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LITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
OCTOBER 30, 2008
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present being ten (10) in number.
II. Members Present: Pam Adcock
J. T. Ferstl
Lucas Hargraves
Obray Nunnley, Jr.
Troy Laha
Jeff Yates
Jerry Meyer
William Rector
Darrin Williams
Chauncey Taylor
Members Absent: One Open Position
City Attorney: Cindy Dawson
III. Approval of the Minutes of the September 18, 2008 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
OCTOBER 30, 2008
OLD BUSINESS:
Item Number:
File Number:
Title:
A. S-1544-A Ventana Ridge Revised Preliminary Plat, located on the
South side of Lawson Road, approximately 1 mile West of
the David O Dodd Intersection.
B. S-289-B Brimer Subdivision Preliminary Plat, located on Mabelvale
Cut-off, North of Brimer Road.
C. S-867-
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Lot 1 Tract 94 Chenal Valley Apartments Subdivision Site
Plan Review, located on the Southwest corner of LaGrande
Drive and Rahling Road Extension.
D. Z-4807-J Lot 3, Tract 94 Chenal Valley Long-form PCD, located on
the Southwest corner of LaGrande Drive and Rahling Road
Extension.
E. Z-4807-K Lot 2, Tract 94 Chenal Valley Long-form PD-R, located on
the Southwest corner of LaGrande Drive and Rahling Road
Extension.
F. LU08-11-02A A Land Use Plan Amendment in the I-430 Planning District
located on the southwest corner of Kanis and Shackleford
Roads from Community Shopping to Office and Commercial.
F.1. LU08-11-02B A Land Use Plan Amendment in the I-430 Planning District
located at the southeast corner of Kanis and Shackleford
Roads from Office to Commercial.
F.2. Z-4565-A Kanis/Shackleford Lot 2 Short-form PCD, located just West
of Kaufman Road in the 10700 Block of Kanis Road.
G. LU08-04-02A A Land Use Plan Amendment in the Heights Hillcrest
Planning District located near Kavanaugh Boulevard and
Hillcrest Road from Single Family and Multi Family to Public
Institutional.
Agenda, Page Two
OLD BUSINESS: (CONTINUED)
Item Number:
File Number:
Title:
G.1. LU08-04-02B A Land Use Plan Amendment in the Heights Hillcrest
Planning District located near Kavanaugh Boulevard
between J and I Streets from Low Density Residential to
Multi Family.
G.2. Z-6883-A Harp’s Quadplex Short-form PD-R, located at 5212 I Street.
H. LU08-29-01 A Land Use Plan Amendment in the Barrett Planning District
located at the north side of Highway 10 near Morgan
Cemetery Road from Transition to Mixed Office Commercial.
H.1. Z-7948-B Morgan Lot 2 Short-form POD, located on the Northwest
corner of Cantrell Road and Morgan Cemetery Road.
I. LU08-09-02 A Land Use Plan Amendment in the I-630 Planning District
located in the 3600 Block of West 11th Street from Single
Family to Mixed Use.
I.1. Z-8367 BCD Empowerment Center Short-form POD, located at
3604 West 12th Street.
J. Z-8385 2105 South Taylor Street Short-form PD-R, located at 2105
South Taylor Street.
K. Z-4213-J The Look Out at Colonel Glenn Long-form PCD, located on
the Northwest corner of Colonel Glenn Road and Lawson
Road.
L. Z-8386 Tract 2 Asbury Acres Short-form PD-R, located in the 800
Block of Kirby Road.
Agenda, Page Three
NEW BUSINESS:
I. PRELIMINARY PLATS:
Item Number:
File Number:
Title:
1. S-867-FFFFFFF Chenal Valley Tract 1 Revised Preliminary Plat, located on
the Northeast corner of Rahling Road and Chenal Parkway.
2. S-1622 Skyhawk Circle Preliminary Plat, located at 4500 Skyhawk
Circle.
3. S-1623 Las Brisasa Addition Preliminary Plat, located on the East
side of Chicot Road between Hillsboro and Bunch Roads.
4. S-1624 Chicot NWA Preliminary Plat, located on the Southeast
corner of Chicot Road and Mabelvale Cut-off Road.
II. SITE PLAN REVIEW:
Item Number:
File Number:
Title:
5. S-1575-A Broadway Subdivision Site Plan Review, located at 3315
West Roosevelt Road.
III. PLANNED DEVELOPMENTS:
Item Number:
File Number:
Title:
6. Z-6640-A Bailey Revised Short-form POD, located at 1723 North
University Avenue.
7. Z-8398 Hair N’ Motion Short-form PCD, located South of West 46th
Street between John Barrow Road and Ludwig Street.
8. Z-8399 Curtis Short-form PD-R, located at 1221 Louisiana Street.
9. LU08-08-02 A Land Use Plan amendment in the Central City Planning
District at the northeast corner of Summit and 19th Streets
a change in classification from Single Family to Mixed Use.
9.1. Z-8400 The House of Vision Short-form PD-O, located at 1869
South Summit Street.
Agenda, Page Four
III. PLANNED DEVELOPMENTS: (CONTINUED)
Item Number:
File Number:
Title:
10. Z-8401 Ensminger Short-form PD-R, located on the Southeast
corner of Grandview Avenue and Pierce Street.
11. LU08-08-03 A Land Use Plan amendment in the Central City Planning
District at the intersection of Dennison and 12th Streets a
change in classification from Single Family to Mixed Use.
11.1. Z-8403 Glason Short-form POD, located on the Northeast and
Southeast corners of West 12th Street and Dennison Street.
12. Z-8404 The Dog House Short-form PCD, located at 2619
Kavanaugh Boulevard.
13. LU08-04-03 A Land Use Plan amendment in the Heights Hillcrest
Planning District at Walnut and "A" Streets a change in
classification from Low Density Residential to Office.
13.1. Z-8405 Arvest Bank Short-form POD, located on the Northwest
corner of West Markham Street and Walnut Street.
14. Z-8406 Kitchens Clinic Short-form POD, located at 14104 Taylor
Loop Road.
15. Z-8407 Dowler Properties Short-form PCD, located at 4201
Baseline Road.
16. Z-8408 Marylane Apartments Short-form PD-R, located at 2101
Kavanaugh Boulevard.
17. Z-7787-A Skyhawk Circle Long-form PD-C Revocation, located at
4500 Skyhawk Circle.
IV. OTHER BUSINESS:
Item Number:
File Number:
Title:
18. LA-0022 Saddle Creek Phase 2 Land Alteration Variance Request,
located North of Cantrell Road and East of Ranch
Boulevard.
19. Adoption of the 2009 Planning Commission Calendar
October 30, 2008
ITEM NO.: A FILE NO.: S-1544-A
NAME: Ventana Ridge Revised Preliminary Plat
LOCATION: Located on the South side of Lawson Road, approximately 1 mile
West of the David O Dodd Intersection
DEVELOPER:
Emprise, LLC
1 Sunset Lake Drive
Little Rock, AR 72210
ENGINEER:
Civil Design, Inc.
16623 Cantrell Road, Suite 2C
Little Rock, AR 72223
AREA: 212 acres NUMBER OF LOTS: 44 FT. NEW STREET: 10,657 LF
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 21 – Burlingame Valley
CENSUS TRACT: 42.02
VARIANCES/WAIVERS REQUESTED:
1. A variance from the Master Street Plan to allow the construction of the
proposed Collector Street to County Collector Street standard which includes
the allowance of a variance for a maximum road grade for a collector street to
15 percent in-lieu of the 12 percent allowed by the City’s Master Street Plan.
BACKGROUND:
On October 26, 2006, the Little Rock Planning Commission approved a
preliminary plat to develop this 212 acres into 161 single-family lots with an
average lot size of one acre and a minimum lot size of 0.3 acres. An area along
Lawson Road was indicated in two tracts (Tract 1, 2.9 acres and Tract 2, 5.9
acres) for future development. The development was proposed in three phases;
Lots 1 – 131 in the first phase, Lots 132 – 161 in the second phase and the third
phase was identified on the proposed plat without a development plan.
According to the applicant, once development plans were secured, a revised
preliminary plat would be sought for approval for the proposed lot configuration.
A total of 17,700 linear feet of new public street was proposed, constructed to
Master Street Plan standard. The applicant proposed annexation to the City of
October 30, 2008
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1544-A
2
Little Rock to receive sanitary sewer service. The annexation has not been
approved and the applicant’s property remains in Pulaski County.
A. PROPOSAL/REQUEST:
The applicant is now proposing to subdivide this 212 acre tract of
residentially zoned property into forty-four (44) estate style residential lots.
The subdivision is proposed in four (4) phases. The lots will be developed
utilizing Central Arkansas Water and individual disposal permits by each
of the lot owners. All the lots are indicated in excess of three acres, which
exempts them from pre-approval perk testing by the Health Department.
The streets will be developed utilizing County Master Road Plan
standards, which will allow Ventana Ridge Drive to develop without curb,
gutter and sidewalk and utilizing open ditches for drainage. The
subdivision is proposed with platted building lines per the typical ordinance
standards.
B. EXISTING CONDITIONS:
The site is located south of Lawson Road outside the City limits but within
the City’s Extraterritorial Planning Jurisdiction. There are single-family
homes located in the area along Lawson Road. McHenry Creek is located
along the plat’s northern boundary. The site is located adjacent to the City
limits along the southeastern portion of the proposed plat area. The
Plantation Acres subdivision is located along the southwestern portion of
the proposed plat area. The site is wooded with varying degrees of
topography.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area property
owners. All abutting property owners of the site along with Southwest
United for Progress were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Lawson Road is classified on the Master Street Plan as a minor
arterial. A dedication of right-of-way 45 feet from centerline will be
required.
2. Street centerline horizontal and vertical alignments must meet the
Master Street Plan standards. The maximum centerline grade for
collector streets is 12%, the maximum centerline grade for residential
streets is 15%, and the maximum centerline grade for minor residential
streets is 16%. Ventana Ridge Drive (future collector) should have
October 30, 2008
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1544-A
3
superelevated curves per AASHTO standards and be constructed per
the Master Street Plan standards for a local-residential street with open
ditches. This type street has a 68 foot wide right-of-way; 24 feet of
pavement; and 6 foot paved shoulders. Contact Bill Henry of Traffic
Engineering at 379-1816 for additional information.
3. Submit a letter certified by a Professional Engineer registered in the
State of Arkansas stating that all streets will provide the required
intersection sight distance. Analysis must be done in accordance with
the 2004 Edition of the AASHTO Green Book. Avoid planting trees or
shrubs in line of sight that may cause sight obstruction.
4. 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.
5. The residential streets must be constructed per the Pulaski County
road standards.
6. 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.
7. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvements to Lawson
Road including 5-foot sidewalks with the planned development.
Lawson Road should be constructed with the back of curb placed
29.5 feet from centerline and the back of the sidewalk placed on the
property line.
8. Floodplain exists in the proposed subdivision. Contact Pulaski County
Planning Department for requirements pertaining to construction in the
floodplain.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: The site is located outside the current service boundary of
the City of Little Rock. Provide the means of wastewater disposal and a
certification from the appropriate agency concerning the proposed method
of treatment.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
October 30, 2008
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1544-A
4
Central Arkansas Water: All Central Arkansas Water requirements in
effect at the time of request for water service must be met. Water main
extensions will be required. This development will have minor impact on
the existing water distribution system. Proposed water facilities will be
sized to provide adequate pressure and fire protection.
Fire Department: Install and place fire hydrants per code. Contact the
Little Rock Fire Department for additional information.
County Planning: The plat will also be reviewed by the Pulaski County
Planning Board.
1. Show abutting property owners.
2. Place note on the plat and in the Bill of Assurance describing the
purpose of Tract 1, Phase 1.
3. Provide drainage plan (showing drainage on and off the property)
and provide a street plan and centerline profile.
4. Change the street name for West Ridge Road as it conflicts with an
existing County road.
5. Provide a note in the Bill of Assurance limiting access on Lot 13,
Phase 1.
6. Provide proof of fire protection.
7. Label Lots 13, 14, and 15 on Phase 1, Plate 1.
8. Show floodway, put notes and place the correct minimum floor
elevation information on the plat.
9. Show Plate 2 on the vicinity map.
10. Build and dedicate Ventana Ridge flush with the south property line.
Show contour index.
11. Verify site distance at all intersections.
12. Show details and provide No Adverse Impact on development in the
floodway.
13. Maximum grade on a collector (Ventana Ridge) is 15%.
14. Radius on the collector is short of the 300 feet required.
15. Correct the spelling of the surveyor’s name in the plat notes.
16. The pond should be removed from the public R-O-W (Lot 10).
October 30, 2008
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1544-A
5
17. Place note on the plat and in the Bill of Assurance limiting access to
one street per lot.
18. This project as designed is a health, safety and welfare issue
because its only means of ingress and egress crosses a floodway.
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: (July 17, 2008)
Mr. James Dreher 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 provide the zoning classification within the plat boundary and of
abutting properties. Staff also questioned if variances were being
requested to allow the street grades as indicated. Mr. James Dreher
stated the grades indicated were County standards and questioned if a
variance was necessary. Staff noted the City’s Master Street Plan did not
allow the grades indicated and a variance would be required to allow the
street to develop as indicated.
Public Works comments were addressed. Staff stated Lawson Road
would require dedication and street construction per the Master Street
Plan. Staff also stated there was concern with sight distances at
intersections within the proposed plat boundary. Staff requested
Mr. Dreher provide a Sight Distance Certification per AASHTO standard.
Staff noted streetlights would be required. Mr. Dreher stated provisions
would be made per Section 31-403(c)(1) of the Little Rock Code of
Ordinances. This section requires the developer provide facilities that will
enable standard lighting design to be installed at some future date, at no
additional cost. The facilities are to include power service to the point of
placement of poles and fixtures. Easements are required to allow the
future lighting plan. Staff stated they were supportive of allowing the rural
subdivision to develop utilizing County standards for street design.
October 30, 2008
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1544-A
6
Mr. Dreher stated he had contacted the State Health Department and in
their opinion lots in excess of three (3) acres were not considered a
subdivision. He stated the individual perk test and sanitary sewer disposal
placement would be the responsibility of the individual lot owners.
Pulaski County comments were addressed. Staff stated Ventana Ridge
was to be constructed flush with the southern property line. Staff also
stated they were concerned with only one access to the subdivision and
that access being located across a floodway. Staff stated they felt this
could become a health, safety and welfare issue if a disaster occurred.
Staff stated there was a possibility of the only access being blocked and
washed out by a flood and this would not allow any access for emergency
personnel. Mr. Dreher stated he would meet with the County and discuss
options to allow for the development of the subdivision and address staff’s
concerns related to the access.
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.
H. ANALYSIS:
Mr. Dreher submitted a revised preliminary plat addressing a number of
the issues raised at the July 17, 2008, Subdivision Committee meeting.
The applicant has provided the zoning classification within the plat
boundary and of the abutting properties and requested a variance from the
Master Street Plan to allow the collector street to be constructed to County
Master Road Plan standards. The plat indicates Ventana Ridge has been
designed to follow the ridge and if the plat is changed to allow a 90-degree
angle with the property line grades become an issue. The applicant has
indicated the road will be constructed flush with the south property line,
but will not be realigned to be at a 90-degree angle with the property line.
A total of 10,657 liner feet of new public street is proposed within the
subdivision. Staff is supportive of the design as proposed.
The development is proposed with forty-four (44) estate style residential
lots created from this 212 acre tract. The subdivision is proposed in four
(4) phases. Lots 1 – 18 will be developed in the first phase. The second
phase is proposed with the development of ten additional lots, Lots 19 -
28. Phase 3 includes Lots 29 – 35. The final phase is proposed with the
development of Lots 36 – 44. The lots will be developed utilizing Central
Arkansas Water and individual disposal permits by each of the lot owners.
October 30, 2008
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1544-A
7
All the lots are indicated in excess of three acres, which exempts them
from pre-approval perk testing by the Health Department. According to
the State Health Department lots in excess of three acres are not
considered a subdivision therefore do not require pre-approval of septic
systems.
The streets will be developed utilizing County Master Road Plan standards
and a design standard per the City’s Master Street plan which will allow
the streets to develop without curb, gutter and sidewalk and utilizing open
ditches for drainage. Ventana Ridge will be constructed per the City’s
Local – Industrial Street standard with open ditches. This design requires
a 68 foot right of way. Contained within the right of way is 28 feet of
paving, six foot paved shoulder, four foot green shoulder, ditch and a ten
foot utility easement. The street is proposed constructed to County
Master Road Plan standards which allows a 15 percent grade in-lieu of the
typical 12 percent grade allowed by the City’s Master Street Plan. The
remainder of the streets will be constructed per the Master Street Plan for
local residential streets with open drainage. The residential streets require
the placement of a 68-foot right of way. Contained within the right of way
is a 24 foot paved surface, six foot paved shoulder, six-foot drainage ditch
and a ten foot utility easement per the City’s standard.
The subdivision is proposed with platted building lines per the typical
ordinance standards. The building line proposed along Lawson Road is
35-feet. The building line proposed along the collector street, Ventana
Ridge is 30 feet and the building line proposed along the residential
streets is 25-feet.
The County has indicated a conditional support for allowing the single
access to the development. According to Pulaski County Department of
Planning the applicant is required to secure a letter of map revision from
the Corp of Engineers removing the proposed street entrance from the
floodway.
Staff is supportive of the request. The development is proposed with lot
sizes ranging from 3.01 acres to in excess of 5.0 acres. The average lot
size proposed is 4.42 acres. The development is proposed with a density
of 0.2 units per acre. To staff’s knowledge there are no outstanding
technical issues associated with the request. Staff feels the development
of the subdivision with estate type lots should not adversely impact on the
area.
October 30, 2008
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1544-A
8
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 variance request from the Master Street
Plan to allow an increased street grade for the proposed collector street.
PLANNING COMMISSION ACTION: (AUGUST 7, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated July 31,
2008, requesting a deferral of this item to the September 18, 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 as recommended by
staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent.
STAFF UPDATE:
The applicant submitted a request dated September 8, 2008, requesting a
deferral of this item to the October 30, 2008, public hearing. Staff is supportive of
the deferral request.
PLANNING COMMISSION ACTION: (SEPTEMBER 18, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated
September 8, 2008, requesting a deferral of this item to the October 30, 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 6 ayes, 0 noes and 5 absent.
October 30, 2008
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1544-A
9
STAFF UPDATE:
The applicant submitted the requested additional information to the County for
review and approval. Staff continues to support the request.
PLANNING COMMISSION ACTION: (OCTOBER 30, 2008)
The applicant was present. There were no registered objectors present. Staff
stated the applicant was required to address all of Pulaski County Planning
staff’s comments prior to beginning construction. 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 as recommended by
staff. The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 open
position.
October 30, 2008
ITEM NO.: B FILE NO.: S-289-B
NAME: Brimer Subdivision Preliminary Plat
LOCATION: Located on Mabelvale Cut-off, North of Brimer Road
DEVELOPER:
Mystery Properties Inc.
P.O. Box 56403
Little Rock, AR 72215
ENGINEER:
McGetrick and McGetrick Engineers
10 Otter Creek Court, Suite A
Little Rock, AR 72210
AREA: 1.65 acres NUMBER OF LOTS: 8 FT. NEW STREET: 0
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 15 – Geyer Springs West
CENSUS TRACT: 41.05
VARIANCES/WAIVERS REQUESTED: A variance request to allow a reduced lot depth
for Lot 1 (Section 31-232(a)).
BACKGROUND:
On July 13, 1982, the Planning Commission approved a two-lot plat (and a CUP for a
Church on Lot A) for the Light House Baptist Temple Lots A and B. The plat was final
platted and recorded December 1, 1982. The current proposal includes the land area of
Lot A, which has not developed. (Lot B was replatted into Courtney Subdivision.)
On February 20, 2003, the Little Rock Planning Commission approved an eight lot
preliminary plat for this site. The lots had street frontage on Mabelvale Cut-off and
Brimer Road. The lots averaged 7,020 square feet and a 35-foot platted building line
was located adjacent to Mabelvale Cut-off with a 25-foot platted building line adjacent to
Brimer Road as required by the Subdivision Ordinance.
October 30, 2008
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: S-289-B
2
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 previously approved preliminary plat has expired and the applicant desires to
re-establish the plat with the exact lot configuration as was approved on February
20, 2003. The plat will contain eight lots with three lots fronting Mabelvale Cut-off
and five lots fronting Brimer Road. The preliminary plat indicates the placement
of a 35-foot platted building line along Mabelvale Cut-off and a 25-foot platted
building line along Brimer Road. The average lot size proposed is 7,020 square
feet.
The plat is indicated with a variance from the Subdivision Ordinance to allow a
reduced lot depth for proposed Lot 1. The lot depth proposed along the western
perimeter is 44 feet, which is less than the typically required 100 feet.
B. EXISTING CONDITIONS:
The site is vacant with a scattering of trees. Brimer Road is a narrow
unimproved (no sidewalk) roadway with open ditches for drainage. Mabelvale
Cut-off has been completed to Master Street Standard for a minor arterial
through a public project.
There are single-family residences located in the immediate area with the homes
south of Mabelvale Cut-off being on large lots. The homes north of Mabelvale
Cut-off, in the Woodbridge Subdivision, are located on similar sized lots as the
lots proposed. There is a relatively new single-family home located immediately
west of the site.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one phone call in opposition of the request.
All abutting property owners of the site along with Southwest United for Progress
and the Legion Hut Neighborhood Association were notified of the Public
Hearing.
October 30, 2008
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: S-289-B
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Mabelvale Cutoff is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45 feet from centerline will be required.
2. With site development, provide the design of the street conforming to the
Master Street Plan. Construct one-half street improvements to Brimer Road
including 5-foot sidewalks with the planned development. The new back of
curb should be located 13 feet from the centerline.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
4. Plans of all work in right-of-way shall be submitted for approval prior to start of
work. Obtain barricade permit prior to doing any work in the right-of-way from
Traffic Engineering at (501) 379-1805 (Travis Herbner).
5. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
6. Storm water detention ordinance applies to this property. Show the proposed
location for storm water detention facilities on the plan.
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. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering 379-1813
(Steve Philpott) for more information.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements for Lots 1, 2 and 3.
Contact Little Rock Wastewater Utility for additional information.
Entergy: Approved as submitted.
Center-Point Energy: No comment received.
October 30, 2008
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: S-289-B
4
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 Works regarding the location of water meter(s). A Capital Investment
Charge based on the size of the meter connection(s) will apply to this project in
addition to normal charges. Contact Central Arkansas Water for additional
information.
Fire Department: Place and install 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 #17, Mabelvale-Downtown and
#17A, Mabelvale-UALR.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (August 28, 2008)
Mr. Pat McGetrick, McGetrick and McGetrick Engineers, was present
representing the application. Staff gave an overview of the proposed
development to the Subdivision Committee indicating there were additional items
necessary on the proposed preliminary plat. Staff requested Mr. McGetrick
provide the source of title in the general notes section of the preliminary plat.
Staff stated there were previously concerns with three driveway locations onto
Mabelvale Cut-off. Staff stated the previous approval limited the approval to two
driveway locations. Lots 2 and 3 shared a driveway on the lot line and Lot 1’s
driveway was to be located as far as feasible away from this break as possible.
Staff stated the driveway locations had been identified on the proposed
preliminary plat. Staff stated there were previously concerns of the buildability of
Lot 1. Staff stated the proposed plat indicated the buildable area of Lot 1.
Staff noted comments from Central Arkansas Water and Little Rock Wastewater
requesting Mr. McGetrick contact these agencies for additional information.
There being no further issues for discussion, the Committee then forwarded the
item to the full Commission for final action.
October 30, 2008
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: S-289-B
5
H. ANALYSIS:
The applicant submitted a revised preliminary plat to Staff addressing most of the
issues raised by staff and the Subdivision Committee. The applicant has
indicated in the General Notes section the source of title of the landowner.
The applicant has indicated on the preliminary plat the proposed dedication of
right-of-way to both streets, Brimer Road and Mabelvale Cut-off, and indicated
street improvements will be made to Brimer Road.
The proposed lots meet the minimum requirements of the Subdivision Ordinance,
being greater than 60-feet in width and more than 7,000 square feet in area, as
required for R-2, Single-family zoning. There is a variance to allow a reduced lot
depth for Lot 1. The ordinance typically requires a minimum lot depth of
100-feet. The lot is proposed with a lot depth along the western perimeter of
44 feet. The applicant has provided staff with a building envelope indicating the
buildability of Lot 1 with a new residence. Staff feels the building envelope is
adequate for new construction without requiring setback variances at the time of
development.
Staff is supportive of the proposed preliminary plat. Although, the lots are
somewhat smaller than the land area of homes located around the site, the lots
average 7,020 square feet comparable to the lots to the north of the site in the
Woodbridge Subdivision. Although there is a variance to allow a reduced lot
depth for Lot 1 staff does not feel the variance significantly impacts the
developability of the lot. The applicant has indicated the buildable area for Lot 1
and in that area it appears that a 1,800 – 2,000 single-story home could be
constructed. To Staff’s knowledge, there are no outstanding issues associated
with the proposed preliminary plat.
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 variance request to allow the creation of Lot 1
with less than the typically required lot depth of 100-feet.
October 30, 2008
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: S-289-B
6
PLANNING COMMISSION ACTION: (SEPTEMBER 18, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of deferral.
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 6 ayes, 0 noes and 5 absent.
STAFF UPDATE:
There were no affidavits filed for this request to allow anyone to act as agent for the
request and staff has been unable to contact the owner to move this item forward or to
secure authorization for the engineer to act as the owner’s agent. Staff recommends
this item be withdrawn without prejudice.
PLANNING COMMISSION ACTION: (OCTOBER 30, 2008)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating there were no affidavits filed for the request to allow anyone
to act as agent and staff had been unable to contact the owner to move the item forward
or to secure authorization for the engineer to act as the owner’s agent. Staff presented
a recommendation of withdrawn of the item without prejudice.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for withdrawal as recommended by staff.
The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 open position.
October 30, 2008
ITEM NO.: C FILE NO.: S-867-EEEEEEE
NAME: Lot 1 Tract 94 Chenal Valley Apartments Subdivision Site Plan Review
LOCATION: Located on the Southwest corner of LaGrande Drive and Rahling Road
Extension
DEVELOPER:
Richland/Deltic Timber Company
7 Chenal Club Circle
Little Rock, AR 72223
ENGINEER:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 22.7 + acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: MF-18
PLANNING DISTRICT: 19 – Chenal Planning District
CENSUS TRACT: 42.11
VARIANCES/WAIVERS REQUESTED: None requested.
The applicant submitted a request dated July 17, 2008, requesting a deferral of this item
to the September 18, 2008, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (AUGUST 7, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated July 17, 2008,
requesting a deferral of this item to the September 18, 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 as recommended by staff.
The motion carried by a vote of 9 ayes, 0 noes and 2 absent.
October 30, 2008
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S-867-EEEEEEE
2
STAFF UPDATE:
The applicant submitted a request dated September 9, 2008, requesting a deferral of
this item to the October 30, 2008, public hearing. Staff is supportive of the deferral
request.
PLANNING COMMISSION ACTION: (SEPTEMBER 18, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated September 9,
2008, requesting a deferral of this item to the October 30, 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 6 ayes, 0 noes and 5 absent.
STAFF UPDATE:
The applicant submitted a request dated October 13, 2008, requesting withdrawal of
this item. Staff is supportive of the withdrawal request.
PLANNING COMMISSION ACTION: (OCTOBER 30, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated October 13,
2008, requesting withdrawal of the item. 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 withdrawal as recommended by staff.
The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 open position.
October 30, 2008
ITEM NO.: D FILE NO.: Z-4807-J
NAME: Lot 3, Tract 94 Chenal Valley Long-form PCD
LOCATION: Located on the Southwest corner of LaGrande Drive and Rahling Road
Extension
DEVELOPER:
Deltic Timber Company
7 Chenal Club Circle
Little Rock, AR 72223
ENGINEER:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 8.38 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: MF-18
ALLOWED USES: Multi-family 18 units per acre
PROPOSED ZONING: PCD
PROPOSED USE: C-3, General Commercial District and O-3, General
Office District
VARIANCES/WAIVERS REQUESTED: None requested.
The applicant submitted a request dated July 17, 2008, requesting a deferral of this item
to the September 18, 2008, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (AUGUST 7, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated July 17, 2008,
requesting a deferral of this item to the September 18, 2008, public hearing. Staff
stated they were supportive of the deferral request.
October 30, 2008
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-4807-J
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 as recommended by staff.
The motion carried by a vote of 9 ayes, 0 noes and 2 absent.
STAFF UPDATE:
The applicant submitted a request dated September 9, 2008, requesting a deferral of
this item to the October 30, 2008, public hearing. Staff is supportive of the deferral
request.
PLANNING COMMISSION ACTION: (SEPTEMBER 18, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated September 9,
2008, requesting a deferral of this item to the October 30, 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 6 ayes, 0 noes and 5 absent.
STAFF UPDATE:
The applicant submitted a request dated October 13, 2008, requesting withdrawal of
this item. Staff is supportive of the withdrawal request.
PLANNING COMMISSION ACTION: (OCTOBER 30, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated October 13,
2008, requesting withdrawal of the item. 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 withdrawal as recommended by staff.
The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 open position.
October 30, 2008
ITEM NO.: E FILE NO.: Z-4807-K
NAME: Lot 2, Tract 94 Chenal Valley Long-form PD-R
LOCATION: Located on the Southwest corner of LaGrande Drive and Rahling Road
Extension
DEVELOPER:
Richland/Deltic Timber Company
7 Chenal Club Circle
Little Rock, AR 72223
ENGINEER:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 8.02 + acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: POD, R-2, Single-family and MF-24
ALLOWED USES: Office, Single-family and Multi-family up to 24 units per acre
PROPOSED ZONING: PD-R
PROPOSED USE: Multi-family 13.97 units per acre
VARIANCES/WAIVERS REQUESTED: None requested.
The applicant submitted a request dated July 17, 2008, requesting a deferral of this item
to the September 18, 2008, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (AUGUST 7, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated July 17, 2008,
requesting a deferral of this item to the September 18, 2008, public hearing. Staff
stated they were supportive of the deferral request.
October 30, 2008
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-4807-K
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 as recommended by staff.
The motion carried by a vote of 9 ayes, 0 noes and 2 absent.
STAFF UPDATE:
The applicant submitted a request dated September 9, 2008, requesting a deferral of
this item to the October 30, 2008, public hearing. Staff is supportive of the deferral
request.
PLANNING COMMISSION ACTION: (SEPTEMBER 18, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated September 9,
2008, requesting a deferral of this item to the October 30, 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 6 ayes, 0 noes and 5 absent.
STAFF UPDATE:
The applicant submitted a request dated October 13, 2008, requesting withdrawal of
this item. Staff is supportive of the withdrawal request.
PLANNING COMMISSION ACTION: (OCTOBER 30, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated October 13,
2008, requesting withdrawal of the item. 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 withdrawal as recommended by staff.
The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 open position.
October 30, 2008
ITEM NO.: F FILE NO.: LU08-11-02A
Name: Land Use Plan Amendment - I-430 Planning District
Location: The southwest corner of Kanis and Shackleford Roads
Request: Community Shopping to Office and Commercial
Source: Staff
PROPOSAL / REQUEST:
Prompted by the Land Use Amendment request at the southeast corner of Kanis and
Shackleford, the Planning Staff expanded the area of review to include the area at the
southwest corner of this same intersection. Staff is now proposing a Land Use Plan
amendment in the I-430 Planning District from Office to Commercial. This site did not
develop as Community Shopping. The Office and Commercial categories would better
represent the services that are now being provided at this site.
The applicant has requested the related zoning and land use items be deferred until the
October 30, 2008 meeting. Staff is supportive of this request and recommends this item
for deferral until that time.
PLANNING COMMISSION ACTION: (SEPTEMBER 18, 2008)
This item was placed on the consent agenda for deferral to the October 30, 2008
hearing at the request of the applicant. By a vote of 6 for and 0 against the consent
agenda was approved.
STAFF UPDATE:
EXISTING LAND USE AND ZONING:
This area is currently zoned C-2, O-3, C-3 and PCD Planned Commercial Development.
It is currently occupied by a convenience store with gas pumps, a new shopping center
fronting Kanis, a Lexus car dealership, and a large office complex. North of this
application is zoned Open Space to buffer the commercial uses from the R-2, O-1, and
O-3 uses along Kanis Road. South and west of this amendment is zoned O-3 General
Office for a large office park complex. East of the amendment is zoned O-2 for two
hotels, a hospital, two banks and a nonconforming restaurant.
October 30, 2008
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: LU08-11-02A
2
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
This area has been shown on the Land Use Plan as Community Shopping since
Ordinance 17,951 was approved in March 1999. This amendment was the result of an
overall study along the Kanis Corridor from Shackleford to Chenal Parkway. South is
shown as Suburban Office, west is shown as Office, north is shown as Park/Open
Space and Office, and east is shown as Office.
MASTER STREET PLAN:
Kanis and Shackleford Roads are both Minor Arterials on the Master Street Plan. A
Minor Arterial provides connections to and through an urban area and their primary
function is to provide short distance travel within the urbanized area. Entrances and
exits should be limited to minimize negative effects of traffic and pedestrians on these
streets since they are Minor Arterials. These streets may require dedication of right-of-
way and may require street improvements for entrances and exits to the site.
BICYCLE PLAN:
There are no bike routes shown in this immediate vicinity.
PARKS:
According to the Master Parks Plan, this area is within eight blocks of a city park or
open space. A strip of Open Space is zoned along the northern boundary of this
amendment.
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 John Barrow Neighborhood Plan. Their Business and
Commercial Goal states: “To enhance the climate directed towards encouraging new
businesses and commercial establishments to located in the area as well as retention of
existing businesses.”
October 30, 2008
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: LU08-11-02A
3
ANALYSIS:
This application was initiated by City Planning Staff as a direct result of LU08-11-02
being filed for the southeast corner of Shackleford and Kanis Roads in an effort to
update the Future Land Use Plan for the area. The two amendments to the plan in this
application are considered by Staff to be a ‘clean up’ of the plan to recognize existing
conditions. Staff reviewed the surrounding area and feels this area should be amended
to Commercial and Office on the plan to represent the existing and probable future
uses.
