “formal”. (Z-7603-C)
A. PROPOSAL/REQUEST:
The applicant is now proposing a revision to the previously approved combining
them into a single four (4) lot development for PDC Companies Short-form POD
and 14910 Cantrell Road Short-form PCD now titled Cantrell Falls Long-form
PCD. The developer is requesting the allowance of a 3,400 square foot
drive-through restaurant on Lot 1, a 29,180 square foot office building on Lot 2,
including a banking facility with drive-through service, a 6,560 square foot
restaurant on Lot 3 and a 4,000 square foot restaurant, a 11,617 square foot
retail center and a 2,000 square foot bank on Lot 4. The hours of operation for
the development are proposed from 6 am to midnight seven days per week.
B. EXISTING CONDITIONS:
The site contains an occupied single-family home on the eastern portion of the
property and the homes on the western portion of the property have been
removed. To the east of the site is the Wal-Greens development, a strip retail
center and Catfish City is located further east. The area to the north is vacant
and undeveloped; currently zoned R-2, Single-family. To the west of the site is a
branch bank adjacent to Cantrell Road and a dentist office and medical office are
located in the rear of the site on separate lots. To the south of the site are vacant
properties zoned R-2, Single-family.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents concerning the proposed development. All residents who could be
identified located within 300-feet of the site, the Westchester/Heatherbrae, the
Secluded Hills, the Westbury and the Pinnacle Valley Neighborhood
March 27, 2008
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-7603-D
4
Associations, the Coalition of West Little Rock Neighborhoods and all owners of
property located within 200-feet of the site 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 along
Cantrell Road and both sides of the public access easement.
2. Private access is proposed for these lots. In accordance with Section
31-207, private streets must be designed to the same standards as public
streets. A minimum access easement width of sixty (60) feet is required
and street width of thirty-six (36) feet from back of curb to back of curb.
3. Storm water detention ordinance applies to this property. Show the
proposed location for storm water detention facilities on the plan.
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. Site
grading, and drainage plans will need to be submitted and approved prior to
the start of construction. A variance is required to be obtained for grading of
lots without imminent construction.
5. If disturbed area is one (1) or more acres, obtain a NPDES storm water
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
6. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
7. 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).
8. Provide a letter prepared by a registered engineer certifying the sight
distance at the intersection complies with 2004 AASHTO Green Book
standards.
9. In accordance with Section 31-210 (h)(12), access driveways running
parallel to the street shall not create a four-way intersection within
seventy-five (75) feet of the future curb line of the street.
10. Provide a right turn lane on Cantrell Road into the development with
150 feet stacking space and 100 foot taper. If you have any questions,
please contact Traffic Engineering, Bill Henry, at 371-1816.
March 27, 2008
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-7603-D
5
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements.
Entergy: Easements 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. A Capital Investment Charge
based on the size of 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. A water main extension will be required in order to
provide service to this property. On-site private 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). 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.
Fire Department: Place fire hydrants per code. Contact Little Rock Fire
Department for more information.
CATA: The site is located on CATA Bus Route #25, the Highway 10 Express
Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the River Mountain Planning
District. The Land Use Plan shows Mixed Use. The applicant has applied for a
revised long form PCD to revise the plan layout, add a drive through restaurant
and add a drive through bank.
The request does not require a change to the Land Use Plan.
Master Street Plan: Cantrell Road is shown as a Principal Arterial. The primary
function of a Principal Arterial is to serve through traffic and to connect major
traffic generators or activity centers within urbanized areas. Entrances and exits
should be limited to minimize negative effects of traffic and pedestrians on
March 27, 2008
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-7603-D
6
Cantrell Road since it is a Principal Arterial. This street may require dedication of
right-of-way and may require street improvements for entrances and exits to the
site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Neighborhood Action Plan: This area is covered by the River Mountain
Neighborhood Action Plan, but the plan does not address this issue.
Landscape:
1. The site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. This development is located within the Arkansas Highway 10 Overlay
District; therefore, must comply with the standards put forth in addition to the
landscape and buffer ordinance requirements.
3. This project was reviewed as a unitary development.
4. Berming is encouraged along Arkansas Highway 10.
5. The AR Highway 10 Overlay requires a twenty-five foot (25’) wide
landscape strip around the sites entirety; minus adjoining properties of the
same ownership. In this instance the minimum amount shall be nine foot
(9’) on EACH lot or parcel. Currently, this site plan is not meeting this
minimum requirement.
6. Interior islands must be a minimum of three hundred (300) square foot in
area to qualify towards the minimum landscape ordinance requirements.
7. The area along the northern property line is zoned residential; therefore, a
land use buffer of thirty-eight foot (38’) is required. Seventy (70%) percent
of this area is to remain undisturbed.
8. The property to the north is zoned residential, therefore, a six (6) foot high
opaque screen, either a wooden fence with its face side directed outward, a
wall, or dense evergreen plantings, is required along the northern perimeter
of the site.
9. An automatic irrigation system to water landscaped areas will be required.
10. Prior to the issuance of a building permit, it will be necessary to provide an
approved landscape plan stamped with the seal of a Registered Landscape
Architect.
11. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this tree-covered site. Credit toward fulfilling
March 27, 2008
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-7603-D
7
Landscape Ordinance requirements can be given when preserving trees of
six (6) inch caliper or larger.
G. SUBDIVISION COMMITTEE COMMENT: (November 29, 2007)
Mr. Bob Holloway was present representing the request. Staff presented an
overview of the proposed development stating there were additional items
necessary to complete the review process. Staff requested the applicant
dimension all building setbacks and areas indicated for landscaping. Staff also
stated the site plan as presented did not comply with several of the typical
standards of the Highway 10 Design Overlay District but staff stated the site plan
was being presented with the same setbacks and landscape strips as the
previously approved site plan. Staff noted the landscape strip and building
setbacks along the eastern, northern and western perimeters did not meet the
typical overlay standard. Staff requested the applicant provide the days and
hours of operation for the site, the order screening board and the location of
dumpster facilities.
Public Works comments were addressed. Staff stated the private access
easement should be constructed to the same standard as a public street. Staff
also stated a minimum access easement of 60-feet with 36-feet of paving would
be required. Staff stated four way intersections were not allowed within 75-feet
of the future curb line of the street.
Landscaping comments were addressed. Staff stated the site plan did not
comply with the Highway 10 Design Overlay District with regard to landscape
strips along the eastern and western perimeters. Staff also stated a minimum of
nine feet of landscaping was required along lot lines of common ownership.
Mr. Holloway stated the landscape strips were proposed as were previously
approved.
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact them directly for additional information
and clarification. There was no further discussion of the item. The Committee
then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing a number of the
issues raised at the November 29, 2007, public hearing. The applicant has
dimensioned all building setbacks and areas indicated for landscaping and
provided the location of the dumpster facilities. A note indicates dumpster
facilities will be screened per typical ordinance standard. The hours of operation
March 27, 2008
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-7603-D
8
for the development are proposed from 6 am to midnight seven days per week.
The hours of dumpster service have not been indicated. The proposed uses are
the same uses as were previously approved and listed as follows: The uses for
Lot 1 are indicated as a drive-through restaurant, Lot 2 office space, Lot 3 a
restaurant and Lot 4 a Bank or savings and loan, Book and stationary store,
Camera shop, Clinic (medical, dental or optical), Clothing store, Eating place
without drive-in service, Florist shop, Furniture store, Hardware or sporting goods
store, Health studio or spa, Jewelry store, Laundry, domestic cleaning, Office
(general and professional), Optical shop, Photography studio, Retail uses not
listed (enclosed). The maximum building height proposed is 35-feet.
The site plan as presented does not comply with several of the typical standards
of the Highway 10 Design Overlay District but are being proposed similar to the
previously approved site plans. The landscape strip and building setbacks along
the eastern, northern and western perimeters are indicated less than the typical
overlay standard. The eastern landscape strip is indicated at 20-feet. The
western landscape strip is indicated at 9-feet increasing to 26.1 feet adjacent to
the rear building located on Lot 2. The northern landscape strip on Lot 2 is
indicated at the typically required landscape strip of 25-feet but the proposed
drive-through lane of the bank encroaches into the landscape strip reducing to
the typical nine foot minimum. The northern landscape strip on Lot 3 fully
complies with the typical minimum ordinance standards of 25 feet.
The buildings are proposed with a minimum of 100-foot building setback along
Highway 10 as typically required per the Highway 10 Design Overlay District.
The buildings on Lots 3 and 4 fully comply with the typical setbacks for the
Highway 10 Design Overlay District with regard to the side yard setback for Lot 4
(30 feet) and the rear yard setback for Lot 3 (40 feet). The building proposed for
Lot 2 is not indicated as typically required per the Highway 10 Design Overlay
District. The building setback proposed along the western perimeter is 26.1 feet.
The overlay typically requires a 30 foot side yard setback. The rear yard setback
is indicated at 25-feet and not the 40 foot setback as typically required. Each of
these setbacks was approved as currently proposed on the previously approved
site plan.
The site plan indicates three locations with drive-through facilities in addition to a
drive-through restaurant located on Lot 1. The three locations proposed are two
bank locations and one restaurant location with a drive-through pick-up window
without an order board. The site plan does not allow stacking as typically
required by the ordinance for these three locations. The ordinance typically
requires the placement of stacking space for three vehicles for each service
window outside the drive isle. The drive through restaurant located on Lot 1
appears to allow adequate stacking for vehicles.
The site plan indicates the development of the site with three restaurant facilities,
one each located on Lots 1, 3 and 4. The original approval for Lots 1 and 2
allow for development of a 4,500 square foot restaurant and a 29,200 square foot
office building. The building proposed for Lot 1 is less than the originally
March 27, 2008
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-7603-D
9
approved square footage. The building is proposed containing 3,400 square
feet. Typical parking required for the restaurant located on Lot 1 would be
34 parking spaces. The site plan indicates the placement of 34 parking spaces
on Lot 1 to serve the restaurant use. The office building located on Lot 2 would
typically require the placement of 73 on-site parking spaces. The site plan as
proposed indicates the placement of 90 parking spaces.
The previously approved site plan allowed for the construction of a maximum of
13,000 square feet of restaurant space on Lots 3 and 4 and selected commercial
uses. The current site plan indicates the construction of a 6,560 square foot
restaurant on Lot 3 along with 87 parking spaces. The development of Lot 2 is
proposed containing a 6,000 square foot restaurant, a 2,000 square foot bank
and 10,500 square feet of retail. The parking proposed for Lot 4 is 96 spaces.
Based on the proposed use mix of the site a total of 100 parking spaces would
typically be required.
The applicant has provided a letter indicating the sight distance at the
intersection of the proposed access drive and Cantrell Road is adequate to meet
2004 ASHTO standard. A cross access easement is proposed through out the
site to allow connectivity within the development. The access easement,
north-south driveway, has been shown as recommended by staff, a 60-foot
easement and 36-feet of pavement.
Signage is proposed consistent with signage allowed per the Highway 10 Design
Overlay District. A single development sign is proposed at the entrance to the
development with a maximum height of ten feet and a maximum sign area of
100 square feet. The developer has also indicated a landscaped entrance will be
constructed at the entrance to the development.
The applicant has indicated the right turn lane will be constructed along Cantrell
Road into the development as recommended by staff including 150 feet of
stacking space and 100 foot taper.
Staff is generally supportive of the application. The proposed uses correspond
generally to those previously approved by the Board of Directors for the site.
Although, the landscaped areas do not fully comply with the Highway 10, Design
Overlay District, they do match the prior approved plans. The hours of operation
for Lots 3 and 4 have been modified to correspond to the hours, which were
approved by the Board of Directors for Lots 1 and 2 of the development. Staff
has concerns with the site plan as proposed related to the stacking for the
drive-through facilities. Staff feels the site plan should address all technical
issues prior to the Commission acting on the request.
I. STAFF RECOMMENDATIONS:
Staff recommends denial of the request as filed.
March 27, 2008
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-7603-D
10
PLANNING COMMISSION ACTION: (JANUARY 3, 2008)
The applicant was present. There were registered objectors present. Staff stated the
applicant had addressed staff’s concerns related to stacking on the site. Staff stated the
pick-up window for the restaurant on Lot 4 had been removed. Staff stated the required
stacking for the bank located on Lot 2 had been revised to allow adequate stacking
outside the drive isle. Staff the presented the item with a recommendation of approval
of the request subject to compliance with the comments and conditions as outlined in
paragraphs D, E and F of the agenda staff report.
Mr. Bob Holloway addressed the Commission on behalf of the owner. He stated it was
important to develop the site under a unified development plan and allow grading of the
entire site with the initial construction. He stated the development was proposed
complying with the previously approved development plans for each of the individual
tracts. He stated the developers were complying with the City ordinances and
standards for development of the site.
Ms. Celia Martin addressed the Commission in opposition of the request. She stated
she was a resident of the Westchester Neighborhood and lived on Canterbury Court.
She stated a number of the residents of Westchester had submitted letters of opposition
to the development. She stated the concerns were drainage, noise and the increasing
of activity on the site. She stated the order board proposed for Lot 1 was not a part of
the initial approval. She also stated the development of Lot 4 was more intense than
originally expected. She stated with the placement of a drive-through on the site the
neighborhood would hear the noise from the restaurant and the boom boxes waiting for
service on the site. Ms. Martin stated the hours of operation for the eastern lots were
being extended from the original approval. She stated the hours for the restaurants
were approved from 10:00 am to midnight and not the 6:00 am as presently proposed.
She stated Mr. Hockersmith defined the type restaurant he was proposing for
development on the site and the definition did not include a fast-food service restaurant.
She stated the neighborhood was opposed to the development for a number of reasons
but the primary reason was the intensity of the development with three restaurant site,
two bank sites additional commercial and office activities. She stated the traffic the site
would generate and activity planned for the site was not within the perimeter of the
original approval.
Ms. Ruth Bell addressed the Commission in opposition. She stated she was
representing the League of Women Voters and the League was opposed the
development because of the creep. She stated the original plan indicated commercial
at the node and the node had expanded and expanded and with the current site plan
the site was not a mixed use development but a commercial development with a
March 27, 2008
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-7603-D
11
number of intense commercial activities. She stated the development should step down
from commercial to office uses with ½ the development retail and the other office. She
stated the plan as indicated was an intense commercial development with little
consideration for office activities.
Commissioner Adcock questioned why the application request was before the
Commission if the two plans were previously approved and the site was being
developed in accordance with the previously approved plans. Staff stated there were
differences in the two plans they did not feel they could administratively approve. Staff
stated the order board on Lot 1, the drive-through bank on Lot 2 and the building
footprint on Lot 4 were in their opinion substantially different than the approved plan.
Staff stated the building approved for Lot 4 was a footprint only and it was always
known the plan would return to the Commission at the time of development. Staff
stated the landscape strips and building setbacks were approved by the Board of
Directors and were presently being presented as approved by the Board of Directors.
There was a general discussion between the Commission and staff concerning the
proposed development and the level of intensity proposed for the site. Staff noted the
hours of service for the dumpster facilities had not been indicated by the applicant.
Staff also stated the service hours for suppliers had not been indicated. Mr. Holloway
stated the applicant was willing to amend the request to limit the hours of service and
the dumpster hours to daylight hours. The Commission questioned if there were any
remaining technical issues associated with the request in need of addressing. Staff
stated there were not.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as amended to limit the hours of service of the dumpster and the
hours of delivery service to daylight hours. The motion failed by a vote of 5 ayes,
4 noes, 1 abstention (Commissioner Nunnley) and 1 absent.
STAFF UPDATE:
The Commission on January 3, 2008, heard this item. There were two components of
the request including a revision to previously approved Planned Developments and a
variance from the Land Alteration Ordinance to allow grading of the entire 7.93 acre site
with the construction of the first building. The Commission only took one vote which
resulted in a denial of the request by a vote of 5 ayes, 4 noes, 1 abstention
(Commissioner Nunnley) and 1 absent. Only one vote was taken by the Commission
on the request.
The recommendation was appealed to the Board of Directors and was scheduled to be
heard on March 4, 2008. The item was deferred at the Board of Directors meeting to
allow the item to be returned to the Commission for the specific purpose of a vote on the
March 27, 2008
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-7603-D
12
variance request to the Land Alteration Ordinance. Staff is supportive of the variance
request. The above write-up indicates staff initially had concerns with the proposed
development, most were related to site design issues. The applicant addressed staff’s
concerns related to the design and staff presented a positive recommendation of the
item at the January 3, 2008, public hearing.
Staff is supportive of the variance request. The development is proposed with a unified
development plan which would allow for the construction of access and drives during
the first phase of the development. The applicant has also indicated a desire to balance
the site and eliminate the need to haul off and haul onto the site once developments are
secured for each of the individual lots. According to the applicant the area disturbed but
not developed with buildings immediately will be seeded and stabilized as set forth in
the Land Alteration Ordinance.
Once again the only item before the Commission is a vote on the variance request from
the Land Alteration Ordinance. Staff is supportive of the variance request.
PLANNING COMMISSION ACTION: (MARCH 27, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the variance request to the
Land Alteration Ordinance.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for approval. The motion carried by a
vote of 9 ayes, 0 noes and 2 absent.
March 27, 2008
ITEM NO.: 1 FILE NO.: S-1250-F
NAME: Allen’s Subdivision Replat Lots 4A1 and 4A2
LOCATION: Located on Katillus Court
Keith Robertson
20705 Presley Drive
Roland, AR
SURVEYOR:
Edward Lofton
15415 Oakcrest Lane
Little Rock, AR 72206
AREA: 1.5+ acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 19 – Chenal Planning District
CENSUS TRACT: 42.11
VARIANCES/WAIVERS REQUESTED: A variance from the Subdivision
Ordinance to allow the creation of lots with private streets (Section 31-231) and a
variance from the Subdivision Ordinance to allow the creation of a lot with a
reduced lot width (Section 31-232(a)).
A. PROPOSAL/REQUEST:
A preliminary plat was approved for the Allen Subdivision in July of 1999.
The preliminary plat allowed the creation of seven (7) single-family lots
from a 5.22 acre tract. Five (5) lots were final platted and since that time
three of the five lots have returned for a replat to split the lots into smaller
lot sizes. The applicant is now seeking to split Lot 4 into two residential
home sites. The total area is approximately 1.45 acres and the applicant
has indicated Lot 4A2 will contain approximately .97 acres with the
remaining .45 acres contained in Lot 4A1. The lot presently exists with
access provided by a 45-foot access and utility easement.
There are two variances from the Subdivision Ordinance associated with
the request. A variance from the Subdivision Ordinance to allow the
March 27, 2008
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1250-F
2
creation of lots with private streets (Section 31-231) and a variance from
the Subdivision Ordinance to allow the creation of a lot with a reduced lot
width (Section 31-232(a)).
B. EXISTING CONDITIONS:
The area contains single-family homes accessed from Katillus Court, a
private street. The area is developed with single-family homes with
non-residential uses located along Cantrell Road to the north. Adjacent
to the site and to the north is a property zoned PD-R (Longleaf Place
Subdivision) which was approved to allow the construction of 25 single-
family homes. The basic infrastructure is currently in place and staff
anticipates approving the final plat for the subdivision in early-April. To the
south is an approved Conditional Use Permit for an accessory dwelling.
East of the area is the Montagne Subdivision and south of the area is
Valley Falls Estates Subdivision.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one informational phone call from an
area property owner. 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. An inlet structure is recommended to be installed at the end of the
cul-de-sac with a 10 foot drainage easement provided.
2. No residential waste collection service will be provided on private
streets unless the property owners association provides a waiver of
damage claims for operation on private property.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to the property.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
March 27, 2008
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1250-F
3
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. A
Capital Investment Charge based on the size of the meter connection(s)
will apply to this project in addition to normal charges.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (March 6, 2008)
The applicant was present. Staff presented an overview of the proposed
request indicating there were additional items necessary to complete the
review process. Staff requested the applicant provide a building line
outside the cul-de-sac for proposed Lot 4A1. Staff also requested the
applicant label a cross access easement to allow driveway access to
proposed Lot 4A1 across Lot 4A2.
Public Works comments were addressed. Staff suggested the applicant
provide at the end of the cul-de-sac a 10 foot drainage easement. Staff
also stated no residential waste would be collected on the private street
unless the property owners association provided a waiver of damage
claims for operation on private property if one was not currently in place.
Staff noted comments from the various other reporting departments and
agencies. There was no further discussion of the item. The Committee
then forwarded the item to the full Commission for final action.
March 27, 2008
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1250-F
4
H. ANALYSIS:
The applicant submitted a revised replat to staff addressing most of the
issues raised at the March 6, 2008, Subdivision Committee meeting. The
applicant has provided a building line outside the cul-de-sac and provided
a cross access easement across proposed Lot 4A2 to provide driveway
access to proposed Lot 4A1. The applicant has noted if the plat is
approved a waiver of damage claim for operation on private property will
be provided to staff if one is not currently in place for residential waste
collection.
The applicant is seeking to split Lot 4 into two residential home sites. The
total area of Lot 4 is approximately 1.45 acres and the applicant has
indicated Lot 4A2 will contain approximately .97 acres with the remaining
.45 acres contained in Lot 4A1. Katillus Court is a 45-foot access and
utility easement and is maintained as a private street.
There are two variances from the Subdivision Ordinance associated with
the request. The applicant is seeking a variance from the Subdivision
Ordinance to allow the creation of lots with private streets (Section
31-231). The street is existing and the current lot is served by this private
street. Staff is supportive of the variance. The applicant is also seeking a
variance from the Subdivision Ordinance to allow the creation of a lot with
a reduced lot width (Section 31-232(a)) for Lot 4A1. The lot is indicated at
the building line with a lot width of 42 feet. The ordinance would typically
require a minimum lot width of 60 feet at the building line. Staff is
supportive of this variance as well. The applicant has indicated a cross
access easement to allow access to Lot 4A1 along the common property
line with Lot 4A2.
Staff is supportive of the request. Staff does not feel the creation of an
additional lot to allow the construction of an additional home on the site
will significantly impact the development or the area. To staff’s knowledge
there are no remaining outstanding technical issues associated with the
request.
I. STAFF RECOMMENDATIONS:
Staff recommends approval of the request subject to compliance with the
comments and conditions as noted in paragraphs D, E and F of the
agenda staff report.
Staff recommends approval of the variance request from the Subdivision
Ordinance to allow the creation of lots with private streets (Section
March 27, 2008
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1250-F
5
31-231) and a variance from the Subdivision Ordinance to allow the
creation of a lot with a reduced lot width (Section 31-232(a)).
PLANNING COMMISSION ACTION: (MARCH 27, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as noted in paragraphs D, E and F
of the agenda staff report. Staff also presented a recommendation of approval of
the variance request from the Subdivision Ordinance to allow the creation of lots
with private streets (Section 31-231) and a variance from the Subdivision
Ordinance to allow the creation of a lot with a reduced lot width (Section
31-232(a)).
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for approval. The motion carried
by a vote of 9 ayes, 0 noes and 2 absent.
March 27, 2008
ITEM NO.: 2 FILE NO.: S-1435-C
NAME: Bentley Court Revised Preliminary Plat
LOCATION: Located just South of Bentley Circle
DEVELOPER:
Malmstorm Family LLC
11610 Kanis Road
Little Rock, AR 72211
ENGINEER:
McGetrick and McGetrick Engineers
319 President Clinton Avenue, Suite 202
Little Rock, AR 72201
AREA: 6.19 acres NUMBER OF LOTS: 8 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 16 – Otter Creek Planning District
CENSUS TRACT: 42.08
VARIANCES/WAIVERS REQUESTED:
1. A variance from the Subdivision Ordinance to allow a reduced lot depth for Lot 65
(Section 31-232(a)).
2. A variance from the Subdivision Ordinance to allow a reduced front building line for
the indicated lots (Section 31-256); 15-foot front building line.
The applicant submitted a request dated March 12, 2008, requesting a deferral of this
item to the May 8, 2008, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (MARCH 27, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated March 12, 2008,
requesting a deferral of the item to the May 8, 2008, public hearing. Staff stated they
were supportive of the deferral request.
March 27, 2008
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1435-C
2
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for approval of the deferral request. The
motion carried by a vote of 9 ayes, 0 noes and 2 absent.
March 27, 2008
ITEM NO.: 3 FILE NO.: S-1509-A
NAME: Valley Springs Subdivision Preliminary Plat
LOCATION: Located West of Geyer Springs Road and North of Stillman Drive
DEVELOPER:
N and G Construction, Inc.
P.O. Box 1178
Conway, AR 72033
ENGINEER:
Magie Engineering & Land Development, Inc.
803 Harkrider Street
Conway, AR 72032
AREA: 28.0 acres NUMBER OF LOTS: 80 FT. NEW STREET: 4,150 LF
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 15 – Geyer Springs West
CENSUS TRACT: 41.06
VARIANCES/WAIVERS REQUESTED:
1. A variance from the Subdivision Ordinance to allow the development of lots with a
reduced building line adjacent to a collector street (Section 31-256(1)); Lots 4 and
64.
2. A variance from the Subdivision Ordinance to allow an increased lot depth to width
ratio for Lot 4 (Section 31-232(b)).
3. A variance from the Subdivision Ordinance to allow Lot 1 to develop with a reduced
lot depth (Section 31-232(a)).
BACKGROUND:
On January 5, 2006, the Little Rock Planning Commission approved a request for a
preliminary plat of this 28.0-acre tract allowing the creation of 79 single-family
residential lots and two lots for future development. An average lot size of
10,454 square feet and a minimum lot size of 7,405 square feet was approved with a
density of 3.27 units per acre.
March 27, 2008
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1509-A
2
The proposal included the development of 4,150 linear feet of new public streets.
Valley Drive was indicated on the Master Street Plan as a collector street and was
proposed with 36-feet of pavement and a 60-foot right of way constructed to Master
Street Plan standard. During the public hearing process, after receiving comments from
the neighborhood and the Commission, the applicant revised the plat to remove the
connections of Stillman and Suzanne Drives through the proposed plat area.
A variance to allow an increased lot depth to width ratio for proposed Lots 47 and
48 was approved with the request.
Section 31-94(e) states a preliminary plat approved by the Planning Commission shall
be effective and binding upon the Commission for two years from the date of approval
or as long as work is actively progressing at the end of which time the final plat
application for the subdivision must have been submitted to the planning staff. Any plat
not receiving final approval within the period of time set forth herein or otherwise
conforming to the requirements of the Subdivision Ordinance shall be null and void, and
the developer shall be required to submit a new plat of the property for preliminary
approval subject to all zoning restrictions and the Subdivision Ordinance. The time
period for approval of the previously approved preliminary plat has expired and the
applicant did not request a time extension as set forth by the Subdivision Ordinance.
A. PROPOSAL/REQUEST:
The developers are now seeking preliminary plat approval to allow the creation of
80 single-family lots. The lots are proposed with an average lot size of
8,250 square feet and a minimum lot size of 7,000 square feet. The lots will be
accessed via new public streets with the extension of a collector street per the
Master Street Plan, Valley Drive, and a new residential street, Alice Springs
Drive.
The proposed preliminary plat indicates the placement of a 25-foot front building
line adjacent to the residential street. The applicant is seeking a variance from
the Subdivision Ordinance to allow Lots 49 and 64 to develop with a 25-foot
building line adjacent to Valley Drive, a collector street, which would typically
require the placement of a 30 foot building line. There is also a variance to allow
Lot 4 to develop with an increased lot depth to width ratio and a variance to allow
Lot 1 to develop with a reduced lot depth.
B. EXISTING CONDITIONS:
The site is tree covered. There are single-family homes located to the north and
south of the site. Along the western boundary of the site is a multi-family
development accessed from Warren Street. There are two churches located in
March 27, 2008
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1509-A
3
the area, one to the south of the site and one to the north of the site. Northeast
of the site is a high school. Northwest of the site is an elementary school.
Further north of the site, accessed from Baseline Road, is the Southwest
Community Center. Across Geyer Springs, to the east, there are multi-family
units located on Valley Drive.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received an informational phone call from an area
resident. All abutting property owners, Southwest Little Rock United for
Progress, the Santa Monica Neighborhood Association and the Allendale
Neighborhood Association were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Valley Drive is classified on the Master Street Plan as a collector street. A
dedication of right-of-way of 60 feet will be required.
2. Geyer Springs 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.
3. With site development, provide the design of the street conforming to the
Master Street Plan. Construct street improvement to these streets including
5-foot sidewalks with the planned development. Valley Drive should be
constructed to a 36 foot wide collector standard including 275 feet minimum
horizontal radii. Construct street improvement to Alice Springs Drive
including 5-foot sidewalks with the planned development. Alice Springs
Drive should be constructed to a 26 foot wide residential standard including
150 feet minimum horizontal radii. On the previously approved preliminary
plat application, Stillman Drive and Susanne Drive were not required to
connect to Valley Drive.
4. A special Grading Permit for Flood Hazard Areas will be required per
Section 8-283 prior to construction. The current flood study ends just west
of Geyer Springs Road. The majority of the site is located outside the limits
of a detailed flood study.
5. If disturbed area is one (1) or more acres, obtain a NPDES storm water
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
6. Street Improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
March 27, 2008
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1509-A
4
7. 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 will need to
be submitted and approved prior to the start of construction.
8. On site striping and signage plans should be forwarded to Public Works,
Traffic Engineering for approval with the site development package.
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. 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).
11. Street names and street naming conventions must be approved by Public
Works. Contact David Hathcock at (501) 371-4808.
12. No fences or any other obstructions are allowed within the 50-foot
drainage/utility easement. This statement should be shown on the final plat.
13. Conduct hydrologic and hydraulic analysis using HEC-RAS analysis to
determine adequacy of drainage ditch and minimum finished floor elevation
of proposed structures. A copy of the model is available from FEMA or the
USCOE for your use.
14. Storm water detention ordinance applies to this property.
15. Is the applicant requesting to harvest timber as previously requested?
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required, with easements. Contact Little
Rock Wastewater Utility for additional information.
Entergy: Approved as submitted.
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. A 15-foot-wide easements
paralleling the proposed lot line to allow for connections to the water mains in
Susanne Drive and/or Stillman Drive may be required. This development will
March 27, 2008
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1509-A
5
have minor impact on the existing water distribution system. Proposed water
facilities will be sized to provide adequate pressure and fire protection.
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.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (March 6, 2008)
The applicant was present. Staff presented an overview of the proposed
subdivision stating the Commission had approved a similar request two years
ago. Staff stated the time had expired and the applicant was seeking preliminary
plat approval for the plat, which was proposed very similar to the previous
approval. Staff requested the applicant provide additional details including the lot
depth for Lots 50 and 51 and the linear feet of new street proposed. Staff also
requested the applicant provide a phasing plan if the development would be
constructed in multiple phases.
Public Works comments were addressed. Staff stated Valley Drive was
classified on the Master Street Plan as a collector street therefore a dedication of
60-feet of right of way and construction of a 36-foot street would be required at
the time of development. Staff also stated Stillman and Susanne Drives were
previously approved to not connect as indicated on the proposed plat. Staff
noted no fences or other obstructions would be allowed within the indicated
50-foot drainage and utility easement. Staff also requested the applicant provide
a hydrologic and hydraulic analysis using HEC-RAS analysis to determine
adequacy of drainage structures and ditches in the area. Staff noted the
minimum finished floor elevation was required to be shown on the proposed plat.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact the individual agency for additional information.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
March 27, 2008
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1509-A
6
H. ANALYSIS:
The applicant provided a revised plat to staff addressing most of the issues
raised at the March 6, 2008, Subdivision Committee meeting. The applicant has
provided the lot depth for Lots 50 and 51, the linear feet of new public street and
a phasing plan for the development. The applicant has indicated the minimum
finished floor elevation will be provided on the proposed lots. The applicant has
indicated the rights of way and easements will be cleared at the time of
placement of the infrastructure. All trees outside the right of way and easements
will remain until the lots are developed.