The southwest corner of Kanis and Shackleford Roads was amended from Mixed Office
Commercial to Community Shopping in March of 1999 as part of a large amendment
package along the Kanis Corridor. This was changed to Community Shopping to
recognize an existing C-2 Shopping Center zone in anticipation of further intensification
of this area. This area has since developed into an office park with commercial uses
lining Shackleford and Kanis Roads, therefore, this area would be better shown on the
Land Use Plan as Commercial on the eastern half which faces Shackleford and as
Office along Shackleford West Boulevard where the office park has developed.
Over the last several years the Community Shopping area has develop with uses better
represented by different Land Use Plan classifications. The western section has
developed with an office building and planned hotel. The location of the remaining large
undeveloped land, at the Centerview – West Shackleford intersection, makes its future
development likely to also be office in nature. A better reflection of the current and
future likely uses of the western half of the Community Shopping would be Office.
The eastern half of the Community Shopping area, along Shackleford Road has
development with some retail and auto replaced commercial uses. The remaining
undeveloped land is along Kanis Road and has commercial Land Use and Zoning to the
north. A better representation on the Land Use Plan for this land would be Commercial,
more closely reflecting the actual and future uses of the land.
The 1999 amendment recognized that this area does need some Community Shopping,
but the Community Shopping type development has occurred further south along
Shackleford. This location would be best represented by Office for the western half,
both sides of West Shackleford Road at Centerview; and Commercial along Shackleford
Road and at the intersection with Kanis Road.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Sandpiper and John
Barrow. Staff has received no comments from area residents.
October 30, 2008
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: LU08-11-02A
4
STAFF RECOMMENDATIONS:
Staff believes the change is appropriate.
PLANNING COMMISSION ACTION: (OCTOBER 30, 2008)
The item was placed on the consent agenda for Approval. By a vote of 9 for and
0 against the consent agenda was approved.
October 30, 2008
ITEM NO.: F.1 FILE NO.: LU08-11-02B
Name: Land Use Plan Amendment - I-430 Planning District
Location: The southeast corner of Kanis and Shackleford Roads
Request: Office to Commercial
Source: Joe White, White-Daters
PROPOSAL / REQUEST:
The applicant has requested this item be deferred until the October 30, 2008
meeting. Staff is supportive of this request.
A Land Use Plan amendment in the I-430 Planning District from Office to
Commercial. Commercial represents a broad range of retail and wholesale
services. The applicant has filed for a Planned Commercial Development to
allow a restaurant use on this site. Prompted by this Land Use Amendment
request, the Planning Staff expanded the area of review to include area
immediately west of the application site. With these changes, the existing
commercial site at the southeast corner of Kanis and Shackleford would be
amended to recognize existing uses. It is thought that the additional area would
make the boundaries more logical.
PLANNING COMMISSION ACTION: (SEPTEMBER 18, 2008)
This item was placed on the consent agenda for deferral to the October 30, 2008
hearing at the request of the applicant. By a vote of 6 for and 0 against the
consent agenda was approved.
STAFF UPDATE:
A Land Use Plan amendment in the I-430 Planning District from Office to
Commercial. Commercial represents a broad range of retail and wholesale
services. The applicant has filed for a Planned Commercial Development to
allow a restaurant use on this site. Prompted by this Land Use Amendment
request, the Planning Staff expanded the area of review to include area
immediately west of the application site. With these changes, the existing
commercial site at the southeast corner of Kanis and Shackleford would be
amended to recognize existing uses. It is thought that the additional area would
make the boundaries more logical.
October 30, 2008
SUBDIVISION
ITEM NO.: F.1 (Cont.) FILE NO.: LU08-11-02B
2
EXISTING LAND USE AND ZONING:
This property is zoned O-2 Office and Institutional District and O-3 General Office
District. The western portion of the amendment has a non conforming restaurant
use with drive through and the eastern portion of the amendment area is
currently vacant and undeveloped. North of this area is also zoned O-3 for a
large office complex. South of the amendment is zoned O-2 for two banks, two
hotels and a hospital. West of this area is zoned Planned Commercial District for
a convenience store with gas pumps, O-3 and C-2 Shopping Center District for a
car dealership and lot. The northwest corner of Kanis and Shackleford is zoned
C-3 for a hotel.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
There have been no amendments approved in this area for more than eight
years. This area is shown as Office on the Plan. Office is also shown
immediately north, east and south of this area. The area west of this amendment
is shown as Community Shopping and Suburban Office.
MASTER STREET PLAN:
Kanis and Shackleford Roads are both Minor Arterials on the Master Street Plan.
A Minor Arterial provides connections to and through an urban area and their
primary function is to provide short distance travel within the urbanized area.
Entrances and exits should be limited to minimize negative effects of traffic and
pedestrians on these streets since they are Minor Arterials. These streets may
require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
BICYCLE PLAN:
There are no bike routes shown in this immediate vicinity.
PARKS:
According to the Master Parks Plan, this area is within eight blocks of a city park
or open space. A strip of Open Space is zoned along the northern boundary of
this amendment.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this
amendment.
October 30, 2008
SUBDIVISION
ITEM NO.: F.1 (Cont.) FILE NO.: LU08-11-02B
3
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
This area is covered by the John Barrow Neighborhood Plan. Their Commercial
Development goal states: “To encourage the development of a sit-down
restaurant in the area.” This rezoning would allow the development of a
restaurant on this site.
ANALYSIS:
This area of Little Rock has seen major growth in the last ten years. The land
along Shackleford south of I-430 has become a major community shopping
center and the neighborhood to the east of I-430 has seen a renewal of interest
with the influx of new development and growth. While Hicks Interurban is an
older subdivision, the neighborhood has seen 85 single-family building permits
issued since 2000 between Aldersgate Road and Junior Deputy Road. The
amount of new single family residential adds to the demand for commercial
services in the area. Kanis Road has been developing as an office corridor, with
medical related offices and clinics.
This amendment area is located at the southeast corner of Kanis and
Shackleford Roads. This area has been shown on the Land Use Plan as Office
for more than ten years, from a time when the City’s Land Use Plan envisioned
a suburban office corridor along I-430. The existing restaurant that is located
on the western portion of this amendment area has been a nonconforming use
in O-2 zoning for almost that long. This amendment would recognize the
existing commercial use at this corner and add approximately 1.5 acres of new
commercial uses. This amendment area is located at the intersection of two
minor arterials. Staff has long held the position that commercial uses are best
situated at the intersection of arterials, so this area would be a logical location for
more commercial uses.
This amendment would only change about 3 acres of Office to Commercial.
There is currently almost forty acres of Office shown between Kanis, Shackleford
and I-430 and almost one-third of it is still undeveloped. This area has changed
drastically over the past ten to twenty years. The once proposed Office Corridor
has been lost with changes from Office to other classifications to the south of this
application to the Colonel Glenn Road area.
The majority of the commercial development in this area has been and is
proposed to be regional in nature (i.e. hotels, car dealerships). The availability
of local commercial to serve the immediate neighborhoods is lacking. This
amendment area is covered by the John Barrow Neighborhood Action Plan and
October 30, 2008
SUBDIVISION
ITEM NO.: F.1 (Cont.) FILE NO.: LU08-11-02B
4
it states a need for more local commercial uses including a sit down restaurant.
With this change, a small to medium commercial node is now proposed to
service the larger surrounding office areas as well as the surrounding
neighborhoods.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Sandpiper and
John Barrow. Staff has received no comments from area residents.
STAFF RECOMMENDATIONS:
Staff believes the change is appropriate.
PLANNING COMMISSION ACTION: (OCTOBER 30, 2008)
Walter Malone, Planning Staff reviewed the history of the Office designation
along I-430 of which this is a part. Mr. Malone reviewed the use pattern in the
surrounding area and indicated that this would be support commercial for the
office that surrounds the site. Ms. Donna James reviewed the related Planned
Zoning District application, see item Z-4565-A for a full minute record. A motion
was made to defer the Land Use Plan amendment to December 18, 2008, by a
vote of 5 for and 4 against the item was deferred.
October 30, 2008
ITEM NO.: F.2 FILE NO.: Z-4565-A
NAME: Kanis/Shackleford Lot 2 Short-form PCD
LOCATION: Located just West of Kaufman Road in the 10700 Block of Kanis Road
DEVELOPER:
Taco Bueno Restaurants, LP
1605 LBJ Freeway, Suite 800
Farmers Branch, TX 75234
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
TOTAL AREA: 1.63 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
AREA PROPOSED FOR REZONING: 0.88
CURRENT ZONING: O-3, General Office District
ALLOWED USES: General Office
PROPOSED ZONING: PCD
PROPOSED USE: Restaurant with drive-through service
VARIANCES/WAIVERS REQUESTED:
1. A five year deferral of the required addition of a left turn lane on Kanis Road.
2. A variance from the Subdivision Ordinance to allow the creation of a lot without
public street frontage.
3. A variance from the minimum driveway spacing requirement for drives located on an
arterial.
A. PROPOSAL/REQUEST:
The applicant proposes to subdivide this 1.63 acre lot into two (2) lots and to
rezone one of the lots from O-3 to PCD. The property is located at the southeast
October 30, 2008
SUBDIVISION
ITEM NO.: F.2 (Cont.) FILE NO.: Z-4565-A
2
corner of Kanis and Shackleford Roads just east of “Mamma Bea’s Big Burger”
restaurant. The developer is proposing a restaurant with drive-through service
adjacent to the existing restaurant. A variance of the driveway spacing
requirement to allow a “right out” only driveway on Kains Road is being
requested. The drive is necessary to allow traffic coming from the drive-thru to
exit east without circling back through the parking area.
The restaurant is proposed to contain 2,900 square feet with 36 parking spaces.
The site contains 22,050 square feet of paved area and 13,607 square feet of
landscape area. Access to the site will be via an existing drive, a cross access
easement, shared with Bancorp South Bank. The restaurant hours of operation
are proposed Sunday through Thursday from 10:00 am to midnight and on Friday
and Saturday from 10:00 am to 1:00 am. The hours of dumpster service have
been limited to 6:00 am to 10:00 pm seven days per week.
A single pylon sign is proposed along Kanis Road. The sign is proposed
consistent with signage allowed in commercial zones or a maximum of 36-feet in
height and 160 square feet in area. Building signage is proposed consistent with
signage allowed in commercial zones or a maximum of ten percent of the façade
facing the public street. Directional signage will comply with directional signage
allowed in commercial zones.
The request includes a deferral of the required street construction to add a left
turn lane to Kanis Road for a period of five years or until adjacent development
occurs, whichever occurs first.
The request also includes a variance from the Subdivision Ordinance to allow the
creation of a lot without public street frontage. Access to the lot will be from a
drive extending from the common access easement located along the western
property line.
B. EXISTING CONDITIONS:
Kanis Road adjacent to the site has been constructed to Master Street Plan
standard. The sidewalk is in place along the property frontage. The site is tree
covered with a single-family residence located to the east of the site fronting
Kaufman Road. There are other single-family homes located along Kaufman
Road. There are a number of zoning classifications within the area. This site is
zoned O-3, General Office District as is the Bancorp South Bank property. The
property to the west, Mamma Bea’s Big Burger is zoned O-2, Office and
Institutional District as is property located to the south, fronting South
Shackleford Road, containing hotels, restaurant uses and the Heart Hospital.
Across South Shackleford Road is property zoned PCD, O-3, General Office
District, C-2, Shopping Center District and C-3, General Commercial District
October 30, 2008
SUBDIVISION
ITEM NO.: F.2 (Cont.) FILE NO.: Z-4565-A
3
which has developed with a number of uses including a convenience store,
hotels, automobile dealerships and general office uses. North of the site is a
large insurance company office complex, Arkansas Farm Bureau, and a daycare
facility, Kidco.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
property owners. All property owners located within 200 feet of the site, all
residents, who could be identified, located within 300 feet and the John Barrow
and Sandpiper Neighborhood Associations were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Kanis Road is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45 feet from centerline will be required. An
additional 10 feet of right-of-way, measured from the centerline of the right-of-
way, for a future right turn lane should be dedicated. The additional 10 feet of
right-of-way shall be measured 250 feet in length from the intersecting right-
of-way. The western portion of this particular property shows to be within
250 feet of the intersecting right-of-way of Shackleford Road.
2. With site development, provide the design of street conforming to the Master
Street Plan. An lieu contribution should be made for one half street
improvements on Kanis Road for future dual left turn lanes with the planned
development.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
4. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
5. Storm water detention ordinance applies to this property. Show the proposed
location for storm water detention facilities on the plan.
6. Provide proposed elevations for the top and bottom of the proposed retaining
wall. If wall height is greater than 15 feet a variance must be requested from
the Land Alteration Regulations.
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).
October 30, 2008
SUBDIVISION
ITEM NO.: F.2 (Cont.) FILE NO.: Z-4565-A
4
8. 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.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer service available to this property.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. A Capital Investment Charge
based on the size of the meter connection(s) will apply to this project in addition
to normal charges. Contact Central Arkansas Water Works regarding the size
and location of the water meter(s). The Little Rock Fire Department needs to
evaluate this site to determine whether additional public and/or private fire
hydrant(s) will be required. If additional fire hydrant(s) are required, they will be
installed at the Developer's expense. Plans must be made to provide water
service to Lot 2. Contact Central Arkansas Water for additional information.
Fire Department: Place and install fire hydrants per code. Contact the Little Rock
Fire Department for additional information.
County Planning: No comment.
CATA: The site is located CATA Bus Route # 3, Baptist Medical Center.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the I-430 Planning District. The
Land Use Plan shows Office for this property. The applicant has applied for a
rezoning from O-3, General Office District to Planned Commercial Development.
A Land Use Plan amendment is a separate item on this agenda (LU08-11-02) a
change from Office to Commercial.
Master Street Plan: Kanis and Shackleford Roads are both Minor Arterials on the
Master Street Plan. A Minor Arterial provides connections to and through an
urban area and their primary function is to provide short distance travel within the
urbanized area. Entrances and exits should be limited to minimize negative
October 30, 2008
SUBDIVISION
ITEM NO.: F.2 (Cont.) FILE NO.: Z-4565-A
5
effects of traffic and pedestrians on these streets since they are Minor Arterials.
These streets may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in this immediate vicinity.
Neighborhood Action Plan: This area is covered by the John Barrow
Neighborhood Plan. Their Commercial Development goal states: “To encourage
the development of a sit-down restaurant in the area.” This rezoning would allow
the development of a new restaurant with sit-down dining on this site.
Landscape:
1. The site plan must comply with the City’s landscape ordinance requirements.
2. The zoning buffer ordinance requires an average street buffer of twelve feet
(12’) and in no case less than nine feet (9’).
3. A land use buffer averaging 11.95 feet is required along the sites eastern
perimeter. Seventy percent of this area is to remain undisturbed. Utility
easements cannot count towards fulfilling the land use buffer requirement. A
buffer variance must be approved by the Commission to allow the buffer to
remain as indicated.
4. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this tree covered site. Credit toward fulfilling Landscape
Ordinance requirements can be given when preserving trees of six (6) inch
caliper or larger.
G. SUBDIVISION COMMITTEE COMMENT: (October 9, 2008)
Mr. Joe White of White-Daters and Associates was present. Staff presented an
overview of the request stating there were additional items necessary to
complete the review process. Staff also requested the developer provide the
total height of the retaining wall, details for proposed building signage and the
dumpster hours of service.
Public Works comments were addressed. Staff stated a right of way dedication
was required for Kanis Road. Staff also stated the drive located on the eastern
portion of the site did not comply with the typical ordinance standards for
driveway spacing. Staff stated the storm water detention ordinance would apply
to the development of the site. Staff stated a grading permit would be required
prior to any land clearing or grading activities on the site.
October 30, 2008
SUBDIVISION
ITEM NO.: F.2 (Cont.) FILE NO.: Z-4565-A
6
Landscaping comments were addressed. Staff stated the eastern land use
buffer was indicated entirely within a utility easement. Staff stated the utility
easement could not count in fulfilling the land use buffer requirements. Staff
stated the street buffer was not indicated adequate to meet the typical ordinance
standards. Staff stated a twelve foot average landscape strip was required along
Kanis Road. Staff stated in no case could the street buffer be less than nine feet.
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.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing a number of the
issues raised at the October 9, 2008, Subdivision Committee meeting. The
applicant has provided the total height of the retaining wall, details for proposed
building signage and the dumpster hours of service. The retaining wall will not
exceed 15 feet in height. The revised plan also indicates the drive on Kanis
Road as a right out only drive. Staff is supportive of the driveway configuration.
The site is proposed with a 2,900 square foot building and 33 parking spaces.
The building is proposed as an eating place with drive through service. The
hours of operation are from 10:00 am to midnight Sunday through Thursday and
from 10:00 am to 1:00 pm on Friday and Saturday. The dumpster hours of
service have not been identified. Staff recommends the hours of service be
limited to daylight hours while residential uses remain in the area.
The request includes a replat of Lot 2 Kanis/Shackleford Subdivision. The replat
would allow the creation of two lots. Lot 2A will contain 0.88 acres and is
proposed for rezoning from O-3, General Office District to PCD. Lot 2B will
containing 0.75 acre and will remain zoned O-3, General Office District. Lot 2B
will require a variance from the Subdivision Ordinance to allow a lot to be created
as a lot without public street frontage.
The building is proposed as a single story building with a maximum building
height of 35 feet. The specifics of the development include 7.5 percent of
building coverage, 56.6 percent of paved area and 35.8 percent landscape area.
A single dumpster location has been identified on the plan. A note on the site
plan indicates the dumpster will be screened per the typical ordinance
requirements for dumpster screening.
The site plan indicates a 15 foot landscape buffer strip along the eastern
perimeter of the site. The entirety of the landscape buffer strip is located within a
sanitary sewer easement. The applicant has also indicated the buffer area will
be entirely disturbed. The buffer ordinance states a minimum of 70 percent of
the land use buffer must be left undisturbed. The ordinance also states right of
way and any utility easements can not count in computing the depth or area of
the land use buffer.
October 30, 2008
SUBDIVISION
ITEM NO.: F.2 (Cont.) FILE NO.: Z-4565-A
7
Building signage is proposed consistent with signage allowed in commercial
zones or a maximum of ten percent of the façade area abutting a public right of
way. A single ground mounted monument sign is proposed within the front yard
area. The sign is proposed with a maximum sign height of 36 feet and a
maximum sign area of 160 square feet.
The plan includes a 2,900 square foot restaurant building and 33 parking spaces.
For a restaurant development, the ordinance typically requires the placement of
one parking space per 100 gross square feet of building area. Parking to serve
the restaurant use would typically require 29 parking spaces. The parking
indicated is adequate to serve the use.
Staff is supportive of the request and the associated variances. The site is
located along an arterial street and the area includes a mixture of commercial
and office uses. Staff feels the rezoning of the property to allow a restaurant use
is appropriate for this site.
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 the dumpster service hours be limited to daylight hours as
long as there is adjacent residential uses.
Staff recommends approval of the variance request to allow a reduced buffer
along the eastern perimeter of the site and the allowance to disturb the entire
buffer area.
Staff recommends approval of the variance request from the Subdivision
Ordinance to allow the creation of a lot without public street frontage.
Staff recommends approval of the variance from the minimum driveway spacing
criteria for the right out drive located on Kanis Road.
Staff recommends approval of the deferral request for the required street
improvements for the addition of a left turn lane on Kanis Road for five years or
until adjacent development occurs, whichever occurs first.
PLANNING COMMISSION ACTION: (SEPTEMBER 18, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated August 28,
October 30, 2008
SUBDIVISION
ITEM NO.: F.2 (Cont.) FILE NO.: Z-4565-A
8
2008, requesting a deferral of this item to the October 30, 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 6 ayes, 0 noes and 5 absent.
PLANNING COMMISSION ACTION: (OCTOBER 30, 2008)
The applicant was present. There were registered objectors present. Staff presented
the item with a recommendation of approval of the request subject to compliance with
the comments and conditions as outlined in paragraphs D, E and F of the agenda staff
report. Staff presented a recommendation the dumpster service hours be limited to
daylight hours as long as there was adjacent residential uses. Staff also presented a
recommendation of approval of the variance request to allow a reduced buffer along the
eastern perimeter of the site and the allowance to disturb the entire buffer area. Staff
presented a recommendation of approval of the variance request from the Subdivision
Ordinance to allow the creation of a lot without public street frontage. Staff presented a
recommendation of approval of the variance from the minimum driveway spacing
criteria for the right out drive located on Kanis Road and the deferral request for the
required street improvements for the addition of a left turn lane on Kanis Road for five
years or until adjacent development occurred, whichever occurred first.
Mr. Joe White of White Daters, Mr. Tom Cole of David Jones Company and
Ms. Melanie Gibson of Collier International were present representing the request.
Mr. White stated the request was to allow the development of the site with a sit-down
restaurant which had a drive-through pick up window. He stated the buffer area was
previously cleared for the installation of the sewer line. He stated the applicants would
replant the area as required by the ordinance.
Mr. Bill Waddell of the Arkansas Farm Bureau Federation was present in opposition of
the request. He stated the Federation had a number of concerns most related to traffic.
He stated the Federation sold the property to Bank Corp South a number of years ago
with the understanding the site would be used as an office use. He stated Farm Bureau
had been at this location for a number of years and most recently had constructed a
daycare facility. He stated there were 300 employees of Farm Bureau and
150 preschool children served by the daycare. He stated this generated a great deal of
traffic to the area. He stated when the site plan was approved for Arkansas Farm
Bureau the City did not allow the drive on South Shackleford Road to be a full access
drive. He stated the site could only be entered from Shackleford Road when traveling
northbound and exits on Shackleford Road were also allowed as northbound only. He
stated this caused the drive on Kanis Road to be very congested. He stated traffic at
the intersection of Kanis and Shackleford Road backed the length of the Farm Bureau
October 30, 2008
SUBDIVISION
ITEM NO.: F.2 (Cont.) FILE NO.: Z-4565-A
9
site to the overpass of I-430. He requested the Commission deny the request to allow
the increase in intensity of zoning for the site.
Mr. John Hathaway addressed the Commission in opposition of the request. He stated
his firm represented Bank Corp South in the replatting and sale of the parcel being
considered for rezoning to the current owner and also his firm represented Bank Corp
South in the original purchase of the entire area. He stated Bank Corp South included
in the Bill of Assurance for the sale restrictions on the land proposed for development.
He stated use was not restricted but the developers were to receive approval of the site
plan, building placement and other site development criteria prior to construction. He
stated Bank Corp South had concerns with the traffic a food establishment would
generate and the effects of the traffic on the access easement. He stated the use of the
property was not restricted through the Bill of Assurance or a Deed Restriction but there
were concerns by Bank Corp South with the proposed development of the site as a food
service related to dumpster locations, smells and other activities. He requested the
Commission defer the request until the bank could meet with the developers and work
through some of their concerns.
Mr. Roy Snook addressed the Commission. He stated he was an officer of Bank Corp
South. He stated the Bank did not envision the site would be used for such an intense
use as a restaurant when the agreements were put in place. He stated traffic on the
access drive was a concern. He stated the bank would like the opportunity to review
the site plan as outlined in the Bill of Assurance.
The Commission questioned the City Attorney on the Commission’s obligations and
review of Bills of Assurance. Ms. Cindy Dawson, Deputy City Attorney stated as
directed by the Board of Directors the Commission shall review Bills of Assurance as a
part of the review process but may not allow the Bill of Assurance to be the deciding
factor in the decision of approval or disapproval of an item.
Mr. Tom Cole stated traffic was a concern of the development. He stated this developer
was being a part of the solution by adding a left turn lane at the time of redevelopment
of the adjacent property or within five years. He stated the development was not a
destination business but was proposed to take advantage of the nearby office and hotel
uses. He stated the site would have one drive-through. He stated there were a number
of banks and a carwash in the area which had a greater number of drive-through
facilities than proposed by the applicant. He stated the streets were arterial streets. He
stated the traffic counts for the streets was in excess of 30,000 vehicles per day.
There was a general discussion concerning the Bill of Assurance and the conditions of
the Bill of Assurance. There was also a general conversation concerning deed
restrictions. Mr. White stated there property was not covered under a deed restriction
but the Bill of Assurance did require the developers to provide to Bank Corp South site
grading and construction plans prior to development.
October 30, 2008
SUBDIVISION
ITEM NO.: F.2 (Cont.) FILE NO.: Z-4565-A
10
Mr. Hathaway stated the Bank did not have control over use only the Commission had
control over use. He stated the Bank was requesting the developers meet with them to
discuss traffic and how the use would affect the access drive which would be shared by
the developments.
Mr. Tom Cole stated the developers would defer the item to the December 18, 2008,
public hearing to allow a meeting to occur between the interested parties.
There was no further discussion of the item. The chair entertained a motion for deferral
of the item. The motion carried by a majority of those present by a vote of 5 ayes,
4 noes, 1 absent and 1 open position.
October 30, 2008
ITEM NO.: G FILE NO.: LU08-04-02A
Name: Land Use Plan Amendment - Heights/Hillcrest Planning District
Location: Hillcrest Street and Kavanaugh Boulevard
Request: Single Family and Multi Family to Public Institutional
Source: Staff
PROPOSAL / REQUEST:
Prompted by the Land Use Amendment request at I Street (LU08-04-02), the Planning
Staff expanded the area of review to include the area at the northeast corner of Hillcrest
Street and Kavanaugh Boulevard. Staff is now proposing a Land Use Plan amendment
in the Heights/Hillcrest Planning District from Single Family and Multi Family to Public
Institutional. Public Institutional represents services public and quasi-public facilities
that provide services to the surrounding community.
EXISTING LAND USE AND ZONING:
The property is currently zoned C-3 General Commercial and R-2 Single Family. The
amendment area is approximately 1.5 acres and is the site of the Grace Lutheran
Church and daycare facilities. Immediately south is zoned R-2 Single Family with a
Conditional Use Permit for the Mount Saint Mary Academy campus. To the west is
zoned C-3 General Commercial for two small shopping centers and an apartment
complex. To the north is zoned R-5 Urban Residence District for a large apartment
complex. The east is zoned R-2 Single Family for single family residences.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
There have not been any amendments in this vicinity in the past ten years. This area is
shown on the Land Use Plan as Single Family and Multi Family. The property to the
south is shown as Public Institutional. To the west and northwest is shown as
Commercial; to the north is shown as Multi Family; and to the east is shown as Single
Family.
MASTER STREET PLAN:
Kavanaugh Boulevard is a Minor Arterial. A Minor Arterial provides connections to and
through an urban area and their primary function is to provide short distance travel
within the urbanized area. Hillcrest Street is a Local Street. The primary function of a
Local Street is to provide access to adjacent properties. Local Streets which are
abutted by non-residential zoning/use or more intensive zoning than duplexes are
October 30, 2008
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: LU08-04-02A
2
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 Kavanaugh Boulevard. 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:
This area is within eight blocks of a city park. Allsopp Park is located abut ¼ mile
northeast of the amendment area. Prospect Terrace Park is about 1/8 mile northwest of
this area.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this amendment.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The Hillcrest Neighborhood Plan covers this amendment area. Their zoning and land
use goal states: “revise the land use map for the neighborhood to reflect changes in
proposed land use and consolidation and elimination of certain land uses.” This
amendment would recognize existing uses.
ANALYSIS:
This application was initiated by City Planning Staff as a direct result of LU08-04-02
being filed for I Street in an effort to update the Future Land Use Plan for the area. This
amendment to the plan is considered by Staff to be a ‘clean up’ to recognize existing
conditions. The area was reviewed for conformance with the zoning and existing use
pattern. With this review, Staff feels this area should be amended to Public Institutional
on the plan to represent the existing use of the Grace Lutheran Church campus. This
amendment is designed to make the Future Land Use Plan a more suitable
representation of current and likely mid-term future uses for this area. Staff does not
believe that the existing use is likely to change, and the Future Land Use Plan would be
more reliable for all users if this school and church were recognized.
October 30, 2008
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: LU08-04-02A
3
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood association: Hillcrest. Staff has
received no comments from area residents.
STAFF RECOMMENDATIONS:
Staff believes the change is appropriate.
PLANNING COMMISSION ACTION: (SEPTEMBER 18, 2008)
This item was placed on the consent agenda for deferral to the October 30, 2008
hearing at the request of the applicant. By a vote of 6 for and 0 against the consent
agenda was approved.
STAFF UPDATE:
The applicant has requested this item be deferred to the December 18, 2008 agenda.
Staff if supportive of this request.
PLANNING COMMISSION ACTION: (OCTOBER 30, 2008)
The applicant requested this item be deferred to the December 18, 2008 hearing. The
item was placed on the consent agenda for Deferral. By a vote of 9 for and 0 against
the consent agenda was approved.
October 30, 2008
ITEM NO.: G.1 FILE NO.: LU08-04-02B
Name: Land Use Plan Amendment - Heights/Hillcrest Planning District
Location: I Street and Kavanaugh
Request: Low Density Residential (LDR) to Multi Family (MF)
Source: Richard Harp, CAR Holdings, LLC
PROPOSAL / REQUEST:
A Land Use Plan amendment in the Heights/Hillcrest Planning District from Low
Density Residential (LDR) to Multi Family (MF). Multi Family (MF) represents
residential developments of ten to thirty six units per acre. The applicant has
filed for a Planned Residential Development to allow 14 units on one-half of an
acre. Prompted by this Land Use Amendment request, the Planning Staff
expanded the area of review to include the area to the east between the
application and Kavanaugh Boulevard. It is thought that the additional area
would make the boundaries more logical.
EXISTING LAND USE AND ZONING:
The property is currently zoned for a Planned Residential Development (PRD)
with R-2 and R-4 zoning fronting Kavanaugh Boulevard. The residences fronting
Kavanaugh appear to be single family and the PRD has a duplex and two four-
plexes. The amendment area is one acre ± in size. To the east is zoned R-2
Single Family with a Conditional Use Permit for Mount Saint Mary Academy. The
south, west and northwest is also all zoned R-2 Single Family for single family
residences and Holy Souls Church and School, which has a Conditional Use
Permit. To the north of this amendment is zoned R-4 Two Family District for
single family residences and some duplexes.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
There have not been any amendments in this vicinity in the past ten years.
The amendment area is currently shown as Low Density Residential. The
property to the north and west is shown as Single Family and the east is shown
as Low Density Residential. The property on the south side of I Street is shown
as Single Family and Multi Family. The property on the east side of Kavanaugh
is shown as Public Institutional.
October 30, 2008
SUBDIVISION
ITEM NO.: G.1 (Cont.) FILE NO.: LU08-04-02B
2
MASTER STREET PLAN:
Kavanaugh Boulevard is a Minor Arterial. A Minor Arterial provides connections
to and through an urban area and their primary function is to provide short
distance travel within the urbanized area. I Street is a Local Street. The primary
function of a Local Street is to provide access to adjacent properties. Local
Streets which are abutted by non-residential zoning/use or more intensive zoning
than duplexes are considered as “Commercial Streets”. These streets have a
design standard the same as a Collector. These streets may require dedication
of right-of-way and may require street improvements for entrances and exits to
the site.
BICYCLE PLAN:
A Class III bike route is shown on Kavanaugh Boulevard. 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:
This area is within eight blocks of a city park. Allsopp Park is located abut ¼ mile
northeast of the amendment area. Prospect Terrace Park is about 1/8 mile
northwest of this area.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this
amendment.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
This amendment is covered by the Hillcrest Neighborhood Plan. The Housing
Goal states: “Pursue establishing an overlay district that protects the eclectic
architectural character of the Hillcrest Neighborhood without imposing
unreasonable restrictions on property owners' rights to remodel of otherwise alter
their property.” The Hillcrest Design Overlay District has been implemented and
the applicant has filed a Planned Development, which is a separate item on this
agenda.
ANALYSIS:
The applicant’s property is already zoned for a Planned Residential Development
(PRD). The original PRD was filed in August of 2000 and a land use plan
October 30, 2008
SUBDIVISION
ITEM NO.: G.1 (Cont.) FILE NO.: LU08-04-02B
3
amendment for the area was also filed at that time. The PRD was approved at
that time, but the land use plan amendment from Low Density Residential to Multi
Family was denied. With the approval of that PRD, this site was allowed to have
10 units on half an acre, with is 20 units per acre. The Multi Family land use
category is for residential developments of 10 to 36 units per acre. The applicant
is now proposing to add two more units, which would increase the density to 12
units, or 24 units per acre. Staff has reviewed this area and increased the
amendment site to include the residences between this PRD and Kavanaugh
Boulvard. This would bring the Multi Family category east all the way to
Kavanaugh, which would make the plan more logical.
The section of the Hillcrest Neighborhood is characterized by the balance
between houses, duplexes and apartments. Small single family houses near
Harrison Street and small duplexes located near Kavanaugh are typical
examples of the surrounding neighborhood. There are small apartment buildings
of varying size along Kavanaugh south of this amendment area. This
amendment would increase the density of dwelling units located on the property,
which is already a very dense development. There does not appear to be a
demand for more intensity in this area. Several houses on I Street and in the
surrounding neighborhood are former duplexes that have been converted back to
single family residences. There is a balance of single family and multi family
residences in Hillcrest, and adding more density at this time could disturb this
balance.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood association: Hillcrest. Staff has
received one positive comment from an adjacent property owner.
STAFF RECOMMENDATIONS:
Staff believes the change is not appropriate.
PLANNING COMMISSION ACTION: (SEPTEMBER 18, 2008)
This item was placed on the consent agenda for deferral to the October 30, 2008
hearing at the request of the applicant. By a vote of 6 for and 0 against the
consent agenda was approved.
October 30, 2008
SUBDIVISION
ITEM NO.: G.1 (Cont.) FILE NO.: LU08-04-02B
4
STAFF UPDATE:
The applicant has requested this item be deferred to the December 18, 2008
agenda. Staff if supportive of this request.
PLANNING COMMISSION ACTION: (OCTOBER 30, 2008)
The applicant requested this item be deferred to the December 18, 2008 hearing.
The item was placed on the consent agenda for Deferral. By a vote of 9 for and
0 against the consent agenda was approved.
October 30, 2008
ITEM NO.: G.2 FILE NO.: Z-6883-A
NAME: Harp’s Quadplex Short-form PD-R
LOCATION: Located at 5212 “I” Street
DEVELOPER:
CARD Holdings, LLC
Mr. Richard Harp
17200 Chenal Parkway, Suite 300
Little Rock, AR 72223
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 0.19 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
CURRENT ZONING: PRD
ALLOWED USES: Duplex, Four-plex and a Six-plex
PROPOSED ZONING: Revised PD-R
PROPOSED USE: 2-Four-plex Buildings and a Six-plex Building
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
On August 3, 2000, the Little Rock Planning Commission approved a request to rezone
the site from R-2, Single-family and R-4, Two-family to PRD to allow a single-family
residence located at 5215 J Street to be removed and a new four-plex constructed in its
location. The existing parking was to be upgraded with the construction of a new
parking area behind the six-unit apartment building containing a total of 16 surface
parking spaces accessed from J Street. The six-plex had four garage parking spaces
accessed from J Street. The Board of Directors adopted Ordinance No. 18,379 on
October 17, 2000, rezoning the site to PRD. A land use plan amendment was also filed
to change the site from Single Family and Low Density Residential to Multi-family. This
October 30, 2008
SUBDIVISION
ITEM NO.: G.2 (Cont.) FILE NO.: Z-6883-A
2
application request was denied by the Planning Commission and was not appealed to
the Board of Directors.
A. PROPOSAL/REQUEST:
The request is to revise the previously approved PRD to allow an existing duplex
structure to be removed from the site and a new four-unit apartment building
constructed within this area. According to the applicant, the duplex building is
beyond cost effective repair, remodel or updating. The applicant has applied for
and received a demolition permit for the structure.
The duplex is located adjacent to a vacant lot. The site plan submitted indicates
a staggered 4-plex, town home style, to occupy both the lots currently occupied
by the duplex and the vacant lot. Parking upgrades will be provided to the rear of
the structure accessed from J Street.
B. EXISTING CONDITIONS:
There are three residential structures on this site, a four-unit apartment building,
a six-unit apartment building and a duplex building currently undergoing
extensive renovations/demolition. There are single-family residential structures
to the east, west, south across I Street and north across J Street. A number of
the residential structures in this area contain more than one dwelling unit but the
area along I Street appears to be single-family. Mount St. Mary’s School is
located further east across Kavanaugh Boulevard and Holy Souls School is
located further west across Harrison Street.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several calls from persons expressing
concern with the proposed development. All property owners located within 200
feet of the site, all residents, who could be identified, located within 300 feet and
the Hillcrest Residence Neighborhood Association were notified of the Public
Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
2. The parking lots should be redesigned for sufficient vehicle maneuvering.
October 30, 2008
SUBDIVISION
ITEM NO.: G.2 (Cont.) FILE NO.: Z-6883-A
3
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements.
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 water meter(s) are required. 3/4" is the largest meter size available off
the existing 2" water main.
Fire Department: Place and install fire hydrants per code. Contact the Little
Rock Fire Department for additional information.
County Planning: No comment.
CATA: The site is located on dedicated CATA Bus Route #1, Pulaski Height.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Heights/Hillcrest Planning
District. The Land Use Plan shows Low Density Residential for this property.
The applicant has applied for a rezoning to revise a previously approved Planned
Residential Development to allow a new fourplex.
A Land Use Plan amendment is a separate item on this agenda (LU08-04-02) a
change from Single Family and Low Density Residential to Multi Family.
Master Street Plan: Kavanaugh Boulevard is a Minor Arterial. A Minor Arterial
provides connections to and through an urban area and their primary function is
to provide short distance travel within the urbanized area. I Street is a Local
Street. The primary function of a Local Street is to provide access to adjacent
properties. Local Streets, which are abutted by non-residential zoning/use or
more intensive zoning than duplexes, are considered as “Commercial Streets”.
These streets have a design standard the same as a Collector. These streets
may require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
October 30, 2008
SUBDIVISION
ITEM NO.: G.2 (Cont.) FILE NO.: Z-6883-A
4
Bicycle Plan: A Class III bike route is shown on Kavanaugh Boulevard. 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 Hillcrest Neighborhood
Plan. The housing goal states: “Recommend the creation of an Overlay District
that would require Planned Unit Development (PUD) for reclassification of land
use, density, or other infrastructure improvements.” The Hillcrest Design Overlay
has been implemented. The Overlay requires the use of a Planned Unit
Development for the redevelopment of this property.
Landscape:
1. The site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. Any/all new parking associated with this project must comply with both the
landscape and buffer ordinances.
3. It appears that part of the proposed parking is located within the required
buffer area and the required perimeter landscape strip. A minimal strip of six
feet nine inches (6’-9”) is required to meet both ordinance requirements.
Variances from the Landscape Ordinance requirement must be approved by
the City Beautiful Commission prior to the issuance of a building permit.
4. The properties to the east and west are zoned residential; therefore, a six (6)
foot high opaque screen, either a wooden fence with its face side directed
outward, a wall, or dense evergreen plantings, is required along the eastern
and western perimeters of the site.
5. A street buffer averaging six percent of the depth of the entire property is
required along I Street. The street buffer required is to average 10.54 feet
and in no case less than nine feet.
G. SUBDIVISION COMMITTEE COMMENT: (August 28, 2008)
Mr. Richard Harp 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 developer
provide the necessary elements to allow staff to review the item per the Hillcrest
Design Overlay District. Staff requested the grade plane and building coverage
be provided. Staff also requested details of any proposed signage, the building
height and any proposed fencing. Staff stated site lighting was to be low level
and directed downward and into the site and not overspill the adjacent residential
properties.
October 30, 2008
SUBDIVISION
ITEM NO.: G.2 (Cont.) FILE NO.: Z-6883-A
5
Public Works comments were addressed. Staff stated the parking lot should be
redesigned to allow sufficient vehicle maneuvering. Staff also stated any broken
curb, gutter or sidewalk was to be repaired prior to the issuance of the
certification of occupancy.
Landscaping comments were addressed. Staff stated any new paving would
require the placement of landscaping per the Landscape Ordinance. Staff also
stated the property to the east and west were zoned residentially therefore
screening was required along these perimeters.
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.
H. ANALYSIS:
Mr. Harp provided staff with a revised site plan addressing a number of the
issues raised at the August 28, 2008, Subdivision Committee meeting. The
revised site plan indicates no signage is proposed with the new development, the
grade plane for the new structure is zero and provided the building coverage.
The maximum building height proposed is 30-feet. The proposed fencing has not
been noted on the site plan. Screening will be provided via a six foot wood fence
or dense evergreen plantings to be determined at the time of building permit.
The site contains an existing dumpster facility located within the parking lot area.
The dumpster is proposed to be relocated from the existing location but will
remain within the parking area. The hours of dumpster service have not been
limited. Staff recommends the hours of service be limited to daylight hours.
The site is proposed containing a total of 14 units. The new construction
proposed is the removal of an existing duplex structure and construction of a new
building containing four units. The site is located in the Hillcrest Design Overlay
District. The typical parking required for a multi-family development containing
14 units would be 21 spaces; the DOD allows a 50% reduction resulting in
10 spaces being required with the minimum established being the maximum
allowed. Street parking is also allowed to serve as the required spaces. Along
J Street 10 spaces are provided and along I Street 8 spaces are provided. The
development contains four garage spaces and 12 on-site spaces for a total of
16 on-site parking spaces.
The purpose and intent section of the Hillcrest Design Overlay District states the
purpose of the Overlay is to help maintain the built environment in a
neighborhood that is rich in history and architectural character and consists of
both a vital residential area and a thriving commercial sector. In order to preserve
and enhance those qualities, compatible design and scale of buildings, parking
areas, signage, landscaping, streetscapes, and street furnishings are required
October 30, 2008
SUBDIVISION
ITEM NO.: G.2 (Cont.) FILE NO.: Z-6883-A
6
such that the friendly, pedestrian-oriented, "small-town" nature of the
neighborhood is continued. Through additional guidelines for buildings, the
district intends to prevent incompatible and poorly planned projects from having a
negative impact on Hillcrest's unique character and its living and working
environment. Such incompatible construction has the potential to destroy the
very attributes that have attracted people to the neighborhood since its beginning
as Little Rock's first "suburb" in the 1890s, and more recently during its
resurgence since the 1960s.
The Hillcrest Design Overlay District does not regulate building design or
construction materials. The Overlay desires new construction and additions to
respect the prevailing styles of the neighborhood. According to the Overlay the
compatible design of housing contributes to the richness of the history and
architectural character of Hillcrest. The developer has indicated the new
construction will match the construction of the four-plex located along I Street
both in building design and construction materials.
The maximum building height proposed for the new structure is 30-feet. Per the
Hillcrest Design Overlay District the building height and ridgeline elevations are
to be a maximum of thirty-nine (39) feet or two and one-half (2 1/2) stories,
measured from the "grade plane" to the ridgeline of the highest roof surface. In
addition, new buildings and additions shall be constructed to an elevation that is
within one story of the adjacent residential structures. The buildings as proposed
comply with this typical Overlay standard.
The Hillcrest Design Overlay District regulates the floor area ratio. The floor area
ratio is defined as the total area of all floors of the principal structure as
measured to the outside surfaces of the exterior walls and including halls,
stairways, elevator shafts, and attached garages divided by the area of the lot.
The floor area ratio for the new construction is 0.71 or 3,600/5,086. The floor
area ratio for all three buildings is 15,828 square feet of building area and a lot
area of 21,936 square feet. For residential structures with one floor, the floor
area ration must not exceed 0.37 percent and for residential structures with two
floors, the floor area ration must not exceed 0.50 percent. The existing buildings
are two story and the new construction is also two story. The floor area ratio as
proposed exceeds the typical standards established by the Overlay.
Per the Hillcrest Design Overlay District the lot coverage for all structures under
roof must not exceed 50 percent. For lots less than 4,500 square feet the
maximum lot coverage for all structures must not exceed 60 percent. The total
lot coverage of the development is 36.5 percent, a total of 8,007 square feet of
building area and a total lot area of 21,936 square feet. The lot coverage as
proposed complies with the typical standards established by the Overlay.
Staff is not supportive of the request. Although, the site does comply with a
number of the typical Overlay standards, with the exception of the floor area ratio
October 30, 2008
SUBDIVISION
ITEM NO.: G.2 (Cont.) FILE NO.: Z-6883-A
7
requirement, in staff’s opinion the proposed new construction does not meet the
purpose and intent section of the Hillcrest Design Overlay. In addition, the area
proposed for new construction is located along I Street, which appears from a
windshield survey, to be predominately single-family. Staff has a concern with
the addition of four units onto this street and the possible impacts. The Overlay
does not regulate building design or construction materials. The Overlay does
state a desire for new construction and additions to be compatible design with
the area to contribute to the richness of the history and architectural character of
the neighborhood. In staff’s opinion, the building proposed for construction does
not meet this desired intent. Also staff has concerns with the massing of the new
construction proposed. In staff’s opinion, the new construction does not appear
to be compatible with the existing architecture within the neighborhood. Staff
feels the existing density should be maintained with the rehabilitation of the
existing duplex structure.
I. STAFF RECOMMENDATIONS:
Staff recommends denial of the request as filed.
PLANNING COMMISSION ACTION: (SEPTEMBER 18, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated September 11,
2008, requesting a deferral of this item to the October 30, 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 6 ayes, 0 noes and 5 absent.
STAFF UPDATE:
The applicant requested on October 15, 2008, this item be deferred to the
December 18, 2008, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (OCTOBER 30, 2008)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request on October 15, 2008,
requesting the item be deferred to the December 18, 2008, public hearing. Staff stated
they were supportive of the deferral request.
October 30, 2008
SUBDIVISION
ITEM NO.: G.2 (Cont.) FILE NO.: Z-6883-A
8
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for deferral as recommended by staff.
The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 open position.
October 30, 2008
ITEM NO.: H FILE NO.: LU08-29-01
Name: Land Use Plan Amendment - Barrett Planning District
Location: The northwest corner of Morgan Cemetery Road and Highway 10
Request: Transition to Mixed Office Commercial
Source: Tim Daters, White-Daters
PROPOSAL / REQUEST:
The applicant has requested this item be deferred to the October 30, 2008
agenda. Staff is supportive of this request.
PLANNING COMMISSION ACTION: (SEPTEMBER 18, 2008)
This item was placed on the consent agenda for deferral to the October 30, 2008
hearing at the request of the applicant. By a vote of 6 for and 0 against the
consent agenda was approved.
STAFF UPDATE:
The applicant has requested this item be deferred to the December 18, 2008
agenda. Staff if supportive of this request.
PLANNING COMMISSION ACTION: (OCTOBER 30, 2008)
The applicant requested this item be deferred to the December 18, 2008 hearing.
The item was placed on the consent agenda for Deferral. By a vote of 9 for and
0 against the consent agenda was approved.
October 30, 2008
ITEM NO.: H.1 FILE NO.: Z-7948-B
NAME: Morgan Lot 2 Short-form POD
LOCATION: Located on the Northwest corner of Cantrell Road and
Morgan Cemetery Road
DEVELOPER:
Lasiter Family Limited Partnership
C/o Ranch Properties, Inc.
900 South Shackleford Road
Little Rock, AR 72211
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 2.2 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family Residential
PROPOSED ZONING: POD
PROPOSED USE: Mixed use development containing O-3, General Office District uses
and C-3, General Commercial District uses
VARIANCES/WAIVERS REQUESTED: None requested.
The applicant submitted a request dated September 8, 2008, requesting a deferral of
this item to the October 30, 2008, public hearing. Staff is supportive of the deferral
request.
PLANNING COMMISSION ACTION: (SEPTEMBER 18, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated September 8,
October 30, 2008
SUBDIVISION
ITEM NO.: H.1 (Cont.) FILE NO.: Z-7948-B
2
2008, requesting a deferral of this item to the October 30, 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 6 ayes, 0 noes and 5 absent.
STAFF UPDATE:
The applicant has not provided staff with a revised site plan addressing the issues
raised at the August 28, 2008, Subdivision Committee meeting. Staff recommends this
item be deferred to the December 18, 2008, public hearing.
PLANNING COMMISSION ACTION: (OCTOBER 30, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had not provided staff with the revised site plan
addressing issues raised at the August 28, 2008, Subdivision Committee meeting. Staff
presented a recommendation of deferral of the item to the December 18, 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 deferral as recommended by staff.
The motion carried by a vote of 6 ayes, 4 noes, 0 absent and 1 open position.
October 30, 2008
ITEM NO.: I FILE NO.: LU08-09-02
Name: Land Use Plan Amendment - I-630 Planning District
Location: 3604 West 12th Street
Request: Single Family to Mixed Use
Source: Frank Riggins, Crafton Tull Sparks
PROPOSAL / REQUEST:
The applicant has requested that this item be deferred until the August 21
hearing. This deferral is an effort to have all the issues heard at one time: land
use plan amendment, planned development application and conditional use
permit. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (AUGUST 7, 2008)
The item was placed on consent for deferral to the September 18, 2008 hearing
at the request of Staff. By a vote of 9 for, 0 against the consent agenda was
approved.
PROPOSAL / REQUEST:
A Land Use Plan amendment in the I-630 Planning District from Single Family to
Mixed Use along 11th Street from Maple to Valentine. Mixed Use represents a
mixture of residential, office and commercial uses with a required Planned
Zoning District if the use is not entirely residential. The applicant is proposing a
rezoning to a Planned Development to allow an Empowerment Center with
dorms, office and training facilities on site.
EXISTING LAND USE AND ZONING:
This property is zoned R-3 and R-4. It is currently developed with single family
residences and a few empty lots. To the north, west and east is also zoned R-3
for single family residences, the Florence Crittenden Home, and a nonconforming
Kentucky Fried Chicken on the northwest corner of 12th and Maple. South of this
property is zoned R-5 for Will’s House group quarters. Southeast is zoned C-3
General Commercial for Associated Plumbing at the corner of Valmar and 12th
Street. The majority of the land in this general area is zoned R-3.
October 30, 2008
SUBDIVISION
ITEM NO.: I (Cont.) FILE NO.: LU08-09-02
2
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
The amendment area is shown as Single Family on the Future Plan. The
southern half of this block fronts 12th Street and is shown as Mixed Use. North of
this amendment is shown as Public Institutional. West and east are shown as
Single Family. Southwest is shown as Commercial along 12th Street west of
Maple Street.
MASTER STREET PLAN:
12th Street is a Minor Arterial. A Minor Arterial provides connections to and
through an urban area and their primary function is to provide short distance
travel within the urbanized area. Valentine and Maple Streets are both shown as
Local Streets. The primary function of a Local Street is to provide access to
adjacent properties. Local Streets which are abutted by non-residential
zoning/use or more intensive zoning than duplexes are considered as
“Commercial Streets”. These streets have a design standard the same as a
Collector. Entrances and exits should be limited to minimize negative effects of
traffic and pedestrians on 12th Street since it is a Minor Arterial. These streets
may require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
BICYCLE PLAN:
There are no bike routes in this immediate vicinity.
PARKS:
According to the Master Parks Plan, this area is within eight city blocks of a park
or open space. To the northwest there are two playgrounds associated with
churches.
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 Stephens Neighborhood Plan. Their Housing Goal
states: “Make use of vacant houses” and “Force houses to be fixed or sold.”
Several of the houses in this proposed development are unsafe and vacant.
October 30, 2008
SUBDIVISION
ITEM NO.: I (Cont.) FILE NO.: LU08-09-02
3
ANALYSIS:
This amendment was filed in response to a rezoning request for a Planned Office
Development (POD). The proposed POD is for an Empowerment Center which
would serve as dorms and offices. This proposal would remove all houses and
structures from the block bounded by West 12th Street on the south, West 11th
Street on the north, South Valentine Street on the east and Maple Street on the
west. The southern half of this block is already shown as Mixed Use on the
Future Land Use plan, and the applicant has filed an amendment to change the
north half from Single Family to Mixed Use to accommodate this new
development.
Immediately north of this application is the Florence Crittendon Home for
children. It is shown as Public Institutional on the Future Land Use Plan and has
been at this location for many years. Immediately south of this amendment is a
small group quarter’s facility called Will’s House. The other surrounding areas
are still largely residential in nature with the exception of the 12th Street Corridor.
While these two uses are located within the neighborhood, they are relatively
small facilities. Will’s House is set back off of 12th Street in an effort to blend in
with the surrounding neighborhood. The Florence Crittendon Home is a large
building, but it is situated in the center of a city block and is surrounded by grass
and trees. The proposed development between 12th and 11th Streets is going to
be comprised of very large buildings. These buildings do not appear to fit with
this neighborhood in terms of bulk and massing.
This single family neighborhood has been in place for many years. The area
between Interstate 630 and 12th Street is composed of single family and two
family residences. This neighborhood needs to be preserved as Single Family
on the Future Land Use plan to prevent futher loss of housing stock. This
amendment would result in a loss of eight residences and three vacant lots. This
is still a viable neighborhood and needs to be protected as such. The Land Use
Plan calls for keeping the non-single family uses on 12th Street as well as
oriented to 12th Street. 11th Street is to be a single family residential street,
neighborhood street. The Plan changes at mid-block on either side of 12th Street
at this location to re-enforce this pattern.
12th Street is shown as a Minor Arterial and is lined with a variety of different
businesses, types of residences and public uses like the Willie Hinton Center and
Will’s House. The City of Little Rock has hired a consultant to study the 12th
Street Corridor in an effort to revitalize the area. This study is expected to take a
year to complete. The study is to look at use as well as design and make
recommendation for future development in the corridor.
October 30, 2008
SUBDIVISION
ITEM NO.: I (Cont.) FILE NO.: LU08-09-02
4
11th Street is a Local Street on the Master Street Plan and is lined with single
family residences. This area has been a residential neighborhood for decades
and the majority of the houses along this street are in good condition. Staff feels
that this street should remain single family in nature and that more intense uses
like this POD should be confined to the arterial streets like 12th Street.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Central High
Neighborhood Association, Capitol Hill Neighborhood Association, Pine to
Woodrow N.A., Stephens Area Faith N.A., Forest Hills N.A. and Hope N.A. Staff
has received two comments from area residents and both were opposed to the
change.
STAFF RECOMMENDATIONS:
Staff believes the change is not appropriate.
PLANNING COMMISSION ACTION: (SEPTEMBER 18, 2008)
Walter Malone, Planning Staff, reviewed the use pattern in the vicinity, with
several institutional uses and a concentration of commercial at the Pine-Cedar
intersections with 12th Street. Other than along 12th Street, this is a single-family
neighborhood. To the north is a small residential area and staff does not feel the
conversion of a block from single-family homes is positive for the neighborhood.
Donna James, Planning Staff, followed with a description of the related Planned
Zoning District application. In the comment period several individuals
commented about the desire to keep single-family homes. However most of the
discussion was about the related Planned Zoning District application. See item
H.1: Z-8367, BCD Empowerment Center POD, for a complete minute record of
the item.
Speakers questioned whether the applicant had ownership of the full application
area. After discussion, Staff recommended to the Commission that both items be
deferred in order to verify the ownership record. By a vote of 8 for, 0 against the
item was deferred to the October 30 Planning Commission Hearing.
STAFF UPDATE:
There have been no changes to the application since the last public hearing.
October 30, 2008
SUBDIVISION
ITEM NO.: I (Cont.) FILE NO.: LU08-09-02
5
PLANNING COMMISSION ACTION: (OCTOBER 30, 2008)
There was no new information from Staff. See related item Z-8367 for a
complete minute record. There was a motion to approve the requested Land
Use Plan amendment, by a vote of 6 for and 4 against the amendment was
approved.
October 30, 2008
ITEM NO.: I.1 FILE NO.: Z-8367
NAME: BCD Empowerment Center Short-form POD
LOCATION: Located at 3604 West 12th Street
DEVELOPER:
Black Community Developers, Inc.
3805 West 12th Street
Little Rock, AR 72204
ENGINEER:
Crafton Tull and Sparks
10825 Financial Center Parkway
Little Rock, AR 72211-3554
AREA: 1.65 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
CURRENT ZONING: R-3, Single-family and R-4, Two-family
ALLOWED USES: Single-family residential and duplex housing
PROPOSED ZONING: POD
PROPOSED USE: Residential alcohol and drug treatment
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The project will occupy all but one lot of an entire block in the Coy’s
Addition to the City of Little Rock. The plan is to remove all the existing
structures and build the proposed Empowerment Center. The idea behind
the overall layout and architecture is to maintain the neighborhood feel
and curb appeal with pedestrian friendly front façade and porch with all the
vehicular traffic being located in the rear. The developers have located all
dumpster and service areas adjacent to the commercial uses along the
west, and the main office parking area with entry court is located on the
northeast corner of the site. Additional screening of the parking area is
provided by the installation of a 3 ½ foot screening fence on the north side
October 30, 2008
SUBDIVISION
ITEM NO.: I.1 (Cont.) FILE NO.: Z-8367
2
of the parking lot. There will also be an outdoor courtyard and activity
area in the center of the site between the dormitory buildings. This area
will be fenced with a 6’-8” privacy fence for control, security and privacy of
the patients within the facility.
The Empowerment Center is proposed as a state of the art, living and
learning center. One of the programs of the Empowerment Center will be
to provide residential alcohol and drug treatment services. Not only will
the program provide certified cutting edge prevention, intervention and
treatment services, but also comprehensive life skills training designed to
empower residents to succeed in all aspects of their life.
The mission of the Empowerment Center is to be a highly customized
living and learning program providing independent living skills, vocational
training with a focus on the green environment and social integration. The
entire community will benefit from continued and additional
comprehensive programs that include support services, research,
education, prevention, intervention and treatment. The vision for the
Empowerment Center is to be a cognitive behavioral therapeutic program
implemented in a premier facility providing empowerment programs for the
community. The Empowerment Center will be a unique facility which will
provide a holistic approach to living.
The Empowerment Center will serve as a national model for faith and
community based organizations. The Center will provide hands-on
training to interested nonprofits, church groups and educational institutions
from across the nation. In addition, the Empowerment Center staff with
shared expertise through consultation with other faith based programs and
the production of conferences and training seminars for the community at
large.
The Empowerment Center will provide the following space: administrative
office space, office space for (4) potential partners, computer lab, wellness
center, community rooms, commercial kitchen, auditorium/dining room
with seating capacity of 100, fitness room, classroom/training center, male
dormitory (24 beds), female dormitory (24 beds) and lounge.
B. EXISTING CONDITIONS:
The site contains a number of single-family homes most of which are
occupied. The area along West 12th Street is predominately commercial
and institutional while the areas off West 12th Street are primarily
October 30, 2008
SUBDIVISION
ITEM NO.: I.1 (Cont.) FILE NO.: Z-8367
3
residential. To the north of the site is a facility providing services to
juveniles. South of the site is Will’s House, a facility providing housing for
persons recently released from treatment facilities. West of the site is the
Willie Hinton center and further west is the sales store for a non-profit
service provider.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a number of informational phone calls
and a number of calls in opposition of the request from area property
owners. All property owners located within 200 feet of the site, all
residents who could be identified, located within 300 feet of the site, along
with the Capitol Hill, the Central High, the Hope, the Forest Hills, the
Stephens Area Faith and the Pine to Woodrow Neighborhood
Associations were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Due to the proposed use of the property, the Master Street Plan
specifies that Maple Street for the frontage of this property must meet
commercial street standards. Dedicate right-of-way to 30 feet from
centerline.
2. Due to the proposed use of the property, the Master Street Plan
specifies that 11th Street for the frontage of this property must meet
commercial street standards. Dedicate right-of-way to 30 feet from
centerline.
3. Due to the proposed use of the property, the Master Street Plan
specifies that Valentine Street for the frontage of this property must
meet commercial street standards. Dedicate right-of-way to 30 feet
from centerline.
4. 12th 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.
5. A 20-foot radial dedication of right-of-way is required at all
intersections.
6. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Maple
Street including 5-foot sidewalks with the planned development. The
October 30, 2008
SUBDIVISION
ITEM NO.: I.1 (Cont.) FILE NO.: Z-8367
4
new back of curb should be 18 feet from centerline. The intersection
curb radius at Maple Street and 11th Street should be improved to a
30-foot radius as shown on plan.
7. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to 11th
Street including 5-foot sidewalks with the planned development. The
new back of curb should be located 18 feet from centerline or as
shown on plan. The intersection curb radius at 11th Street and
Valentine Street should be a 30-foot radius as shown on plan.
8. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to
Valentine Street including 5-foot sidewalks with the planned
development. The new back of curb should be located 18 feet from
centerline.
9. The intersection curb radius at West 12th and Maple Streets should
be constructed to a 30-foot radius.
10. Sidewalk easements should be platted where the sidewalk is outside
of the new right-of-way.
11. The sidewalk on Valentine Street should extend to the property in line
with the remainder of the sidewalk and then turn toward Valentine
Street.
12. The curb should be extended to the property line in line with the
remaining curb and then turn toward the existing street.
13. All old curb cuts should be closed with curbing.
14. Repair or replace any curb and gutter or sidewalk that is damaged in
the public right-of-way prior to occupancy.
15. A grading permit in accordance with Section 29-186 (c) and (d) will
be required prior to any land clearing or grading activities at the site.
Other than residential subdivisions, site grading and drainage plans
must be submitted and approved prior to the start of work.
16. Storm water detention ordinance applies to this property. Show the
proposed location for storm water detention facilities on the plan.
17. 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).
October 30, 2008
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ITEM NO.: I.1 (Cont.) FILE NO.: Z-8367
5
18. 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.
19. On site striping and signage plans should be forwarded to Public
Works, Traffic Engineering for approval with the site development
package.
20. Obtain permits prior to doing any street cuts or curb cuts. Obtain
barricade permit prior to doing any work in the right-of-way. Contact
Traffic Engineering at (501) 379-1805 (Travis Herbner) for more
information.
21. Per Section 29-189(d), groups of trees and individual trees that are
not to be removed or are located within required undisturbed buffer
areas shall be protected during construction by protective fencing
and shall not be used for material storage or for a any other purpose.
22. 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.
23. The driveways should be constructed with maximum 15-foot
radiuses.
24. Remove parallel parking spaces from Maple Street due to lack of
sight distance for drivers trying to access Maple Street from the
parking area. This will allow the back of sidewalk to be moved to the
property line.
25. Obtain a franchise agreement from Public Works (Bennie Nicolo,
371-4818) for the vehicle parking in the right-of-way.
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.
October 30, 2008
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ITEM NO.: I.1 (Cont.) FILE NO.: Z-8367
6
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 Works regarding the size and location of the
water meter(s). If buildings are have a fire sprinkler system, please submit
plans for water facilities and/or fire protection system to Central Arkansas
Water for review. Contact Central Arkansas Water regarding procedures
for installation of water facilities and/or fire service. Approval of plans by
the Arkansas Department of Health Engineering Division and Little Rock
Fire Department is required. Fire sprinkler systems which do not contain
additives such as antifreeze shall be isolated with a double detector check
valve assembly. If additives are used, a reduced pressure zone backflow
preventer shall be required.
Fire Department: Install and 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 CATA Bus Route #3 – the Baptist
Medical.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the I-630 Planning District.
The Land Use Plan shows Single Family and Mixed Use for this property.
The applicant has applied for a Planned Office Development for a
residential/training facility.
A Land Use Plan Amendment from Single Family to Mixed Use is a
separate item on this agenda (LU08-09-02).
Master Street Plan: 12th Street is a Minor Arterial. A Minor Arterial
provides connections to and through an urban area and their primary
function is to provide short distance travel within the urbanized area.
Entrances and exits should be limited to minimize negative effects of
traffic and pedestrians on 12th Street since it is a Minor Arterial. Maple
Street, West 11th Street and Valentine Street are Local Streets. The
primary function of a Local Street is to provide access to adjacent
properties. Local Streets which are abutted by non-residential zoning/use
or more intensive zoning than duplexes are considered as “Commercial
Streets”. These streets have a design standard the same as a Collector.
October 30, 2008
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ITEM NO.: I.1 (Cont.) FILE NO.: Z-8367
7
These streets may require dedication of right-of-way and may require
street improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes in the immediate vicinity.
Neighborhood Action Plan: This area is covered by the Stephens
Neighborhood Action Plan. The Public Safety goal states: “Remove
unsafe housing from the neighborhood.” This application would remove
several vacant/unsafe buildings from this City block in the neighborhood.
Landscape:
1. The site plan must comply with the City’s landscape ordinance
requirements.
2. An automatic irrigation system to water landscaped areas will be
required.
3. 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.
4. The City Beautiful Commission recommends preserving as many
existing trees as feasible on tree covered sites. Credit toward fulfilling
Landscape Ordinance requirements can be given when preserving
trees of six (6) inch caliper or larger.
G. SUBDIVISION COMMITTEE COMMENT: (July 17, 2008)
Mr. Barry Williams was present representing the request. Staff presented
an overview of the proposed development stating there were a few
technical issues in need of addressing which had been raised. Staff
stated a minimum of ten to fifteen percent of the site was to be designated
as landscaping. Staff requested the applicant provide the percentage
designated for landscape. Staff also requested Mr. Williams provide the
percentage of building coverage proposed. Staff stated site lighting was
to be directional, directed downward and into the site.
Public Works comments were addressed. Staff stated dedication of right
of way for Maple, 11th, and Valentine would be required to 30 feet from
centerline. Staff stated a right of way dedication of 35-feet from centerline
would be required along West 12th Street. Staff also stated a 20-foot
radial dedication would be required at all the intersections. Staff stated
October 30, 2008
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ITEM NO.: I.1 (Cont.) FILE NO.: Z-8367
8
the intersecting curb of Maple and West 12th Street should be constructed
to a 30-foot radius. Staff stated the proposed parking along Maple Street
should be removed due to sight distance concerns.
Landscaping comments were addressed. Staff stated the street buffer
around the sites entirety was to be 18 feet and in no case less than
one-half. Staff stated an automatic irrigation system was required and
prior to the issuance of a building permit a stamped landscape plan
prepared by a landscape architect would be required. Staff stated street
trees were encouraged.
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.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the
issues raised at the July 17, 2008, Subdivision Committee meeting. The
applicant has indicated right of way dedications, radial dedications and
street buffering per the typical ordinance standards. The applicant has
also provided the percentage of building coverage and the percentage of
landscape area in the general notes section of the site plan.
The site is being reviewed as an establishment for care of alcoholic,
narcotic or psychiatric patients. According to the definition section of the
zoning ordinance this use is defined as an establishment offering
residence for outpatient treatment to alcoholic, narcotic or psychiatric
patients. The use is an allowable use under the O-1, Quiet Office Zoning
District. The activities are currently taking place at Hoover Place located
at Hoover Methodist Church just a few blocks west of this site.
The center will provide on-site living accommodations through dormitory
style housing offering 24 beds for females and 24 beds for male clients.
Other activities on the site include office space for (4) potential partners,
computer lab, wellness center, community rooms, commercial kitchen,
auditorium/dining room with seating capacity of 100, fitness room,
classroom/training center. The residential treatment portion of the facility
will operate 24 hours per day. The office portion of the development will
operate during normal business hours with activities such as graduations
or community meetings taking place during non-typical business hours.
These activities will be limited and no schedule has been created for these
October 30, 2008
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ITEM NO.: I.1 (Cont.) FILE NO.: Z-8367
9
activities. Most activities take place on weekends and most nightly
activity should conclude before 9:00 pm.
The site plan includes 22,000 square feet of building space,
22,143 square feet of hardscape area and 24,029 square feet of green
space area. The total square footage designated for green space area
represents 35.25 percent of the site. The site plan also includes an
outdoor courtyard and recreation area and, within the building,
recreational areas will be provided.
44 on-site parking spaces are indicated on the site plan. The developer
also has indicated paving will be added along 11th Street to provide nine
additional parking spaces. Based on typical ordinance requirements the
required parking for the facility would be 51 spaces. The residential
portion of the development would require the placement of 24 parking
spaces and the office portion 27 parking spaces. Staff does not feel the
lesser number of parking spaces will adversely impact the development or
the area. Typically the residents will not be driving.
The building is proposed with a 25-foot front yard setback and an 80-foot
(+) rear yard setback. The western setback is proposed as 17.35 feet
from the property line and the eastern setback is proposed as 16.74 feet.
The site plan indicates the sidewalk located within the property boundary
along the northern, eastern and western perimeters. The developer is
requesting to place the sidewalks as proposed to allow for the addition of
street parking in the future without relocating the sidewalk. A street buffer
averaging eighteen feet in width is typically required around the site’s
perimeter and in no case less than nine feet or one-half the buffer
requirement. The site plan indicates the placement of a 12-foot landscape
strip, the sidewalk and an additional 17 feet of landscaping along the
western perimeter, a 10 to 12-foot landscape strip along the northern
perimeter with the sidewalk located south of the proposed decorative
screening fence and a 8-foot landscape strip a 6-foot sidewalk and a
12-foot landscape strip along the eastern perimeter. Staff is supportive of
the sidewalks and street buffer as proposed. The sidewalks will be
located within a sidewalk easement. Although, the buffering does not meet
the typical ordinance standards, staff feels the buffering as proposed will
provide adequate landscaping to enhance the site and the area.