The developers are seeking preliminary plat approval to allow the creation of
80 single-family lots with an average lot size of 8,250 square feet and a minimum
lot size of 7,000 square feet. The lots will be accessed via new public streets
with the extension of a collector street per the Master Street Plan, Valley Drive,
and a new residential street Alice Springs Drive.
The proposed preliminary plat indicates Lots 49 and 64 with the placement of a
25-foot front building line adjacent to the Valley Drive, a collector street, which
typically requires the placement of a 30 foot building line. The plat also indicates
a variance to allow Lot 4 to develop with an increased lot depth to width ratio and
Lot 1 to develop with a reduced lot depth. Staff is supportive of the variances as
indicated. Lots 49 and 64 are indicated with an adequate area to comply with
typical ordinance standards but based on the configuration of the lots the
additional five feet will allow for more options of house design and building
placement on the site. The increased lots depth to width ratio for Lot 4 and the
reduced lot depth for Lot 1 are necessary based on the angle of Valley Drive. A
portion of the street is currently in place.
Staff is supportive of the request. To staff’s knowledge there are no outstanding
issues associated with the request. Staff does not feel the creation of the new
single-family subdivision in this area will significantly impact the area. The plat
was previously approved in a similar configuration as the current development
plan. The applicant has tried to address staff’s concerns based on the current
design and comments raised at the previous public hearing.
I. STAFF RECOMMENDATIONS:
Staff recommends approval of the request subject to compliance with the
following conditions:
1. Compliance with the comments and conditions as noted in paragraphs D, E
and F of the agenda staff report.
March 27, 2008
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1509-A
7
2. No fences or other obstructions are to be located within the 50-foot drainage
and utility easement. This restriction must be included in the general notes
section of the preliminary plat and the final plat.
Staff recommends approval of the variance request from the Subdivision
Ordinance to allow the development of lots with a reduced building line adjacent
to a collector street (Section 31-256(1)); Lots 49 and 64.
Staff recommends approval of the variance request from the Subdivision
Ordinance to allow an increased lot depth to width ratio for Lot 4 (Section
31-232(b)).
Staff recommends approval of the variance request from the Subdivision
Ordinance to allow Lot 1 to develop with a reduced lot depth (Section 31-232(a)).
PLANNING COMMISSION ACTION: (MARCH 27, 2008)
The applicant was present. There were no registered objectors present. Staff stated a
concern had arisen concerning the right of way for Valley Drive. Staff recommended
the item be deferred to the May 8, 2008, public hearing to allow staff adequate time to
research the available right of way.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for approval for deferral of the request.
The motion carried by a vote of 9 ayes, 0 noes and 2 absent.
March 27, 2008
ITEM NO.: 4 FILE NO.: S-1522-A
NAME: Vista Point Subdivision Revised Preliminary Plat
LOCATION: Located North of County Line and North of Carrington Subdivision
DEVELOPER:
Hometex-Pulaski, LLC
612 Oakdale Road
Alexander, AR 72002
ENGINEER:
The Sentinel Group, LLC
305 Pinnacle Drive
Bryant, AR 72022
AREA: 34.07 acres NUMBER OF LOTS: 57 FT. NEW STREET: 3,345.12 LF
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 16 – Otter Creek
CENSUS TRACT: 41.04
VARIANCES/WAIVERS REQUESTED: None requested.
The applicant submitted a request dated February 28, 2008, requesting this item be
withdrawn. Staff is supportive of the withdrawal request.
PLANNING COMMISSION ACTION: (MARCH 27, 2008)
The applicant was present. There were no registered objectors present. Staff stated
the applicant had submitted a request dated March 12, 2008, requesting the item be
withdrawn from consideration 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
placement of the item on the Consent Agenda for approval for withdrawal. The motion
carried by a vote of 9 ayes, 0 noes and 2 absent.
March 27, 2008
ITEM NO.: 5 FILE NO.: S-1610
NAME: Carter Combination Preliminary Final Plat
LOCATION: Located at 11712 Stagecoach Road
DEVELOPER:
Mark Carter
23201 I-30
Bryant, AR 72022
ENGINEER:
Hope Engineers
322 North Market Street
Benton, AR 72015
AREA: 2.638 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF
CURRENT ZONING: C-3, General Commercial District
PLANNING DISTRICT: 16 – Otter Creek Planning District
CENSUS TRACT: 42.08
VARIANCES/WAIVERS REQUESTED:
1. A deferral of the required street improvements for Tract A until redevelopment of the
tract (Section 31-397).
Based on the issues raised at the March 6, 2008, Subdivision Committee meeting staff
recommends this item be deferred to the May 8, 2008, public hearing.
PLANNING COMMISSION ACTION: (MARCH 27, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item stating based on the issues raised at the March 6, 2008, Subdivision
Committee meeting staff recommended the item be deferred to the May 8, 2008, public
hearing.
March 27, 2008
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1610
2
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for approval of the deferral request. The
motion carried by a vote of 9 ayes, 0 noes and 2 absent.
March 27, 2008
ITEM NO.: 6 FILE NO.: S-1611
NAME: Lee Strong Subdivision Replat
LOCATION: Located North of West 22nd Street, between Nichols and Wilson Streets
DEVELOPER:
Lee Strong
1021 Greystone
Birmingham, AL
SURVEYOR:
Edward Lofton
15415 Oakcrest Lane
Little Rock, AR 72204
AREA: .092 acres NUMBER OF LOTS: 6 FT. NEW STREET: 0 LF
CURRENT ZONING: R-4, Two Family
PLANNING DISTRICT: 11 – I-430 Planning District
CENSUS TRACT: 24.04
VARIANCES/WAIVERS REQUESTED:
1. A variance to allow the creation of lots with a reduced lot width and a reduced lot
area (Section 36-256(d)(4)).
2. A waiver of the Master Street Plan required street right of way dedication for West
22nd Street and a waiver of the required street construction and installation of curb,
gutter and sidewalk to the abutting streets including West 22nd, Wilson and Nichols
Streets.
3. A waiver of the requirement for the placement of streetlights within the plat area.
A. PROPOSAL/REQUEST:
The applicant is seeking a replat of three (3) existing single-family lots into six (6)
single-family lots. The lots were originally final platted as Lots 1 – 4 and 21 – 24,
Block 6, Hicks Interurban Addition. The lots were later replatted into 1, 2 and 4,
Block 6, Frank Daley Subdivision. The request is to allow the lots to be replatted
into the original configuration of six (6) lots.
March 27, 2008
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1611
2
The applicant is seeking a variance to allow the development of the lots per the
R-3, Zoning District. The applicant is seeking a waiver of the required street right
of way dedication for West 22nd Street. The applicant is also seeking a waiver of
the required street construction to the abutting streets including curb, gutter and
sidewalks.
B. EXISTING CONDITIONS:
The site is vacant, grass covered with a scattering of trees. There a number of
new homes in the area currently under construction and recently completed.
Immediately north, south and west of the site are new homes. There is a duplex
located on Nichols Road to the north of proposed Lots 4A and 4B. The streets in
the area are not constructed to Master Street Plan standard and have open
ditches for drainage. The area is primarily residential. There are office uses and
zoning located to the north of the site along Aldersgate Road near West 18th
Street.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received an informational phone call from an area
resident. All abutting property owners and the John Barrow Neighborhood
Association were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. 22nd Street is classified on the Master Street Plan as a residential street. A
dedication of right-of-way 25 feet from centerline will be required.
2. A 20 foot radial dedication of right-of-way is required at the intersections of
Nichols and 22nd Streets and Wilson and 22nd Streets.
3. Provide design of the street conforming to the Master Street Plan. Construct
one-half street improvement to Nichols Street, 22nd Street, and Wilson Street
including 5-foot sidewalks. The new back of curb should be 13 feet from
centerline. The back of the sidewalk should be placed at the property line.
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. 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.
March 27, 2008
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1611
3
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Existing sewer main on site. Easements are required for the replat.
Contact Little Rock Wastewater Utility at 688-1414 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. Contact Central Arkansas
Water regarding the size and location of the water meter(s).
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (March 6, 2008)
The applicant was present. Staff presented an overview of the proposed
development stating there were additional items necessary to complete the
review process. Staff stated the property was currently zoned R-4, Two-family
district which typically required a minimum lot width of 70-feet and a minimum lot
area of 7,000 square feet. Staff also stated the developers were seeking a
waiver of the required street right of way dedications and street improvements to
the abutting roadways. Mr. Ed Lofton stated the developers desire was to match
the existing new construction in the area which had not dedicated right of way
nor completed street improvements. Mr. Lofton stated the new home south of
West 22nd Street was constructed 25-feet from centerline or 5-feet from the
existing property line. He stated West 22nd Street was a short street running
three blocks.
March 27, 2008
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1611
4
Staff noted streetlights were required. Mr. Lofton stated the developer was also
requesting a waiver of the requirement for streetlight construction. The
committee member stated this was an amenity the residents would be willing to
pay for. Mr. Lofton stated based on current sales prices the cost of the lights
would increase the lot development cost thus increasing the cost of the homes
outside the marketable rate.
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 plat to staff addressing most of the issues
raised at the March 6, 2008, Subdivision Committee meeting. The request is to
allow a replat of three (3) existing single-family lots into six (6) single-family lots.
The lots were originally final platted as Lots 1 – 4 and 21 – 24, Block 6, Hicks
Interurban Addition. The lots were later replatted into 1, 2 and 4, Block 6, Frank
Daley Subdivision. The request is to allow the lots to be replatted into the
original configuration of six (6) lots. The applicant is seeking a variance to allow
the development of the lots per the R-3, Zoning District. Staff recommends if the
plat is approved the applicant file to rezone the property to R-3, Single-family to
allow the plat and the lot development standards of the zoning to more closely
match.
The request includes a waiver of the required street right of way dedication for
West 22nd Street. A 25-foot right of way dedication was provided to the City of
Little Rock for Nichols and Wilson Streets when the lots were replatted to the
Frank Daley Subdivision. Staff is not supportive of the waiver of right of way
dedication. The area is seeing new development and new home construction.
Staff feels it is important to secure rights of way adequate to meet the typical
ordinance standards at the time of platting.
The applicant is also seeking a waiver of the required street construction to the
abutting streets including curb, gutter and sidewalks. The development is
abutted by West 22nd, Nichols and Wilson Streets. The developer has indicated
a desire to match the existing street construction in the area which do not have
curb, gutter or sidewalk. The developer would typically be required to install
580 linear feet of new paving, curb and gutter for one-half of the abutting streets.
The area is developed with open ditches for drainage and the widths of the
streets are such that two cars passing is difficult. Staff feels these basic street
improvements should be completed with the replatting of the lots and the
construction of the six new homes.
The developers have indicated they do not desire to place streetlights within the
proposed replat area. The developers have indicated no other street in the area
contains streetlights and the placement of lights within this area would be out of
character. The subdivision ordinance indicates streetlights shall be installed as
March 27, 2008
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1611
5
with all other basic utilities and infrastructure. Streetlights have become an
important amenity to residents in the past few years and staff fields a number of
calls from concerned citizens questioning how and when streetlights can be
installed within the subdivision or along their street where lights are not currently
in place.
Staff has a number of concerns related to waivers being requested from the
typical ordinance standards associated with the proposed replat. Based on these
concerns staff cannot support the request.
I. STAFF RECOMMENDATIONS:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (MARCH 27, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of denial of the request. Staff stated they
were not supportive of the waivers being requested for the right of way dedication, the
streetlight installation and the waiver of required street construction. Staff stated they
were supportive of allowing the lots to develop per the R-3 standard.
Mr. Rocky Herman addressed the Commission as the owner’s representative. He
stated Mr. Lee Strong began purchasing property in the area 10 years ago and had
started redeveloping the area. He stated Mr. Strong had developed 15 new homes in
the area. He stated the homes were being built and targeted to low and moderate
income families. He stated the area had not been constructed with curb, gutter or
sidewalk. He stated the developer was requesting the ability to develop new homes in
the area in the same manner as other developers. He stated there was new homes on
the southeast and northwest corners of West 22nd and Wilson Streets. He stated these
homes were not required right of way dedication or street construction. He stated the
new homes were being sold for $135,000 to $140,000. He stated there were night
watchers in the area which had been installed by the residents.
Mr. Herman provided the Commission with photos of the area providing the new homes
recently constructed. The photos also indicated the current street design in the area
with narrow pavement and open ditches for drainage.
Mr. Ed Lofton, also a representative of the owner, stated he did not see the need for
right of way dedication along West 22nd Street. He stated the street was three blocks
long and was not indicated as a right of way to continue in either direction. Mr. Lofton
stated if the developer constructed the three duplexes the City would not get the streets
widened and the number of new residences would net the same.
March 27, 2008
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1611
6
Ms. Sherry Hoover addressed the Commission with concerns. She stated she was
supportive of the development of new homes in the area. She stated her concern was
with the streets. She stated the streets were chip seal construction with open ditches
for drainage. She stated the ditches were clogged with leaves. She stated streetlights
were important to the neighborhood. She stated she did not want duplex housing in the
area. She stated presently the residences parked in the streets which were very
narrow. She stated she felt the lots should be developed with larger yard areas to allow
the children a place to play besides the streets.
Ms. Ruth Bell, League of Women Voters, addressed the Commission in opposition of
the request. She stated the applicant had provided the Commission with a number of
photos which only reinforced the need for street construction. She stated the larger
area was approved for office development which would only generate additional traffic
into the area. She stated at some point the City has to require street improvements.
She stated it was important to uphold City policy and deal with on going problems in the
area and to require street construction at the time of development.
Mr. Herman stated he had lived in the area for a number of years and was involved with
the City with the CDBG funds. He stated street construction which was a City problem
should not be placed on the developers but be placed on the citizens as a whole. He
stated the developers desire was to match the existing development pattern already
going on in the area.
The Commission questioned the existing right of way on West 22nd Street. Staff stated
the right of way for Wilson and Nichols was 25-feet from centerline. Staff stated five feet
was dedicated when the replat was approved for the Frank Dailey Subdivision. Staff
stated the right of way from West 22nd Street was 20 feet from centerline and an
additional five feet was being required. Mr. Herman questioned why staff had approved
a replat on Aldersgate Road without requiring right of way dedication and street
construction. Staff stated they were not familiar with the plat he was speaking of.
There was a general discussion concerning the proposed plat and the requested
variances. The Commission indicated they were not supportive of the waiver of right of
way dedication. Commissioner Rector stated he would support the waiver of the street
construction if the developer was willing to place the streetlights and provide the right of
way. Staff stated they were not supportive of a waiver but would support phasing the
street improvements. Mr. Herman stated he was not able to offer an amendment to the
application without the owner stating the amendment was acceptable. The Commission
suggested a deferral of the item to allow Mr. Herman to contact Mr. Strong.
A motion was made to defer the item to the May 8, 2008, public hearing. The motion
carried by a vote of 9 ayes, 0 noes and 2 absent.
March 27, 2008
ITEM NO.: 7 FILE NO.: S-1237-B
NAME: Harvest Foods Subdivision Site Plan Review
LOCATION: Located at 6800 Colonel Glenn Road
DEVELOPER:
Clint Davis
5111 B Street
Little Rock, AR 72205
ENGINEER:
Roark, Perkins and Kennedy
713 West Second Street
Little Rock, AR 72201
AREA: 6.84 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: C-3, General Commercial District
PLANNING DISTRICT: 10 – Boyle Park
CENSUS TRACT: 21.02
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
A site plan review to allow the construction of a 20-foot by 40-foot structure on the site
for tobacco sales was denied by the Little Rock Planning Commission on October 4,
2001. The denial was rescinded by the Pulaski County Circuit Court by Order Number
01-11277 on July 23, 2002. The site contained two buildings, a grocery store and a
gas pump structure which was approved by the Commission through a site plan review
at their January 21, 1999, public hearing. Presently the site contains the grocery store,
the gas pumps and the tobacco barn.