The site plan indicates the placement of a screening wall located along the
northern perimeter between the proposed parking area and 11th Street.
The wall is proposed as protection to the nearby residents and to screen
the parking lot and to provide a shield for the automobile headlights
October 30, 2008
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ITEM NO.: I.1 (Cont.) FILE NO.: Z-8367
10
utilizing these stalls. The site plan indicates the placement of a six-foot
opaque privacy fence along the eastern perimeter where adjacent to an
existing single-family home, which is to remain. Site lighting is to be low
level and directional, directed downward and into the site.
The dumpster has been located along Maple Street. The dumpster has
been located near the non-residential activities along West 12th Street.
The dumpster hours of service have not been limited. Staff recommends
the hours of service be limited to daylight hours to lessen the impact on
the nearby neighborhoods.
The maximum building height proposed is 50 feet from the finished floor
elevation. The building is proposed as a multi-story building and
constructed with a hipped roof. The building design is proposed in a
residential style with the building being constructed with architectural
elements to break the massing of the facades. Signage is proposed
consistent with signage allowed in office zones or a maximum of six feet in
height and sixty-four square feet in area.
The developers hope to construct the entire project in a single phase but
have requested a phasing plan for the development of the site. According
to the applicant, the center will be constructed as funding becomes
available. Phase I of the development will consist of one of the dormitory
buildings and about one-half of the parking most closely associated with it.
The courtyard space will also be constructed and a wood privacy fence
will be installed to delineate the courtyard area. The second phase will be
one of two options, the beginning of the administration building to the
south or the erection of the second dormitory building. Regardless, phase
two will include the completion of the parking lot to the north. Phase III will
be the completion of the portion of the administration or dormitory areas
that have not been completed. According to the applicant, the site will be
developed in three phases but there is potential for five phases depending
upon how the administration building is constructed. The operation of
Phase I includes several options including a temporary kitchen within or
beside the dormitory itself, or the existing kitchen and dining hall at the
Hoover House will be used for meal preparation.
The request includes the phasing of street improvements as well. The
street improvements to Maple Street would be constructed with the first
building and as the second building comes on-line the improvements
October 30, 2008
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ITEM NO.: I.1 (Cont.) FILE NO.: Z-8367
11
nearest the construction will be completed. The improvements to West
12th Street will be completed at the time of the construction of the
administration building. The developer has indicated with the phasing of
the street improvements this will allow the cost to be spread over three
phases reducing the burden of cost.
Staff has concerns with the development’s location and the proposed
phasing plan. Staff feels with a portion of the activities taking place at
Hoover House and the remaining activities taking place on this site there
is potential for a saturation of this type of institutional activities within the
neighborhood. To the south of this site is a similar type use, Will’s House,
which provides transitional housing for men recently released from
treatment. There are also a number of activities and uses in the area
geared to the youth of the community. North of the site is the Florence
Crittenden House and west of the site is the Willie Hinton Neighborhood
Resource Center. Although, staff feels the activities and undertakings
provided by the Hoover Methodist Church and the Hoover House are
valuable to the community staff questions if this is the appropriate location
for the use. Based on these concerns staff cannot support the request.
I. STAFF RECOMMENDATIONS:
Staff is not supportive of the request.
PLANNING COMMISSION ACTION: (AUGUST 7, 2008)
The applicant was present. There were no registered objectors present. Staff
stated upon further review, based upon meeting with the applicant and staff, it
had been determined that the proposed facility did not fall under the definition of
a correctional facility. Staff stated as such, no separate Conditional Use Permit
was required. Staff stated the applicant may proceed forward through the
process, as filed. Staff presented a recommendation of deferral of this site to the
September 18, 2008, agenda. Staff stated new notice would be given to all
parties as was done for the initial filing.
There was no further discussion of the item. The Chair entertained a motion for
placement of the item on the Consent Agenda for Deferral as recommended by
staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent.
October 30, 2008
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ITEM NO.: I.1 (Cont.) FILE NO.: Z-8367
12
PLANNING COMMISSION ACTION: (SEPTEMBER 18, 2008)
Mr. Barry Williams and a number of representatives of the Black Community
Developers were present representing the request. There were registered
objectors and supporters present. Staff presented the item with a
recommendation of non-support.
Mr. Williams addressed the Commission on the merits and technical aspects of
the development. Reverend Robinson addressed the Commission on the goals
of the Black Community Developers.
Reverend Robinson stated there had been a lot of activity along the 12th Street
Corridor. He stated the BCD wanted to be a part of the new activity and new
development in the area. He stated the City was considering a new police
substation and reviewing efforts for revitalizing the area and the BCD wanted to
share and be a part of the efforts. He stated the BCD had met weekly to ensure
a quality development. He stated he appreciated all who had come to speak in
support of the development and those who came to speak in opposition. He
stated the care provided by BCD needed to take place in the City not in the
County or on the outskirts of the Community.
Mr. Williams stated the activities were currently taking place at Hoover United
Methodist Church. He stated the facility currently housed 24 men. He stated the
center served 12 women also but the women were housed elsewhere. He stated
there were currently eight structures on the block and three were occupied.
Mr. Williams stated the BCD had under contract or had already purchased all the
properties proposed for rezoning. He stated the parking would be placed in the
rear and the structure pulled to the street to have the look and feel of a
residential structure. He stated the building would be constructed of brick and
siding with a front porch along 12th Street. He stated the new facility would be a
5 million dollar investment into the neighborhood. He stated one of the property
owners did not desire to sell and the center would provide buffering and
screening around his home and the office uses would be located within this area
to protect the homeowner.
Mr. Williams stated the BCD had revised their proposed phasing plan due to
concerns raised by staff. He stated the original phasing plan allowed bringing on
line one dormitory at a time which would then leave a portion of the activities at
Hoover United Methodist Church. He stated with the revised plan both dorms
would come on-line in the first phase. He stated the current clients served would
not be increased and the additional space would be used as a temporary kitchen
October 30, 2008
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ITEM NO.: I.1 (Cont.) FILE NO.: Z-8367
13
and office space. He stated once the administrative offices were completed the
addition dormitory space would be completed and the additional 12 women
clients would be added. He stated all street construction would be completed in
the first phase. He stated the entire site design package would also be
completed with the first phase. Mr. Williams stated the relocation of the
treatment aspect of the BCD activities would allow for a City funded youth
program currently taking place at Hoover United Methodist Church to be
separated.
Reverend John Hammond addressed the Commission in opposition. He stated
there were a number of questions in need of addressing before the Commission
reviewed the request. He questioned the number of patients, the number of
employees, if the patients were local or from other areas of the state or even
nationally. He questioned the success rate of the program. He questioned how
the center would embrace the community. He questioned the age ranges of the
residents. He stated his desire was to see the neighborhood improve but felt this
would detract from the area.
Ms. Nancy Robinson addressed the commission addressed the Commission in
opposition. She stated she was a resident of 824 Johnson Street. She stated
she was opposed to the decision of constructing this facility within a
neighborhood. She stated the value of homes would go down. She stated she
wanted to keep the value of homes up in the area. She stated the neighborhood
was drug infested and the residents could not go out at night because of the
area. She stated she was raising children in the area and the site was located
near her grandchildren’s daycare. She stated the 5 million dollars could go to a
better cause and be of better benefit than construction of a rehab center within
the neighborhood.
Mr. Ted Atkins addressed the Commission in opposition of the request. He
stated he had lived in the neighborhood for 30 plus years. He stated there were
two school bus stops located within the area proposed for rezoning. He stated
children walked to school through this area. He stated this was not the location
for a rehab center. He stated he did not want to go out his front door and/or take
his children to the bus stop and be forced to see drug, alcohol or psychiatric
patients.
Ms. Ruth Bell, League of Women Voters, addressed the Commission in
opposition of the request. She stated the League felt this site was inappropriate
for this type facility to be located within a residential neighborhood. She stated
she was aware of the daycare because a number of residents had come down
and spoke at the public hearing addressing the need for the daycare facility. She
October 30, 2008
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ITEM NO.: I.1 (Cont.) FILE NO.: Z-8367
14
stated if BCD was only using one-half of the block with the activities taking place
along 12th Street then the League would be more supportive of the development
in this area. She stated a structure this intense did not belong in a residential
setting.
Ms. Jeanette Booth addressed the Commission in opposition. She stated she
was the past president of the Pine to Woodrow neighborhood association. She
stated for a number of years she worked to better the community and lost
finances doing so. She stated the desire of the neighborhood was to add value
to the area. She stated the residents took pride in their neighborhood even
though the area was drug infested. She stated she was opposed to a mega
rehab facility within the residential neighborhood. She stated the BCD was
saying a dormitory would add pride and value to the neighborhood and she was
here to tell the Commission no. She stated property values would decrease and
more drug dealers would move to the area. She stated the BCD was not looking
at the big picture but at the inside of the building. She stated a number of the
patients recovered but a number fell back into the previous life. She requested
the Commission vote with the people and the property owners not the building
and the drug use.
Ms. Lorena Bush addressed the Commission in opposition. She stated she had
lived in the neighborhood for 38 years and lived one-half block from the proposed
facility. She stated she was very opposed to the rezoning.
Ms. Maudella Morehead addressed the Commission in opposition. She stated
she represented Hope Neighborhood Association. She stated the anchor of a
neighborhood should be strong and family oriented. She stated the BCD had
opened the doors to recurring substance abusers and housed a substance abuse
living center within crack alley. She stated 12th Street was the central corridor of
the City and after a number of years the City now recognized this. She stated
work was progressing with the Mayor and City leaders to add vitality back to the
area. She stated her desire was to add residential units to the area. She stated
the neighborhood was looking at plans to add walking paths, open spaces,
restaurants and business to the area. She stated Mid-town was not the place for
this center. She stated the center needed to be on the outskirts of town.
Ms. Quentilla Jones addressed the Commission in opposition of the request.
She stated she lived in the area and her home was one of the homes proposed
for removal. She stated she did not want to move. She stated she had raised
her children in this home and was not ready to sell and move away from the
area.
October 30, 2008
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ITEM NO.: I.1 (Cont.) FILE NO.: Z-8367
15
Mr. William Oldham addressed the Commission in opposition. He provided the
Commission with a petition containing 140 names in opposition of the request.
Ms. Debbie Stripling, Director of the Florence Crittenden Youth home addressed
the Commission in opposition of the request. She stated the youth center
provided services to children whose parents were ordered to treatment centers
for rehab. She stated the court typically did not allow the youth and parents to
have contact. She stated there was a potential for the youth to be housed across
the street from the parents within the treatment program. She stated this could
cause a difficult situation.
Mr. Williams stated Ms. Jones property was under contract and BCD could
provide a copy of the contract but did not have the contract with them this
evening. Mr. Charles Vann addressed the Commission stating the agreement
was for BCD to construct Ms. Jones a new home on Oak Street. He stated
Ms. Jones had recently visited the site of her new home with the Reverend and
himself as little as three weeks ago.
Mr. Williams stated the BCD had served a diverse clientele from various
backgrounds and income levels. He stated the success rate was 92 percent. He
stated the new development would add value to the area. He stated with the
new center a courtyard would be constructed for both the patients and the
residents. He stated currently when the men took breaks they were forced to
hang out on the sidewalk. He stated with the new center the private courtyard
would allow the men to take their break within this area. He stated the new
center would have better security and security cameras. He stated the front of
the building would be designed to add to the community. He stated if school bus
stops needed to be moved then the BCD would work with the school district to
move the stops.
Ms. Deborah Bell addressed the Commission. She stated the BCD had a
number of partners and offered a number of programs for the residents. She
stated the center was not just a rehab but provided a holistic approach to
rehabilitation. She stated the BCD had constructed 24 new homes in the area
and many of the homeowner had completed the rehab program offered by BCD.
Reverend Robinson stated he had lived in the neighborhood for 39 years and his
mother and grandmother had also lived in the community.
Mr. Robert Webb addressed the Commission in support of the request. He
stated the BCD was an asset to the Community and the City. He stated the City
and the police department did not respond to calls within the area. He stated
October 30, 2008
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ITEM NO.: I.1 (Cont.) FILE NO.: Z-8367
16
911 calls were slow to be answered and when residents placed limbs on the curb
for collection the piles would lay for a long time before the City came to pick up
the debris. He stated a vote against BCD was a vote against the neighborhood.
George Jean Allen addressed the Commission. She stated she was working
with the Pine to Woodrow Neighborhood association and had seen the
neighborhood decline. She stated the area had a number of boarded homes and
felt the new construction would be an asset to the community. She stated the
Commission needed to think about what was good for the community. She
stated crime was in the neighborhood. She stated the facility would help to deter
crime.
Raven Gregory addressed the Commission in support. She stated she had lived
in the neighborhood for four years and seen the crime in a state of change. She
stated the BCD was there to help the community. She stated a recovery center
would help everyone. She stated the community needed to help each other.
Reverend Robinson stated the BCD was a part of the longevity of the community.
He stated the 24 new homes constructed by the BCD were done so to add to the
community. He questioned why the BCD would do anything to take away from
the area it was trying so hard to revitalize.
Deputy City Attorney Cindy Dawson stated if the BCD could not provide a copy of
the contract or an affidavit with Ms. Jones’ signature then the Commission had
no ground to hear the item. She stated the code was very specific and
Ms. Jones had stated in the public hearing BCD did not have authorization to
rezone her property.
There was a general discussion by the Commission concerning what was
acceptable proof for rezoning. Staff stated an executed affidavit by the property
owner or a contract which included language regarding rezoning.
A motion was made to defer the item to the October 30, 2008, public hearing.
The motion carried by a vote of 8 ayes, 0 noes and 3 absent.
STAFF UPDATE:
The applicant is working to secure affidavits and extended contracts for the
proposed properties not currently owned by the Black Community Developers.
Staff will have copies of the contracts and the affidavits on file prior to the
Commission acting on the request.
October 30, 2008
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ITEM NO.: I.1 (Cont.) FILE NO.: Z-8367
17
PLANNING COMMISSION ACTION: (OCTOBER 30, 2008)
Mr. Barry Williams was present representing the request. There were registered
objectors present. Staff presented the item stating the item was previously
deferred because of concerns over the authorization for a parcel of property
located within the development area. Staff stated BCD had provided staff with all
the required information concerning affidavits and contracts to purchase on the
property not owned by BCD. Staff questioned if the Commission would like a full
presentation on the item. The Commission indicated a full presentation from staff
was not required.
Mr. Barry Williams presented the Commission with an overview of the
development and the proposal of the Black Community Developers. He stated
the development would be constructed in two phases with the residential
treatment in the first phase. He stated 24 men and 12 women would be housed
at the site. He stated the remainder of the area for the women would be used as
office space and areas for feeding the clients until the additional phases were
complete. He stated the 12th Street Corridor Committee met this week and the
desire of the area was for the Pine/Cedar Street area to become an institutional
node. He stated with Hoover, the Willie Hinton Center and the Empowerment
Center this completed that desire. He stated the educational component of the
Empowerment Center would also provide educational and training opportunities
which also met the goal for the future desires of development for the 12th Street
Corridor.
Ms. Maudella Morehead addressed the Commission in opposition of the request.
She stated she represented the Hope Neighborhood Association and was a
parent and grandparent. She stated she understood the need for rehabilitation
services but the mid town area did not need any more such facilities. She stated
such facilities were better served if located outside the neighborhood. She stated
the services offered were a duplication of services. She stated all the services
proposed were provided at UAMS. She requested the Commission not allow the
development within the community. She stated with a no vote the community
would be empowered to rise up and make a change.
Ms. Elsie Adkins addressed the Commission. She stated she lived in the area
for 40 years. She stated she did not feel the use of the property was a good use
to be located near children. She stated her children and grandchildren played in
the yard and felt with the addition of the Empowerment Center they would not be
October 30, 2008
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ITEM NO.: I.1 (Cont.) FILE NO.: Z-8367
18
as safe. She stated the youth living at the Crittenden Home felt like the facility
was a home and also should not be exposed to the residents of the treatment
facility.
Mr. Ted Adkins addressed the Commission in opposition. He stated within the
area proposed for the treatment center there were a number of school bus stops.
He stated the children catching the school buses should not be exposed to
persons within the rehab program. He stated a number of the persons within the
treatment program were doing so to beat the system and not go to prison. He
stated these were the persons the children should not be forced to be around.
He stated the youth of today are our leaders of tomorrow. He stated it was all
about the children.
Ms. Ruth Bell addressed the Commission in opposition. She stated the League
of Women Voters was not supportive of the request. She stated the
neighborhood was influx and was turning the corner. She stated this was due to
a great deal of work on behalf of the area residents and work by the Hoover
United Methodist Church. She stated the use was too intense for the site and the
neighborhood. She stated with the addition of the Phase II activities the use of
the site would be even more intense than in the initial phase. She stated the
League did not feel this was the right location.
Ms. Debbie Stipling addressed the Commission. She stated she was
representing the Florence Crittenden Home. She stated the facility was a mercy
shelter for children infant to 17 years of age. She stated the center had served
98 children this year. She stated the concern of the center was for the safety of
the youth and the outside surroundings. She stated it was important to keep the
neighborhood historic.
Mrs. C. Killingsworth addressed the Commission in opposition. She stated had
lived in the community for 40 plus years. She stated the neighbors had cleaned
up the area removing a drug house. She stated the neighborhood did not need
another facility such as the Hoover House. She stated the community had its
share of rehab facilities. She stated there were a number of residents who lived
in their homes who did not feel safe and with the placement of a rehab facility in
the area this would only increase their insecure feelings.
Mr. Barry Williams stated the properties being considered for development were
5 vacant lots, 5 uninhabited structures and 3 residences. He stated the school
bus stops could be relocated to ensure the safety of the children. He stated the
courtyard area would be fenced to keep the clients secure as well as the
October 30, 2008
SUBDIVISION
ITEM NO.: I.1 (Cont.) FILE NO.: Z-8367
19
residents. He stated the redevelopment of the site would add value to the
neighborhood not take away from property values.
Ms. Deborah Bell addressed the Commission in support. She provided the
Commission with letters of support from persons within the community. She
stated the facility was relocating from Hoover House to this site and would not be
a duplication of services. She stated based on National Marketing Models
facilities worked best when placed within a residential neighborhood and not in
areas away from interaction. She stated BCD operated programs for youth as
well as the rehabilitation service. She stated they were very concerned with
providing services which did not interfere with other programs offered.
Reverend Robins stated BCD had constructed 24 new homes in the area. He
stated BCD would not be doing anything they felt would decrease property
values in the area. He stated there were a number of residents who were
experiencing the NIMBY syndrome. He stated the location was an appropriate
location and if the Commission did not feel this was an appropriate location he
requested the Commission help him find a location.
Commissioner Nunnley stated he was well aware of longevity. He stated when
the request came in for Wills House the Commission was told they did not want
to be intrusive into the neighborhood. He stated the development as proposed
smacked with intrusiveness. He stated to put the development in the
neighborhood was mission creep. He stated he felt the developers would be
back in three years wanting something larger.
Commissioner Williams stated he did not agree. He stated he felt the proposed
location was an appropriate location for the center. He stated BCD had
constructed 24 new homes in the area and he did not feel BCD would do
anything that would negatively impact the area. He stated there were not enough
jails and prisons to hold all the convicted persons for drugs and alcohol. He
stated centers such as this were necessary to keep the jail system at a
manageable level.
A motion was made to approve the request. The motion carried by a vote of
6 ayes, 4 noes 0 absent and 1 open position.
October 30, 2008
ITEM NO.: J FILE NO.: Z-8385
NAME: 2105 South Taylor Street Short-form PD-R
LOCATION: Located at 2105 South Taylor Street
DEVELOPER:
George Dumbrava
2000 Central Avenue
Hot Springs, AR 71901
ENGINEER:
Laha Engineering
6602 Baseline Road, Suite E
Little Rock, AR 72209
AREA: 0.17 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-3, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-R
PROPOSED USE: Duplex and Garage apartment
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
The applicant is requesting to rezone the site from R-3, Single-family to PD-R to
allow three residential units on the site with individual utility meters. The
applicant is proposing two units within the main structure and the third unit within
a garage apartment located in the rear yard area. Parking for the units is
proposed within the front yard area and two spaces off the alley.
B. EXISTING CONDITIONS:
The structure is currently undergoing renovations. To the north is a vacant lot
and to the south a single-family home. The alley is a functioning alley with a
October 30, 2008
SUBDIVISION
ITEM NO.: J (Cont.) FILE NO.: Z-8385
2
number of the homes taking rear access from the alley to parking pads and
garages located behind the primary structure. The area is predominately
single-family. South of the site is the UALR campus.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
property owners. All property owners located within 200 feet of the site, all
residents, who could be identified, located within 300 feet and the Oak Forest
Neighborhood Association were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. South Taylor 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.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer is available to this property.
Entergy: Approved as submitted.
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.
Fire Department: Place and install 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: This request is located in the I-630 Planning District. The
Land Use Plan shows Single Family for this property. The applicant has applied
for a rezoning from R-3, Single-family to Planned Residential Development to
October 30, 2008
SUBDIVISION
ITEM NO.: J (Cont.) FILE NO.: Z-8385
3
allow the existing structure to become a triplex utilizing individual utility meters for
the units.
The Land Use Plan for this area was just reviewed for the Oak Forest
Neighborhood Action Plan Update, and this is just one lot of higher density
surrounded by single family. The review is using the Planned Zoning District
process to assure compatibility. This request does not require a change to the
Land Use Plan.
Master Street Plan: South Taylor and West 21st Streets are shown as Local
Streets. The primary function of a Local Street is to provide access to adjacent
properties. Local Streets, which are abutted by non-residential zoning/use or
more intensive zoning than duplexes, are considered as “Commercial Streets”.
These streets have a design standard the same as a Collector.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Neighborhood Action Plan: This area is covered by the Oak Forest Neighborhood
Plan. One objective of the Housing Goal section states: “Promote Oak Forest
neighborhoods as residential neighborhoods to UALR staff and students, local
businesses, and governmental agencies.” This application would provide more
housing for the community.
Landscape:
1. The site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. Any/all parking areas must comply with the City’s landscape and buffer
ordinances.
3. The zoning buffer ordinance requires a minimum of six foot, nine inch (6’-9”)
wide land use buffer along the northern and southern property lines. Seventy
percent (70%) of this area is to remain undisturbed.
4. The landscape ordinance requires a six foot nine inch wide (6’-9”) landscape
strip along the property lines where parking is proposed. A variance from the
City Beautiful Commission must be granted for any reduction and must be
approved prior to the issuance of a building permit.
5. The property to the north and south are 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
southern and the northern perimeters of the site.
October 30, 2008
SUBDIVISION
ITEM NO.: J (Cont.) FILE NO.: Z-8385
4
6. The zoning buffer ordinance requires the placement of a street buffer with a
minimum width of nine feet along South Taylor Street.
G. SUBDIVISION COMMITTEE COMMENT: (August 28, 2008)
The applicant was present. Staff presented an overview of the development
stating there were few outstanding technical issues associated with the request.
Staff requested the applicant provide the proposed parking plan. Staff also
stated the City did not have a case file indicating a history of the site being more
than one unit. Staff requested the applicant provide documentation indicating
multiple units if the site had a previous history as a duplex or triplex.
Public Works comments were addressed. Staff stated a right of way dedication
of 25 feet from centerline would be required.
Landscaping comments were addressed. Staff stated landscaping of any new
parking areas would be required consistent with the Landscape Ordinance
requirements. Staff also stated screening would be required along the northern
and southern perimeters.
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.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the issues
raised at the August 28, 2008, Subdivision Committee meeting. A total of four
parking spaces have been indicated on the site plan. The applicant has not
provided staff with documentation of the site’s history as a multi-unit structure.
The applicant is seeking a rezoning of this site from R-3, Single-family to PD-R to
allow an existing single-family residence to be converted into a duplex and an
existing structure located off the alley to be converted into a garage apartment
resulting in three units on this lot. The site plan indicates the placement of four
parking spaces on the site. Two of the spaces are located within the front yard
area and two accessed from the alley. The stalls located on the alley are less
than the 20 foot typical stall depth and have been indicated for compact
automobiles. A screening fence is proposed between the proposed parking and
the adjacent single-family house located to the south. No other screening is
proposed.
Staff is not supportive of the request. Staff does not feel three units is
appropriate for this site. The applicant has indicated the site has a history of
multiple units but staff cannot find any indication the structure was used for
October 30, 2008
SUBDIVISION
ITEM NO.: J (Cont.) FILE NO.: Z-8385
5
anything other than single-family in the past. The area is predominately
single-family with the more intense zoning and uses located south of West 28th
Street. Staff feels the home should remain single-family.
I. STAFF RECOMMENDATIONS:
Staff recommends denial of the request as filed.
PLANNING COMMISSION ACTION: (SEPTEMBER 18, 2008)
Mr. George Dumbrava was present representing the request. There were registered
objectors present. The Chair informed Mr. Dumbrava that the Commission’s policy was
when there were eight or fewer Commissioners present the applicant was offered a
deferral of the item to a future meeting. Chairman Taylor stated the reason was an item
took six affirmative votes to move the item forward with a positive recommendation. He
stated of the Commissioners present Commissioner Laha was going to recuse because
of his involvement with the site plan. The Chair stated there were seven voting
Commissioners present with Commissioner Laha recusing.
Mr. Dumbrava stated he wished to defer. Staff stated the date of public hearing would
be October 30, 2008.
There was no further discussion of the item. The chair entertained a motion for deferral
of the item to the October 30, 2008, public hearing. The motion carried by a vote of
7 ayes, 0 noes 3 absent and 1 recusal (Commissioner Laha).
STAFF UPDATE:
There has been no change in this item from the previous public hearing. Staff continues
to recommend denial of the request.
PLANNING COMMISSION ACTION: (OCTOBER 30, 2008)
The applicant was present. There were registered objectors present. Staff presented
the item with a recommendation of denial.
Ms. Michelle Park addressed the Commission as the applicant. She stated the desire
was to use the site as three units. She stated the site had a history of three units but
had not been occupied for the past 20 years or so.
October 30, 2008
SUBDIVISION
ITEM NO.: J (Cont.) FILE NO.: Z-8385
6
Ms. Tara Stewart addressed the Commission in opposition. She stated her home was
located at 2124 Fair Park. She stated provided the Commission with a petition of the
area residents indicating opposition to the request. She stated the neighborhood was
coming back block by block. She stated the allowance of a triplex on the site would
lower property values for the area. She stated the residents would welcome
single-family to the neighborhood. She requested the Commission deny the request to
rezone the site for three units.
Mr. Joe Busby addressed the Commission in opposition of the request. He stated he
was president of the Fair Park Neighborhood Association and a member of the
University District Development Corporation. He stated the Fair Park Association as
well as the University District were opposed to the request. He stated the desire of the
neighborhood was for redevelopment consistent with development in the area. He
stated he had a long history of dealing with the site. He stated he had worked with code
enforcement and the City for a number of years to determine ownership and to rehab
the structures. He stated the current owner bought the property and had indicated his
children would live in the home and go to school at UALR. He questioned why if the
owner’s children were going to live in the home there was a need for multiple units. He
stated the garage had been converted into a unit. He stated the renovations had not
passed inspections by the City.
Mr. Busby stated the Commission worked with the neighborhood to remove a liquor
store on the corner of Fair Park and West 12th Street a number of years ago. He stated
the removal of the liquor store was a positive for the neighborhood and a turning point
for the area. He requested the Commission continue to work with the neighborhood
and approve only positive developments for the area. He requested the Commission
deny the request to allow multiple units on the site.
Ms. Park stated the desire was for her and her brother to live in the home and go to
school at UALR. She stated presently she was commuting from Hot Springs and she
desired to live closer to school. She stated the request was to allow three units as was
previously located in the home.
Commissioner Meyer stated if the desire was for a single-family home then she did not
need to come before the Commission. She stated her family wanted the three units to
allow one unit to be occupied as a rental unit.
There was no further discussion of the item. The chair entertained a motion for
approval of the item. The motion failed by a vote of 0 ayes, 9 noes, 0 absent, 1 recusal
(Commissioner Laha) and 1 open position.
October 30, 2008
ITEM NO.: K FILE NO.: Z-4213-J
NAME: The Look Out at Colonel Glenn Long-form PCD
LOCATION: Located on the Northwest corner of Colonel Glenn Road and Lawson
Road
DEVELOPER:
R. Huckaby Development Company
30 Bretagne Circle
Little Rock, AR 72223
ENGINEER:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 6.6 acres NUMBER OF LOTS: 3 FT. NEW STREET: 500 LF
CURRENT ZONING: O-3, General Office District
ALLOWED USES: General Office
PROPOSED ZONING: PCD
PROPOSED USE: O-3, General Office, C-1, Neighborhood Commercial
and C-3, General Commercial
VARIANCES/WAIVERS REQUESTED:
1. A variance from the Land Alteration Ordinance to allow grading of the three lots with
the construction of the first building.
2. A variance from the Master Street Plan to allow an increased vertical profile of an
arterial street.
3. A variance from the Master Street Plan to allow an increased vertical profile of a
minor commercial street.
4. A variance from the Master Street Plan to allow an increased intersection grade at
Huckaby Corporate Drive and Colonel Glenn Road.
October 30, 2008
SUBDIVISION
ITEM NO.: K (Cont.) FILE NO.: Z-4213-J
2
A. PROPOSAL/REQUEST:
The property is located at the Northwest corner of Lawson Road and Colonel
Glenn Road. The developer intends to subdivide the property into three (3) lots.
Lot 1 is proposed for future C-3, General Commercial District uses and Lot 2 is
proposed with a spec building with C-1, Neighborhood Commercial uses. Lot 3
is proposed with a seven story office building utilizing O-3, General Office District
uses and the allowance of accessory uses as defined in the O-3, General Office
Zoning District.
Lot 1 will contain 1.32 acres. Lot 2 will contain 1.24 acres and a 14,000 square
foot single story commercial building. The site plan indicates the placement of 55
parking spaces with a shared drive located on the property line of Lots 1 and 2
and accessed from Huckaby Corporate Drive. Lot 3 is proposed containing 2.32
acres and 195 parking spaces. Of the seven stories proposed for the office
building the first two levels are parking and the remaining levels contain 78,125
square feet of office space.
The request includes a variance from the Land Alteration Ordinance to allow
grading of the three lots with the construction of the first building. Variances from
the Master Street Plan to allow an increased vertical profile of an arterial street
and of a minor commercial street are being requested. The applicant is also
seeking a variance from the Master Street Plan to allow an increased intersection
grade at Huckaby Corporate Drive and Colonel Glenn Road.
B. EXISTING CONDITIONS:
The site was cleared with the construction of Bowman Plaza Subdivision located
to the east. The grade is such that the center of the site is approximately 60 feet
higher than the elevation at the eastern and southern boundaries. To the north is
a manufactured home park accessed from Bowman Road. South of the site is a
volunteer fire station and east is a parking lot serving the Bowman Plaza
Office/Warehouse development. The area is a commercial node containing a
convenience store, a neighborhood grocery, branch banks, a number of car
dealerships and a movie theater.
Colonel Glenn Road is a narrow unimproved road adjacent to the site with open
ditches for drainage. Adjacent to this site is a hard curve which is proposed for
reconstruction with the redevelopment of abutting properties.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area property owners.
All property owners located within 200 feet of the site, all residents, who could be
October 30, 2008
SUBDIVISION
ITEM NO.: K (Cont.) FILE NO.: Z-4213-J
3
identified, located within 300 feet and Southwest Little Rock United for Progress
were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Colonel Glenn Road is classified on the Master Street Plan as a principal
arterial. Dedication of right-of-way for a total width of 110 feet will be
required along the frontage of the subject property where the applicant owns
both sides of the Colonel Glenn Road per the realignment. In other words
the entire right-of-way width will be dedicated from the subject property not
just the northern half.
2. With site development, provide the design of street conforming to the
Master Street Plan. Construct full street improvements to Colonel Glenn
Road including 5-foot sidewalks with the planned development on the new
alignment. The full construction of the street for a principal arterial street,
which includes 59 feet from back of curb to back of curb should occur from
the west curb line of Lawson Road to the applicants west property line.
Transition areas should be provided on the east and west sides of the full
street construction. Resubmit plans reflecting these changes showing what
parts will be built by the applicant as part of this project.
3. Provide vertical profiles of Colonel Glenn Road, Huckaby Corporate Drive
and their intersection.
4. With site development, provide the design of street conforming to the
Master Street Plan. Construct street improvement to Huckaby Corporate
Drive including 5-foot sidewalks on both sides of the street with the planned
development.
5. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The east driveway should be
removed. The driveway spacing requirement on a principal arterial street is
a minimum of 300 feet.
6. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction.
7. Provide a Sketch Grading and Drainage Plan as required per Section 29-
186 (e). Show all proposed grades, retaining walls heights, slopes, and
terraces heights.
October 30, 2008
SUBDIVISION
ITEM NO.: K (Cont.) FILE NO.: Z-4213-J
4
8. Storm water detention ordinance applies to this property. Show the
proposed location for storm water detention facilities on the plan.
9. Provide a letter prepared by a registered engineer certifying the intersection
sight distance complies with 2004 AASHTO Green Book standards.
10. Hauling of fill material on or off site over municipal streets and roads
requires approval prior to a grading permit being issued. Contact Public
Works Traffic Engineering at 621 S. Broadway, (501) 379-1805 (Travis
Herbner) for more information.
11. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering 379-1813
(Steve Philpott) for more information.
12. Plans of all work in right-of-way shall be submitted for approval prior to start
of work. Obtain barricade permit prior to doing any work in the right-of-way
from Traffic Engineering at (501) 379-1805 (Travis Herbner).
13. 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.
14. Colonel Glenn Road must be constructed per the 2004 AASHTO Green
Book which requires Colonel Glenn Road to be superelevated to a
maximum slope of 4% per Exhibit 3-14 for a design speed of 45 mph.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements to serve the
proposed lots. Contact Little Rock Wastewater Utility for additional information.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: Central Arkansas Water needs a 20-foot-wide
waterline easement centered over the existing 12-inch water main where public
right-of-way is being abandoned or else the 12-inch water main must be
relocated to the proposed public right-of-way at the expense of the developer.
Please submit plans for water facilities and/or fire protection system to Central
October 30, 2008
SUBDIVISION
ITEM NO.: K (Cont.) FILE NO.: Z-4213-J
5
Arkansas Water for review. Contact Central Arkansas Water regarding
procedures for installation of water facilities and/or fire service. Approval of plans
by the Arkansas Department of Health Engineering Division and Little Rock Fire
Department is required. Fire sprinkler systems, which do not contain additives
such as antifreeze shall be isolated with a double detector check valve assembly.