A. PROPOSAL/REQUEST:
The applicant is seeking approval for the placement of an Ice Shack within the
parking lot of the Harvest Foods located at the intersection of West 36th Street
and Colonel Glenn Road. An Ice Shack is a prefabricated “portable building for
March 27, 2008
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: S-1237-B
2
the purpose of providing customers with chopped ice at a competitive price
utilizing a vending concept”. The building contains 200 square feet and is eight
(8) feet by twenty-four (24) feet and nine (9) feet tall. The building is proposed
for placement within the existing asphalt paved area and will be leveled with
concrete paving blocks and anchored in accordance with local codes.
According to the applicant the site will be monitored daily for the collection of
money and to verify the machine is working properly. The applicant will also
police the site on these visits to ensure there is no litter or debris on the site.
B. EXISTING CONDITIONS:
The site contains three structures, a grocery store, a fuel island and a tobacco
barn. There are a number of uses in the area including single-family, multi-
family, a manufactured home park, a church, office and commercial uses. Along
Colonel Glenn Road is predominately commercial uses with the residential uses
located along South Bryant Street and West 36th Street. Zonings in the area
range from R-2, Single-family to C-4, Open Display District.
Colonel Glenn Road was recently constructed to Master Street Plan standard
through a project funded by the Arkansas State Highway and Transportation
Department (AHTD).
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received an informational phone call from an area
resident. All property owners located within 200 feet of the site, the John Barrow
Neighborhood Association and College Terrace Neighborhood Association were
notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No comment.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to the property. No discharge allowed from Ice
Machine to sanitary sewer. Contact Little Rock Wastewater Utility at 688-1414
for additional information.
Entergy: No comment received.
March 27, 2008
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: S-1237-B
3
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: Contact Central Arkansas Water if larger and/or
additional water meter(s) are required. If a larger or additional meter is needed, a
Capital Investment Charge based on the size of the meter connection(s) will
apply to this project in addition to normal charges.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is located on CATA Bus Route #14 - the Rosedale Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape:
1. In conjunction with this request some trees can be planted on the site
preferably along the street side.
2. Replace any dead or diseased landscaping located within the parking lot or
around the perimeter of the site.
G. SUBDIVISION COMMITTEE COMMENT: (March 6, 2008)
Mr. Clint Davis was present. Staff presented an overview of the proposed
request stating there were few outstanding technical issues associated with the
request. Staff stated the owners of the property were not willing to allow Mr.
Davis to place the public hearing notification sign on the site. There was a
general discussion between the Committee members and Mr. Davis on options
for notification. Mr. Davis asked if he could make up his own sign with more
information. Mr. Dana Carney, planning staff, stated the notification sign was
required to be posted and it was doubtful the City Attorney would allow the
Commission to waiver their by-laws with regard to the placement of the
notification sign. He suggested the applicant work with the property owner for
placement of the sign. Mr. Carney stated a 30 day notification was required and
if the sign was not presently up then the applicant could not meet the 30 day
posting as typically required.
March 27, 2008
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: S-1237-B
4
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 raised at the Subdivision Committee meeting. The applicant is
seeking site plan approval of placement of a fourth structure within the parking lot
area of Harvest Foods located at 6800 Colonel Glenn Road. Presently there is a
tobacco barn, fuel center and the grocery store. The approval would allow for
placement of an Ice Shack within the parking lot located near the intersection of
West 36th Street and Colonel Glenn Road. The Ice Shack is a prefabricated
“portable” building which provides chopped ice utilizing a vending concept. The
building contains 200 square feet and is eight (8) feet by twenty-four (24) feet
and nine (9) feet tall. The building will be placed within the existing asphalt
paved area and will be leveled with concrete paving blocks and anchored in
accordance with local codes.
The applicant is seeking approval per Section 31-13 of the Little Rock Code. The
ordinance sets forth procedures for processing multiple building site plans and to
establish the standards for the development of site. The Subdivision Site Plan
review is a development review process that provides for case by case
consideration of project particulars including the provision of parking and
landscaping in accordance with the appropriate ordinances, siting of buildings,
and the relationship with adjoining properties.
The property is currently zoned C-3, General Commercial District which typically
requires the placement of a 25-foot front and rear yard setback and a zero side
yard setback except where adjacent to residential and in this case a 15-foot side
yard setback is required. The maximum building height allowed in this district is
35-feet. The minimum lot area allowed in the C-3, General Commercial zoning
district is 14,000 square feet.
The site is developed with a 32,250 square foot grocery store, a tobacco barn
and a fuel center. The site contains approximately 241 parking spaces.
Typically foods stores, supermarkets and convenience type grocery stores are
required four spaces plus one space for each three hundred square feet of gross
floor area, excluding storage area. The fuel center and tobacco barn would be
required one space for each 300 square feet of gross floor area. The site plan
does not indicate the amount of area containing storage on the site. Based on
four spaces plus one for each 300 square feet of gross floor area for the total
square footage of the site, approximately 115 to 120 parking spaces would
typically be required.
March 27, 2008
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: S-1237-B
5
The site was developed a number of years ago with setbacks and lot areas in
excess of the typical ordinance standards. The request is to allow the placement
of an additional structure within the parking lot area located near the
northwestern portion of the site. The Ice Shack will be placed with an adequate
setback from the street to ensure proper setbacks are adhered to. According to
the applicant, the site will be monitored daily for the collection of money and to
verify the machine is working properly. At this time, the site will be policed to
ensure there is no litter or debris on the site.
The Ice Shack as proposed complies with the typical ordinance standards for the
C-3, General Commercial District zoning district with regard to setbacks, building
heights and the existing lot area. To staff’s knowledge, there are no outstanding
technical issues associated with the request. Staff does not feel the placement
of the Ice Shack as proposed will significantly impact the existing development or
the area.
I. STAFF RECOMMENDATIONS:
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: (MARCH 27, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for approval. The motion carried by a
vote of 9 ayes, 0 noes and 2 absent.
March 27, 2008
ITEM NO.: 8 FILE NO.: Z-7081-A
NAME: Little Rock Cardiology Zoning Site Plan Review
LOCATION: Located at 7 Shackleford West Boulevard
DEVELOPER:
Little Rock Cardiology
#7 Shackleford West Boulevard
Little Rock, AR 72211
ENGINEER:
Thomas Engineering Company
3810 Lookout Road
North Little Rock, AR 72116
AREA: 2.175 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: C-2, Shopping Center District
PLANNING DISTRICT: 11 – I-430 Planning District
CENSUS TRACT: 24.04
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
Ordinance No. 18,572 adopted by the Little Rock Board of Directors on October 2,
2001, rezoned this property from O-3, General Office District to C-2, Shopping Center
District with conditions. The approval limited the list of permitted uses in the C-2 zoning
district excluding the following uses: Amusement, commercial (inside), Animal clinic
(enclosed), Appliance repair, Auto glass or muffler shop, Auto parts or accessories, Bar,
lounge or tavern, Butcher shop, Community welfare or health center, Eating place with
drive-in service, Lodge or fraternal organization, Pawn shop, Pet shop, Plumbing,
electrical, air conditioning or heating shop, Recycle facility, automated, Private club with
dating or bar service, Seasonal or temporary sales, outside.
A. PROPOSAL/REQUEST:
The applicant is now seeking zoning site plan review approval to allow the
placement of a parking lot on this 2.1 acre site. The parking lot will serve the
March 27, 2008
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-7081-A
2
Little Rock Cardiology office building located immediately east of this lot. The
new parking lot is proposed with 71 parking spaces connecting to the two
existing drives of the adjacent office building. No new drives are proposed from
Shackleford West Boulevard.
B. EXISTING CONDITIONS:
The interior trees on the site were previously cleared. There are trees located
adjacent to the street and along the southern perimeter of the site. The
properties to the north and west are currently tree covered. The Little Rock
Cardiology Clinic is located to the east. The area is predominately office uses
accessed from Centerview Drive, Shackleford West Boulevard and Executive
Center Drive.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received an informational phone call from an area
resident. All property owners located within 200 feet of the site and the
Sandpiper Neighborhood Association were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
2. 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. Site
grading, and drainage plans will need to be submitted and approved prior to
the start of construction.
3. Storm water detention ordinance applies to this property. Show the proposed
location for storm water detention facilities on the plan.
4. If disturbed area is one (1) or more acres, obtain a NPDES storm water
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
5. The outlet pipes from the parking lot should be connected underground to the
drainage structures in right-of-way and not flow overland, spill over the
retaining wall, and over the sidewalk and then into the curb and gutter.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to the property.
March 27, 2008
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-7081-A
3
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: If an irrigation meter is needed, contact Central
Arkansas Water regarding the size and location of the water meter. If a meter is
needed, a Capital Investment Charge based on the size of the meter
connection(s) will apply to this project in addition to normal charges.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape:
1. The site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. Since this property is not being re-platted into a single parcel it is
recommended to turn the three (3) most easterly parking spaces into green
space so there are no parking spaces encroaching onto another lot.
3. Attention should be given to the street side retaining wall with regard to
visual/aesthetic appeal.
4. An automatic irrigation system to water landscaped areas will be required.
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 6, 2008)
Mr. Thomas Purnell of Thomas Engineering was present representing the
request. Staff presented an overview of the proposed development stating there
were additional items necessary to complete the review process. Staff stated the
landscape strip located between the two lots was inadequate to meet the
March 27, 2008
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-7081-A
4
landscape ordinance and suggested the applicant turn the three easterly parking
spaces into green space so there were no encroachments onto the existing
parking lot. Staff stated the development would be treated as two separate lots.
Mr. Purnell stated he would shift the parking lot to allow the landscape strip.
Staff also stated the street side retaining wall should be visually and aesthetically
appealing.
Public Works comments were addressed. Staff stated a grading permit would be
required prior to site grading. Staff also stated the outlet pipes from the parking
lot should be connected underground to the drainage structure in the right of way
and not flow overland, spill over the retaining wall and over the sidewalk to then
turn into the curb and gutter.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan addressing the issues raised at the
March 6, 2008, Subdivision Committee meeting. The parking lot has been
shifted to allow for proper separation and landscaping on the two lots. The
applicant has also indicated the outlet pipes for the parking lot will be connected
with the adjacent office lot to eliminate staff’s concerns related to the surface
draining over the sidewalk.
The site contains 2.175 acres and is currently zoned C-2, Shopping Center
District. The lot is existing and the lot area is less than the five acre typically
required per the C-2, Shopping Center District zoning district. The building
setbacks for this zoning district are typically 40-feet on the front, rear and sides.
The maximum building height allowed is 45-feet. The parking lot as proposed
complies with the typical ordinance standards for the zoning district. The lot was
created substandard with less land area than typically required when the plat was
approved a number of years ago. To staff’s knowledge there are no outstanding
technical issues associated with the request. Staff does not feel the
development of the lot as a parking lot will significantly impact the site or the
adjoining properties.
I. STAFF RECOMMENDATIONS:
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.
March 27, 2008
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-7081-A
5
PLANNING COMMISSION ACTION: (MARCH 27, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for approval. The motion carried by a
vote of 9 ayes, 0 noes and 2 absent.
March 27, 2008
ITEM NO.: 9 FILE NO.: LU08-09-01
Name: Land Use Plan Amendment - I-630 Planning District
Location: 4000 West Markham
Request: Commercial and Low Density Residential to Mixed Use
Source: Jerry Kelso, Crafton Tull Sparks
PROPOSAL / REQUEST:
A Land Use Plan amendment in the I-630 Planning District from Commercial and
Low Density Residential to Mixed Use. Mixed Use represents a mixture of
residential, office and commercial with a Planned Zoning District if there is
anything besides residential. The applicant is proposing a Planned Commercial
Development to build a Walgreens and have a small office in one of the existing
site buildings.
EXISTING LAND USE AND ZONING:
The property is currently zoned C-3 General Commercial for the motel, O-3
General Office District for a parking lot facing Markham, O-3 for a UAMS
affiliated office, and R-4 Two Family District for six single family residences. To
the north of this application is zoned C-3 for an office and a convenience store
and R-4 for single family residences. Immediately west is also zoned C-3 for a
Burger King restaurant. To the east and south is more R-4 zoning with both
single family and duplex residences. Southwest is R-5 zoning that is used for
UAMS campus.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
The amendment area is currently shown as Commercial and Low Density
Residential on the Future Land Use Plan. To the northeast and east is shown as
Single Family. Northwest of this site on the north side of Markham is shown as
Office. Immediately west of this site is shown as Commercial. South is shown
as Neighborhood Commercial and Mixed Use and Public Institutional is shown to
the southwest.
There have been no amendments to the Future Land Use Plan in this area since
1996 when the western portion of this site was amended from Suburban Office
and Mulitfamily to Commercial.
March 27, 2008
SUBDIVISION
ITEM NO.: 9 FILE NO.: LU08-09-01
2
MASTER STREET PLAN:
West Markham is shown as a Minor Arterial with reduced design standards. A
Minor Arterial provides connections to and through an urban area and their
primary function is to provide short distance travel within the urbanized area.
Entrances and exits should be limited to minimize negative effects of traffic and
pedestrians on Markham Street since it is a Minor Arterial. Both Pine and Cedar
Streets are shown as Collectors. The primary function of a Collector Street is to
provide a connection from Local Streets to Arterials. Plateau Street 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. 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 III bike route is shown on the Master Street Plan bicycle section along
both Pine and Cedar Streets. 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.
PARKS:
According to the Master Parks Plan, this area is within eight blocks of a city park
or open space. North of this site is Allsopp Park and west is War Memorial Park.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this
amendment.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
This area is covered by the Capitol View Stifft Station Neighborhood Action Plan.
Their Community Development Goal states: “Establish common ground area with
UAMS development between Markham and I-630 on Pine and Cedar Streets.”
March 27, 2008
SUBDIVISION
ITEM NO.: 9 FILE NO.: LU08-09-01
3
ANALYSIS:
This application site has been shown on the Future Land Use plan as
Commercial on the west and Low Density Residential on the east since 1996.
An amendment was passed in 1996 to change the west half of this amendment
location and the Burger King site immediately west of the amendment area from
Suburban Office and Multi Family to Commercial. The proposed application
would change approximately 1.2 acres from Commercial to Mixed Use and
approximately 1.5 acres from Low Density Residential to Mixed Use.
The applicant has also filed a Planned Commercial Development for this site for
a future Walgreens with a small office on the site. Mixed Use would
accommodate this mixed development since the Planned Development is being
utilized.
South of this application is a long strip of Neighborhood Commercial and Mixed
Use. The Neighborhood Commercial is located south of Plateau between Cedar
and the alley just east of Cedar. The Mixed Use is located south of Plateau and
is between the alley east of Cedar and the alley just east of Pine. These strips of
non residential uses were intended to serve as a buffer between the UAMS
campus and the Capitol View Stifft Station neighborhoods. This application
would essentially extend the Mixed Use north from Plateau to Markham Street,
except the east side of Pine north of Plateau would remain Single Family on the
Plan.
The area to the south has experienced some changes with the growth of the
UAMS campus. Staff recognizes that there are now more Public Institutional
uses in this area than are reflected on the Future Land Use Plan. A separate
amendment may be filed in the future to ‘clean up’ the Future Land Use Plan to
show these existing uses.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood association: Capitol View Stifft
Station. Staff has received no comments from area residents.
STAFF RECOMMENDATIONS:
Staff believes the change is appropriate.
March 27, 2008
SUBDIVISION
ITEM NO.: 9 FILE NO.: LU08-09-01
4
PLANNING COMMISSION ACTION: (MARCH 27, 2008)
Walter Malone, Planning Staff presented the item to the Commission.