If additives are used, a reduced pressure zone backflow preventer shall be
required.
Fire Department: Install and 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: This request is located in the Ellis Mountain Planning District.
The Land Use Plan shows Mixed Office Commercial for this property. The
applicant has applied for a Short form Planned Commercial Development for a
mixed development of office and commercial uses.
The request does not require a change to the Land Use Plan.
Master Street Plan: Colonel Glenn 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
Colonel Glenn since it is a Principal Arterial. There is a proposed street on this
Planned Development, which would be 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 I route is shown along Colonel Glenn Road. A Class I
bikeway is built separate from or alongside a road. Additional paving and right of
way may be required.
Neighborhood Action Plan: This area is not covered by a Neighborhood Action
Plan.
October 30, 2008
SUBDIVISION
ITEM NO.: K (Cont.) FILE NO.: Z-4213-J
6
Landscape:
1. The site plan must comply with the City’s landscape ordinance requirements.
2. The zoning buffer ordinance requires a minimum fifty foot wide (50’) land use
buffer along the northern property line. Seventy percent (70%) of which is to
be left undisturbed. Easements cannot count towards meeting this minimal
requirement.
3. The zoning buffer ordinance requires a minimum sixteen and one half foot
wide (16.5’) land use buffer along the western property line. Seventy percent
(70%) of which is to be left undisturbed. Easements cannot count towards
meeting this minimal requirement.
4. 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 and the western perimeters of the site. Credit towards fulfilling this
requirement can be given for existing trees and undergrowth that satisfies this
year-around requirement.
5. This site plan is being reviewed as an overall development, which will require
an automatic irrigation system to water landscaped areas on all lots at the
time of development.
6. This site plan is being reviewed as an overall development. 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.
7. The City Beautiful Commission recommends preserving as many existing
trees as feasible on tree covered sites. Credit toward fulfilling Landscape
Ordinance requirements can be given when preserving trees of six (6) inch
caliper or larger.
G. SUBDIVISION COMMITTEE COMMENT: (July 17, 2008)
Mr. Joe White was present representing the request. Staff presented the item
stating there were additional items necessary to complete the review process.
Staff stated details of the proposed signage plan were required including ground
mounted and building signage. Staff also stated site lighting was to be low level
and directional directed downward and into the site. Staff stated a minimum of
10 to 15 percent of the site was required to be designated as landscaped area.
Staff also requested Mr. White provide the percentage of building coverage, the
percentage of landscaping and the percentage of paved area in the general
notes section of the site plan.
October 30, 2008
SUBDIVISION
ITEM NO.: K (Cont.) FILE NO.: Z-4213-J
7
Public Works comments were addressed. Staff stated Colonel Glenn Road was
indicated as a principal arterial and would require dedication and street
construction per the Master Street Plan. Staff stated the design of Colonel Glenn
Road adjacent to the site included removal of the existing “hard curve” with the
entirety of the new road construction located on the applicant’s property. Staff
stated they would work with the developer to provide the transition with the
existing road and the new construction. Staff requested Mr. White provide the
vertical profile of Colonel Glenn Road and Huckaby Corporate Drive. Staff
questioned Mr. White concerning his plans for grading. Mr. White stated the
desire was to haul the excess dirt from this site to a site on Stagecoach Road.
He stated the fill site was a separate application request on the agenda the
Village at Hidden Creek Apartments Long-form PID (Z-8235-A). There was a
general discussion of what would be considered imminent construction on both
projects. Staff stated construction was required to begin within eight months of
clearing and grading to be considered imminent.
Landscaping comments were addressed. Staff stated the site plan proposed
along the northern boundary did not comply with the City’s Buffer Ordinance
requirements. Staff stated easements could not count in meeting the buffer
requirement and 70 percent of the buffer area was to remain undisturbed. Staff
also stated since the site plan indicated in excess of 150 parking spaces the
interior landscape islands would need to be 300 square feet in area. Mr. White
stated the individual lots did not contain in excess of 150 spaces. He stated
based on the number of spaces on each of the lots the lots should be allowed the
lesser 150 square foot interior islands. Staff stated the interior landscaping
would be based on the individual lot development. Staff noted screening would
be required on the lots abutting residentially zoned and used property.
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.
H. ANALYSIS:
Mr. White provided staff with an updated site plan addressing most of the issues
raised at the July 17, 2008, Subdivision Committee meeting. The revised plan
indicates the proposed signage plan, a note concerning the site lighting and the
percentage of building coverage, the percentage of landscaping and the
percentage of paved area in the general notes section of the site plan. The drive
on Colonel Glenn has been removed. The applicant has met with staff
concerning the street alignment and street construction of Colonel Glenn Road
along the property’s frontage.
October 30, 2008
SUBDIVISION
ITEM NO.: K (Cont.) FILE NO.: Z-4213-J
8
The development is proposed with three (3) lots. A new public street will be
extended from Colonel Glenn Road with all access drives on the new street. The
street is proposed with 500 linear feet and constructed with 31 feet of pavement
in a 60 foot right of way. A sidewalk will be placed along the east side of the
street. As the property to the west is developed the additional sidewalk will be
added in this area by the future development to comply with the Master Street
Plan.
Lot 1 is proposed for future C-3, General Commercial District uses and has not
been indicated with a development plan. According to the applicant at the time of
development the building footprint and parking areas will be submitted to the City
for approval through a revision to the PCD. Lot 1 will contain 1.32 acres.
Lot 2 is proposed containing 1.24 acres developed with a spec building utilizing
C-1, Neighborhood Commercial uses as allowable uses. The building is
proposed containing 14,000 square feet. A total of 55 parking spaces are
indicated on the site plan. The parking required for a commercial development is
one space per 300 gross square feet. Based on the square footage proposed a
total of 46 spaces would typically be required. Building signage is proposed
along the front of the building. The building signage will comply with signage
allowed in commercial zones or a maximum of 10 percent of the front façade
area. A single ground mounted monument style sign is proposed within the front
yard area. The sign is proposed with a maximum height of six feet and a total
sign area of 120 square feet. The maximum building height is 35 feet. The lot
coverage for Lot 2 is 26 percent. The paved area is 42.5 percent and the
landscaped and open space area is 31.5 percent.
Lot 3 is proposed with a seven-story office building utilizing O-3, General Office
District uses and the allowance of accessory uses as defined in the O-3, General
Office Zoning District. The lot will contain 2.32 acres. The office building will
total 78,125 square feet and 195 parking spaces. Of the seven stories proposed
the first two levels are parking with the remaining levels being office space. The
parking required for an office development based on the above square footage
would be 195 spaces. The maximum building height is 95 feet. Lot 3 has
15.5 percent of building coverage, 33.6 percent paved area and 50.9 percent
landscape and open space area. Building signage is proposed along the front of
the building. The building signage will comply with signage allowed in office
zones or a maximum of 10 percent of the front façade area. A single ground
mounted monument style sign is proposed within the front yard area. The sign is
proposed with a maximum height of six feet and a total sign area of 120 square
feet.
October 30, 2008
SUBDIVISION
ITEM NO.: K (Cont.) FILE NO.: Z-4213-J
9
The hours of operation for the retail and office is 6:30 am to 10:00 pm seven
days per week. The hours of operation for a restaurant use is 6:30 am to
11:00 pm seven days per week. The dumpster service hours are limited to
6:30 am to 10:00 pm seven days per week. All site lighting is to be low level and
directional, directed downward and into the site.
The request includes a variance from the Land Alteration Ordinance. The excess
fill from this site will be used on a site located on Stagecoach Road near the
County line. The fill site is a separate item on this agenda, the Village at Hidden
Creek Apartments Long-form PID (Z-8235-A). The trigger for the grading would
be when a building permit is pulled for either of the two sites. The entirety of this
site would be “brought down” and Tract E and Lots 1 – 6 of the Stagecoach Road
site will be filled.
Variances from the Master Street Plan to allow an increased vertical profile of an
arterial street and of a minor commercial street are being requested. The
applicant is also seeking a variance from the Master Street Plan to allow an
increased intersection grade at Huckaby Corporate Drive and Colonel Glenn
Road.
Staff is supportive of the request. The site is indicated as Mixed Office
Commercial on the City’s Future Land Use Plan. The development as proposed
is a mixed use development of office and commercial uses and is consistent with
the City’s plan for the area. To staff’s knowledge there are no outstanding
technical issues associated with the request. Although there are variances from
the Master Street Plan and the Land Alteration Ordinance staff does not feel
these variances 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 variance request from the Land Alteration
Ordinance to allow grading of the three lots with the issuance of a building permit
for this site or for the site located on Stagecoach Road, the Village at Hidden
Creek Long-form PID.
Staff recommends approval of the variance request from the Master Street Plan
to allow an increased vertical profile of an arterial street.
Staff recommends approval of the variance request from the Master Street Plan
to allow an increased vertical profile of a minor commercial street.
October 30, 2008
SUBDIVISION
ITEM NO.: K (Cont.) FILE NO.: Z-4213-J
10
Staff recommends approval of the variance request from the Master Street Plan
to allow an increased intersection grade at Huckaby Corporate Drive and Colonel
Glenn Road.
PLANNING COMMISSION ACTION: (AUGUST 7, 2008)
Staff presented the item with a recommendation of deferral of the item to the
September 18, 2008, public hearing to allow staff and the applicant time to meet with an
adjoining property owner to address their concerns related to the site grading and the
retaining wall height.
There was no further discussion of the item. The Chair entertained a motion for
placement of the item on the Consent Agenda for Deferral as recommended by staff.
The motion carried by a vote of 9 ayes, 0 noes and 2 absent.
STAFF UPDATE:
There are no changes proposed from the previous agenda write-up. Staff continues to
support the request and the associated land alteration ordinance variance request.
PLANNING COMMISSION ACTION: (SEPTEMBER 18, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated September 16,
2008, requesting a deferral of this item to the October 30, 2008, public hearing. Staff
stated the deferral request would require a waiver of the Commission’s By-laws with
regard to the late deferral request. Staff stated they were supportive of the deferral
request.
There was no further discussion of the item. The chair entertained a motion for the
waiver of the Commission’s By-laws with regard to the late deferral request. The motion
carried by a vote of 6 ayes, 0 noes and 5 absent. The chair entertained a motion for
placement of the item on the consent agenda for deferral. The motion carried by a vote
of 6 ayes, 0 noes and 5 absent.
STAFF UPDATE:
The applicant has indicated with the first phase of the development boundary street
improvements consisting of the relocation of Colonel Glenn Road to the north to
October 30, 2008
SUBDIVISION
ITEM NO.: K (Cont.) FILE NO.: Z-4213-J
11
improve the existing horizontal curve to arterial standards will be installed. The work will
consist of the construction of one-half of a five lane arterial street plus an additional
12 feet of pavement with curb, gutter and sidewalk on the north side. The pavement
transitions will be constructed at each end of the new roadway to tie into the existing
roadway. The improvements will initially be stripped as a three lane roadway with
shoulder on the south side. The applicant will dedicate the full 110 feet of right-of-way
through the length of his ownership and excavate the full width of the right-of-way to
grade. Future construction to a full arterial standard will be accomplished either when
the property to the south has a significant expansion or re-development project, or as a
City funded project. The request includes a variance to clear and grade the multi-lot site
when construction on the first lot is imminent. Staff is supportive of the variance request
to allow grading of the three lots with the issuance of a building permit for this site or for
the site located on Stagecoach Road, the Village at Hidden Creek Long-form PID
(Z-8235-A).
The applicant and an adjoining property owner to the west have agreed to a land swap
containing 10,600 square feet which will square up the adjoining property owners
eastern property line as it intersects with Colonel Glenn Road. The property owner will
have access to the proposed cul-de-sac street at no cost to the owner or any future
developer of the property. The adjoining property owner will provide the developer with
a temporary slope easement for construction of the cul-de-sac street that will eliminate
the need for retaining walls or steep slopes. The entire land use buffer adjacent to the
west property line will be removed.
Staff recommends approval of the request subject to compliance with the comments
and conditions as outlined in paragraphs D, E and F of the agenda staff report.
Staff recommends approval of the variance request from the Master Street Plan to allow
an increased vertical profile of an arterial street and the variance request from the
Master Street Plan to allow an increased vertical profile of a minor commercial street.
Staff recommends approval of the variance request from the Master Street Plan to allow
an increased intersection grade at Huckaby Corporate Drive and Colonel Glenn Road.
PLANNING COMMISSION ACTION: (OCTOBER 30, 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 variance
request from the Master Street Plan to allow an increased vertical profile of an arterial
street and the variance request from the Master Street Plan to allow an increased
vertical profile of a minor commercial street. Staff also presented a recommendation of
October 30, 2008
SUBDIVISION
ITEM NO.: K (Cont.) FILE NO.: Z-4213-J
12
approval of the variance request from the Master Street Plan to allow an increased
intersection grade at Huckaby Corporate Drive and Colonel Glenn Road.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for approval as recommended by staff.
The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 open position.
October 30, 2008
ITEM NO.: L FILE NO.: Z-8386
NAME: Tract 2 Asbury Acres Short-form PD-R
LOCATION: Located in the 800 Block of Kirby Road
DEVELOPER:
Randy James
10 Otter Creek Parkway, Suite A
Little Rock, AR 72210
ENGINEER:
McGetrick and McGetrick Engineers
10 Otter Creek Parkway, Suite A
Little Rock, AR 72210
AREA: 0.93 acres NUMBER OF LOTS: 5 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-R
PROPOSED USE: Patio home single-family subdivision
VARIANCES/WAIVERS REQUESTED: A variance from the Subdivision Ordinance to
allow an increased lot depth to width ratio variance.
A. PROPOSAL/REQUEST:
The project consists of 0.93 acres, located on the east side of Kirby Road, just
north of Kanis Road. The development is proposed as a residential subdivision
containing five lots and one tract with an average lot size of 6,210 square feet.
The residential lots are proposed with a five-foot side yard setback and 15-foot
rear yard setback. The developer is requesting a 25-foot setback adjacent to
Kirby Road. This is a variance from the Subdivision Ordinance, which typically
requires the placement of a 30-foot building line adjacent to a collector street
(Section 36-256(1)). The development will be accessed via a 45-foot access and
utility easement extending from Kirby Road with the Tract containing a
October 30, 2008
SUBDIVISION
ITEM NO.: L (Cont.) FILE NO.: Z-8386
2
turn-around for services and emergency vehicles. The development is proposed
with a six-foot brick and wood fence located along Kirby Road.
The homes are proposed as single story homes. Two building footprints are
proposed. One footprint contains 1,800 square feet and the second
2,200 square feet. Both footprints include 400 square feet designated for
garages.
B. EXISTING CONDITIONS:
Kirby Road is a narrow two-lane road with open ditches for drainage. The site is
wooded and appears to be relatively flat. South of the site is a warehouse
building and north of the site is Chenal Adult Daycare facility. East of the site is
vacant property zoned PRD, which has expired, and was approved for a patio
home single-family residential development. The area is predominately
single-family with a few churches located north of the site. The area south of the
site at the intersection with Kanis Road on the east side was recently approved
for an office, commercial and mini-warehouse development and on the west side
a convenience store was recently approved by the Courts.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area property owners.
All property owners located within 200 feet of the site, all residents, who could be
identified, located within 300 feet, the Parkway Place Neighborhood Association
and the Spring Valley Manor Property Owners Association were notified of the
Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Kirby Road is classified on the Master Street Plan as a collector street. A
dedication of right-of-way 30 feet from centerline will be required.
2. With site development, provide the design of street conforming to the Master
Street Plan. Construct one-half street improvement to Kirby Road including
5-foot sidewalks with the planned development. The new back of curb should
be located 18 feet from the centerline.
3. All driveways shall be concrete aprons per City ordinance.
4. Storm water detention will not apply to the proposed development since the
site is less than one acre.
October 30, 2008
SUBDIVISION
ITEM NO.: L (Cont.) FILE NO.: Z-8386
3
5. Measures to control additional storm water drainage should be implemented
to not cause damage onto adjacent property from the increased impervious
surface.
6. Plans of all work in right-of-way shall be submitted for approval prior to start of
work. Obtain barricade permit prior to doing any work in the right-of-way from
Traffic Engineering at (501) 379-1805 (Travis Herbner).
7. No residential waste collection service will be provided on private streets
unless the property owners association provides a waiver of damage claims
for operations on private property.
8. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
9. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering 379-1813
(Steve Philpott) for more information.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension 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 and
fire hydrant will be required in order to provide service to this property. A Capital
Investment Charge based on the size of connection(s) will apply to this project in
addition to normal charges.
Fire Department: Place and install 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.
October 30, 2008
SUBDIVISION
ITEM NO.: L (Cont.) FILE NO.: Z-8386
4
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Ellis Mountain Planning District.
The Land Use Plan shows Single Family for this property. The applicant has
applied for a rezoning from R-2, Single-family to Planned Residential
Development to allow five patio style single family homes.
The application is within the recommended density of the Land Use Plan and is
single family construction. The request does not require a change to the Land
Use Plan.
Master Street Plan: Kirby Road is shown as a Collector. The primary function of
a Collector Street is to provide a connection from Local Streets to Arterials. This
street may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: A Class III bike route is shown along Kirby Road. 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 Rock Creek
Neighborhood Plan. The Residential and Community Goal states: “Support a
continuous progression of intensity from single-family and multi-family in newly
developing areas, placing the multi-family as a buffer between single-family and
non-residential uses.” It also states: “Encourage large lot single family
development in the area.”
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (August 28, 2008)
Mr. Pat McGetrick was present. Staff presented an overview of the development
stating there were additional items necessary to complete the review process.
Staff requested Mr. McGetrick provide details of the proposed signage. Staff
also requested Mr. McGetrick provide details of the proposed construction
materials and building elevations. Staff stated if trash collection was to take
place along Kirby Road the site plan should include the location along with an
easement.
Public Works comments were addressed. Staff stated dedication of right of way
30 feet from centerline was required along Kirby Road. Staff also stated street
improvements to Kirby Road were required per the Master Street Plan. Staff
October 30, 2008
SUBDIVISION
ITEM NO.: L (Cont.) FILE NO.: Z-8386
5
stated the storm water detention ordinance would not apply to development of
the site but requested the developer take measures to not cause damage to
adjacent properties. Staff stated a grading permit was required prior to any site
grading or tree clearing on the site.
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.
H. ANALYSIS:
Mr. McGetrick provided staff with a revised site plan addressing most of the
issues raised at the August 28, 2008, Subdivision Committee meeting.
Mr. McGetrick has provided details of the proposed signage, construction
materials and building elevations. The plan also indicates garbage collection will
be provided at each individual lot and the property owners association will sign
the required waiver to allow for collection on this private drive.
The lots are proposed as 45-feet in width and 137.8 feet in depth for an average
lot size of 6,201 square feet. The lots are indicated with a five-foot side yard
setback and a fifteen-foot rear yard setback. The private drive is included within
the front building setback. The homes will be constructed with a 47.5-foot front
building line from the northern property line resulting in a 7.5 foot building line
from the proposed private street.
A private drive is proposed to serve the new homes extending from Kirby Road.
The drive is proposed as 25-feet in width with a “hammerhead” turn-around
located on the eastern most parcel identified as Tract A. The site plan states
garbage collection will be provided at each unit. A waiver of damage claims will
be provided to allow operation of City owned vehicles on private streets.
Tract A contains an area identified as common open space. This common open
space area contains 2,100 square feet or 19 percent of the total site area. Each
of the individual lots contains 2,000 square feet of private one space or
32 percent of the total lot area. Open space requirements contained within the
development standards of the PZD ordinance states a minimum of ten (10) to
fifteen (15) percent of gross planned residential district (PRD) areas are to be
designated as common usable open space. In addition, single-family, duplex,
zero-lot-line and townhouse developments must have a minimum of five hundred
(500) square feet of usable private open space per unit.
The homes are proposed to be constructed of brick with some siding. The roof
pitch proposed is a maximum of 12/12. The site plan indicates the homes will be
single story with the option of a basement. The homes will range in size from
1,800 to 2,200 square feet including 400 square feet for a garage. Interior
fencing is proposed consistent with fencing typically allowed in single-family
residential zones. A perimeter fence is not proposed. Fencing is proposed along
Kirby Road. The material of the fence is wood with brick columns.
October 30, 2008
SUBDIVISION
ITEM NO.: L (Cont.) FILE NO.: Z-8386
6
Subdivision signage is proposed to identify the proposed development. The sign
is proposed consistent with signage typically allowed in residential zones. The
sign will be placed within the fence and will not exceed thirty-two square feet in
area as typically allowed in residential zones. Signage will be placed on each
side of the drive. One sign location is typical allowed.
The development is a single-family patio home development constructed
consistent with densities allowed in single-family zones. Staff is supportive of the
request. Staff feels the development offers a housing style different than is
readily available in the nearby neighborhoods. To staff’s knowledge there are no
outstanding issues associated with the request. Staff does not feel the
construction of five new single-family homes at this location will adversely impact
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 variance request from the Subdivision
Ordinance to allow a 25-foot front building line adjacent to Kirby Road.
PLANNING COMMISSION ACTION: (SEPTEMBER 18, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated September 16,
2008, requesting a deferral of this item to the October 30, 2008, public hearing. Staff
stated the deferral request would require a waiver of the Commission’s by-laws with
regard to the late deferral request. Staff stated they were supportive of the deferral
request.
There was no further discussion of the item. The chair entertained a motion for the
waiver of the Commission’s by-laws with regard to the late deferral request. The motion
carried by a vote of 6 ayes, 0 noes and 5 absent. The chair entertained a motion for
placement of the item on the consent agenda for deferral. The motion carried by a vote
of 6 ayes, 0 noes and 5 absent.
STAFF UPDATE:
The applicant has submitted a revised drawing to staff reducing the number of lots to
three with all lots fronting Kirby Road. Lot 1 is proposed with a lot width of 48.5 feet and
a depth of 294.32 feet. The lot is proposed with an 8.06 foot side yard setback along
October 30, 2008
SUBDIVISION
ITEM NO.: L (Cont.) FILE NO.: Z-8386
7
the northern perimeter and a 6.43 foot side yard setback along the southern perimeter.
Lot 2 is proposed with a 40 foot lot width and a lot depth of 289.21 feet. The lot is
proposed with a six foot side yard setback along the northern perimeter and a zero side
yard setback along the southern perimeter. Lot 3 is proposed with a 49.29 foot lot width
and a 294.0 foot lot depth. The lot is proposed with a 7.10 foot northern side yard
setback and a 8.07 foot side yard setback along the southern perimeter. The lots are
proposed with a 30 foot front building line as required adjacent to a collector street.
The lots will require a variance from the Subdivision Ordinance to allow an increased lot
depth to width ratio. The ordinance states no residential lot shall be more than three (3)
times as deep as it is wide, except where lots abut a freeway, expressway, or occupied
mainline railroad right-of-way, such lots shall have an overall depth of not less than one
hundred seventy-five (175) feet in order to ensure proper separation of residences from
adjacent thoroughfare or railroad line. The lots as proposed have a lot depth to width
ratio in excess of 5:1.
Construction of the homes is proposed of brick with some siding. The roof pitch
proposed is a maximum of 12/12. The homes will be single story with the option of a
basement. The homes range in size from 1,800 to 2,200 square feet including
400 square feet for a garage.
Interior fencing is proposed consistent with fencing typically allowed in single-family
residential zones. The fencing material proposed is wood with brick columns.
Accessory buildings are proposed as typically allowed per the R-2, Single-family zoning
district including swimming pools and storage buildings. The request also includes the
allowance of home occupations as typically allowed per the R-2, Single-family zoning
district.
Staff is supportive of the request. The applicant will be required to construct ½ street
improvements to Kirby Road with the final platting of the proposed lots. To staff’s
knowledge there are no other outstanding issues associated with the request. Staff
recommends approval of the request subject to compliance with the comments and
conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff also
recommends approval of the variance request from the Subdivision Ordinance to allow
an increased lot depth to width ratio for the proposed lots.
PLANNING COMMISSION ACTION: (OCTOBER 30, 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 variance
October 30, 2008
SUBDIVISION
ITEM NO.: L (Cont.) FILE NO.: Z-8386
8
request from the Subdivision Ordinance to allow an increased lot depth to width ratio for
the proposed lots.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for approval as recommended by staff.
The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 open position.
October 30, 2008
ITEM NO.: 1 FILE NO.: S-867-FFFFFFF
NAME: Chenal Valley Tract 1 Preliminary Plat
LOCATION: Located on the Northeast corner of Rahling Road and Chenal Parkway
DEVELOPER:
Deltic Timber Corp.
7 Chenal Club Boulevard
Little Rock, AR 72223
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 9.947 acres NUMBER OF LOTS: 6 FT. NEW STREET: 2,300 LF
CURRENT ZONING: C-3, General Commercial and O-2, Office and Institutional
PLANNING DISTRICT: 19 - Chenal
CENSUS TRACT: 42.11
VARIANCES/WAIVERS REQUESTED:
1. A variance from the Subdivision Ordinance to allow the development of lots with a private
commercial street, Section 31-231.
2. A variance from the Zoning Ordinance to allow lots sizes less than the typical 2 acre
minimum lot size required for O-2, Office and Institutional zoned property, Section
36-280(e)(2).
BACKGROUND:
A preliminary plat for this site was approved on December 12, 2004. The preliminary plat
approved Lots A-G of the Chenal Valley Tract 1 Subdivision. Per Section 31-94(e) a
preliminary plat approved by the Planning Commission shall be effective and binding upon
the Commission for two (2) 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
October 30, 2008
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-867-FFFFFFF
2
been submitted to planning staff for final approval. The applicant has not provided staff with
the final plat application within the required time frame. The preliminary plat approval has
expired.
A. PROPOSAL/REQUEST:
The applicant is requesting the creation of a six lot plat from this 9.947 acre tract. The
lots range in size from 1.06 acres to 3.09 acres with the average lot size proposed
being 1.7 acres. The development is proposed with 2,300 linear feet of new private
street developed to commercial street standards per the Subdivision Ordinance. The
lots are proposed developed with a private commercial street constructed in a 60 foot
access easement along the rear of the lots to limit the number of curb-cuts along the
two abutting arterial streets. The request includes a variance to allow the creation of
this private commercial street. The lots are proposed with a 50-foot building line along
Chenal Parkway and a 35-foot building line along Rahling Road.
The request includes a variance from Section 36-280(e)(2) to allow lots with less than
the two (2) acre minimum lot size for O-2, Office and Institutional zoned property. The
lot area of Lots 1 and 2 is proposed containing 1.59 and 1.61 acres respectively. The
remaining lots are zoned C-3, General Commercial District which requires a minimum
lot area of 14,000 square feet. The lots indicated far exceed this minimum
requirement. (The applicant has filed a request to rezone the entire plat area to C-3,
General Commercial District. This item is scheduled to be before the Commission at
their November 13, 2008, public hearing.)
The request also includes a variance from the Land Alteration Ordinance to allow
advanced grading of the site with the construction of the basic infrastructure for the
lots.
B. EXISTING CONDITIONS:
This wooded site abuts Chenal Parkway and Rahling Road. The property to the north
along Chenal Parkway is wooded and the area to the east along Rahling Road is also
wooded. South of the site is a developed area containing neighborhood commercial
uses, offices, a branch bank and a branch library. Across Chenal Parkway to the west
an office building is under construction and a condominium development is also under
construction. To the southwest is the Promenade Shopping Center.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area property owners. All
abutting property owners of the site along with the Coalition of West Little Rock
Neighborhoods were notified of the Public Hearing.
October 30, 2008
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-867-FFFFFFF
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A 75 to 100 foot radial dedication of right-of-way is required per the Master Street
Plan at the intersection of Rahling Road and Chenal Parkway.
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 60 feet is required and street width of 36 feet
from back of curb to back of curb. With site development, provide the design of
the street conforming to the Master Street Plan. Construct street improvements
to the proposed streets including 5-foot sidewalks on both sides with the planned
development.
3. The proposed street into the subdivision off Chenal Parkway should be designed
as a 36 foot commercial street with sidewalks on both sides. This design is
inconsistent with street designs standards found in the Master Street Plan. If you
have any questions or desire additional information, please contact Bill Henry in
Traffic Engineering at 379-1816.
4. The applicant is proposing widening of an additional 12 feet on Chenal Parkway
for a right turn lane. At the right-in/right-out driveway, the island should be moved
out of the right turn lane.
5. Sidewalks with appropriate handicap ramps are required in accordance with
Section 31-175 of the Little Rock Code and the Master Street Plan along Chenal
Parkway.
6. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The proposed west driveway off
Rahling Road does not meet the spacing requirements of 300 feet.
7. Show the proposed driveway aprons off the future commercial street.
8. The round-a-bout should be designed per the FHWA design guidelines.
9. Storm water detention ordinance applies to this property. Show the proposed
location for storm water detention facilities on the plan.
10. Provide a letter prepared by a registered engineer certifying intersection sight
distance at proposed intersections complies with 2004 AASHTO Green Book
standards.
11. A grading permit in accordance with Section 29-186 (c) and (d) will be required
prior to any land clearing or grading activities at the site. Other than residential
subdivisions, site grading and drainage plans must be submitted and approved
prior to the start of construction.
October 30, 2008
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-867-FFFFFFF
4
12. If an advanced grading variance is approved, a perimeter buffer strip shall be
temporarily maintained around disturbed areas and shall be 6% of the lot width
and depth with a minimum width of 25 feet and a maximum width of 40 feet.
Vegetation must be established on disturbed area within 21 days of completion of
harvest activities
13. Per the Master Street Plan since Rahling Road and Chenal Parkway is an
arterial/arterial intersection, Rahling Road at the intersection should be
constructed with dual left turn lanes, 2 thru lanes, and a right turn lane.
14. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans
for approval to Traffic Engineering. Streetlights must be installed prior to
platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve
Philpott) for more information.
15. Coordinate design of traffic signal upgrade with proposed street improvements.
Plans to be forwarded to Traffic Engineering for approval.
16. On site striping and signage plans should be forwarded to Public Works, Traffic
Engineering for approval with the site development package.
17. 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).
18. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit
prior to doing any work in the right-of-way. Contact Traffic Engineering at (501)
379-1805 (Travis Herbner) for more information.
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.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements for this project.
Contact LRWWU 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. A Capital Investment Charge based on
October 30, 2008
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-867-FFFFFFF
5
the size of the meter connection(s) will apply to this project in addition to normal
charges. This fee will apply to all meter connections including any metered
connections off the private fire system. Please submit plans for water facilities and/or
fire protection system to Central Arkansas Water for review. Plan revisions may be
required after additional review. Contact Central Arkansas Water regarding
procedures for installation of water facilities and/or fire service. Approval of plans by
the Arkansas Department of Health Engineering Division and Little Rock Fire
Department is required. Fire sprinkler systems which do not contain additives such as
antifreeze shall be isolated with a double detector check valve assembly. If additives
are used, a reduced pressure zone backflow preventer shall be required. If there are
facilities that need to be adjusted and/or relocated, contact Central Arkansas Water.
That work would be done at the expense of the developer. 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 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: (October 9, 2008)
Mr. Joe White of White-Daters and Associates was present representing the request.
Staff presented an overview of the development stating there were additional items
necessary to complete the review process. Staff requested Mr. White provide the
average lot size in the general notes section of the preliminary plat. Staff also
requested the developer provide the proposed building lines along the cul-de-sac.
Staff stated the proposed rear drive was to be constructed to Commercial Street
standard including curb, gutter and sidewalk on both sides.
Public Works comments were addressed. Staff stated the proposed plat should
include street construction and widening along Chenal Parkway to add a right turn
lane. Staff stated the drives indicated on the plat along Chenal Parkway and Rahling
Road were right in and right out accesses which staff supported. Staff stated
streetlights were required per Section 31-403 of the code of ordinances. Staff also
October 30, 2008
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-867-FFFFFFF
6
questioned the limits of the proposed grading and the time frame for the grading to
occur.
Staff noted comments from the various other reporting departments and agencies
suggesting the applicant contact these agencies for additional information. There
being no further issues for discussion, the Committee then forwarded the item to the
full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised preliminary plat to staff addressing most of the
issues raised at the October 9, 2008, Subdivision Committee meeting. The applicant
has provided the average lot size in the general notes section, provided the building
line along the cul-de-sac street and provided the limits of grading and the time frame
for grading.
The request is to allow the creation of a six lot plat from this 9.947 acre tract. The lots
range in size from 1.06 acres to 3.09 acres with the average lot size proposed being
1.6 acres. The lots as proposed require a variance from the O-2, Office and
Institutional zoning district to allow the creation of lots with less than the two acre
minimum requirement (Section 36-280(e)(2)). Staff is supportive of the variance
request. The applicant has filed a rezoning request for this site to zone the entire plat
area to C-3, General Commercial District to clarify the current zoning lines. This
request will be heard by the Commission at their November 13, 2008, public hearing.
The lots as proposed, are more than adequate to meet the lot development criteria for
C-3, General Commercial District zoned property.
A 50-foot building line along Chenal Parkway and a 35-foot building line along Rahling
Road are indicated. The building lines are more than adequate to meet the typical
building setback for C-3, General Commercial District and O-2, Office and Institutional
zoned property.
The development is proposed with 2,300 linear feet of new private street developed to
commercial street standards per the Subdivision Ordinance. The private commercial
street will be constructed in a 60 foot access easement along the rear of the lots to
limit the number of curb-cuts along the two abutting arterial streets. Along Chenal
Parkway a right in right out curb cut is proposed along the common lot line of Lots 3
and 4. On Rahling Road, a right in right out curb cut is proposed on the common lot
line of Lots 4 and 5. The plat indicates a variance request to allow the creation of a
private commercial street or access easement along the rear of the lots. The access
easement will be constructed to the standards established by the Subdivision
Ordinance.
October 30, 2008
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-867-FFFFFFF
7
The applicant has not addressed the vehicular acceleration lane on Chenal Parkway.
A vehicle acceleration lane should be constructed for left turns onto Chenal Parkway
per AASHTO standards. One of the dual left turn lanes in and out of the site should be
striped out until a signal light is installed when traffic warrants are met. The applicant
must also provide a certification prepared by a professional engineer of sufficient
intersection site distance per AASHTO standards. The preliminary plat has removed
the round about on the new private street located along the western perimeter. Staff
recommends this round-a-bout be installed at the proposed 4 way intersection.