Mr. Malone reviewed the Land Use pattern in the area. Mixed Use has been
used as the transition from the MedCenter (UAMS) area to the neighborhood.
Staff believes that the change from Commercial and Low Density Residential to
Mixed Use for this one block is a natural continuation of the use pattern from the
south. Staff recommends the change. Mr. Malone turned the presentation over
to Ms. Donna James for the related zoning case, a Planned Zoning District for a
Walgreen’s and Office structure. (See item 9.1 Z-2332-B for a complete minute
record). By a vote of 7 for 0 against 1 recuse the item was approved.
March 27, 2008
ITEM NO.: 9.1 FILE NO.: Z-2332-B
NAME: Walgreen Drug Store Short-form PCD, Alley Abandonment and Easement
Abandonment
LOCATION: Located South of West Markham between South Pine and South Cedar
Streets
DEVELOPER:
Springfield Holdings Group LLC
11908 Kanis Road, Suite G-6
Little Rock, AR 72211
ENGINEER:
Crafton, Tull, Sparks
10825 Financial Centre Parkway, Suite 300
Little Rock, AR 72211-3554
AREA: 1.91 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
CURRENT ZONING: C-3, General Commercial, O-3, General Office and R-4,
Two-family
ALLOWED USES: General Commercial, General Office, Single-family and
Two-family residences
PROPOSED ZONING: PCD
PROPOSED USE: Walgreen Drug Store and Office Building
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
The applicant is seeking a rezoning of the site to allow the redevelopment of the
site with a mixed use, office and commercial, development. The existing
structures located on the site will be demoed with the exception of the existing
office building located on the southwest corner of the property. As a part of the
proposal the developers are seeking an amendment to the City’s Future Land
Use Plan as a separate item on this agenda (Item #9 – File No. LU08-09-01).
March 27, 2008
SUBDIVISION
ITEM NO.: 9.1 (Cont.) FILE NO.: Z-2332-B
2
The applicant is also seeking approval of an easement abandonment and alley
vacation with the current request.
The mixed use PCD will include two proposed lots for the current City block. The
first lot will be redeveloped to accommodate a new Walgreen Drug store.
Additional right of way for public streets will be dedicated and landscaping will be
installed to meet the City of Little Rock ordinance requirements. An enhanced
landscape strip will be provided along Pine Street that will include fencing and
enhanced landscaping. This will provide a buffer to the residential uses across
the street. The second lot will be used for office space. The developers will
maintain the existing building and parking. All existing utilities will be relocated
along the proposed alley to be vacated.
B. EXISTING CONDITIONS:
The site contains a number of uses including a hotel, office and residential uses.
The area to the south is residential on the east side of Cedar Street and the
UAMS Hospital campus is located on the west side of Cedar Street. The area to
the north is a mix of office and residential uses including one and two family
residences. To the west is a restaurant, convenience store and laundry facility.
To the east is an apartment building and single-family homes.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. The Capitol View Stifft Station Neighborhood Association, all property
owners located within 200 feet of the site and all residents, who could be
identified, located within 300-feet of the site were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. South Pine Street is classified on the Master Street Plan as a collector
street. A dedication of right-of-way 30 feet from centerline will be required.
2. South Cedar Street 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. West Markham Street is classified on the Master Street Plan as a minor
arterial with special design standards. A dedication of right-of-way 35 feet
from centerline will be required.
4. A 40 foot radial dedication of right-of-way is required at the intersection of
West Markham and South Cedar Streets.
March 27, 2008
SUBDIVISION
ITEM NO.: 9.1 (Cont.) FILE NO.: Z-2332-B
3
5. A 20 foot radial dedication of right-of-way is required at the intersection of
West Markham and South Pine Streets.
6. Old curb cuts should be closed with new curb and gutter.
7. Some of the curb and gutter along South Pine Street must be replaced.
8. 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
installed along West Markham Street, South Pine Street, Plateau Street,
and South Cedar Street. The sidewalk along Plateau Street should be
placed in a sidewalk easement north of the concrete channel.
9. Handicap access ramps should be installed at the intersection of West
Markham and South Pine Street.
10. The radius of the driveway on South Cedar Street should be reduced to a
10 foot radius due to the one (1) way traffic on South Cedar Street.
11. A special Grading Permit for Flood Hazard Areas will be required per
Section 8-283 prior to construction.
12. The minimum Finish Floor Elevation of new structure of at least one (1) foot
above the base flood elevation is required to be shown on plat and grading
plans.
13. A substantial area of the site lies within the floodplain of Plateau Ditch. If
the existing office building does not comply with the current flood
regulations, the structure will be required to meet the current flood
regulations if 50 percent or more improvements are performed on the
structure. The 50 percent threshold is determined by comparing the cost of
improvements to the appraised value of the structure.
14. The proposed driveway on West Markham Street should be moved further
west and closer to the Cedar Street intersection. This will create only one
(1) stack of vehicles instead of two (2) separate stacks.
15. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
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. 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. Site
grading and drainage plans will need to be submitted and approved prior to
the start of construction.
18. Storm water detention ordinance applies to this property. Show the
proposed location for storm water detention facilities on the plan.
March 27, 2008
SUBDIVISION
ITEM NO.: 9.1 (Cont.) FILE NO.: Z-2332-B
4
19. If disturbed area is one (1) or more acres, obtain a NPDES storm water
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
20. 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: Existing sewer main on site must be relocated at developer’s
expense. Contact Little Rock Wastewater Utility at 688-1414 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. Contact Central Arkansas
Water regarding the size and location of the water meter. Additional fire
hydrant(s) may be required. Contact the Little Rock Fire Department to obtain
information regarding the required placement of the hydrant(s) and contact
Central Arkansas Water regarding procedures for installation of the hydrant(s).
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the I-630 Planning District. The
Land Use Plan indicates Commercial on the west and Low Density Residential
on the east side of the application. The applicant has applied for a Planned
Commercial Development to allow a 13,650 square foot Walgreen Drug Store.
A Land Use Plan amendment is a separate item on this agenda (File # LU08-09-
01) to change the plan from Commercial and Low Density Residential to Mixed
Use.
March 27, 2008
SUBDIVISION
ITEM NO.: 9.1 (Cont.) FILE NO.: Z-2332-B
5
Master Street Plan: West Markham is shown as a Minor Arterial with reduced
design standards. 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 West Markham Street since it is a Minor
Arterial. Both South Pine and South Cedar Streets are shown as Collectors.
The primary function of a Collector Street is to provide a connection from Local
Streets to Arterials. Plateau Street 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. 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 III bike route is shown on the Master Street Plan bicycle
section along both South Pine and South Cedar Streets. 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 Capitol View Stifft Station
Neighborhood Action Plan. Their Community Development Goal states:
“Establish common ground area with UAMS development between Markham and
I-630 on Pine and Cedar Streets.”
Landscape:
1. The site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. The parking lot appears to be drawn in excess and can be reduced in overall
width by two (2’) and three (3’) foot in areas. The street buffers have been
reduced per the allowance of the mature area; however, this street side buffer
can be increased easily along South Cedar Street.
3. The landscape ordinance requires building landscaping; currently, the site
plan is not meeting this minimal amount. It appears the sidewalks can be
eliminated in some areas to increase compliancy towards this minimal
ordinance requirement. A variance from this minimal ordinance standard
must be obtained from the City Beautiful Commission prior to the issuance of
a building permit.
4. The interior landscaping requirement of the Landscape Ordinance is not
currently being met. A variance from this minimal ordinance standard must
March 27, 2008
SUBDIVISION
ITEM NO.: 9.1 (Cont.) FILE NO.: Z-2332-B
6
be obtained from the City Beautiful Commission prior to the issuance of a
building permit. Depending on the transfers of the building landscaping
requested; this amount may be less than the 2,526 square feet shown.
5. Currently, Lot 2 does not reflect the minimal landscape perimeter strip.
Perhaps, this area can be platted as an access easement; otherwise, a
variance must be obtained from the City Beautiful Commission for this
reduction/elimination of the required landscape perimeter strip.
6. An automatic irrigation system to water landscaped areas will be required.
7. 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.
8. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (March 6, 2008)
The applicant was present. Staff presented an overview stating the development
was proposed encompassing a city block and was proposed containing an office
and a Walgreen Drug store. Staff stated there were a number of outstanding
issues associated with the request. Staff requested the applicant provide the
days and hours for delivery service, details of proposed signage including
building and ground mounted signage. Staff stated neighborhood comments
included the placement of bicycle racks and developing the site to be pedestrian
friendly including clearly identifying cross walks and entrances for pedestrians.
Staff stated the site was located adjacent to residential homes to the north and
east. Staff requested the development be constructed to be neighborhood
compatible since the development would be located in a residential
neighborhood.
Public Works comments were addressed. Staff stated the drive located on West
Markham Street should be removed. Staff also stated a 20 foot radial dedication
would be required at the intersection of the abutting streets. Staff also stated
streetlights would be required at the time of redevelopment and prior to the
issuance of the final certificate of occupancy. Staff also stated a sidewalk was
required on Plateau Street on the north side of the ditch. The applicant
questioned the need for the sidewalk and the request to remove the West
Markham Street driveway. He stated there was not a sidewalk located behind
the newly constructed Burger King. Staff stated they would review this request
and then advise the applicant as to the need for the sidewalk and the location of
a driveway onto West Markham Street.
March 27, 2008
SUBDIVISION
ITEM NO.: 9.1 (Cont.) FILE NO.: Z-2332-B
7
Landscaping comments were addressed. Staff stated the site plan did not
include any building landscaping. Staff also stated the interior landscaping
requirement of the landscape ordinance was not currently being met. Staff
stated Lot 2 did not reflect the minimal perimeter landscape strip. Staff stated
since Lot 2 conditions were existing, no landscaping would be required.
Staff noted the comments from the other reporting departments and agencies
indicating the developer should contact them directly for additional information.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing a number of the
issues raised at the March 6, 2008, Subdivision Committee meeting. The
applicant has met with public works staff and they have determined a driveway
on West Markham Street is acceptable but should be located near the
intersection of West Markham and Cedar Streets. To address staff’s concerns
related to the placement of the drive-through on the site, the applicant has
“flipped” their building relocating the drive-through to the Cedar Street side of the
building and placed the service area of the building fronting Plateau Street.
Landscaping comments have been addressed. The site plan indicates building
landscaping will be placed per the typical ordinance requirements. Staff is no
longer requiring a sidewalk to be placed along Plateau Street since there is no
sidewalk located to the east and sidewalks are located on the south side of the
street.
The applicant has indicated the hours of operation for the store will be from
8:00 am to 10:00 pm seven days per week. The revised cover letter indicates a
desire to not limit the hours and the store have the ability to operate 24-hours per
day should there be a demand for 24 hour service. The hours of delivery service
are limited at 8:00 am to 10:00 pm and the hours of trash compactor service are
limited to 8:00 am to 10:00 pm. Staff has concerns with the request to be
allowed to operate 24 hours. The store is located on the fringe of a residential
neighborhood with homes located to the north, south and east of the site. Staff
feels with 24 hour activity these residents could potentially be impacted by the
closing of car doors, voices traveling and vehicular noise entering and leaving the
site. Staff feels the approval should be limited to the hours indicated of 8:00 am
to 10:00 pm.
A monument sign with a LED reader board is proposed at the intersection of Pine
and West Markham Streets. The sign is proposed with a 2 foot brick base and a
sign area six feet in height. The length is proposed with a maximum of 17 feet.
The LED Reader board must comply with standards established in Chapter 36,
Article 10 of the Little Rock Code of Ordinances. Building signage is indicated on
all four sides of the building. The signage proposed will not exceed ten percent
of the total façade area of the wall where the signage is located.
March 27, 2008
SUBDIVISION
ITEM NO.: 9.1 (Cont.) FILE NO.: Z-2332-B
8
The site plan indicates a screening fence and enhanced landscaping along the
Pine Street frontage. The fence is proposed with a maximum height of three feet
which will screen the headlights of vehicles parked along the Pine Street
frontage. The site plan also indicates the placement of enhanced landscaping in
this area both for aesthetics and to act as a sound barrier. Staff will work with the
applicant at the time of permitting to determine the best suited plantings to
accomplish these items.
The site plan indicates the creation of two lots. Lot 1 will contain the Walgreen
Drug store and Lot 2 will contain an existing office building. An access easement
will be located on the site to allow cross access for each of the lots and to allow
access to the abutting streets. The site plan indicates the placement of
54 parking spaces on Lot 1 and 14 parking spaces on Lot 2. The ordinance
would typically require the placement of 45 parking spaces to serve Lot 1 and 9
spaces to serve Lot 2. The indicated parking is more than adequate to serve the
development.
The site plan indicates building setbacks per the typical ordinance standards for
C-3, General Commercial District zoned property. The maximum building height
proposed is 30 feet. The top of the parapet tower on the typical store is
27’-11 ½”, within the typical allowable height per the C-3 zoning district.
Staff is supportive of the request to allow the placement of the proposed
Walgreen Drug Store and the office use on the site but staff has concerns with
the proposed hours of operation. Staff feels the hours should be limited to
8:00 am to 10:00 pm since the development is located within a neighborhood.
I. STAFF RECOMMENDATIONS:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (MARCH 27, 2008)
The applicant was present. There were registered objectors present. Staff presented
the item stating they had met with the applicant concerning staff’s recommendation of
denial of the proposed hours of operation for the site. Staff stated based on the meeting
they were now supportive of allowing the store to have the option for 24 hour operation
and the applicant’s additional request for removing any restrictions for the hours of
delivery service and trash compactor service. Staff stated although the site was located
on the fringe of a residential neighborhood there were other 24 hour activities located in
the immediate area which did not appear to have significantly impacted the
neighborhood. Staff stated the store hours currently being proposed were from 8:00 am
to 10:00 pm daily. Staff stated if and when the store became a 24 hour store and they
became aware of the change in hours they will notify the neighborhood association in
the area of the change in operational hours. Staff stated to their knowledge there are
no remaining outstanding technical issues associated with the request. Staff presented
March 27, 2008
SUBDIVISION
ITEM NO.: 9.1 (Cont.) FILE NO.: Z-2332-B
9
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. Jeff Nichols of Springfield Holdings was present representing the request. He
deferred to allow the opposition to speak.
Mr. Clint Boone addressed the Commission in support of the proposed Walgreen store
but with concerns of the proposed 24 hour operating hours. He stated his home was
located on South Oak Street. He stated the site was surrounded on three sides with
residential homes. He stated a 24 hour operating business did not allow for a transition
from the hospital to the west and the neighborhood on the east. He stated he felt the
new drug store would have a positive impact on the area. He stated his concerns were
with the lighting of the parking lot, the traffic a 24 hour operation would generate and
general noise. He stated the store would require traffic to keep the store open 24 hours.
Mr. Jonathon Hubbard addressed the Commission with concerns. He stated the
developers had met with him in the hall and addressed some of his concerns. He
stated he was concerned with the increase in traffic the site would generate. He stated
he was also concerned with the 24 hour operating hours. He stated he did not feel the
24 hour operating hours was a good transition between the homes and the
non-residential uses. He stated his home was located on North Cedar Street.
Mr. Jeff Nichols addressed the Commission as the applicant. He stated there was a
blighted motel on the site which operated 24 hours per day seven days per week. He
stated the design of the building was taking into consideration the adjacent
neighborhood. He stated the site would be designed pedestrian friendly and the
developers would place bicycle racks on the site to encourage walking and biking to the
site. He stated he did not feel loitering would be a problem. He stated Walgreen had a
strict policy regarding loitering. He stated he had met with all the neighbors on Pine
Street and the Capitol View Stifft Station Neighborhood Association and none appeared
to have concerns with the development or the 24 hour operating hours.