The request includes a variance from the Land Alteration Ordinance to allow advanced
grading of the site with the construction of the basic infrastructure for the lots.
According to the applicant, the variance request is necessary to allow the site to
balance and allow the basic infrastructure to be installed during the first phase of
construction. The grading will take place for the entire site when development is
imminent on the first lot.
Staff is supportive of the proposed preliminary plat and the associated variances. To
staff’s knowledge there are no outstanding issues associated with the request. Staff
feels the creation of this six lot plat proposed for future development is appropriate for
this site.
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 variance request to allow the creation of lots with
less than the two acre minimum requirement of the O-2, Office and Institutional Zoning
District.
Staff recommends approval of the variance request to allow the creation of a private
commercial street to serve the lots.
Staff recommends approval of the variance request from the Land Alteration
Ordinance to allow grading of the entire site with the development of the first lot.
Staff recommends a vehicle acceleration lane should be constructed for left turns onto
Chenal Parkway per AASHTO standards. One of the dual left turn lanes in and out of
the site must be striped out until a signal light is installed when traffic warrants are met.
Staff recommends the applicant provide a certification prepared by a professional
engineer of sufficient intersection site distance per AASHTO standards.
Staff recommends a round-a-bout be installed at the proposed 4 way intersection
within the site.
October 30, 2008
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-867-FFFFFFF
8
PLANNING COMMISSION ACTION: (OCTOBER 30, 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 variance request to allow the creation of
lots with less than the two acre minimum requirement of the O-2, Office and Institutional
Zoning District. Staff also presented a recommendation of the variance request to allow the
creation of a private commercial street to serve the lots and the variance request from the
Land Alteration Ordinance to allow grading of the entire site with the development of the first
lot. Staff presented a recommendation a vehicle acceleration lane be constructed for left
turns onto Chenal Parkway per AASHTO standards. One of the dual left turn lanes in and
out of the site must be striped out until a signal light is installed when traffic warrants are met
and the applicant provide a certification prepared by a professional engineer of sufficient
intersection site distance per AASHTO standards. Staff presented a recommendation a
round-a-bout be installed at the proposed 4 way intersection within the site.
There was no further discussion of the item. The chair entertained a motion for placement of
the item on the Consent Agenda for approval as recommended by staff. The motion carried
by a vote of 9 ayes, 0 noes, 1 absent and 1 open position.
October 30, 2008
ITEM NO.: 2 FILE NO.: S-1622
NAME: Skyhawk Circle Preliminary Plat
LOCATION: Located at 4500 Skyhawk Circle
DEVELOPER:
Rebekah Price
4500 Skyhawk Circle
Little Rock, AR
ENGINEER:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 6.78 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PD-C – Current request to revoke the zoning and restore
R-2, Single-family
PLANNING DISTRICT: 19 - Chenal
CENSUS TRACT: 42.11
VARIANCES/WAIVERS REQUESTED: A variance to allow the creation of lots utilizing
private streets, Section 31-231.
The applicant requested on October 13, 2008, this item be deferred to the
December 18, 2008, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (OCTOBER 30, 2008)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request on October 15, 2008,
requesting the item be deferred to the December 13, 2008, public hearing. Staff stated
they were supportive of the deferral request.
October 30, 2008
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1622
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 as recommended by staff.
The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 open position.
October 30, 2008
ITEM NO.: 3 FILE NO.: S-1623
NAME: Las Brisas Addition Preliminary Plat
LOCATION: Located on the East side of Chicot Road between Hillsboro
and Bunch Roads
DEVELOPER:
Paul Harvey
P.O. Box 192607
Little Rock, AR 72219
ENGINEER:
Marlar Engineering
5318 John F. Kennedy Boulevard
Little Rock, AR 72116
AREA: 57.54 acres NUMBER OF LOTS: 172 FT. NEW STREET: 10,200 LF
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 15 – Geyer Springs West
CENSUS TRACT: 41.06
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
The request is to allow the creation of a 172 lot subdivision from this 57.54 acre
tract developed in three phases. The average lot size proposed is 8,750 square
feet. The site is located along the City limits of Little Rock adjacent to an
abandoned railroad line. A total of 10,200 linear feet of new public street will be
constructed with the development. Two entrances from Chicot Road are
proposed, both constructed in the first phase. The development is proposed
consistent with the development criteria for R-2, Single-family zoned property.
October 30, 2008
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1623
2
B. EXISTING CONDITIONS:
The site is wooded lying on the east side of Chicot Road adjacent to the City
limits and an abandoned railway line. The area contains a mix of uses but is
primarily residential. Across from the site is a property zoned PID which appears
to be used by office warehouse users. The buildings appear to be unoccupied.
North of the site is the Deer Meadow Subdivision with new residential homes
currently under construction.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
property owners. All abutting property owners of the site along with the Deer
Meadow Neighborhood Association, the Oxford Valley Neighborhood Association
and Southwest Little Rock United for Progress were notified of the Public
Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Chicot Road is classified on the Master Street Plan as a principal arterial.
Dedication of right-of-way to 55 feet from centerline will be required.
2. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Chicot Road
including 5-foot sidewalks with the planned development. The new back of
curb will be placed 29.5 feet from centerline.
3. A special Grading Permit for Flood Hazard Areas will be required per
Section 8-283 prior to construction. Portions of the area of the detention
pond shows to be within 100 year floodplain. Finished floor elevation of one
(1) foot above the base flood elevation is required to be shown on plat for
Lots 66 through 78.
4. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction. In residential
subdivisions, clearing and grading is only allowed within the right-of-way
and drainage and utility easement.
5. Storm water detention ordinance applies to this property. Show the location
of the outfall and the drainage path from the detention pond outfall.
October 30, 2008
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1623
3
6. Due to 174 lots being proposed and the expected volume of traffic, Buena
Vista Drive to Cartegena Drive, Libertad Drive and Del Lago Lane to
Cartegena Drive should be constructed as a 36 foot collector street
standards within a 60 feet of right-of-way.
7. Due to the long stretches of straight street in the subdivision; high traffic
speed are expected on residential street potentially causing unsafe
conditions. To reduce expected speeds, roundabouts should be installed at
Beuna Vista Drive and Cartegena Drive; Velle Verde Drive and Cartegenta
Drive; and Valle Verde Drive and Buena Vista Drive. If you have any
questions or desire additional information, please contact Bill Henry in
Traffic Engineering at 379-1816.
8. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
9. 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).
10. 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.
11. Street Improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
12. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering 379-1813
(Steve Philpott) for more information.
13. With site development, provide the design of street conforming to the
Master Street Plan. Construct street improvements to these streets
including 5-foot sidewalks with the planned development.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements for this project. An
existing sewer main outfall is located on the property. Easements must be
provided for existing sewer main and no retention pond construction will be
allowed within the easement.
Entergy: Approved as submitted.
Center-Point Energy: No comment received.
October 30, 2008
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1623
4
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. Installation of a water main
extension and fire hydrants will be required in order to provide service to this
property. A Capital Investment Charge based on the size of connection(s) will
apply to this project in addition to normal charges. Please submit plans for water
facilities to Central Arkansas Water for review. Plan revisions may be required
after additional review. Contact Central Arkansas Water regarding procedures for
installation of water facilities. Approval of plans by Central Arkansas Water, the
Arkansas Department of Health Engineering Division and Little Rock Fire
Department is required. This development will have minor impact on the existing
water distribution system. Proposed water facilities will be sized to provide
adequate pressure and fire protection.
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: (October 9, 2008)
Mr. David Jones of Marlar Engineering and Mr. Paul Harvey, the applicant, were
present representing the proposed plat. Staff presented an overview of the
development stating the plat was proposed in three phases with two accesses to
Chicot Road. Staff noted the railroad line had been abandoned but the railroad
did maintain the right of way. Staff requested Mr. Jones provide in the general
notes section of the plat a note if fencing was proposed within the setback along
Chicot Road. Staff also requested Mr. Jones provide a no right of vehicular
access easement along the rear of the lots abutting Chicot Road.
Public Works comments were addressed. Staff stated a special grading permit
would be required for areas located within the 100 year flood plain. Staff also
requested roundabouts and traffic calming devices be placed on several of the
streets due to the long stretches of straight streets. Staff questioned the timing of
October 30, 2008
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1623
5
the street improvements to Chicot Road. Mr. Jones stated the improvements to
Chicot Road would be completed in the first phase.
Staff noted Wastewater’s comment related to the location of an existing sewer
main. Mr. Jones stated he would work with Wastewater to relocate the sewer
line or to redesign the detention storage to eliminate Wastewater’s concern
related to detention located over the line.
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact these agencies for additional
information. There being no further issues for discussion, the Committee then
forwarded the item to the full Commission for final action.
H. ANALYSIS:
Mr. Jones provided staff with an updated preliminary plat addressing a number of
the issues raised at the October 9, 2008, Subdivision Committee meeting. The
applicant has indicated a 10-foot no right of vehicular access easement on the
rear of the lots abutting Chicot Road and provided a note on the plat indicating a
six foot fence will be installed on the property line of the lots abutting Chicot
Road. The revised plat also indicates traffic calming devices within the
subdivision and a note stating all street improvements to Chicot Road will be
completed in the first phase of development of the subdivision.
The request is a preliminary plat for the creation of a 172 lot subdivision from this
57.54 acre tract. The development is proposed in three phases with
approximately 70 lots developed in each of the first two phases and the
remaining 35+ lots developed in the final phase. The minimum lot size proposed
is 70 feet by 120 feet or 8,400 square feet. The average lot size proposed is
8,750 square feet. The lots are proposed with building lines and setbacks per
the typical ordinance standards for R-2, Single-family zoned property.
A total of 10,200 linear feet of new public street will be constructed with the
development and improvements to Chicot Road will be completed per the Master
Street Plan requirements including curb, gutter and sidewalk with the first phase
of development. Two entrances from Chicot Road are proposed, both
constructed in the first phase to comply with the Section D107 of the 2006
International Fire Code.
The applicant is seeking a variance to allow the placement of a 6-foot fence with
in the required setback along Chicot Road. The zoning ordinance typically limits
the height of fencing within the required setback to 4-feet. The developer has
indicated the fence along Chicot Road will be installed at the time these lots are
final platted. The developer has also indicated subdivision signage will be
October 30, 2008
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1623
6
incorporated into the fencing and will be placed at both entrances to the
subdivision. Staff is supportive of the fencing and signage as indicated.
Staff is supportive of the development as proposed. The lots are proposed
consistent with development standards per the R-2, Single-family zoning district.
The only variance to the request is to allow the placement of fencing within the
required building setback which staff does not feel will significantly impact the
development or the area. To staff’s knowledge there are no 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 outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the variance request to allow a six foot fence
within the required building setback along Chicot Road.
PLANNING COMMISSION ACTION: (OCTOBER 30, 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 variance
request to allow a six foot fence within the required building setback along Chicot Road.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for approval as recommended by staff.
The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 open position.
October 30, 2008
ITEM NO.: 4 FILE NO.: S-1624
NAME: Chicot NWA Preliminary Plat
LOCATION: Located on the Southeast corner of Chicot Road and Mabelvale
Cut-off Road
DEVELOPER:
General Properties
4801 North Hills Boulevard
North Little Rock, AR 72116
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 4.2 acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 LF
CURRENT ZONING: C-3, General Commercial District
PLANNING DISTRICT: 15 – Geyer Springs West
CENSUS TRACT: 41.06
VARIANCES/WAIVERS REQUESTED:
1. A variance to allow advanced grading of the lots with the development of the first lot,
Chapter 29, Article VI.
2. A variance to allow reduced driveway spacing along an arterial, Section 31-210.
3. A deferral of the required right turn lane to Chicot Road until Lot 1 is final platted.
A. PROPOSAL/REQUEST:
The applicant is proposing a preliminary plat to allow the creation of four lots from
this 4.2 acre parcel. The property is zoned C-3, General Commercial District and
is located at the intersection of Chicot and Mabelvale Cut-off Roads. The lots will
average 1.0 acre with the corner lot containing 1.28 acres. A deferral of the
required right turn lane to Chicot Road is proposed. The improvements will be
put in place with the final platting of Lot 1.
October 30, 2008
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1624
2
The development is proposed with two (2) variances; a variance from the Land
Alteration ordinance to allow grading of the entire site with the development of
the first lot and a variance from the Subdivision Ordinance to allow a reduction in
the minimum driveway spacing requirement along an arterial.
B. EXISTING CONDITIONS:
The site is located at the intersection of Chicot Road and Mabelvale Cut-off Road
and is currently vacant. The street improvements to the abutting roadways
appear to be completed. The intersection is a commercial intersection with a
convenience store located to the north and a drive-in restaurant to the west.
Along Mabelvale Cut-off to the east and west are single-family homes. To the
south along Chicot Road are single-family homes and further south is Chicot
Elementary School.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area property owners.
All abutting property owners of the site along with the West Baseline
Neighborhood Association, the Chicot Neighborhood Association, the Rob Roy
Way Neighborhood Association, the Legion Hut Neighborhood Association and
Southwest Little Rock United for Progress were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Chicot Road is classified on the Master Street Plan as a principal arterial
with special design standards. Dedication of right-of-way to 45 feet from
centerline will be required. Per the Master Street Plan where a principal
arterial street intersects a minor arterial street, the subdivider or applicant
shall dedicate additional right-of-way measured from the centerline of the
right-of-way for a right turn lane to be constructed by this applicant and a
future additional left turn lane. This additional right-of-way shall be 250 feet
in length measured from the intersecting right-of-way.
2. The Master Street Plan requires at the intersection of Chicot Road and
Mabelvale Cut-Off right-of-way to a radius of 75 feet to 100 feet.
3. Mabelvale Cut-Off 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. With site development, provide the design of street conforming to the
Master Street Plan. Construct a right turn lane on Chicot Road including
October 30, 2008
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1624
3
5-foot sidewalks on the property line with the planned development. The
right turn lane should be constructed along the entire frontage of the
property with no taper. If you have any questions or desire additional
assistance, please contact Bill Henry in Traffic Engineering at 379-1816.
5. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
6. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction. An advanced
grading permit variance has been requested.
7. Vegetation must be established on disturbed area within 21 days of
completion of grading activities.
8. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The lots must share a single
driveway access centered on the lot line between Lots 2 and 3. The width of
driveway must not exceed 36 feet. The driveway of Chicot Road can
remain.
9. An access easement should be indicated for Rob Roy Way.
10. 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.
11. Street Improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
12. Coordinate design of traffic signal upgrade with proposed street
improvements. Plans to be forwarded to Traffic Engineering for approval.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Contact Central Arkansas
Water Works regarding the size and location of the water meter(s). The Little
October 30, 2008
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1624
4
Rock Fire Department needs to evaluate this site to determine whether additional
public and/or private fire hydrant(s) will be required. If additional fire hydrant(s)
are required, they will be installed at the Developer's expense. 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: 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 Routes #17 – Mabelvale-Downtown and
#17A – Mabelvale-UALR.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (October 9, 2008)
Mr. Joe White was present representing the request. Staff stated there were two
variances being requested for the proposed plat. Staff questioned the driveway
locations and the proposed use of Rob Roy Way. Staff stated an access
easement should be included on the plat within the area Rob Roy Way crossed
the applicant’s property. Staff stated the zoning of the plat area was C-3,
General Commercial District.
Public Works comment were addressed. Staff stated the proposed development
would require street construction to Mabelvale Cut-off to meet the current Master
Street Plan standard. Mr. White questioned why improvements were required
since the intersection was just recently completed. Staff stated a meeting with
Public Works staff should be organized to discuss the need and all options. Staff
questioned the request for advanced grading. Mr. White stated there were very
few trees on the site and the ability to level the entire site with the construction of
the first building would allow for the site to balance eliminating the need for
hauling of fill onto or off the individual lots at the time of development.
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact these agencies for additional
information. There being no further issues for discussion, the Committee then
forwarded the item to the full Commission for final action.
October 30, 2008
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1624
5
H. ANALYSIS:
The applicant submitted a revised plat to staff addressing most of the issues
raised at the October 9, 2008, Subdivision Committee meeting. The applicant
has indicated Rob Roy Way as an access easement and indicated on the plat a
note stating if access to Rob Roy Way is taken to serve the proposed lots,
Rob Roy Way would be constructed to commercial drive standard per the
Subdivision Ordinance.
The plat indicates a dedication of right of way along Chicot Road and Mabelvale
Cut-off per the Master Street Plan. A deferral of the required street construction
is proposed for the right turn lane on Chicot Road. Street construction is
proposed with the final platting of Lot 1. Staff is supportive of the deferral
request.
The request includes a variance from the Subdivision Ordinance to allow a
reduction in the typical driveway spacing requirement. The drive on Chicot Road
is located 60 feet from the southern property line and 250 feet from the
intersection of Chicot Road and Mabelvale Cut-off. Two drives are proposed to
serve the lots. A drive is proposed from Chicot Road on Lot 1 near the southern
property line and a second drive on Mabelvale Cut-off shared on the property line
of Lots 2 and 3 has been indicated. No additional drives or access are proposed.
Lot 4 will gain access via the 25-foot cross access easement extending from the
drive located on Lot 1 and across the front of the remaining lots.
The preliminary plat is to allow the creation of four (4) lots from this 4.2 acre
parcel of C-3, General Commercial District zoned property. The lots will average
1.0 acre with the corner lot containing 1.28 acres. The lots are more than
adequate to meet the typical minimum ordinance requirements for this zoning
district.
A variance from the Land Alteration Ordinance is proposed. The applicant has
indicated the variance is necessary to allow the development of the lots and
balance the site. The grading also allows the creation of the cross access
easement during the initial phase of construction.
Staff is supportive of the preliminary plat and the associated variance requests.
The development is proposed as a commercial subdivision to allow the creation
of four lots all in excess of the typical minimum ordinance standards for the C-3,
General Commercial zoning district. To staff’s knowledge there are no
outstanding issues associated with the request.
October 30, 2008
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1624
6
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 variance request from the Land Alteration
ordinance to allow grading of the entire site with the development of the first lot.
Staff recommends approval of the deferral request of the required right turn lane
on Chicot Road until the final platting of Lot 1.
Staff recommends approval of the variance request to allow reduced driveway
spacing for lots abutting an arterial street.
PLANNING COMMISSION ACTION: (OCTOBER 30, 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 variance
request from the Land Alteration ordinance to allow grading of the entire site with the
development of the first lot and the deferral request of the required right turn lane on
Chicot Road until the final platting of Lot 1. Staff presented a recommendation of
approval of the variance request to allow reduced driveway spacing for lots abutting an
arterial street.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for approval as recommended by staff.
The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 open position.
October 30, 2008
ITEM NO.: 5 FILE NO.: S-1575-A
NAME: Broadway Subdivision Site Plan Review
LOCATION: Located at 3315 West Roosevelt Road
DEVELOPER:
Herbert Broadway
1921 West 16th Street
Little Rock, AR 72202
SURVEYOR:
Donald Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 1.01 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: C-3, General Commercial District
PLANNING DISTRICT: 9 – I-630
CENSUS TRACT: 12
VARIANCES/WAIVERS REQUESTED: A variance from Section 36-502 to allow a
reduced number of parking spaces for the proposed use mix of the site.
BACKGROUND:
On July 5, 2007, the Little Rock Planning Commission approved a Subdivision Site Plan
Review to allow the existing buildings located on the site to be rehabbed. The rear
building was to become a restaurant and lounge. The approval also required the front
building to comply with the available parking on-site or return to the Planning
Commission for site plan review. The site plan indicated 48 parking spaces. Of the 48
spaces the restaurant and lounge would require 40 of the spaces leaving eight spaces
available for the front building. During the renovation process of the front building the
applicant added a second floor to the building containing approximately 3,000 square
feet. This area was added without proper permits or inspections.
October 30, 2008
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1575-A
2
A. PROPOSAL/REQUEST:
The developers have rehabbed the buildings converting the front building into a
private club/lounge and the rear building as a restaurant. The rear building is a
one-story building containing 2,360 square feet. The front building is a two story
building containing approximately 8,000 square feet with a building envelope of
5,124 square feet.
The request includes a variance from Section 36-502 to allow a reduced number
of parking spaces for the proposed use mix. The site plan indicates the
placement of 49 parking spaces to serve the development. The applicant has
proposed in their cover letter to only operate one facility at a time until additional
parking can be obtained. By limiting the hours to only operate one facility at a
time the front building remains approximately 30 parking spaces short of the
ordinance standard.
B. EXISTING CONDITIONS:
There are two commercial buildings located on the site. The required street
construction from the previous approval has been completed along Roosevelt
Road. Both buildings have been renovated with a private club in the front
building and a restaurant in the rear building. There are a number of industrial,
commercial and office uses in the area. To the west of the site is a vacant
property and further west a nursing home. The Pulaski County Detention Center
is located to the east of the site. North of the site is vacant property. Further
north of the site are single-family homes.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. All owners of property located within 200-feet of the site along with the
Love and Goodwill Neighborhood Associations were notified of the Public
Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Roosevelt Road is classified on the Master Street Plan as a principal arterial
with a special design standard. Dedication of right-of-way to 35 feet from
centerline will be required.
2. With site development, provide the design of street conforming to the Master
Street Plan. Construct one-half street improvement to Roosevelt Road
October 30, 2008
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1575-A
3
including 5-foot sidewalks with the planned development. (The one-half
street improvements have been installed.)
3. The driveways are proposed to be one-way. Proper signage and directional
arrows to reflect this condition shall be provided at these driveways.
4. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: Approved a submitted.
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. The Little Rock Fire Department needs to
evaluate this site to determine whether additional public and/or private fire
hydrant(s) will be required. If additional fire hydrant(s) are required, they will be
installed at the Developer's expense.
Fire Department: No comment.
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: All landscaping must be installed as per the currently approved
landscape plan.
G. SUBDIVISION COMMITTEE COMMENT: (October 9, 2008)
The applicant was not present. Staff stated the site had previously been
considered for site plan review. Staff stated the approval allowed the renovation
of the rear building for a restaurant and the front building was to be used by a
user which matched the available parking. Staff stated the developer had
renovated both buildings. Staff stated the front building had been renovated for a
October 30, 2008
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1575-A
4
lounge and the rear building renovated for a restaurant. Staff stated the request
before the Commission was for a parking variance. Staff stated the parking
variance was required to allow the two uses on the site as proposed.
There being no further issues for discussion, the Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
There were no outstanding issues in need of addressing raised at the October 9,
2008, Subdivision Committee meeting. The request is to allow a parking
variance for the two uses located on this site. The developers have rehabbed
the two (2) buildings converting the front building into a private club/lounge and
the rear building into a restaurant. The paving for the parking lot has not been
completed but curbs have been installed and the sub-base appears to be in
place. The rear building is a one-story building containing 2,360 square feet
which is proposed as the restaurant. The front building is a two story building
containing approximately 8,000 square feet with a building envelope of
5,124 square feet and is proposed as a private club/lounge.
The request includes a variance from Section 36-502 to allow a reduced number
of parking spaces for the proposed use mix. The site plan indicates the
placement of 49 parking spaces to serve the development. Based on the
minimum parking requirements for a restaurant and private club/lounge a total of
103 parking spaces is required. The applicant has proposed in their cover letter
to only operate one facility at a time until additional parking can be obtained. The
restaurant would provide bar food service for the private club/lounge during the
hours the club is operational. The restaurant requires 23 parking spaces. The
private club/lounge requires 80 parking spaces. By limiting the hours to only
operate one facility at a time the front building remains approximately 30 parking
spaces short of the typical ordinance standard.
Staff has concerns with the parking variance as proposed. The request is
providing less than 50 percent of the required parking to allow the two uses to
operate simultaneously and only 61 percent of the required parking required to
serve the private club/lounge if the uses vary their hours. The site plan indicates
a 5,124 square foot building envelope for the private club/lounge with the
remaining area on the second floor. If the applicant were to commit to only using
the first floor area of the private club/lounge area staff would support the parking
variance to allow 49 spaces as opposed to the 51 spaces which would be
required by the ordinance. Based on the current application, staff is opposed to
the parking variance request.
October 30, 2008
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1575-A
5
I. STAFF RECOMMENDATIONS:
Staff recommends denial of the request as proposed.
PLANNING COMMISSION ACTION: (OCTOBER 30, 2008)
The applicant was present. There were registered objectors present. Staff presented
the item stating the applicant had amended the request to limit the square footage used
in the front building to just over 6,000 square feet. Staff stated the remainder of the
upstairs area would be secured to ensure the owner did not allow access to the space
for additional floor area. Staff stated the applicant was also proposing to alternate the
uses. Staff stated based on the current proposal 60 parking spaces would typically be
required for the front building if the two uses were alternated. Staff stated the site
contained 49 parking spaces. Staff stated this left the development 11 spaces short of
the typical requirement and the developer was seeking a parking variances for the
lesser number of spaces. Staff stated they were supportive of the variance as
proposed.
Mr. Ron Wood addressed the Commission on behalf of the applicant. He stated the
owner had taken to eye sore buildings and rehabbed the buildings into an asset to the
community and the area. He stated to owner had taken the project out of order but was
not trying to follow the rules and get appropriate approvals for the new businesses to
locate on the property.
Andre Jones, Pastor of New Perspective Christian Church addressed the Commission
in opposition of the request. He stated his church was located directly north of the
property. He stated his concern was with a club or lounge on the site. He stated the
church had activities on Friday and Saturday nights and the youth had a number of
activities during the week. He stated he was concerned with the patrons of the club and
he was also concerned with the patrons utilizing the church’s parking lot and leaving
debris on the lot. He questioned how a club could locate in such close proximity to a
church. He stated the City had an ordinance which did not allow a bar or club to
operate within 1000 feet of a church or school.
The Commission questioned the City Attorney on the City ordinance refereed to by
Mr. Jones. Ms. Cindy Dawson, Deputy City Attorney stated she did not have the
ordinance in front of her and was not sure of the restrictions within the ordinance. Staff
stated the proposal before the Commission was a parking variances. Staff stated the
property was zoned C-3, General Commercial District which allowed a restaurant and a
bar as an allowable use. Staff stated if there were conflicts this would be addressed by
the department or agency responsible for administering the ordinance.
October 30, 2008
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1575-A
6
Mr. Kadrick Jones addressed the Commission in opposition. He stated he was also
associated with the church. He stated the youth frequently had lock-ins at the church.
He stated he did not feel a bar across the street was a good neighbor to the church.
There was a general discussion concerning the proposed request. Staff noted the
request was a subdivision site plan review and an associated parking variance. Staff
stated the item was originally reviewed by the Commission because of the multiple
structures on a single parcel of property. Staff stated the request before the
Commission was a parking variance and the appropriateness of the parking variance.
Mr. Wood stated the owner was working to secure additional parking on an adjacent
site. He stated he felt the owner would be successful in providing the parking.
The Commission question how the staggering of uses and the limitation of the square
footage on the second floor would be policed. Staff stated they relied on the owner and
if there were complaints then staff would take appropriate action for enforcement.
A motion was made to approve the request. The motion failed by a vote of 5 ayes,
5 noes, 0 absent and 1 open position.
October 30, 2008
ITEM NO.: 6 FILE NO.: Z-6640-A
NAME: Bailey Revised Short-form POD
LOCATION: Located at 1723 North University Avenue
DEVELOPER:
Mary Jane Bailey
2112 County Club Lane
Little Rock, AR 72207
SURVEYOR:
Ollen Dee Wilson
P.O. Box 604
North Little Rock, AR 72115
AREA: 0.14 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: POD
ALLOWED USES: Bailey Real Estate and Insurance Office, Single-family
PROPOSED ZONING: Revised POD
PROPOSED USE: General and Professional Office, Single-family
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
Ordinance No. 18,014, adopted by the Little Rock Board of Directors on May 18, 1999,
rezoned this site from R-2, Single-family to POD for the applicant’s use of the single-
family residential structure as a real estate office and insurance office and single-family
as an alternative use. The office use of the property could not be transferred to a future
office user without approval of an ordinance revising the POD. The hours of operation
were approved from 8:00 am to 5:30 pm Monday through Friday, with some weekend
activity.
The Board of Directors also approved a deferral of the right of way dedication for
Cantrell Road and University Avenue and the required street improvements until the
property was redeveloped. The specifics of the deferral were for right of way dedication
October 30, 2008
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-6640-A
2
on Cantrell Road and University Avenue beyond dedication to 30 feet on Cantrell Road
and 27 feet on University Avenue. The deferral included a deferral of the improvements
of the corner radius and a 5 foot sidewalk on University Avenue. (Ordinance No. 18,015
adopted May 18, 1999)
A. PROPOSAL/REQUEST:
The applicant is now requesting a revision to the POD to allow the site to be
marketed to general and professional office users. The applicant is requesting
single-family as an allowable alternative use for the property. There are no
exterior changes proposed for the site. The site contains three (3) parking
spaces accessed from the alley. The structure is a single story frame residential
structure containing 1,294 square feet. The hours of operation are proposed as
were previously approved.
B. EXISTING CONDITIONS:
The site contains a 1,294 square foot structure currently occupied by Bailey Real
Estate Company. Access to the site is gained by utilizing an existing 20 foot
alley which is located along the east property line. Three parking spaces have
been constructed within the rear yard area and a screening fence has been
located along the southern property line. There are single-family residences
located immediately south of the site, across the alley to the east and across
University Avenue to the west and northwest. Office and commercial uses are
located across Cantrell Road to the north.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
property owners. All property owners located within 200 feet of the site, all
residents, who could be identified, located within 300 feet of the site and the
Heights Neighborhood Association, the Forest Park Neighborhood Association
and the Normandy Shannon Property Owners Association were notified of the
Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. University Avenue is classified on the Master Street Plan as a principal
arterial. Future dedication of right-of-way will be 65 feet from centerline due
to the arterial-arterial intersection when the property re-develops. No
dedication is required with this application.
October 30, 2008
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-6640-A
3
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 water meter(s) are required.
Fire Department: No comment.
County Planning: No comment.
CATA: The site is located on CATA Bus Route #21 – the University Avenue
Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Heights Hillcrest Planning
District. The Land Use Plan shows Low Density Residential for this property.
The applicant has applied for Revised Short-form POD. The request does not
change the structures and maintains the office use with the possibility of
returning to single-family use, no Land Use Plan amendment is required.
Master Street Plan: Cantrell Road and University Avenue are both Principal
Arterials. 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 both of these streets since they are Principal Arterials. These
streets may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes in the immediate vicinity.
Neighborhood Action Plan: This area is covered by the Heights Neighborhood
Plan. The Zoning Goal states: “Require all non-residential development to
submit a PZD for zoning changes. We do not support any zoning changes that
are in conflict with the Future Land Use Plan. Any change must be consistent
with the character of the neighborhood.”
October 30, 2008
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-6640-A
4
Landscape: No comment on the proposed change in the allowable use of the
property.
G. SUBDIVISION COMMITTEE COMMENT: (October 9, 2008)
The applicant was not present. Staff presented the item stating the request was
to change the proposed use of the property. Staff stated the original application
allowed Ms. Bailey to operate her real estate office from the site as well as an
insurance office. Staff stated the approval was not a transferable use. Staff
stated the request was now to offer the site for sale to general and professional
office users. There being no further issues for discussion, the Committee then
forwarded the item to the full Commission for final action.
H. ANALYSIS:
There were no issues raised at the October 9, 2008, Subdivision Committee
meeting in need of addressing. The applicant is proposing a revision to the
previously approved Planned Office Development, POD, to allow the use of this
site as a general and professional office use. The previous approval limited the
office zoning to the applicant’s occupancy and did not allow for the office use to
transfer to future users. The cover letter indicates potential users are real estate,
insurance, investment firm, law office, etc. The hours of operation are proposed
as previously approved from 8:00 am to 5:30 pm Monday through Friday with
some weekend activity.
Staff is not supportive of the proposed change to allow a general and
professional office user without knowing the specifics of the future user. The
original approval was limited to Bailey Real Estate and Insurance. The hours of
operation were restricted and the number of employees was also restricted. Real
estate and insurance office uses typically do not generate a great deal of
customer traffic which lessen the need for parking. This may not be the case of a
future office user. Single-family was approved as an alternative use for the
property.
Staff was not supportive of the original application and staff is not supportive of
the current request. The reason for staff’s non-support are similar to concerns
raised with the initial application. Staff has concerns with the limited number of
parking spaces. The site contains three parking spaces and the request includes
the allowance of three employees. If all employees are on-site there is no place
for customers to park without blocking the alley or driveway, which was a
concern with the original application. Also as previously stated staff feels the
residential boundary lines have been established over the years in this area and
should be maintained. There have been requests to allow the conversion of
homes and structures to office and commercial uses along the south side of
Cantrell Road in this area over the past few years. Staff has consistently not
supported these request or inquiries. Staff feels an office use in this area is not
appropriate and is not compatible with the adjacent single-family homes.
October 30, 2008
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-6640-A
5
I. STAFF RECOMMENDATIONS:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (OCTOBER 30, 2008)
Ms. Mary Jane Bailey was present representing the request. There were registered
objectors present. Staff presented the item with a recommendation of denial.
Ms. Bailey addressed the Commission on the merits of her request. She stated she
was going to try to address staff’s primary objections. She stated the site was different
than the remaining homes on the south side of Cantrell Road such that the home faced
University Avenue and did not face an adjoining home. She stated the home was
cut-off from the remainder of the neighborhood by the median on University Avenue.
She stated the site had three parking spaces, which served the needs of the office use.
She stated the UPS and Postman used the parking lot area to serve the homes fronting
on University Avenue since there was no front access to the homes on University
Avenue. She stated the future uses of the site would be limited by the zoning. She
stated the hours of operation, the number of employees and the use of the building
would be a condition of the approval. Ms. Bailey provided the Commission with letters
of support for the request indicating the office use had not impacted the adjoining
residential homes.
Ms. Ruth Bell addressed the Commission in opposition. She stated she was
representing the League of Women Voters on the issue and the League felt the site
should not be allowed to become office. She stated the site was a viable site as a
residential use. She stated the homes in the area were different than the Heights area
in that the homes were affordable. She stated if the property was opened up for more
intense use this would most definitely impact the future uses of the adjoining homes and
the possibility of these homes also becoming a non-residential use.
Ms. Bailey stated the limits would be a part of the approval. She stated the hours of
operation would not change, the site would be limited to three employees and the uses
anticipated were quiet office uses.