Mr. Nichols stated lighting would be designed to on overspill the site. He stated lighting
would be designed by an electrical engineer to ensure there was no bleeding into the
neighborhood.
Mr. Nichols stated the option to operate 24 hours was important to Walgreen. He stated
the 24 hour operating hours was a service the drug store like to offer to customers. He
stated with the site being located adjacent to UAMS and Walgreen also felt it important
to have the ability to operate 24 hours to fill prescriptions for persons leaving the
hospital. He stated he was not sure of the traffic counts which would warrant the store
to operate 24 hours. He stated the operations division of Walgreen did have a formula
for determining when a facility should operate 24 hours.
March 27, 2008
SUBDIVISION
ITEM NO.: 9.1 (Cont.) FILE NO.: Z-2332-B
10
The Commission questioned the traffic counts at the existing stores. Mr. Nichols stated
the Bowman store, which was the only 24 hour store in Little Rock proper, was
1203 trips per day or 600 cars per day or 43 cars per hour. He stated he did not know
the number of walk-up customers.
There was no further discussion of the item. The chair entertained a motion for
approval of the item. The motion carried by a vote of 7 ayes, 0 noes, 3 absent and
1 recusal (Commissioner Jeff Yates).
March 27, 2008
ITEM NO.: 10 FILE NO.: Z-3168-H
NAME: Tract C Parkway Place Addition Short-form PD-R
LOCATION: Located West of Oak Meadow Lane and South of Parkside Drive
DEVELOPER:
James Built Homes
10 Otter Creek Court, Suite A
Little Rock, AR 72210
ENGINEER:
McGetrick and McGetrick Engineers
10 Otter Creek Court, Suite A
Little Rock, AR 72210
AREA: 2.43 acres NUMBER OF LOTS: 19 FT. NEW STREET: 0 LF
CURRENT ZONING: O-3, General Office District
ALLOWED USES: General Office
PROPOSED ZONING: PD-R
PROPOSED USE: 19 detached single-family homes
VARIANCES/WAIVERS REQUESTED:
1. A variance from the Subdivision Ordinance to allow the creation of lots utilizing a
private street and the creation of lots without public street frontage (Section 31-207
and Section 31-231).
2. A variance from the Subdivision Ordinance to allow the creation of lots utilizing
reduced lot widths and reduced lot area (Section 36-254(d)(4)).
The applicant submitted a request dated March 12, 2008, requesting a deferral of this
item to the May 8, 2008, public hearing. Staff is supportive of the deferral request.
March 27, 2008
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-3168-H
2
PLANNING COMMISSION ACTION: (MARCH 27, 2008)
The applicant was present. There were no registered objectors present. Staff stated
the applicant had submitted a request dated March 12, 2008, requesting a deferral of
the item to the May 8, 2008, 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
placement of the item on the Consent Agenda for approval of the deferral request. The
motion carried by a vote of 9 ayes, 0 noes and 2 absent.
March 27, 2008
ITEM NO.: 11 FILE NO.: Z-4293-A
NAME: UCP Short-form POD
LOCATION: Located at 10322 West 36th Street
DEVELOPER:
United Cerebral Palsy of Arkansas
9720 N. Rodney Parham Road
Little Rock, AR 72227
SURVEYOR:
Dillinger, Inc.
P.O. Box 9425
Little Rock, AR 72219
AREA: 1.19 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family and PCD
ALLOWED USES: Single-family residential and Adult day facility for UCP
PROPOSED ZONING: POD
PROPOSED USE: United Cerebral Palsy adult center and two residential units
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
Ordinance No. 14,730 rezoned the western portion of the site from R-2, Single-family to
PCD establishing United Cerebral Palsy Short-form PCD. The approval allowed the
utilization of the site by United Cerebral Palsy as an educational and training facility for
disabled children and adults. The development goal of UCP was to provide a newer,
safer and more accessible facility which would house the educational, training, therapy,
vocational, evaluation and training and administrative support for the overall
programmatic needs of persons with Cerebral Palsy. The development plan included a
building with 22,00 square feet of floor area and 45 parking spaces. A single drive from
West 36th Street was proposed. The building and parking have been constructed on the
site. UCP subsequently acquired the adjacent single-family residence located to the
east of the facility. The house is occupied as a single-family residences by UCP clients.
March 27, 2008
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-4293-A
2
A. PROPOSAL/REQUEST:
United Cerebral Palsy of Central Arkansas, doing business as United Cerebral
Palsy of Arkansas is attempting to increase the ability of people with
developmental disabilities to access affordable, accessible housing. At the
present time, affordable, accessible housing is extremely limited for people with
disabilities and UCP is, in a small way, trying to assist in this endeavor.
Currently, the house located at 10322 West 36th Street is home to three
individuals with disabilities. This location provides not only affordable and
accessible housing, it is conveniently located next door to the UCP Adult Center
which provides habilitation, therapy and work activity services. The request is to
add an additional unit to the site by placing a 14-foot by 64-foot manufactured
home. The placing of a mobile home on the property will allow accessible
housing for two additional individuals.
UCP of Arkansas will not be adding any future residences on this property. The
request to rezone the property from PCD and R-2 to POD will allow the site to be
connected with the adjoining property located at 10400 West 36th Street, which is
the UCP Adult Center. UCP of Arkansas prides itself in being a “good neighbor”
to its fellow citizens and this request for rezoning is for the express purpose of
adding the mobile home to the property. Approval of this request will not result in
additional dwellings being requested in the future. This is the only building to be
added to the property identified in the application.
B. EXISTING CONDITIONS:
To the west of the site is the United Cerebral Palsy Adult Center and further west
is a residential development serving Our Way. This area of West 36th Street
contains a number of uses including two churches (one located to the northeast
and one located to the south), residential units (located to the southeast and
west) and office warehouse uses located to the west along Shackleford Road.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received an informational phone call from an area
resident. The John Barrow Neighborhood Association, all property owners
located within 200 feet of the site and all residents, who could be identified,
located within 300-feet of the site were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. 36th Street is classified on the Master Street Plan as a minor arterial. A
March 27, 2008
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-4293-A
3
dedication of right-of-way 45 feet from centerline will be required.
2. With future site development, provide the design of the street conforming to
the Master Street Plan. Construct one-half street improvement to 36th Street
including 5-foot sidewalks with the planned development. The new back of
curb will be located 29.5 feet from the centerline.
3. All driveways shall have concrete aprons per City Ordinance. The concrete
paving should begin at the future curb line and extend to the edge of the new
right-of-way. Asphalt should be installed from the apron to the existing edge
of pavement of the street. A two (2) percent cross slope should be
maintained across the new asphalt paved area to the driveway apron. The
concrete apron should be constructed per City detail taking into consideration
the future sidewalk crossing.
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).
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements. Contact Little
Rock Wastewater Utility at 688-1414.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: Contact Central Arkansas Water if larger and/or
additional meter(s) are required.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the I-430 Planning District. The
Land Use Plan shows Multi Family for this property. The applicant has applied
for a Planned Residential Development to allow the placement of a manufactured
home on the site to serve as a second residence.
March 27, 2008
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-4293-A
4
The request does not require a change to the Land Use Plan.
Master Street Plan: West 36th Street is shown as 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 36th Street since it is a Minor Arterial. This street may require dedication of
right-of-way and may require street improvements for entrances and exits to the
site.
Bicycle Plan: A Class II is shown along West 36th Street. 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.
Neighborhood Action Plan: This area is covered by the John Barrow
Neighborhood Action Plan. The Housing and Neighborhood Revitalization goal
states: “provide an enhanced climate for home - ownership and new residents in
the area.”
Landscape: No comment on this single-family development.
G. SUBDIVISION COMMITTEE COMMENT: (March 6, 2008)
The applicant was present representing the request. Staff presented an
overview of the proposed development stating there were additional items
necessary to complete the review process. Staff questioned the tenants of the
proposed residential units. Staff also questioned if UCP was willing to limit the
approval to their ownership. Staff stated the ordinance typically required the
placement of structures compatible with other residential uses in the area. Staff
noted in this immediate area there were few residential uses.
Public Works comments were addressed. Staff stated West 36th Street was
classified on the Master Street Plan as an arterial street classification. Staff
stated a dedication of right of way 45 feet from centerline would be required.
Staff also stated with any future development street improvements to West 36th
Street would be required including curb, gutter and sidewalk. Staff stated the
existing gravel drive would require construction of the driveway apron to
eliminate tracking onto the City street. Staff stated the apron should be
constructed to 29.5 feet from the new curb line and extend to the edge of the new
right of way.
Staff noted comments from the other reporting departments and agencies
requesting the applicant contact them directly for additional information. There
March 27, 2008
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-4293-A
5
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 most of the issues
raised at the March 6, 2008, Subdivision Committee meeting. The revised plan
orients the proposed manufactured home in the same manner as the existing
single-family structure. The applicant has indicated the new home will comply
with the standards typically identified in Section 36-262(d)(2)) to include a roof
pitch of three in twelve or fourteen degrees or greater, removal of all transport
elements, placement of the home on a permanent foundation, the exterior wall
finished compatible with the neighborhood, underpinning with permanent
materials and off-street parking per single-family dwelling standards. The
applicant has also indicated a dedication of right of way 45 feet from centerline,
paving of the existing driveway to begin at the future curb line and extend to the
edge of pavement of the street.
The home is proposed to be ADA accessible. A deck and ramp on the front of
the home is proposed. The deck is proposed 24 feet in length and eight feet
wide. The ramp to the deck is proposed four feet wide and will have a grade of
1” per 1 foot. The back door is proposed with a four by four deck with a four foot
wide ramp and a 1” per 1 foot grade.
The existing home is located approximately 70-feet from the existing right of way
of West 36th Street and the manufactured home is proposed to be placed 42 feet
from the rear of the existing structure. The manufactured home will be located
approximately 70 feet from the west property line and 80 plus feet from the
eastern property line.
Staff is not supportive of the placement of a manufactured home on the site.
Staff feels the proposed home is out of character with the neighborhood which in
recent past has seen a great deal of new single-family construction including the
approval and development of a new single-family subdivision to the southeast.
Kingston Place subdivision is located a few blocks east of the site and is
experiencing a great deal of new home construction. Staff feels the placement of
the manufactured home on this site is not compatible with the neighborhood.
I. STAFF RECOMMENDATIONS:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (MARCH 27, 2008)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated March 25, 2008,
requesting withdrawal of the item without prejudice. Staff stated the withdrawal request
March 27, 2008
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-4293-A
6
would require a waiver of the Commission’s By-laws with regard to the withdrawal
request being made less than five (5) days prior to the Commission meeting. Staff
stated they were supportive of the withdrawal request.
There was no further discussion of the item. The chair entertained a motion for
approval of the By-law waiver with regard to the late deferral request. The motion
carried by a vote of 9 ayes, 0 noes and 2 absent. The chair entertained a motion for
placement of the item on the Consent Agenda for approval of the withdrawal request.
The motion carried by a vote of 9 ayes, 0 noes and 2 absent.
March 27, 2008
ITEM NO.: 12 FILE NO.: Z-4653-G
NAME: Powell Brothers Revised Short-form PCD
LOCATION: Located at 1308 South Bowman Road
DEVELOPER:
Powell Brothers, Inc.
5509 Springvale Suite B
North Little Rock, AR 72116
ENGINEER:
McGetrick and McGetrick Engineers
10 Otter Creek Court, Suite A
Little Rock, AR 72210
AREA: 0.81 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PCD
ALLOWED USES: 50% selected commercial uses and 50% office/office
warehouse
PROPOSED ZONING: Revised PCD
PROPOSED USE: Add catering company as an allowable use
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
Ordinance No. 17,221 adopted by the Little Rock Board of Directors on July 2, 1996,
established the United Properties Subdivision Lot 2 Short-form PD-C. The development
was approved with restrictions on the allowable uses and the proposed use mix of the
development. The development was approved to allow fifty percent office or office
warehouse and fifty percent commercial uses from the following list of commercial uses:
Antique shop, Barber and beauty, Book and stationery shop, Camera shop, Clinic,
Clothing store, Community welfare or health clinic, drugstore or pharmacy, Duplication
shop, Florist shop, Furniture store, Handicraft, ceramic, sculpture or art work, Hardware
or sporting goods, Hobby shop, Medical appliance fittings and sales, Optical shop, Paint
and wallpaper, Pet shop, Photography studio, Secondhand store, used furniture, Shoe
March 27, 2008
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-4653-G
2
repair, Tailor, Tool and equipment rental (inside only), Travel bureau. The building was
proposed containing 10,000 square feet and 31 parking spaces. The building and
parking have been constructed on the site.
A. PROPOSAL/REQUEST:
The applicant is now requesting an amendment to the previously approved PCD
to expand the allowable uses for the site. The request is to add a catering
company to the allowable uses for the site. The catering company is proposing a
minor exterior modification to include a drive-way for access to the side of the
building and an exterior door installed on the side of the building for loading the
catering vehicles.
B. EXISTING CONDITIONS:
The site contains a strip center with a number of commercial uses. The area is
developed with a mixture of uses including office/office warehouse, mini-storage,
retail and non-conforming retail such as a liquor store and the skate center.
South Bowman Road adjacent to this site have been constructed to Master
Street Plan standard. The road improvements to the north and south have not
been completed.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received an informational phone call from an area
resident. The John Barrow Neighborhood Association, all property owners
located within 200 feet of the site and all residents, who could be identified,
located within 300-feet of the site 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 available to the property.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
March 27, 2008
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-4653-G
3
Central Arkansas Water: Contact Central Arkansas Water if larger and/or
additional water meter(s) are required.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Ellis Mountain Planning District.
The Land Use Plan shows Service Trades District for this property. The
applicant has applied for a revised Planned Commercial Development to add
additional commercial uses as allowable uses to the site.
The request does not require a change to the Land Use Plan.
Master Street Plan: South Bowman Road is shown as a Minor Arterial with
special conditions. A Minor Arterial provides connections to and through an
urban area and their primary function is to provide short distance travel within the
urbanized area. Entrances and exits should be limited to minimize negative
effects of traffic and pedestrians on Bowman Road since it is a Minor Arterial.
This street may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes in this immediate area.
Neighborhood Action Plan: This area is not covered by a City of Little Rock
recognized neighborhood plan.
Landscape: All the landscaping, fencing, dumpster enclosures, etc. should all
be in good condition or replaced as a part of this request.
G. SUBDIVISION COMMITTEE COMMENT: (March 6, 2008)
The applicant was not present. Staff presented an overview to the Committee
members stating there were no outstanding technical issues associated with the
request remaining outstanding. Staff noted the developers were requesting
removal of the use mix requirement and the addition of C-3 uses as allowable
uses for the site. (The applicant subsequently amended the application to only
add a catering company as an allowable use with no other changes.)
March 27, 2008
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-4653-G
4
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
There were no outstanding technical issues raised at the March 6, 2008,
Subdivision Committee meeting in need of addressing. The applicant is seeking
a revision to a previously approved PCD to add an additional use as allowable
uses for the site. The applicant is also seeking approval to modify the approved
site plan and add a driveway along the southern perimeter of the site to allow the
proposed catering business access to load trucks and vans used for catering.
Staff is supportive of the request to add a catering company to the allowable
commercial uses for the site. The remaining 50 percent is to be occupied by
office or office warehouse uses. The site is proposed as a mixed use
development limiting the site to 50 percent commercial uses. Staff feels a
catering company will not generate a great deal of traffic to the site and should
have minimal impact on the parking located at this center. To staff’s knowledge
there are no outstanding issues associated with the request.
I. STAFF RECOMMENDATIONS:
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: (MARCH 27, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for approval. The motion carried by a
vote of 9 ayes, 0 noes and 2 absent.