The Commission questioned Ms. Bailey as to potential tenants. She stated she had
received calls from an attorney, a CPA and a counselor. The Commission questioned if
Ms. Bailey would consider withdrawing the item until she had a buyer. Ms. Bailey stated
this was not acceptable. She stated without the zoning she would not be able to sell the
October 30, 2008
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-6640-A
6
site. The Commission questioned if she was willing to defer the item and come back to
the Commission when she had a potential buyer for the property. She stated this was
acceptable. The Commission questioned if the application were denied would she be
limited to the one year rule for filing a new application. Staff stated they felt if she had a
user then a new application could be filed within one year of the denial because the
application would be substantially different.
There was a general discussion as to when the item would come back to the
Commission. Commissioner Adcock requested a deferral of the item to the February 5,
2009, public hearing. A motion was made to defer the item to the February 5, 2009,
public hearing. The motion carried by a vote of 10 ayes, 0 noes, 0 absent and 1 open
position.
October 30, 2008
ITEM NO.: 7 FILE NO.: Z-8398
NAME: Hair N’ Motion Short-form PCD
LOCATION: Located South of West 46th Street between John Barrow Road and
Ludwig Street
DEVELOPER:
Rickey M. Evans
10 Orange Blossom Circle
Little Rock, AR 72210
SURVEYOR:
Brooks Surveying Inc.
20820 Arch Street Pike
Hensley, AR 72095
AREA: 0.64 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PCD
PROPOSED USE: Hair salon and General and Professional Office
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
The applicant is requesting a rezoning of this site from R-2, Single-family to
Planned Commercial Development (PCD) to allow the construction of a new
commercial/office building. The building is proposed with 2,161 square feet of
space and divided into sections for the two uses. The hair salon will occupy the
area fronting on John Barrow Road and the office will front Ludwig Street.
Parking is proposed for each use with driveway access from West 46th Street and
from Ludwig Street. Eight parking spaces are proposed to serve the office
development and twelve parking spaces are proposed to serve the salon.
October 30, 2008
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-8398
2
Building signage is proposed along John Barrow Road and Ludwig Street.
Ground mounted signage is proposed within the front yard landscape area of
John Barrow Road and Ludwig Street.
B. EXISTING CONDITIONS:
The area of the site along Ludwig Street is wooded and the area along John
Barrow Road was previously cleared and is grass covered. There are
single-family homes located to the south, north and west along Ludwig Street as
well as to the east across John Barrow Road. South of the site on John Barrow
Road, at the intersection with Colonel Glenn Road is an automobile parts store,
Auto Zone.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a few informational phone calls from area
property owners. All property owners located within 200 feet of the site, all
residents, who could be identified, located within 300 feet of this site and the
John Barrow Neighborhood Association were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. John Barrow Road is classified on the Master Street Plan as a minor
arterial. A dedication of right-of-way 45 feet from centerline will be required.
2. Due to the proposed use of the property, the Master Street Plan specifies
that Ludwig Street for the frontage of this property must meet commercial
street standards. Dedicate right-of-way to 30 feet from centerline.
3. A 20 foot radial dedication of right-of-way is required at the intersection of
46th and Ludwig Streets.
4. Sidewalks with appropriate handicap ramps are required to be installed
along 46th Street in accordance with Section 31-175 of the Little Rock Code
and the Master Street Plan.
5. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
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).
October 30, 2008
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-8398
3
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 must be
submitted and approved prior to the start of construction.
8. Provide a Sketch Grading and Drainage Plan as required per Section
29-186 (e).
9. In accordance with Section 32-8, no obstruction to visibility shall be located
within a triangular area 50 feet back from the intersecting right-of-way line
(or intersecting tangent lines for radial dedications) at the intersection of
John Barrow Road with 46th Street.
10. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The driveway on John Barrow
Road does not meet the required spacing from 46th Street. The property
must take access from 46th Street instead. The width of driveway must not
exceed 36 feet.
11. If not already installed, streetlights are required by Section 31-403 of the
Little Rock code. Provide plans for approval to Traffic Engineering.
Streetlights must be installed prior to platting/certificate of occupancy.
Contact Traffic Engineering 379-1813 (Steve Philpott) for more information.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this property.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: Contact Central Arkansas Water Works regarding the
size and location of the water meter(s). Due to the nature of this facility,
installation of an approved reduced pressure zone backflow preventer assembly
(RPZ) is required on the domestic water service. This assembly must be installed
prior to the first point of use. Central Arkansas Water (CAW) requires that upon
installation of the RPZA, successful tests of the assembly must be completed by
a Certified Assembly Tester licensed by the State of Arkansas and approved by
CAW. The test results must be sent to CAW's Cross Connection Section within
ten days of installation and annually thereafter. Contact the Cross Connection
October 30, 2008
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-8398
4
Section at 377-1226 if you would like to discuss backflow prevention
requirements for this project. A Capital Investment Charge based on the size of
the meter connection(s) may apply to this project in addition to normal charges.
Fire Department: Place fire hydrants per code.
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 Boyle Park Planning District.
The Land Use Plan shows Commercial for this property. The applicant is for Hair
N’ Motion Short-form Planned Commercial Development.
The requested use does not require a change to the Land Use Plan.
Master Street Plan: John Barrow is a Minor Arterial. A Minor Arterial provides
connections to and through an urban area and their primary function is to provide
short distance travel within the urbanized area. Entrances and exits should be
limited to minimize negative effects of traffic and pedestrians on John Barrow
Road since it is a Minor Arterial. West 46th and Ludwig Streets are shown as
Local Streets. The primary function of a Local Street is to provide access to
adjacent properties. Local Streets which are abutted by non-residential
zoning/use or more intensive zoning than duplexes are considered as
“Commercial Streets”. These streets have a design standard the same as a
Collector. These streets may require dedication of right-of-way and may require
street improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes in the immediate vicinity.
Neighborhood Action Plan: This area is covered by the John Barrow
Neighborhood Plan. The Business and Commercial Goal states: “To enhance
the climate directed towards encouraging new businesses and commercial
establishments to located in the area as well as retention of existing businesses.”
Landscape:
1. The site plan must comply with the City’s landscape and buffer ordinance
requirements.
October 30, 2008
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-8398
5
2. The zoning buffer ordinance requires a nine (9) foot wide land use buffer next
to the residentially zoned property. Seventy percent (70%) of this area is to
remain undisturbed.
3. Any property that is zoned residential next to this site will require a six (6) foot
high opaque screen, either a wooden fence with its face side directed
outward, a wall, or dense evergreen plantings.
4. The landscape ordinance requires a nine (9) foot wide perimeter landscaping
strip around the sites entirety. All variances from this minimal ordinance
requirement must be obtained from the City Beautiful Commission prior to the
issuance of a building permit.
5. The landscape ordinance requires a minimum of 8 % of the paved areas be
landscaped with interior islands of at least 7 ½ feet in width and 150 square
feet in area.
6. A water source must be located within seventy-five foot (75) of all landscaped
areas.
7. A small amount of building landscaping will be required.
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: (October 9, 2008)
Mr. Rickey Evans was present representing the request. Staff presented the
item stating there were some concerns with the site’s layout and accesses. Staff
stated no access to John Barrow Road would be allowed. Staff stated the site
could utilize West 46th and Ludwig Streets for access. Staff also stated the drive
located in the rear of the building should be removed. Staff stated this would
allow for additional setbacks and the required landscaping in this area. Staff
questioned signage both building and ground mounted. Staff also questioned the
location of the dumpster facility and the hours of dumpster service.
Public Works comments were addressed. Staff stated a radial dedication would
be required at the intersection of John Barrow Road and West 46th Street and
also at the intersection of West 46th Street and Ludwig Street. Staff stated a
dedication of right of way 30 feet from centerline was required on Ludwig Street.
Staff noted the parking lot was undersized to allow adequate maneuvering. Staff
stated streetlights were required per Section 31-403.
Landscaping comments were addressed. Staff stated street buffers and land use
buffers were required. Staff also stated screening was required along the
October 30, 2008
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-8398
6
southern perimeter of the site where adjacent to residentially zoned property.
Staff noted the City Beautiful Commission recommended preserving as many
on-site trees as feasible during development.
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact these agencies for additional
information. There being no further issues for discussion, the Committee then
forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing the issues raised
at the October 9, 2008, Subdivision Committee meeting. The revised site plan
removes the drive on John Barrow Road and accesses the east parking area
from West 46th Street. The revised plan also revises the parking layout, indicates
signage, removes the rear drive and provides a note concerning the required
screening. The building is proposed as a single story building with a maximum
height of 25 feet.
The site plan indicates the placement of ground mounted signage along
John Barrow Road and Ludwig Street. The signage on John Barrow Road is
proposed with a maximum height of ten feet and a maximum sign area of
100 square feet. The sign located on Ludwig Street is proposed consistent with
signage allowed in office zones or a maximum of six feet in height and sixty-four
square feet in area. Building signage is proposed consistent with signage
allowed in office zones or a maximum of ten percent of the façade area facing
the abutting streets.
The building is proposed with 2,151 square feet and two uses are proposed for
the building. The portion of the building fronting John Barrow Road is proposed
for a salon with five operators and the portion fronting Ludwig Street is proposed
as an office use with a maximum of three employees. Parking required for the
salon is one space per 200 gross square feet of building area. Parking for an
office use is calculated at one space per 400 square feet of gross building area.
The salon will occupy approximately 1,500 square feet resulting seven required
parking spaces. The office portion requires one parking space.
The site plan has not identified an area for a dumpster. Staff recommends the
applicant work with staff at the time of final design to locate the dumpster in an
area that will least impact the residential homes located in the area. Staff also
recommends the dumpster hours of service be limited to daylight hours. All site
lighting is to be low level and directional, directed downward and into the site.
Landscaping and screening have been indicated along the southern perimeter
where adjacent to residential. The area near John Barrow Road will be
October 30, 2008
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-8398
7
landscaped per the typical ordinance standards but fencing is not proposed in the
area adjacent to the Auto Zone. Building landscaping is proposed consistent
with typical ordinance standards.
The salon hours are proposed from 7:30 am to 8:00 pm Monday through
Saturday. The office hours are proposed from 8:00 am to 5:00 pm Monday
through Friday. Alternative uses for the site are those identified in the C-1,
Neighborhood Commercial Zoning District. Based on the parking proposed for
the structure the entirety of the building cannot be used as a restaurant. The
ordinance would typically require 21 parking spaces to serve a restaurant use.
The site plan indicates 20 parking spaces resulting in one space deficient of the
typical ordinance standard. Staff recommends the proposed future uses match
the parking available on the site.
Staff is supportive of the request. The site is proposed as Commercial on the
City’s Future Land Use Plan. The development is proposed as a mixed use
development with the commercial activity fronting John Barrow Road and the
office taking place on Ludwig Street. The site is proposed with 45 percent
building coverage and 25 percent of the site designated to landscaping and open
space. To staff’s knowledge there are no outstanding technical issues
associated with the request. Staff feels the construction of this mixed use
development is an appropriate development for this site.
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 the applicant work with staff at the time of final development
for the placement of the dumpster. Staff also recommends the hours of
dumpster service be limited to daylight hours.
Staff recommends the proposed future uses match the parking available on the
site.
PLANNING COMMISSION ACTION: (OCTOBER 30, 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 the applicant work with staff
October 30, 2008
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-8398
8
at the time of final development for the placement of the dumpster. Staff also
recommended the hours of dumpster service be limited to daylight hours. Staff stated
the proposed future uses of the site must match the parking available on the site.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for approval as recommended by staff.
The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 open position.
October 30, 2008
ITEM NO.: 8 FILE NO.: Z-8399
NAME: Curtis Short-form PD-R
LOCATION: Located at 1221 Louisiana Street
DEVELOPER:
Tony Curtis
1221 Louisiana Street
Little Rock, AR 72202
SURVEYOR:
Donald Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72036
AREA: 0.172 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: UU, Urban Use District
ALLOWED USES: Residential, Office, Commercial, Industrial all indoors
PROPOSED ZONING: PD-R
PROPOSED USE: Single-family residences and the placement of a garage
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
The request is a rezoning from UU, Urban Use District to PD-R, Planned
Residential Development, to allow the placement of a garage structure within the
rear yard area of this single-family home. The applicant is currently renovating
the home and is proposing the placement of the garage on the site to secure
materials needed to complete the renovations. The property is located within the
Urban Use District which does not have provisions in the ordinance which allow
for the placement of accessory structures.
October 30, 2008
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-8399
2
B. EXISTING CONDITIONS:
The property is secured with a six foot chain link fence around the perimeters. A
concrete drive is located on the site extending from West 13th Street. The
property to the east is zoned POD and is a parking lot. The property to the north
is zoned PRD and is a condominium structure. Along Main Street are
commercial uses with Juanita’s located to the southeast.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
property owners. All property owners located within 200 feet of the site, all
residents, who could be identified, located within 300 feet and the Downtown
Neighborhood Association were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A 20 foot radial dedication of right-of-way is required at the intersection of 13th
Street and Louisiana Street.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this property.
Entergy: Approved as submitted.
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.
Fire Department: No comment.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
October 30, 2008
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-8399
3
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Central City Planning District.
The Land Use Plan shows Mixed Use Urban for this property. The applicant has
applied for Curtis Short-form Planned Development-Residential. The application
allows for Single Family Use.
The requested use does not require a change to the Land Use Plan.
Master Street Plan: 12th Street and Louisiana Street are shown as Local Streets.
The primary function of a Local Street is to provide access to adjacent properties.
Local Streets which are abutted by non-residential zoning/use or more intensive
zoning than duplexes are considered as “Commercial Streets”. These streets
have a design standard the same as a Collector. These streets may require
dedication of right-of-way and may require street improvements for entrances
and exits to the site.
Bicycle Plan: There are no bike routes in the immediate vicinity.
Neighborhood Action Plan: The Downtown Neighborhoods’ Neighborhood Plan
covers this area, but it does not address this topic.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (October 9, 2008)
Mr. Tony Curtis was present representing the request. Staff presented an
overview of the development stating there were few outstanding issues
associated with the request. Staff stated the site was zoned UU, Urban Use
District which did not make provisions for the placement of accessory structures.
Staff stated the applicant desired to place a single car garage in the rear yard
area which in-turn required him to rezone the site to PD-R, Planned Residential
Development, to add the garage structure. Mr. Curtis stated staff’s request to
push the building back 15 feet was not acceptable. He stated the desire was to
match the existing block face and to allow a larger yard area. He stated there
was an existing sewer line and drainage inlet located within the rear yard area.
He stated the desire was to not disturb these areas.
Public Works comments were addressed. Staff stated a radial dedication was
required at the intersection of Louisiana and West 13th Streets. Staff stated any
broken curb, gutter or sidewalk would require replacement prior to occupancy.
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact these agencies for additional
October 30, 2008
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-8399
4
information. There being no further issues for discussion, the Committee then
forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant provided responses to the issue raised at the October 9, 2008,
Subdivision Committee meeting. The applicant has indicated there is an existing
storm drain located within two feet of the proposed garage structure. The garage
is proposed five feet from the property line on West 13th Street and in this area
there is an additional five feet of right of way before the curb and drive lanes.
According to the applicant, the garage has been placed to maximize green space
and to continue the building setback lines with adjacent properties on both west
13th Street and the alley.
The initial use of the building will be for storage of original trim, light fixtures and
tools as well as construction materials needed to rehab the existing home. The
applicant has indicated the foundation for the structure will be a concrete slab
built to current code requirements. The siding will match the existing structure,
which is 5” wood siding and the roofing materials will be a three tab shingle as on
the main structure. Windows and doors for the garage will be removed from the
main structure and installed in the garage. After the home is completed, a
garage door will be added. No street access or curb cuts for the garage will be
added to 13th Street until the main structure is occupied.
Staff is supportive of the request. The property is zoned UU, Urban Use District
which does not have provisions for the placement of garages or accessory
structures. Staff feels the placement of a garage on the site is an appropriate
use provided the initial intent of the garage as storage for remodeling of the
existing home is tied to a valid remodel permit for the home. Staff recommends
prior to the issuance of a building permit for the garage, the applicant secure a
permit for rehabilitation of the existing home.
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 the permitting of the garage be tied to obtaining and
maintaining a valid permit for renovation of the existing home.
PLANNING COMMISSION ACTION: (OCTOBER 30, 2008)
The applicant was present. There were registered objectors present. Staff presented
the item with a recommendation of approval of the request subject to compliance with
the comments and conditions as outlined in paragraphs D, E and F of the agenda staff
October 30, 2008
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-8399
5
report. Staff presented a recommendation the permitting of the garage be tied to
obtaining and maintaining a valid permit for renovation of the existing home.
Mr. Tony Curtis was present representing the request. He stated there was an active
building permit on the home located at 1221 Louisiana Street. He stated the garage
was for storage and once the home was completed he would then use the garage for
his automobile.
Mr. Jon Dodson addressed the Commission with questions. He questioned why a new
structure was needed when the home was in such disrepair. He stated he felt the
renovations on the homes should be completed prior to the Commission granting
permission for a second structure on the site. He stated the home had been under
renovation for the past 15 years. He stated the only thing he had seen change was a
few boards and a new roof.
Mr. Curtis stated the garage was necessary to house materials for renovation of the
new home. He stated he requested the rezoning of the property to allow for
single-family residential only. He stated with the current zoning a multi-unit apartment
development could be constructed on the site with no parking. He stated his desire was
for the property to remain as residential in the short and long term. He stated the
reason for the request was because he wanted a detached garage. He stated if the
garage was attached to the home the Commission would not be hearing the request.
There was a general discussion by the Commission concerning the request and the
placement of the garage. The chair entertained a motion for approval as recommended
by staff. The motion carried by a vote of 10 ayes, 0 noes, 1 absent and 1 open position.
October 30, 2008
ITEM NO.: 9 FILE NO.: LU08-08-02
Name: Land Use Plan Amendment – Central City Planning District
Location: The northeast corner of Summit and 19th Streets
Request: Single Family to Mixed Use
Source: Dr. Emma Kelly Rhodes
PROPOSAL / REQUEST:
A Land Use Plan amendment in the Central City Planning District from Single
Family to Mixed Use. Mixed Use provides for a mixture of residential, office and
commercial uses to occur. A Planned Zoning District is required for any
development that is entirely office or commercial or if the use is a mixture of the
three. Prompted by this Land Use Amendment request, the Planning Staff
expanded the area of review to include area between the Mixed Use on Wright
Avenue and this amendment area. With these changes, the entirety of the Single
Family on the east side of Summit between Wright and 19th Street would be
eliminated. It is thought that the additional area would make the boundaries
more logical.
EXISTING LAND USE AND ZONING:
The expanded amendment site is zoned R-4 Two Family District and has one
single family house and one vacant lot. The surrounding areas to the west, east
and south are also zoned R-4 and are developed with mostly well-maintained
single family houses. Immediately north of this amendment is zoned Planned
Office Development and O-3 General Office for the House of Vision main offices,
which have frontage on Wright Avenue. To the northeast is zoned C-3 General
Commercial for a gas station and a laundry facility.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
This area is currently shown on the Future Land Use Plan as Single Family. The
surrounding areas to the west, east and south are also shown as Single Family.
To the north is shown as Mixed Use and Commercial along Wright Avenue, but
the Single Family continues to the north beyond these non-residential areas
along Wright Avenue.
October 4, 2005, Ordinance 19418 amended multiple locations in this area.
Immediately to the north of the current application was changed from Mixed Use
to Single Family. To the east was changed from Mixed Use to Commercial. This
ordinance changed various other areas in the general vicinity.
October 30, 2008
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: LU08-08-02
2
MASTER STREET PLAN:
Summit and 19th Streets are shown as Local Streets. The primary function of a
Local Street is to provide access to adjacent properties. Local Streets which are
abutted by non-residential zoning/use or more intensive zoning than duplexes
are considered as “Commercial Streets”. These streets have a design standard
the same as a Collector. These streets may require dedication of right-of-way
and may require street improvements for entrances and exits to the site.
BICYCLE PLAN:
A Class II bikeway is shown north of this location along Wright Avenue. A Class
II bikeway is located on the street as either a 5’ shoulder or six foot marked bike
lane. Additional paving and right of way may be required.
PARKS:
According to the Master Parks Plan, this area is within eight block of Barton Park.
HISTORIC DISTRICTS:
The applicant’s property is located in the Central High National Register Historic
District.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The property under review is not located in an area covered by a City of Little
Rock recognized neighborhood action plan.
ANALYSIS:
This amendment is to change the northeast corner of 19th and Summit Streets
from Single Family to Mixed Use. This amendment would bring the Mixed Use
that is already shown along Wright Avenue further south into an existing
neighborhood. The amendment area currently has one single family residence
and one vacant lot. The single family residence is located between the existing
House of Vision to the north and a proposed parking lot located to the south
which would serve the House of Vision. This house has been included in the
amendment to make the land use category boundaries more logical.
The surrounding areas to the west, south and east of this amendment site are
still shown as Single Family on the Future Land Use Plan. This neighborhood
has been shown as Single Family on the Future Land Use Plan for many years
October 30, 2008
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: LU08-08-02
3
and the neighborhood still seems to be in good condition. The proposed
amendment would bring non-residential uses further south into the
neighborhood, which is typically not desirable. Staff feels that non-residential
uses should remain along Wright Avenue and be oriented to that street and not
allowed to move into the surrounding residential neighborhood. There is
currently a vacant lot on the north side of Wright Avenue and across the street
from the House of Vision. This existing lot is already shown as Mixed Use on the
Future Land Use Plan and is zoned C-3 General Commercial. This vacant lot on
the north side of Wright Avenue could be utilized for a parking lot without a
change to the Future Land Use Plan and without encroaching on the surrounding
neighborhood. Also, there are almost three acres of Mixed Use located four
blocks east of this application that is not fully developed.
The introduction of different, more intense uses such as office and commercial
allowed with Mixed Use could have a serious impact on the surrounding single
family residences. This introduces different traffic patterns, lighting, and noise
issues. While there is not much vacant land planned for Mixed Use in this
immediate area, there are other more appropriate locations for such development
in the general area that wouldn’t move deeper off the major roads into the single-
family area. This is a long developed part of Little Rock which has not
experienced densification of residential areas. The existing commercial has
adequately served the surrounding neighborhood. With no changes to the
surrounding neighborhood, an increase in the non-residential to serve the area is
questionable.
The southwest corner of Summit and Wright Avenue was amended in 2005 from
Mixed Use to Single Family. This amendment was to recognize the existing
single family residences. These homes are oriented to the side street. It was
thought that since the area is used and zoned for residential, the Single Family
land use category would better reflect the current and likely future development
pattern of the land in this area. This shows that there is a desire for the single
family residences to remain in this area and to keep non-residential uses along
Wright Avenue to the east of Summit Street.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Wright Avenue
and Central High. Staff has received several comments from area residents who
were opposed to the change.
STAFF RECOMMENDATIONS:
Staff believes the change is not appropriate.
October 30, 2008
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: LU08-08-02
4
PLANNING COMMISSION ACTION: (OCTOBER 30, 2008)
Walter Malone, Planning Staff reviewed the Land Use Plan in the area. This
would bring non-residential use further into the neighborhood. The area is a
strong residential neighborhood. Non-residential uses should be kept on Wright
Avenue. There has not been densification of residential developed in this area,
so the need for more non-residential use is questionable. Donnas James of
Planning Staff reviewed the related Planned Zoning District, see Z-8400 for a
complete minute record. There was a motion to approve the Land Use Plan
amendment. By a vote of 0 for 10 against the item was denied.
October 30, 2008
ITEM NO.: 9.1 FILE NO.: Z-8400
NAME: The House of Vision Short-form PD-O
LOCATION: Located at 1869 South Summit Street
DEVELOPER:
Dr. Emma K. Rhodes
8621 LaBette Drive
Little Rock, AR 72204
SURVEYOR:
Donald Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72036
AREA: 0.26 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-4, Two-family District
ALLOWED USES: Single-family and Two-family residences
PROPOSED ZONING: POD
PROPOSED USE: Parking Lot to serve the House of Vision
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
The property is located on the northeast corner of West 19th Street and Summit
Street which is one block south of Wright Avenue. The applicant is seeking a
rezoning of the property from R-4, Two-family to POD, Planned Office
Development, to allow the construction of a parking lot to serve the House of
Vision which is located one lot north of this site on Wright Avenue. The parking
lot is proposed to be secured by a four foot chain link fence and during
non-business hours of the House of Vision, the gates will be closed.
October 30, 2008
SUBDIVISION
ITEM NO.: 9.1 (Cont.) FILE NO.: Z-8400
2
B. EXISTING CONDITIONS:
The site is vacant and a new four foot chain link fence has been constructed
around the perimeters of the property. The area of West 19th and Summit
Streets is primarily residential with only one vacant structure located across from
the site. Along Wright Avenue there are a number of office and commercial uses
including the House of Vision, a convenience store, a restaurant, a laundry
facility and the Dr. Emma K. Rhodes Educational Center. South of the area
proposed for the parking lot there are a number of single-family homes.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
property owners. All property owners located within 200 feet of the site, all
residents, who could be identified, located within 300 feet of the site, the Central
High Neighborhood Association and the Wright Avenue Neighborhood
Association were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A 20 foot radial dedication of right-of-way is required at the intersection of
Summit Street and West 19th Street.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
3. If access is desired from the alley, the alley must be built for the entire length
of the block to 19th Street. Provide grading and drainage plan of proposed
alley connection with 19th Street. The entire width of the alley must be paved
and constructed per City standards. Since the alley is public it cannot be
blocked by gates, vehicle parking, or any other obstructions.
4. The existing curb cut on West 19th Street west of the alley must be closed.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: Approved as submitted.
Center-Point Energy: No comment received.
AT & T: No comment received.
October 30, 2008
SUBDIVISION
ITEM NO.: 9.1 (Cont.) FILE NO.: Z-8400
3
Central Arkansas Water: Contact Central Arkansas Water if larger and/or
additional water meter(s) are required.
Fire Department: No comment.
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 Central City Planning District.
The Land Use Plan shows Single Family for this property. The applicant has
applied for a rezoning to Short Form Planned Office Development.
A Land Use Plan amendment (LU08-08-02) is a separate item on this agenda.
Master Street Plan: Summit and 19th Streets are shown as Local Streets. The
primary function of a Local Street is to provide access to adjacent properties.
Local Streets which are abutted by non-residential zoning/use or more intensive
zoning than duplexes are considered as “Mixed Use Streets”. These streets
have a design standard the same as a Collector. These streets may require
dedication of right-of-way and may require street improvements for entrances
and exits to the site.
Bicycle Plan: A Class II bikeway is shown north of this location along Wright
Avenue. A Class II bikeway is located on the street as either a 5 foot shoulder or
six foot marked bike lane. Additional paving and right of way may be required.
Neighborhood Action Plan: The property under review is not located in an area
covered by a City of Little Rock recognized neighborhood action plan.
Landscape:
1. The site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. The zoning buffer ordinance requires an average nine (9) foot wide street
buffer along both Summit Street and West 19th Street. The site is located
within the designated mature area which allows the minimum landscape strip
to be reduced to six feet nine inches (6’9”).
October 30, 2008
SUBDIVISION
ITEM NO.: 9.1 (Cont.) FILE NO.: Z-8400
4
3. The zoning buffer ordinance requires a nine foot wide land use buffer along
the northern property line. Seventy percent (70%) of this area must remain
undisturbed.
4. 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.
5. The landscape ordinance requires a minimum of 8 % of the paved areas be
landscaped with interior islands of at least 7 ½ feet in width and 150 square
feet in area.
6. A water source must be located within seventy-five feet (75) of all landscaped
areas.
G. SUBDIVISION COMMITTEE COMMENT: (October 9, 2008)
Dr. Emma Rhodes was present. Staff presented an overview of the development
indicating there were additional items necessary to complete the review process.
Staff questioned the days and hours of the parking facility. Staff also stated the
site plan as presented did not allow for adequate landscaping and buffering.
Staff stated the drive aisle were indicated too large and could be reduced to
provide the buffer areas.
Public Works comments were addressed. Staff stated if the alley was proposed
for access to the site, then the alley for the entire length should be opened. Staff
stated there were currently obstructions within the alley that would have to be
moved including a fence and two storage buildings. Staff stated Dr. Rhodes
would be responsible for paving the alley for the entire length with a minimum
pavement width of 20 feet.
Staff suggested Dr. Rhodes not utilize the alley for access and to provide a drive
on West 19th Street or Summit Street to provide access to the parking lot. Staff
stated then she would not be out the expense of paving the alley and the
neighbors would not have to move the encroachments.
Staff stated screening was required along the northern perimeter where adjacent
to residential. Staff also stated a water source within 75 feet was required to
water landscaped areas.
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact these agencies for additional
information. There being no further issues for discussion, the Committee then
forwarded the item to the full Commission for final action.
October 30, 2008
SUBDIVISION
ITEM NO.: 9.1 (Cont.) FILE NO.: Z-8400
5
H. ANALYSIS:
Dr. Rhodes provided a revised site plan to staff addressing the issues raised at
the October 9, 2008, Subdivision Committee meeting. The plan indicates the
perimeter landscaping, provides access to the site from West 19th Street and
indicates screening along the northern perimeter.
The request is to allow the construction of a parking lot to serve as overflow
parking for the House of Vision and the Activities Center located to the north on
Wright Avenue. The parking lot is proposed containing 20 parking spaces with
access to the parking lot from West 19th Street. The original request was to
utilize the alley to access the parking lot but Dr. Rhodes has since decided not to
open the alley from Wright Avenue to West 19th Street. A four foot chain link
fence has been installed around the perimeter of the site and a gate will be
placed at the driveway opening on West 19th Street to prohibit the potential for
loitering during non-business hours of the House of Vision and the Activities
Center. An employee of the House of Vision will open and close the gate during
non-business hours.
Staff is not supportive of the request. The area around the site is residential with
most of the units occupied and very few vacant lots. The non-residential uses
are located along Wright Avenue. There is a single-family home between the
proposed parking lot and the office uses the parking lot is intended to serve. The
areas to the west and east are occupied single-family homes. Staff feels the
encroachment of the parking lot into the residential area will potentially impact
the adjacent homes and lessen their desirability as residential units.
I. STAFF RECOMMENDATIONS:
Staff recommends denial of the request as filed.
PLANNING COMMISSION ACTION: (OCTOBER 30, 2008)
Dr. Emma K. Rhodes was present representing the request. There were registered
objectors present. Staff presented the item with a recommendation of denial.
Dr. Rhodes addressed the Commission on the merits of the request. She stated the
parking was needed to serve the nearby House of Vision and Activities Center. She
stated there was parking for eight automobiles behind the House of Vision and Activities
Center. She stated when groups came to the center for assistance parking was not
adequate to serve the clientele. She stated prior to purchase of the property at
October 30, 2008
SUBDIVISION
ITEM NO.: 9.1 (Cont.) FILE NO.: Z-8400
6
1869 South Summit Street she met with the neighbors and received little opposition to
purchasing the property and developing the property as a parking lot. She stated she
had met with Ms. Bell and Ms. Dickson and neither expressed opposition. She stated
she had purchased the property, cleaned the site and placed a fence around the site to
secure the property. She stated the intended use of the property from the start was a
parking lot to serve the House of Vision and Activities Center. She stated the House of
Vision had monthly expenses of $800.00 and had hoped the Activities Center rental
would help provide an income to help off-set the monthly expenses. She stated the
parking was needed to serve the two uses and the programs offered by the House of
Vision.
Ms. Pearlie Mae Bell addressed the Commission in opposition to the request. She
stated she lived across the street from the parking lot and had lived in her home for
30 plus years. She stated a parking lot would only increase crime in the area. She
requested the Commission not rezone the site for a parking lot.
Ms. Mae Isom addressed the Commission in opposition. She stated she was an
admirer of Dr. Rhodes and her work. She stated the area was a historic area and her
home was built in 1915. She stated she did not want a parking lot within the middle of a
residential neighborhood. She stated the neighborhood would welcome a single-family
home but requested the Commission not rezone the property for a parking lot.
Mr. David Wilson addressed the Commission in opposition. He stated he lived near the
site proposed for the parking lot. He stated the parking lot was proposed within the
single-family neighborhood. He stated the homes located adjacent to the site would be
impacted by the heat generated from the parking lot and the unsightliness. He stated
the businesses in the area were located along Wright Avenue. He stated the neighbors
in the area were trying to bring the neighborhood back and he felt the placement of a
parking lot within the residential neighborhood would take away for the residential
character.
Ms. Ruth Bell addressed the Commission in opposition of the request. She stated the
League of Women Voters was opposed to the rezoning of the site for a parking lot. She
stated she did not feel the placement of a parking lot within a residential area was a
good idea for the residences in the area.
Ms. Leanna Godley addressed the Commission in opposition. She provided the
Commission with a petition of opposition from the area residents. She stated the area
was undergoing revitalization and she felt an asphalt parking lot would not encourage
additional redevelopment efforts. She stated the site was a weed lot prior to Dr. Rhodes
purchasing the lot. She stated she hoped Dr. Rhodes would continue to maintain the lot
even if the rezoning was not approved.
October 30, 2008
SUBDIVISION
ITEM NO.: 9.1 (Cont.) FILE NO.: Z-8400
7
The Commission questioned staff as to the House of Vision and the Activities Center
and the previous request. Staff stated the House of Vision was not reviewed by the
Commission because the property was zoned office. Staff stated the Activities Center
was previously reviewed by the Commission as a POD. Commissioner Adcock stated
she remembered at the time of the review of the POD Dr. Rhodes had indicated there
was ample parking on adjacent property to serve the uses. Dr. Rhodes stated the
parking at the laundry and educational center were occupied by customers of the
laundry and persons participating in classes at the educational center. She stated they
was enough available parking at this site to accommodate the additional parking
required for the House of Vision and the Activities Center.
There was a general discussion by the Commission concerning the proposed use of the
site as a parking lot. The Commission indicated the parking lot was proposed within the
heart of a residential neighborhood. Commissioner Williams questioned Dr. Rhodes on
other options for parking. She stated she could not get enough parking for the
participants of the programs provided at the House of Vision and needed to construct
the new parking area.
A motion was made to approve the request. The motion failed by a vote of 0 ayes,
10 noes, 0 absent and 1 open position.
October 30, 2008
ITEM NO.: 10 FILE NO.: Z-8401
NAME: Ensminger Short-form PD-R
LOCATION: Located on the Southeast corner of Grandview Avenue and Pierce Street
DEVELOPER:
Margaret Hill Ensminger
2910 Fillmore Street
Little Rock, AR 72207
SURVEYOR:
Donald Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72036
AREA: 0.28 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
CURRENT ZONING: R-3, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-R
PROPOSED USE: Single-family residential
VARIANCES/WAIVERS REQUESTED: None requested.