March 27, 2008
ITEM NO.: 13 FILE NO.: Z-4953-B
NAME: Park Avenue Long-form PCD
LOCATION: Located on the Northwest corner of St. Vincent Circle and
University Avenue
DEVELOPER:
Strode Property Company
5950 Berkshire Lane #1600
Dallas, TX 75225
ENGINEER:
Lawrence A. Cates and Associates, LLP
14800 Quorum Drive, Suite 200
Dallas, TX 75254
PLANNER:
Good Fulton and Farrel
2808 Fairmount, Suite 300
Dallas, TX 75201
AREA: 28.39 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
CURRENT ZONING: C-3, General Commercial District
ALLOWED USES: General Commercial Uses
PROPOSED ZONING: PCD
PROPOSED USE: Mixed Use Development – Residential, Office, Retail
VARIANCES/WAIVERS REQUESTED: None requested.
Based on the number of comments raised at the March 6, 2008, Subdivision Committee
meeting, staff and the applicant request this item be deferred to the May 8, 2008, public
hearing.
March 27, 2008
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-4953-B
2
PLANNING COMMISSION ACTION: (MARCH 27, 2008)
The applicant was present. There were no registered objectors present. Staff stated
based on the number of comments raised at the March 6, 2008, Subdivision Committee
meeting, staff and the applicant requested the item be deferred to the May 8, 2008,
public hearing.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for approval of the deferral request. The
motion carried by a vote of 9 ayes, 0 noes and 2 absent.
March 27, 2008
ITEM NO.: 14 FILE NO.: Z-6079-H
NAME: Little Rock Christian Academy Long-form POD
LOCATION: Located at 19010 Highway 10
DEVELOPER:
Little Rock Christian Academy
19010 Cantrell Road – P.O. Box 17450
Little Rock, AR 72223
ENGINEER:
Central Arkansas Engineering
11708 Kanis Road
Little Rock, AR 72211
ARCHITECT:
Lewis Architects Engineers
11225 Huron Suite 104
Little Rock, AR 72211
AREA: 52.07 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family with a CUP for a school
ALLOWED USES: Private elementary, middle and high school
PROPOSED ZONING: POD
PROPOSED USE: Master Plan for a private elementary, middle and high school
VARIANCES/WAIVERS REQUESTED:
1. A deferral of the Master Street Plan requirements for the construction of
improvements to Highway 10 for five years or until adjacent development occurs.
2. A deferral of the required sidewalk or bike trail along the Divide Parkway for a period
of five years or until adjacent development occurs.
3. A variance from Section 29-187(e) (1) of the Land Alteration Ordinance to allow
advanced grading of a multi-phased development when construction is imminent on
Phase I.
March 27, 2008
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-6079-H
2
BACKGROUND:
On December 12, 1995, the Planning Commission approved the first conditional use
permit to allow the school, then known as Walnut Valley Christian Academy, to build a
new campus on a 20-acre site. The school was originally approved to have an
enrollment of 1,040 students with a staff of 100.
On June 26, 1997, the Commission approved a revision to the conditional use permit
allowing for expansion of the school onto an adjacent 10-acre tract. Enrollment stayed
at 1,040 and employee numbers increased to 110.
On September 3, 1998, the Commission approved a second revision to the conditional
use permit allowing for a change in the phasing plan and an increase in enrollment to
1,100 students. Employee numbers stayed at 110.
On May 11, 2000, the Commission approved a third revision to the conditional use
permit allowing for the introduction of a new phase. The site stayed at 30± acres and
enrollment and employee numbers stayed at 1,100 and 110 respectively.
On January 9, 2003, the Commission approved a fourth revision to the conditional use
permit allowing for expansion onto an adjacent 20-acre tract; resulting in a total of
50± acres. The revision allowed for expansion of the school and an increase in student
enrollment and employee numbers to 1,700 and 170 respectively. The plan included
the introduction of several new buildings, a track and practice field, a baseball field and
additional parking. Some of the previously approved buildings were relocated under the
new plan.
The Commission reviewed and approved a fifth revision to the school’s site plan at their
February 3, 2005, public hearing. The school proposed a revision to the C.U.P.
allowing for a slight increase in student population and building square footage. The
phases for future construction were revised to accommodate the school’s current and
projected needs. The student and faculty/staff numbers were proposed as 2,058 and
220 respectively. The total building square footage was proposed to increase from
264,924 square feet to 309,424 square feet. The baseball field was eliminated from the
plan and the practice field and track were relocated from the front of the site to the rear.
There was some slight modification of the driveways and parking.
A 5.19± acre parcel at the southwest corner was removed from the plan. There were no
specific plans for that parcel, although it was anticipated that some sort of office
rezoning request would be proposed at a later date. The new driveway was shown as
entering the school campus from the west. The driveway would tie into a new collector
street which was to be built west of the campus. The new street and school access
would be constructed to coincide with Phase I of the campus plan. This new street
March 27, 2008
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-6079-H
3
would be signalized at its intersection with Cantrell Road. City staff, the adjacent land
owner and the school all agreed to the new plan. Due to the change in the driveway
alignment, a total of 680 parking spaces would be provided on site.
Below is a summary of the joint access basic design elements agreed to by the parties.
1. LRCA-Pfeifer shared access to a new traffic signal controlled intersection on
Highway 10 at the location Pfeifer proposed for the collector street (Northwest
Territory Parkway). This would be without affecting the location of the existing
Wal-Mart truck drive on the south side of Hwy. 10. The traffic signal operation
would utilize what is termed as “split-phasing”, with the north and south legs
operating as distinct separate signal phases. This would permit dual left-turning
movements southbound to eastbound onto Hwy. 10. This would also allow left
turns from the Wal-Mart truck drive to be served by the traffic signal, but green
time would only be called for northbound to westbound left turn vehicle demand
(northbound right turns would be in available gaps with right-turn-on-red).
2. LRCA Drive would be constructed to a 4-lane width and intersect Northwest
Territory Parkway approximately 500 feet north of Hwy. 10. As necessary, LRCA
would employ off-duty police officers to direct traffic at the intersection of
Northwest Territory Parkway and LRCA Drive.
3. Future east-west commercial drive access to Northwest Territory Parkway would
be permitted at approximately 250 feet north of Hwy. 10 (subject to working out
the Entergy ownership issue) to serve the out parcels on the south edge of the
LRCA site.
4. Northwest Territory Parkway would be constructed to a 4-lane width north from
Hwy. 10 to some distance past the proposed Northwest Territory Court
intersection to the west. This would allow separate (side-by-side, opposite-
direction) left turn lanes to Northwest Territory Court and to LRCA Drive so no
center left turn lane use conflicted in the offset area between the two
intersections. Alternately, Northwest Territory Court could be re-aligned to
intersect Northwest Territory Parkway further north and thereby provide sufficient
distance between the offset intersections to allow bi-directional left-turn lane
usage.
5. No changes would be made to the existing LRCA Boulevard intersection with
Hwy. 10. LRCA would effect all left in and left out movements at the signal
controlled intersection (Northwest Territory Parkway intersection with Hwy. 10),
not at LRCA Boulevard and Hwy. 10 during AM arrival and PM dismissal peak
school periods. LRCA Boulevard and Hwy. 10 would not be controlled by
off-duty police officers.
6. The only access to Hwy. 10 between Northwest Territory Parkway and LRCA
Boulevard would be a single right-in-right-out access drive to the out parcels.
All issues related to Hwy. 10 access were subject to concurrence by Arkansas State
Highway and Transportation Department. The Northwest Territory Parkway (the Divide
March 27, 2008
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-6079-H
4
Parkway) has been constructed but has not been accepted by the City as a Public Right
of Way. An annexation request for a 19 acre tract was approved by the Little Rock
Board of Directors at their May 17, 2005, Public Hearing.
On September 1, 2005, a request to rezone 5.19 acres of this site from R-2, Single-
family to PCD and allow the creation of a three lot plat was denied by the Little Rock
Planning Commission. The rezoning request included four acres located adjacent to
Cantrell Road for proposed development with the remainder of the site remaining zoned
R-2, Single-family and held as a tract. Little Rock Christian Academy would retain
ownership of the 1.19 acre tract, which was adjacent to the driveway entrance from
Cantrell Road. The previously approved CUP did not include the area adjacent to the
entrance driveway and the applicant indicated at the time of development Little Rock
Christian Academy would revise their CUP to allow for development of the 1.19-acre
tract.
The remainder of the site would be developed with two lots each containing two acres.
The lots would share a driveway access from Cantrell Road and a drive was proposed
from the northern property line to a proposed roadway located to the west (Northwest
Territory Parkway). The applicant also indicated there would be no access to the lots
from the Little Rock Christian Academy campus. The development was proposed
containing C-3, General Commercial District uses.
A. PROPOSAL/REQUEST:
The applicant is now proposing a rezoning of the site from R-2, Single-family with
a CUP to POD. Little Rock Christian Academy has acquired a 3.6-acre tract of
land bordering its property on the west. The academy also owns a 5-acre tract
contiguous to the original 43.8 acres to the southwest fronting Cantrell Road and
west of the entrance drive. The current CUP (1997, revised 2005) does not
include these two smaller parcels. The school wishes to establish a master plan
for its entire property inclusive of all 52.07 acres of land in its possession and as
such is applying for a Planned Office District. The POD incorporates the same
use and student population as the current CUP only with a slightly larger area of
land. There has been a slight modification of placement of buildings and athletic
fields on the site with the baseball fields proposed within the newly added site
area located adjacent to Cantrell Road.
The school intends to gradually develop its campus to provide facilities for up to
2,058 students, K4 through High School. Improvements include additional
buildings to house classrooms, athletic and artistic venues along with supporting
infrastructure, drives and parking. Vehicular traffic reconfiguration on campus is
proposed to facilitate vehicular circulation and alleviate traffic stacking on public
roadways.
March 27, 2008
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-6079-H
5
The purposes of the POD application is a portion of the structures, the visitor
bleachers, will lie within the 100-foot building setback as established by the
Highway 10 Design Overlay District.
The applicant is seeking a five year deferral of the required street construction to
Cantrell Road and the placement of the bicycle path along the Divide Parkway.
The applicant is also seeking a variance from the Land Alteration Ordinance to
allow advanced grading of the site.
B. EXISTING CONDITIONS:
The site is located in an area of mixed uses and zoning located along Cantrell
Road. The properties to the east contain a variety of uses including residential,
commercial and office. Undeveloped tracts are located directly to the west and
north. The Cantrell Road and Chenal Parkway intersection is just west of the
site. This intersection includes a mixture of uses, including a Big Box retail store,
convenience store and mini-warehouse development. A church and a scattering
of single-family homes are located to the south.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received an informational phone call from an area
resident. The Coalition of West Little Rock Neighborhoods, Aberdeen Court
Property Owners Association, all property owners located within 200 feet of the
site and all residents, who could be identified, located within 300-feet of the site
were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Provide a traffic access and circulation plan showing morning and afternoon
traffic movements. Contact Bill Henry, Traffic Engineering, at 379-1816 with
any questions or for additional information.
2. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Cantrell Road
including 5-foot sidewalks with the planned development. At time of
development, curb, gutter, and sidewalk should be installed along Cantrell
Road.
3. Sidewalk or bike trail in accordance with previously approved plans with
appropriate handicap ramps are required to be installed along the frontage
of the applicant's property adjacent to the Divide Parkway in accordance
with Section 31-175 of the Little Rock Code and the Master Street Plan.
March 27, 2008
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-6079-H
6
4. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
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. Site
grading, and drainage plans will need to be submitted and approved prior to
the start of construction. A variance must be requested for grading beyond
the Phase 1 of development if construction is not imminent on future
phases.
6. Storm water detention ordinance applies to this property.
7. If disturbed area is one (1) or more acres, obtain a NPDES storm water
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
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. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
10. Provide a letter prepared by a registered engineer certifying the sight
distance at the northern most driveway on The Divide Parkway complies
with 2004 AASHTO Green Book standards.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this property.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: Contact Central Arkansas Water if larger and/or
additional meter(s) are required. A Capital Investment Charge based on the size
of 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. Additional on site fire protection and 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). 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.
March 27, 2008
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-6079-H
7
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 #25 – the Highway 10 Express
Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Pinnacle Planning District. The
Land Use Plan shows Public Institutional for this property. The applicant has
applied for Planned Office Development to provide the overall master plan for the
school including future building construction and ball field construction and to
incorporate additional land area into the previously approved site plans.
The request does not require a change to the Land Use Plan.
Master Street Plan: Cantrell Road is shown as a Principal Arterial. The primary
function of a Principal Arterial is to serve through traffic and to connect major
traffic generators or activity centers within urbanized areas. Entrances and exits
should be limited to minimize negative effects of traffic and pedestrians on
Cantrell Road since it is a Principal Arterial. This street may require dedication of
right-of-way and may require street improvements for entrances and exits to the
site. The road to the west of this property is a private road and will be used for
access to the site.
Bicycle Plan: A Class II bike route is shown along Cantrell Road. 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.
Neighborhood Action Plan: This area is not a neighborhood action plan for this
area.
Landscape:
1. The site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. The landscape ordinance requires a minimum of eight percent (8%) of the
paved areas be landscaped with interior islands of at least 7 ½ feet in width
and 300 square feet in area. The proposed plan does not currently reflect
this minimum requirement.
March 27, 2008
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-6079-H
8
3. The zoning buffer ordinance requires a fifty foot (50’) land use buffer along
the northern perimeter of the site next to the residentially zoned properties.
Seventy percent (70%) of this area is to remain undisturbed. Currently, this
minimal amount is not being met.
4. The zoning buffer ordinance requires a fifty foot (50’) land use buffer along
the eastern perimeter of the site next to the residentially zoned properties.
Seventy percent (70%) of this area is to remain undisturbed. Currently, this
minimal amount is not being met.
5. The Highway 10 Overlay requires a forty foot (40’) wide landscape strip
along scenic Highway 10. The addition of the bleaches on the far easterly
side appears to be encroaching into this minimal forty foot landscape area.
6. If the bleachers are allowed then the landscaping should sufficiently screen
this area to meet the intent of the Highway 10 overlay.
7. The Highway 10 requires a twenty-five foot (25’) landscaped area along the
side and rear property lines. This area is to remain undisturbed since it is
next to residentially zoned properties.
8. The property to the north and the east is zoned residential, therefore, a six
(6) foot high opaque screen, either a wooden fence with its face side
directed outward, a wall, or dense evergreen plantings, is required along
both the northern and eastern perimeters of the site.
9. An automatic irrigation system to water landscaped areas will be required.
10. Prior to the issuance of a building permit, it will be necessary to provide an
approved landscape plan stamped with the seal of a Registered Landscape
Architect.
11. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (March 6, 2008)
The applicant was present representing the request. Staff presented an
overview of the proposed development stating there were a number of issues
related to the site plan in need of addressing prior to the Commission acting on
the request. Staff stated the site plan did not include pedestrian connectivity and
access that allowed flow through the site. Staff also stated the site plan indicated
an encroachment into the 100-foot building setback as established by the
Highway 10 Design Overlay District. Mr. George Thompson stated the request
was being filed as a POD to allow the encroachment of the visitor bleachers into
the 100 foot setback.
March 27, 2008
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-6079-H
9
There was a general discussion concerning access and circulation to the site.
Staff and the committee members noted presently parents waiting to pick up
students stacked onto Cantrell Road creating an unsafe situation. Mr. Thompson
stated the school had hired Peters and Associates to prepare a Traffic Study for
the site which did look at ways to address the stacking problem. Mr. Thompson
stated the school was willing to work with staff on suggestions to eliminate this
dangerous problem of stacking onto the State Highway.
Public Works comments were addressed. Staff stated sidewalks would be
required along Cantrell Road. Mr. Thompson questioned if the sidewalk
construction could be deferred to a later phase. Staff stated they were willing to
consider a request for a deferral and the applicant should propose a deferral
plan.
The Committee members questioned the phasing plan. Mr. Thompson stated
the school construction was driven by donations. He stated if and when someone
was willing to write a check was when construction would actually occur.
Landscaping comments were addressed. Staff stated the eastern perimeter did
not allow an adequate land use buffer. Mr. Thompson stated the buffer was
indicated as was approved on the 1995 and 2007 CUP site plans. Staff stated if
a site plan was presently approved with the buffer as indicated then additional
buffering was not required. Staff stated screening would be required. Staff noted
existing vegetation that provided year around screening was acceptable
screening materials.
Staff noted the comments from the various other reporting departments and
agencies suggesting the applicant contact them directly for additional
information. 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 most of the issues
raised at the March 6, 2008, Subdivision Committee meeting. The revised site
plan indicates pedestrian connectivity through the site, indicates phasing plans to
eliminate stacking onto Highway 10 and indicates landscaping and buffering to
comply with the typical ordinance standards. According to the applicant the
owners will work with staff to provide gating and additional drives and stacking on
site to eliminate the stacking on Cantrell Road.
The school is proposing a rezoning of the site to POD to allow the visitor
bleachers to encroach into the 100 foot building setback as established by the
Highway 10 Design Overlay District. The total student population is not changing
from the approved CUP dated February 3, 2005. The phases for future
March 27, 2008
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-6079-H
10
construction have been revised to accommodate the school’s current and
projected future needs. The student and faculty/staff numbers are proposed as
2,058 and 220 respectively. The total building square footage is proposed at
300,524 square feet. The baseball field has been located along Cantrell Road.
There is some slight modification of the driveways and parking. Access to the
west to The Divide Parkway has been constructed. There is a traffic light located
at the intersections of the Divide Parkway and Cantrell Road.
The existing building summary and proposed phased construction plan are as
follow:
EXISTING BUILDINGS Square Footage
Elementary Building 15,500
Middle School Building 39,424
Activities Building 23,000
G y m 1 5 , 2 0 0
Administration 20,000
Multi-Purpose Building 2,900
FUTURE BUILDINGS Square Footage
PHASE 1
High School Building 50,000
Central Kitchen and High School Cafeteria 6,000
Elementary Entrance Canopy
Traffic Circulation / Site Improvements
PHASE 2
Field House 7,500
Football Practice Field
Baseball Practice Field
Softball Practice Field
Extension of Football Visitor Bleachers
Elementary School Playground Expansion
PHASE 3
Baseball Field Lights and Grandstands
Softball Field Lights and Grandstands
Ball field Concessions/Toilet Buildings 1,000
Administration/Welcome Center 5,000
Maintenance/Alumni Building 5,000
PHASE 4
High School Classroom Addition 5,000
High School Arts Wing 10,000
Arts and Activities Converted to Middle School Annex
March 27, 2008
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-6079-H
11
PHASE 5
Athletic Gymnasium Building 35,000
PHASE 6
Chapel/Auditorium Building 45,000
PHASE 7
Kindergarten Multi-purpose Building Infill 5,000
Elementary Building Addition 10,000
Total Campus Area 3 0 0 , 5 2 4
The site contains 218 existing parking spaces. Additional parking will be added
with the proposed phases and building construction which will result in the total
parking to be provided on the site at 717 spaces.
The proposed break-down of classroom by grades is as follows:
# of Classes X Students Per Class # of Students
EARLY CHILDHOOD
Kindergarten 4 yrs. 5X 15 75
Kindergarten 5 yrs. 7X 18 125
1st Grade 7X 20 140
ELEMENTARY
2nd Grade 7X 22 154
3rd Grade 7X 22 154
4th Grade 7X 22 154
5th Grade 7X 22 154
MIDDLE SCHOOL
6th Grade 7X 22 154
7th Grade 7X 22 154
8th Grade 7X 22 154
HIGH SCHOOL
9th Grade 8X 20 160
10th Grade 8X 20 160
11th Grade 8X 20 160
12th Grade 8X 20 160
2,058 Total Students
220 Total Faculty/Staff
The school is proposing to maintain the one existing monument sign and will not
request additional ground-signs on Cantrell Road. Currently, the school does not
have building signage. If they decide to add additional signage on the buildings,
it will be limited to a single wall sign per building which complies with the sign
March 27, 2008
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-6079-H
12
ordinance. The applicant has indicated directional signage will be placed on
decorative poles with the sign area complying with the typical ordinance
standards established in Chapter 36, Article X.
The building construction materials are proposed consistent with materials on the
site. The materials will be metal siding and white masonry veneer with sloping
silver metal roofs. Future phases will use masonry veneer and less metal siding
while maintaining the use of sloping metal roofs.
The school is proposed to have 220 employees. One parking space is required
for each teacher, employee and administrator. Combining the 220 required
faculty spaces with the 338 required classroom/student spaces results in a total
parking requirement of 558 on-site parking spaces.
The school is requesting a deferral of the sidewalk construction along Cantrell
Road for five years or development of adjacent properties. The school is also
requesting and staff is supporting, deferral of the placement of sidewalks or a
bicycle path along the Divide Parkway.
The site plan indicates the placement of the visitor bleachers within the 100 foot
building setback as established by Highway 10 Design Overlay District. The
bleachers are indicated adjacent to the 40-foot landscape buffer on the western
side and it appears a portion of the eastern bleachers encroach into the
landscape buffer. Presently a section of bleachers exists in this area and the
applicant has indicated a desire to maintain the location of the existing bleachers
and flank the existing set with a set on each side. The site plan indicates the
bleachers will be heavily landscaped to shield the bleachers from view of the
abutting roadway.
The land use buffer requirement for this site would typically be a 50 foot
landscape strip with a minimum of 75 percent of the area being maintained as
undisturbed. In addition the northern land use buffer should also be indicated at
a minimum of 50 feet with 75 percent of this area remaining undisturbed as well.
Previous approvals allowed for a reduction in the land use buffer as proposed.
The applicant is seeking a variance from Section 29-187(e) (1) of the Land
Alteration Ordinance to allow advanced grading of a multi-phased development
when construction is imminent on Phase I. The applicant has indicated the
request is necessary to balance cut/fills for the site and to minimize construction
cost and time for the remaining phases. The areas not proposed for new building
construction will be stabilized per the typical ordinance standards.
Staff is supportive of the request. Staff feels the developers have done an
adequate job in addressing concerns and providing a master plan which allows
for development of a multi-phased school facility which limits impacts on the site
and the adjoining properties. To staff’s knowledge there are no outstanding
technical issues associated with the request. Staff does not feel the minor
March 27, 2008
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-6079-H
13
encroachment of the visitor bleachers into the 100-foot building setback as
established by the Highway 10 Design Overlay District will significantly impact
the development or the area.
I. STAFF RECOMMENDATIONS:
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 sidewalk construction
along Cantrell Road for five years or development of adjacent properties,
whichever occurs first.
Staff recommends approval of the request for a deferral of the placement of
sidewalks or a bicycle path along the Divide Parkway for five years or
development of adjacent properties, whichever occurs first.
Staff recommends approval of the variance request from Section 29-187(e) (1) of
the Land Alteration Ordinance to allow advanced grading of a multi-phased
development when construction is imminent on Phase I
PLANNING COMMISSION ACTION: (MARCH 27, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff presented a recommendation of approval of the deferral
request of the sidewalk and street construction along Cantrell Road for five years or
development of adjacent properties, whichever occurs first, approval of the request for a
deferral of the placement of sidewalks or a bicycle path along the Divide Parkway for
five years or development of adjacent properties, whichever occurs first and the
variance request from Section 29-187(e) (1) of the Land Alteration Ordinance to allow
advanced grading of a multi-phased development when construction is imminent on
Phase I.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for approval. The motion carried by a
vote of 9 ayes, 0 noes and 2 absent.
March 27, 2008
ITEM NO.: 15 FILE NO.: Z-7436-B
NAME: Lusk Mini-storage Revised Long-form PCD
LOCATION: Located at 14300 Cantrell Road
DEVELOPER:
West Cantrell Storage
Dan Lusk
14300 Cantrell Road
Little Rock, AR 72223
ENGINEER:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 7.40 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PCD
ALLOWED USES: Mini-warehouse – Strip Office Center
PROPOSED ZONING: Revised PCD
PROPOSED USE: Add truck rental as an allowable use.
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
Ordinance No. 18,921 adopted by the Little Rock Board of Directors on August 19,
2001, established Lusk Long-form PCD. The approval allowed the rezoning of the site
and the creation of a three lot plat. Lot 1 was removed from the PCD request but the lot
was established through the platting process (S-1404). Lot 2 was approved for the
development of a 12,900 square foot building to be developed utilizing O-3, General
Office District uses and the listed accessory uses defined in the O-3, General Office
Zoning District eliminating the ten percent maximum for the accessory uses. Lot 3 was
proposed for construction of 88,000 square feet of mini-warehouse development
contained in eight (8) buildings and an 1,800 square foot office/managers residence.
Lots 2 and 3 have developed. Lot 1 remains vacant.
March 27, 2008
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-7436-B
2
Hours of operation for the office portion of the site were proposed as 7:00 am to
10:00 pm seven days per week and the mini-warehouse was proposed with 24-hour
access. The mini-warehouse development would be gated with security access.
The applicant had indicated the backs of the mini-warehouse buildings would provide
the required screening and an eight-foot opaque fence would be installed where there
were breaks in the buildings. The applicant also proposed the placement of an
eight-foot opaque fence along the northwestern boundary in the area that adjoined the
R-2, Single-family zoned property.
A. PROPOSAL/REQUEST:
The applicant is now seeking a revision to the previously approved PCD for Lot 3
of the development to add truck rental as an allowable use for the site. The
request limits the number of trucks on the property at one time to five (5) units.
All the trucks are to be located behind the gates on the property and located
within a denoted area on the proposed site plan. The applicant has indicated in
the future when this area is developed with additional warehouse units, the trucks
will be relocated to the rear of the site.
The hours of operation proposed for the truck rental are from 9:00 am to 5:30 pm
Monday through Friday, from 9:00 am to 3:00 pm on Saturday and no rental is
proposed on Sunday. The hours of operation for the mini-warehouse
development remain as a 24-hour access facility.
In addition to the truck rental, the applicant is seeking approval to allow a small
sign to be located on the store front window with a maximum sign area of two (2)
feet by four (4) feet. The request also includes the allowance of the addition of
truck rental advertising on the existing ground mounted sign located on Lot 2
adjacent to Cantrell Road.
B. EXISTING CONDITIONS:
All the slabs for the mini-warehouse development have been pored and a
number of the mini-warehouse buildings have been constructed on Lot 3. The
office development on Lot 2 has been constructed and appears to be fully
occupied. Lot 1 remains vacant. Northwest of the site is an approved POD for a
landscape business. There are a number of uses in the area including
commercial uses located along Cantrell Road to the east and west. To the
northwest is a single-family subdivision located along Pine Mountain Road.
Further northwest is a newly developing single-family subdivision accessed via
Pinnacle Valley Road. The area to the south is currently vacant and zoned R-2,
Single-family. There is an approved PCD located to the southeast of the site
containing a number of commercial uses with a mini-warehouse development
located behind the strip center.
March 27, 2008
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-7436-B
3
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received an informational phone call from an area
resident. The Westbury Neighborhood Association, Westchester Heatherbrae
Property Owners Association, Coalition of West Little Rock Neighborhoods,
Pinnacle Valley Neighborhood Association, all property owners located within
200 feet of the site and all residents, who could be identified, located within
300-feet of the site were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No comment.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this property.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No objection.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is located on CATA Bus Route #25 – the Highway 10 Express
Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the River Mountain Planning
District. The Land Use Plan shows Commercial for this property. The applicant
has applied for a Planned Commercial Development to add truck rental as an
allowable use for the site.
The request does not require a change to the Land Use Plan.
March 27, 2008
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-7436-B
4
Master Street Plan: Cantrell Road is shown as a Principal Arterial. The primary
function of a Principal Arterial is to serve through traffic and to connect major
traffic generators or activity centers within urbanized areas. Entrances and exits
should be limited to minimize negative effects of traffic and pedestrians on
Cantrell Road since it is a Principal Arterial. This street may require dedication of
right-of-way and may require street improvements for entrances and exits to the
site.
Bicycle Plan: There are no bike routes shown in this immediate area.
Neighborhood Action Plan: This area is covered by the River Mountain
Neighborhood Plan, but the plan does not address this issue.
Landscape: All on site landscaping, fencing, dumpster enclosures, etc. should
all be in good condition or be replaced in conjunction with this request.
G. SUBDIVISION COMMITTEE COMMENT: (March 6, 2008)
The applicant was not present. Staff presented an overview of the development
stating there were no outstanding technical issues associated with the request in
need of addressing. 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 technical issues associated with the request in need of
addressing remaining from the March 6, 2008, Subdivision Committee meeting.
The request is to allow a revision to the previously approved Planned
Commercial Development to add truck rental and leasing as an allowable activity
on the site. A maximum of five (5) trucks will be located on the site for rental.
The trucks are proposed to be parked behind the security fence and relocated to
the northern boundary of the development when the warehouse units are
constructed in the location proposed on the current site plan.
In addition to the truck rental, the applicant is seeking approval to allow a small
sign to be located on the storefront window with a maximum sign area of two (2)
feet by four (4) feet. The request also includes the allowance of the addition of
truck rental advertising on the existing ground mounted sign located on Lot 2
adjacent to Cantrell Road. The sign area will not be increased. The sign face
will be modified to allow this additional advertising.
The hours of operation proposed for the truck rental are from 9:00 am to 5:30 pm
Monday through Friday, from 9:00 am to 3:00 pm on Saturday and no rental is
proposed on Sunday. The hours of operation for the mini-warehouse
development remain as a 24-hour access facility. There are no other changes
from the previous approval.
March 27, 2008
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-7436-B
5
Staff is supportive of the addition of truck rental as an allowable activity on the
site and the modification to the existing signage. Staff does not feel the
placement of a maximum of five (5) trucks will significantly impact the
development or the area. To staff’s knowledge, there are no remaining technical
issues associated with the request.
I. STAFF RECOMMENDATIONS:
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. All conditions of the previous approval continue to apply to the
proposed rezoning request.
PLANNING COMMISSION ACTION: (MARCH 27, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff stated all conditions of the previous approval continue to
apply to the proposed rezoning request.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for approval. The motion carried by a
vote of 9 ayes, 0 noes and 2 absent.
March 27, 2008
ITEM NO.: 16 FILE NO.: LA-0021
NAME: Little Oaks Baseball Timber Harvest
LOCATION: South of Mann Road and east of Sardis Road
APPLICANT: Mabelvale Youth Association
AUTHORIZED AGENT: Charles Bussell
AREA: Approximately 15 acres
CURRENT ZONING: R-2
VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration
Regulations for issuance of a grading permit to harvest timber on the property.
A. PROPOSAL/REQUEST:
The applicant is requesting a variance from the Land Alteration Regulations for
staff to issue a grading permit to harvest the mature trees on approximately
15-acres of Mabelvale Youth Association property. Their application states not
all the trees will be cleared. The purpose of the harvest is to earn money for
operation of Little Oaks Baseball program. The applicant claims to have
agreements from a logging contractor for the work.
B. SUBDIVISION COMMITTEE: (March 6, 2008)
No one representing the applicant was present at the subdivision committee
meeting. The item was discussed with the Planning Commission members.
Staff said the application is incomplete and no action can be taken until additional
information is provided.
C. STAFF RECOMMENDATION:
Staff has not received the required information to complete this application.
Information still lacking is a forestry management plan; erosion control plan with
contours and access locations; and proof of public notice. Due to an incomplete
application, staff recommends the item be deferred to the May 8, 2008, public
hearing.
PLANNING COMMISSION ACTION: (MARCH 27, 2008)
The applicant was not present. There were no registered objectors present. Staff
stated the applicant had failed to provide staff with a timber harvest management plan.
March 27, 2008
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: LA-0021
2
Staff presented a recommendation of deferral of the item to the May 8, 2008, public
hearing.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for approval of the deferral request. The
motion carried by a vote of 9 ayes, 0 noes and 2 absent.