The applicant failed to respond to comment raised at the October 9, 2008, Subdivision
Committee meeting. Staff recommends the item be deferred to the December 18, 2008,
public hearing.
PLANNING COMMISSION ACTION: (OCTOBER 30, 2008)
The applicant was not present. There were no registered objectors present. Staff
stated the applicant had failed to respond to comment raised at the October 9, 2008,
Subdivision Committee meeting. Staff presented a recommendation of deferral of the
item to the December 18, 2008, public hearing.
October 30, 2008
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8401
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 as recommended by staff.
The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 open position.
October 30, 2008
ITEM NO.: 11 FILE NO.: LU08-08-03
Name: Land Use Plan Amendment – Central City Planning District
Location: The northeast corner of 12th and Dennison Streets
Request: Single Family to Mixed Use
Source: Dennis Glason
PROPOSAL / REQUEST:
A Land Use Plan amendment in the Central City Planning District from Single
Family to Mixed Use. The applicant is requesting a related rezoning to Planned
Development to allow an office and a parking lot on this site. Mixed Use provides
for a mixture of residential, office and commercial uses to occur. A Planned
Zoning District is required for any development that is entirely office or
commercial or if the use is a mixture of the three.
EXISTING LAND USE AND ZONING:
The amendment site is currently zoned O-3 General Office and is vacant. The
surrounding properties to the north, west and east are zoned either R-3 or R-4
Residential and are developed with single family residences with some duplexes.
The southwest corner of Dennison and 12th is zoned I-2 Industrial and is used for
a barber shop and a auto accessory store. South of this site is zoned R-4 and is
currently a vacant lot. Southeast of this site is zoned C-3 General Commercial
and has a small office building at the corner of Park and 12th Streets.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
This area is currently shown on the Land Use Plan as Single Family. North, west
and east of this area is also shown as Single Family. South of this amendment is
shown as Mixed Use on the south side of 12th Street between Rice and Park
Streets. Further east and south are shown as Public Institutional.
October 4, 2005, Ordinance 19418 amended multiple locations in this area.
Immediately to the south of the current application was changed from Single
Family to Mixed Use. To the northeast was changed from Single Family to Mixed
Use. This ordinance changed various other areas in the general vicinity.
MASTER STREET PLAN:
12th Street is a Collector. The primary function of a Collector Street is to provide
a connection from Local Streets to Arterials. Dennison Street is a Local Street.
The primary function of a Local Street is to provide access to adjacent properties.
Local Streets which are abutted by non-residential zoning/use or more intensive
October 30, 2008
SUBDIVISION
ITEM NO.: 11 FILE NO.: LU08-08-03
2
zoning than duplexes are considered as “Commercial Streets”. These streets
have a design standard the same as a Collector. These streets may require
dedication of right-of-way and may require street improvements for entrances
and exits to the site.
BICYCLE PLAN:
There are no bike routes in this immediate vicinity.
PARKS:
According to the Master Parks Plan, this area is within eight blocks of a park or
open space. There are various churches and schools in the vicinity with
playgrounds and open space.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this
amendment.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The northern portion of this area is covered by the Stephens Neighborhood Plan.
The Stephens Area Economic Development goal states: “promote on-the-job
training and job skills development for the neighborhood residents” and “establish
a neighborhood job resource facility capable of maintaining a database of jobs
available in the area.”
ANALYSIS:
This amendment is located at the northeast corner of West 12th Street and
Dennison Street. The amendment is located in a small pocket of single family
residences that are sandwiched in between the railroad to the west, the interstate
to the north, Children’s Hospital to the east, and Central High to the south. This
single family subdivision is a typical residential subdivision of lots around 7000
square feet with single family homes facing the side streets. This is an aspect of
the neighborhood that needs to be protected and strengthened. The
neighborhood is small and any loss of residential uses or potential use areas is a
concern for the further survival of the neighborhood. The addition of new zoning
and land use categories further north into the neighborhood could be seen as
encroaching on these single family homes. An amendment to Mixed Use would
allow a mixture of office, commercial and residential uses to occur on this site as
long as the use is accompanied by a Planned Zoning Development.
October 30, 2008
SUBDIVISION
ITEM NO.: 11 FILE NO.: LU08-08-03
3
The introduction of a different, more intense use like those allowed in Mixed Use
would have a serious impact on the surrounding single family residences. This
introduces different traffic patterns, lighting, noise massing and scale issues.
While there is not much vacant land planned for Mixed Use in this immediate
area, there are other more appropriate locations for such development in the
general area. The Public/Institutional and Mixed Office Commercial use areas
shown a few blocks to the east are intended for some office and commercial
uses related to Children’s Hospital, clinics, and office research facilities. This is
all still to be developed. The application area is part of a viable neighborhood
and it needs to be protected as such. Staff feels the single family residential
nature of 12th and Dennison Streets needs to be protected and upheld. While a
change to Mixed Use would still require a Planned Development, Staff does not
recommend this change.
There is available Mixed Office Commercial land to the east of this application.
There is also available Mixed Use shown along Martin Luther King Drive and
Daisy Bates Drive as well as around Woodrow Street. These areas would be
much more appropriate for an office or commercial development. The amount of
residential north of 12th Street has decreased over the last several decades with
the acquisitions by Children’s Hospital that removed residential and added blocks
of office and commercial use on the Plan to the east. This loss of residential
together with the addition of office and commercial yet to be developed calls into
question the desirability to remove more residential in favor of non-residential
uses.
Also, the Land Use Plan for this area was just reviewed in 2005, and Ordinance
19418 amended fourteen separate locations in this area. The one and a half
acres adjacent to the south of this application site was changed from Single
Family to Mixed Use. At the intersection of 15th Street and Dr. Martin Luther King
Drive, four acres were changed from Office to Mixed Use. One block further
south was changed from Mixed Use to Neighborhood Commercial. All these
changes were intended to make the Land Use Plan more reflective of the existing
land use, zoning and likely short-term future land use development of the area.
This site was not part of that package of changes.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Capitol Hill and
Central High. Staff has received no comments from area residents.
STAFF RECOMMENDATIONS:
Staff believes the change is not appropriate.
October 30, 2008
SUBDIVISION
ITEM NO.: 11 FILE NO.: LU08-08-03
4
PLANNING COMMISSION ACTION: (OCTOBER 30, 2008)
The applicant requested withdrawal of this item. Staff is supported of the
withdrawal request based on the current zoning pattern and proposed future
development controlled by a Planned Office Development. The item was placed
on the consent agenda for withdrawal. By a vote of 9 for and 0 against the
consent agenda was approved.
October 30, 2008
ITEM NO.: 11.1 FILE NO.: Z-8403
NAME: Glason Short-form POD
LOCATION: Located on the Northeast and Southeast corners of West 12th Street and
Dennison Street
DEVELOPER:
Dennis Glason
c/o the Law Office of Simmons S. Smith
2420 South Broadway Street
Little Rock, AR 72206
ENGINEER:
Blaylock Threet Engineers, Inc.
1501 Market Street
Little Rock, AR 72211
AREA: 0.68 acres NUMBER OF LOTS: 1 Zoning Lot FT. NEW STREET: 0 LF
CURRENT ZONING: O-3, General Office District and R-4, Two-family District
ALLOWED USES: Office, Single-family and Two-family residences
PROPOSED ZONING: POD
PROPOSED USE: O-3, General Professional Office Uses
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
The applicant is seeking a rezoning of four lots from O-3, General Office District
and R-4, Two-family District to POD to allow the construction of an office building
and associated parking. The developer plans to construct the office building on
three lots located on the northeast corner of West 12th and Dennison Street and
a parking lot to serve the office building on the southeast corner of West 12th and
Dennison Street. The uses of the building include the allowance of O-3, General
Office District uses and a School, commercial, trade or business with an
associated rental hall/events center.
October 30, 2008
SUBDIVISION
ITEM NO.: 11.1 (Cont.) FILE NO.: Z-8403
2
The building is proposed to contain 5,250 square feet with the front of the
building facing West 12th Street. A parking lot located in front of the building is
proposed with 21 parking spaces. A second lot located south of West 12th Street
is proposed containing 9 parking spaces.
B. EXISTING CONDITIONS:
The property is located on the northeast and southeast corners of West 12th and
Dennison Streets. There are a number of uses in the area including
single-family, multi-family, office, barbershop and a lounge. North of West 12th
Street there are single-family homes and south of the proposed parking lot there
are single-family homes. Along the west side of Dennison Street south of West
12th Street is the barbershop and lounge. There is an apartment building located
on the northwest corner of West 13th Street and Dennison Street.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
property owners. All property owners located within 200 feet of the site, all
residents, who could be identified, located within 300 feet of the site, the Capitol
Hill Neighborhood Association and Central High Neighborhood Association were
notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A 20 foot radial dedication of right-of-way is required at the northeast and
southeast corners of the intersection of West 12th and Dennison Streets.
2. The two driveways accessing the parking lot on the southeast corner of West
12th and Dennison Streets shall be one-way. Driveway on West 12th Street
shall be one-way in and the driveway on Dennison Street shall be one-way
out. Proper signage and directional arrows to reflect this condition shall be
provided at these driveways.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
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 curb cut on 12th Street east of the proposed driveway should be closed.
October 30, 2008
SUBDIVISION
ITEM NO.: 11.1 (Cont.) FILE NO.: Z-8403
3
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
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. The Little Rock Fire
Department needs to evaluate this site to determine whether additional public
and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are
required, a water main extension may be required and will be installed at the
Developer's expense.
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 #3 – the Baptist Medical Center
Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Central City Planning District.
The Land Use Plan shows Single Family and Mixed Use for this property. The
applicant has applied for a rezoning to Planned Office Development.
A Land Use Plan amendment (LU08-08-03) is a separate item on this agenda.
Master Street Plan: 12th Street is a Collector. The primary function of a Collector
Street is to provide a connection from Local Streets to Arterials. Dennison Street
is a Local Street. The primary function of a Local Street is to provide access to
adjacent properties. Local Streets which are abutted by non-residential
zoning/use or more intensive zoning than duplexes are considered as
“Commercial Streets”. These streets have a design standard the same as a
Collector. These streets may require dedication of right-of-way and may require
street improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes in this immediate vicinity.
October 30, 2008
SUBDIVISION
ITEM NO.: 11.1 (Cont.) FILE NO.: Z-8403
4
Neighborhood Action Plan: The northern portion of this area is covered by the
Stephens Neighborhood Plan. The southern half of this amendment is not
located in an area covered by a City of Little Rock recognized neighborhood
action plan. The Stephens Area Economic Development goal states: “promote
on-the-job training and job skills development for the neighborhood residents”
and “establish a neighborhood job resource facility capable of maintaining a
database of jobs available in the area.”
Landscape:
1. The site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. The zoning buffer ordinance requires an average six foot nine inch wide
(6’-9”) street buffer along the streets.
3. The zoning buffer ordinance requires a nine (9’) foot wide land use buffer
along all property that abuts residentially zoned properties. Seventy percent
(70%) of this area must remain undisturbed.
4. The property around both parcels of land are 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 all of
the areas next to the residentially zoned/used properties.
5. The landscape ordinance requires a six foot nine inch wide (6’-9”) landscape
perimeter around both parcels of land in its entirety. A variance from this
minimal ordinance requirement must be obtained from the City Beautiful
Commission prior to the issuance of a building permit.
6. The landscape ordinance requires a minimum of 8 % of the paved areas be
landscaped with interior islands of at least 7 ½ feet in width and 150 square
feet in area.
7. A water source must be located within seventy-five feet (75) of all landscaped
areas.
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: (October 9, 2008)
The applicants were present representing the request. Staff stated the request
was to allow a rezoning for the northern and southern corner of Dennison Street
and West 12th Street to allow construction of an office building and parking lot.
October 30, 2008
SUBDIVISION
ITEM NO.: 11.1 (Cont.) FILE NO.: Z-8403
5
Staff stated the office building was proposed on the northern lot which was
currently zoned O-3, General Office District. Staff stated the southern lot was
currently zoned residentially. Staff stated there were few outstanding issues
associated with the request. Staff requested the applicant “pin down” the
proposed activities to take place on the site. Mr. Glason stated the proposed use
of the property were a culinary school and events center or a medical office.
Staff requested Mr. Glason provide details of the events center, the days and
hours of operation and all other activities proposed to take place.
Public Works comments were addressed. Staff stated a 20 foot radial dedication
was required at the intersection of West 12th and Dennison Streets on both sides
of the street. Staff also stated a grading permit would be required if disturbed
area was more than one acre.
Landscaping comments were addressed. Staff stated the site plan did not
provide the required street buffers or the required land use buffer along the
perimeters. Staff stated screening would be required along the northern property
line and the southern property line as well as the eastern perimeter where
adjacent to residentially zoned or used property.
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact these agencies for additional
information. There being no further issues for discussion, the Committee then
forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised cover letter and site plan addressing a number
of the issues raised at the October 9, 2008, Subdivision Committee meeting.
The applicant has provided the parameters for the proposed events center,
revised the site plan to increase the proposed landscaping and removed the
drive around the rear of the proposed building.
The building is proposed to contain 5,250 square feet. The uses proposed are
O-3, General Office District uses and a School, commercial, trade or craft school.
The school will have an associated events center/rental hall. The rental hall will
consist of a banquet area offered for rental for weddings receptions, family
reunions, and business meetings. The rental will be directly tied to the proposed
culinary school. The events center/rental hall will not be available for rental
without association with the culinary school and the students catering the events.
The hours of operation for an office development are proposed from 8:00 am to
8:00 pm daily with minimal activity taking place on Saturday and very limited
activity on Sunday. The hours for the rental hall are from 8:00 am to 9:00 pm
Monday through Friday and 11:00 pm on weekends. The school hours are
proposed from 8:00 am to 5:00 pm Monday through Friday and 6:00 pm on
weekends.
October 30, 2008
SUBDIVISION
ITEM NO.: 11.1 (Cont.) FILE NO.: Z-8403
6
The revised plan indicates 9 parking spaces for the parking lot located south of
West 12th Street and 22 parking spaces for the site located north of West 12th
Street. The office building is proposed with 5,250 square feet of gross building
area. If the site develops as an office use then 13 parking spaces would be
required. If the site develops as a school the parking required is 17 parking
spaces.
The site plan indicates the placement of a dumpster facility on the north side of
West 12th Street adjacent to Dennison Street. The dumpster is located near the
rear of the proposed office building and a note on the site plan indicates the
dumpster will be screened per the typical ordinance standards. Staff has
concerns with the dumpster placement. The dumpster is located adjacent to the
right of way and there is a single-family home located to the north of the
proposed dumpster. Staff recommends the applicant work with them at the time
of development to place the dumpster in a location which is the least intrusive to
the adjoining residential homes.
The site plan has not indicated signage. Staff recommends signage be limited to
signage typically allowed in office zones for both the ground mounted and the
wall signage. Staff recommends the signage be limited to a single ground
mounted sign allowed on the northern lot near the intersection of Dennison and
West 12th Streets with a maximum height of six feet and a maximum sign area of
sixty-four square feet. Staff recommends building signage be limited to a
maximum of ten percent of the façade area of the wall abutting a public right of
way.
The revised plan indicates landscaping and buffering per the typical ordinance
standards. Along the northern portion of the development a street buffer of 7 feet
is indicated on Dennison Street and along West 12th Street, 12 feet. The
southern parking lot indicates a street buffer on Dennison Street and West 12th
Street of 7 feet. A note concerning the required screening has been provided on
the site plan for areas abutting residentially zoned or used property. Interior
landscaping will be provided per the typical ordinance requirements.
Staff is supportive of the request. The applicant is seeking a rezoning of four lots
from O-3, General Office District and R-4, Two-family District to POD to allow the
construction of an office building and associated parking. The area north of West
12th Street is zoned O-3, General Office District which would allow for the
development of an office building and a trade school with the approval of a
Conditional Use Permit. The area south of West 12th Street, proposed for a
parking lot, is zoned R-4, Two-family District and identified as Mixed Use on the
City’s Future Land Use plan. The proposed development of the site is consistent
with the existing zoning for the northern portion of the development and the
Future Land Use plan for the southern portion of the development. To staff’s
knowledge there are no outstanding issues associated with the request. Staff
feels the development of the office building and parking lot as proposed should
have minimal impact on the area.
October 30, 2008
SUBDIVISION
ITEM NO.: 11.1 (Cont.) FILE NO.: Z-8403
7
I. STAFF RECOMMENDATIONS:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraph D, E and F of the agenda staff
report.
Staff recommends signage for the lot north of West 12th Street be limited to
signage allowed in office zones for both ground mounted and building signage.
Directional signage only should be placed on the parking lot located south of
West 12th Street.
Staff recommends the applicant work with staff at the time of development for the
placement of the dumpster facility to limit the impact on the adjacent single-family
homes. Staff also recommends the hours of dumpster service be limited to
daylight hours.
PLANNING COMMISSION ACTION: (OCTOBER 30, 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 the signage for the lot north
of West 12th Street be limited to signage allowed in office zones for both ground
mounted and building signage and directional signage only placed on the parking lot
located south of West 12th Street. Staff presented a recommendation the applicant
work with staff at the time of development for the placement of the dumpster facility to
limit the impact on the adjacent single-family homes. Staff also presented a
recommendation the hours of dumpster service be limited to daylight hours.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for approval as recommended by staff.
The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 open position.
October 30, 2008
ITEM NO.: 12 FILE NO.: Z-8404
NAME: The Dog House Short-form PCD
LOCATION: Located at 2619 Kavanaugh Boulevard
DEVELOPER:
Dog House Bath and Grooming, LLC
2619 Kavanaugh Boulevard
Little Rock, AR 72205
SURVEYOR:
Donald Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72036
AREA: 0.29 acres NUMBER OF LOTS: 1 Zoning Lot FT. NEW STREET: 0 LF
CURRENT ZONING: C-3, General Commercial District
ALLOWED USES: General Commercial District uses
PROPOSED ZONING: PCD
PROPOSED USE: C-3, General Commercial District uses and the allowance
of Outdoor Runs
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
The Dog House operates a dog grooming, bathing, daycare and limited boarding
facility. The business has also incorporated an outdoor area just behind the
building that is used during the business hours of 8:30 am to 5:30 pm daily. The
outdoor play area is not an allowable use under the current zoning. The activity
was recently brought to staff who then informed the applicant of the need for
rezoning if the outdoor activity was to remain. The property is zoned C-3,
General Commercial District and the applicant is seeking a rezoning to Planned
Commercial Development, PCD, to allow the addition of an outdoor play area for
pets as an allowable use.
October 30, 2008
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8404
2
The applicant has indicated no dogs will be boarded or left outdoors overnight.
The kennel capacity for the facility is 25 to 30 dogs. The business employs
seven fulltime staff and on average four part time high school students.
B. EXISTING CONDITIONS:
The site is located within the commercial district of Hillcrest. Within this area
there are a number of uses including commercial, office, a US Post Office,
single-family and multi-family residences. South of the site are single-family
homes fronting Ash Street and one additional home is located overlooking the
site fronting on Walnut Street. East of the site is a commercial business fronting
Kavanaugh Boulevard and office user located in the rear. North of the site are
office and small commercial users.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
property owners. All property owners located within 200 feet of the site, all
residents, who could be identified, located within 300 feet of the site and the
Hillcrest Residents 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 this project.
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 water meter(s) are required.
Fire Department: No comment.
County Planning: No comment.
October 30, 2008
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8404
3
CATA: The site is located on CATA Bus Route #1 – the Pulaski Height Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Heights Hillcrest Planning
District. The Land Use Plan shows Commercial for this property. The applicant
has applied for a rezoning for The Dog House Planned Commercial
Development. The application is for commercial use.
The requested use does not require a change to the Land Use Plan.
Master Street Plan: Kavanaugh Boulevard is shown as a Collector. The primary
function of a Collector Street is to provide a connection from Local Streets to
Arterials. This street may require dedication of right-of-way and may require
street improvements for entrances and exits to the site.
Bicycle Plan: A Class III Bike Route is shown along Kavanaugh Boulevard. 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 Hillcrest Neighborhood
Plan. The Zoning and Land Use goal states: “Revamp how commercial property
is developed, locating structures up to the property line at the street and placing
parking in the rear, thereby making the street façade permeable.”
Landscape:
1. The site plan must comply with the City’s landscape and buffer ordinance
requirements.
G. SUBDIVISION COMMITTEE COMMENT: (October 9, 2008)
The applicant was present. Staff presented an overview of the development
stating there were a few outstanding issues associated with the request. Staff
requested the applicant provide the days and hours of outdoor play activity and
the fencing located around the play area. Staff also requested the applicant
provide the number of employees of the business.
Public Works comments were addressed. Staff questioned how the area was
cleaned. The applicant stated all solids were picked up and the pad was swept
then hosed off. Staff questioned if the solids were washed to the City’s storm
sewer system. The applicant stated there were no solids washed into the City’s
storm water system.
October 30, 2008
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8404
4
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact these agencies for additional
information. There being no further issues for discussion, the Committee then
forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised cover letter to staff addressing the issues
raised at the October 9, 2008, Subdivision Committee meeting. The revised
cover letter indicates the days and hours of outdoor play activity and the fencing
located around the play area. The business employs seven fulltime staff and on
average four part time high school students.
The request is to rezone the site from the current C-3, General Commercial
District to Planned Commercial Development to add the outdoor play area as an
allowable use for the site. There are no exterior modifications proposed to the
building. The play area was previously installed at the rear of the building and is
fenced with a six foot chain link fence. The area is secured with a double gate
system to minimize the chance of pets escaping when the gate is open to add or
remove a dog.
Staff is supportive of the request. The applicant operates a dog grooming,
bathing, daycare and limited boarding facility with a kennel capacity of 25 to
30 dogs. The request is to rezone the site to PCD to allow the addition of an
outdoor play area as an allowable use. The Dog House will not place any
animals outdoors when the business is not open for business. The business
hours are from 8:30 am to 5:30 pm daily. Staff feels the addition of the outdoor
activity limited to the hours of the business and limited to this applicant’s
ownership is appropriate.
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 the approval be limited to this applicant and the hours of
outdoor activity be limited to 8:30 am to 5:30 pm daily.
PLANNING COMMISSION ACTION: (OCTOBER 30, 2008)
The applicant was present. There were registered objectors present. Staff presented
the item with a recommendation of approval of the request subject to compliance with
October 30, 2008
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8404
5
the comments and conditions as outlined in paragraphs D, E and F of the agenda staff
report. Staff presented a recommendation the approval be limited to this applicant and
the hours of outdoor activity be limited to 8:30 am to 5:30 pm daily.
Mr. Robert Smith was present as the applicant. He stated his business was bathing,
grooming and boarding. He stated there was a small pen located within the rear of the
existing building where dogs were placed to allow them to be outdoors. He stated there
was never more than ten dogs outdoors and no dogs were ever left overnight. He
stated he would leave the remainder of his time for rebuttal.
Mr. Steve Giles representing Mr. and Mrs. Back, adjacent property owners, addressed
the Commission. Mr. Giles stated his clients were opposed to the rezoning of the site to
allow the animals outdoors. He stated the Backs were also opposed to the boarding
aspect of the business but understood the boarding was not an issue for discussion.
Mr. Giles stated the site was unique in that there was an eight foot wall behind the
building with the home located on top of the wall the sound amplified. He stated the
Backs had owned their home for 28 years and chose to move because of the noise. He
stated the Dog House would place 15 to 20 dogs within the enclosure with no
supervision. He stated once dogs got together it was practice for them to meet and
great by barking. He stated once the barking stated within the alley then the dogs living
on the south side of the Backs would then start barking which in turn started a
neighborhood chorus. He stated Hillcrest was a unique area in that business and
residents could co-exist. He stated the Back’s home was located adjacent to the back
of the business which typically had limited activity.
Mr. Giles stated the Dog House allowed boarding and advertised specials and discounts
for keeping animals for extended periods of time. He stated his clients felt the outdoor
activity was an allowable use under the current zoning. He stated rather than object his
clients moved to avoid confrontation.
Mr. Ed Back addressed the Commission in opposition of the request. He stated he and
his wife had lived in the area for 28 years prior to moving due to the noise. He stated
his home was constructed in 1903. He stated he had renovated his home and taken
great pride in the renovation and the neighborhood. He stated when he bought his
home Hillcrest was not what it is today. He stated he had placed his home on the
market and been unable to sell the home due to the barking dogs. He stated he
enjoyed living in the neighborhood and welcomed the commercial into the area. He
stated he did not welcome a commercial use which affected his quality of life.
Ms. Rose Back addressed the commission in opposition of the request. She provided
the Commission with letters of neighbors and area business owners in opposition of the
request. She stated the dog barking was both a public and private nuisance. She
stated she felt if Hillcrest Residents Association was aware of the request they too
would join in the opposition.
October 30, 2008
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8404
6
Mr. Smith stated he was sorry and was not aware of the problem. He stated he wished
the Back’s had approached him to discuss the problem and he would have tried to
address their concerns. He stated he had been in business for 7 ½ years and never
once had he received a complaint until recently when City staff contacted him
concerning the use. He stated he did not advertise. He stated he did not offer
discounts for boarding extended periods of time. He stated the capacity of the outdoor
pen was 10 dogs. He stated the pen was a 20-foot by 40-foot pen. He stated the dogs
were not taken out before 8:30 am and all dogs were inside before 5:30 pm.
The Commission questioned the square footage per dog. Staff stated they were aware
there was an ordinance but was not familiar enough with the ordinance to quote the
square footage per dog required.
The Commission questioned the capacity of the boarding facility. Mr. Smith stated he
did not feel this was of interest to the Commission since the activity was taking place
indoors. The Commission stated they desired to know the capacity of the boarding
facility. Mr. Smith stated a maximum of 30 to 35 animals.
There was a general discussion of the Commission concerning the proposed use of the
site and the allowance of the outdoor activity. The chair entertained a motion for
approval as recommended by staff. The motion failed by a vote of 1 ayes, 9 noes,
0 absent and 1 open position.
October 30, 2008
ITEM NO.: 13 FILE NO.: LU08-04-03
Name: Land Use Plan Amendment – Heights Hillcrest Planning District
Location: 4400 block of A Street
Request: Low Density Residential to Office
Source: Dickson Flake, For Arvest Bank
PROPOSAL / REQUEST:
A Land Use Plan amendment in the Heights Hillcrest Planning District from Low
Density Residential to Office. Office provides services to consumers as well as
general offices which support more basic economic activities. The applicant is
proposing a Planned Office Development for a new Arvest Bank. Prompted by
this Land Use Amendment request, the Planning Staff expanded the area of
review to include area west of this application, which would include the northern
half of the Taco Bell Planned Comemrcial Development. With these changes,
the entirety of the Low Density Residential between Ash and Walnut Streets
would be eliminated. It is thought that the additional area would make the
boundaries more logical.
EXISTING LAND USE AND ZONING:
This expanded amendment area is currently zoned R-3 Single Family and
Planned Commercial District. The R-3 portion of the amendment is currently
used for four single family residences. The PCD portion is for the northern half of
the Taco Bell/KFC development at the northeast corner of Ash and Markham
Streets. To the north, west and east of this area is zoned R-3 and is used for
single family residences. South of this amendment is zoned R-5 for an
apartment complex and PCD for the other portion of the Taco Bell/KFC
development. The south side of Markham is zoned R-2 Single Family and is
used for the UAMS Campus. Southwest of the amendment area is zoned C-3
General Commercial for a Back Yard Burgers restaurant. Southeast of this
amendment area is zoned C-3 General Commercial and is used for office
buildings.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
The amendment site is currently shown as Low Density Residential. This LDR
extends east of this amendment. North, west and northeast of this amendment is
shown as Single Family. South of the amendment is shown as Office along
Markham Street. The south side of Markham is shown as Public Institutional.
October 30, 2008
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: LU08-04-03
2
Ordinance 19956 was passed May 6, 2008 to amend a site at the intersection of
Pine and Cedar Streets with West Markham from Low Denisty Residential and
Commercial to Mixed Use for a proposed new development.
MASTER STREET PLAN:
West Markham Street is a Minor Arterial. “A” Street and Walnut Street are Local
Streets. 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. 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”. Such streets have a design
standard the same as a Collector. These streets may require dedication of right-
of-way and may require street improvements for entrances and exits to the site.
BICYCLE PLAN:
There are no bike routes in the immediate vicinity.
PARKS:
According to the Master Parks Plan, this area is within eight blocks of 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 Hillcrest Neighborhood Plan. The Zoning Goal
states: ”Discontinue the current commercial structures that are not appropriate
for Markham. Markham has become degraded by the development of a current
pattern of suburban development leading to disagreements about appropriate
design of structures, use, scale, image, and hours of operation.” The Hillcrest
Plan also calls for no net loss of residential structures.
October 30, 2008
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: LU08-04-03
3
ANALYSIS:
The expanded amendment area is currently shown as Low Density Residential
(LDR) on the Future Land Use Plan. This LDR has been in place for many years
to serve as a buffer between the Office shown along Markham Street and the
single family residences to the north of Markham. This expanded application is
proposing a change from this LDR to Office between Ash and Walnut Streets on
the south side of A Street. The zoning application that triggered this land use
plan amendment is for an Arvest Bank branch location. The amendment site
currently has four single family residences and the Taco Bell drive-thru and
parking lot. Staff expanded the application to include the whole block as Office.
The existing neighborhood near this amendment site is a mixture of office,
commercial, multi-family residential, single-family residential and public
institutional uses. This area’s character is influenced by the proximity of the
UAMS campus. This section of Markham Street has several office buildings,
banks and restaurants. One block north of Markham transitions into single family
residences with a mixture of apartment buildings, some duplexes and single
family residences. Many of these residences near Markham appear to be rental
units. This application would replace four single family residences, which appear
to be rentals, and an apartment complex that is already shown as Office on the
Plan with a Planned Office Development for an Arvest Bank. Since half of this
site is already shown as Office on the Future Land Use Plan, this is really only a
loss of the four residential houses. The apartment complex has been shown as
Office for many years now, so it could have redeveloped into an office before
now.
While staff typically prefers either Suburban Office or Low Density Residential as
a buffer between Office or Commercial and Single Family uses, this amendment
could be seen as an exception because this area is under the protection of the
Midtown and Hillcrest Design Overlay Districts. These DODs will help guide this
development to ensure the remaining single family residences are protected.
The zoning application is for a rezoning to Planned Office Development. The
Planned Development is yet another way for staff to ensure an appropriate site
design with respect to the surrounding neighborhood.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Hillcrest and
Capitol View Stifft Station. Staff has received no comments from area residents.
STAFF RECOMMENDATIONS:
Staff believes the change is appropriate.
October 30, 2008
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: LU08-04-03
4
PLANNING COMMISSION ACTION: (OCTOBER 30, 2008)
Walter Malone, Planning Staff reviewed the Land Use Plan in the area. Low
Density Residential or Suburban Office is usually preferred adjacent to Single
Family, however with the two Design Overlay Districts Staff feels like there is
adequate protection. The side relationship versus a front-to-front relationship also
helps with this. Donnas James of Planning Staff reviewed the related Planned
Zoning District, see Z-8405 for a complete minute record. There was a motion to
approve the Land Use Plan amendment. By a vote of 8 for 1 against the item
was approved.
October 30, 2008
ITEM NO.: 13.1 FILE NO.: Z-8405
NAME: Arvest Bank Short-form POD
LOCATION: Located on the Northwest corner of West Markham Street
and Walnut Street
DEVELOPER:
Arvest Bank
c/o Dickson Flake
400 West Capitol Avenue, Suite 1200
Little Rock, AR 72201
ENGINEER:
Development Consultants Inc.
2200 North Rodney Parham Road, Suite 220
Little Rock, AR 72212
AREA: 1.06 acres NUMBER OF LOTS: 1 Zoning Lot FT. NEW STREET:0 LF
CURRENT ZONING: R-5, Urban Residence and R-3, Single-family Residential
ALLOWED USES: Multi-family and Single-family
PROPOSED ZONING: POD
PROPOSED USE: Branch Bank
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
The request is a rezoning of this site from the current R-5 and R-3, Single-family
zoning district to POD, Planned Office Development, to allow the construction of
a branch bank. The bank is proposed to contain a maximum of 4,000 square
feet with28 parking spaces. Access to the site is from Walnut Street and West
Markham Street. No access to the site is planned from A Street. A single
ground mounted sign is proposed at the intersection of West Markham and
Walnut Street.
October 30, 2008
SUBDIVISION
ITEM NO.: 13.1 (Cont.) FILE NO.: Z-8405
2
The site is located within both the Hillcrest Design Overlay District and the
Mid-town Design Overlay District.
B. EXISTING CONDITIONS:
Two multi-family buildings located along West Markham Street and four
single-family residences located along A Street occupy the site. West of the site
is a restaurant and east of the site are small office buildings and two single family
homes. Further east is a property zoned PRD which is used by family members
of patients at UAMS as extended stay housing. North of the site are residential
uses including one and two family homes. South of the site are the newly
constructed UAMS dorms.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
property owners. All property owners located within 200 feet of the site, all
residents, who could be identified, located within 300 feet and the Hillcrest
Residents Association and the Capitol View Neighborhood Association were
notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Due to the proposed use of the property, the Master Street Plan specifies
that Walnut Street for the frontage of this property must meet commercial
street standards. Dedicate right-of-way to 30 feet from centerline.
2. A 20 foot radial dedication of right-of-way is required at the intersection of A
Street and Walnut Street and at the intersection of Walnut Street and
Markham Street.
3. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvements to A Street
including 5-foot sidewalks with the planned development. The back of curb
should be located 18 feet from centerline.
4. Sidewalks with appropriate handicap ramps are required to be installed
along Walnut Street in accordance with Section 31-175 of the Little Rock
Code and the Master Street Plan.
5. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction.
October 30, 2008
SUBDIVISION
ITEM NO.: 13.1 (Cont.) FILE NO.: Z-8405
3
6. 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.
7. Storm water detention ordinance applies to this property. Show the
proposed location for storm water detention facilities on the plan.
8. A drainage ditch crosses the middle of the property and proceeds under
Walnut Street. The pipe system that replaces the ditch cannot be placed
under any part of the proposed structure and should be placed in a drainage
easement to be accepted as a public facility. The pipe system could also be
placed under the canopy structure but only as a private facility.
9. The downstream piping under Walnut Street appears to be undersized and
several drainage complaints have been received from downstream
properties. At time of building permit submittal, an analysis of downstream
drainage system should be conducted to determine the capacity of the
drainage system. Improvements under Walnut Street could be warranted.
10. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The driveway off Markham
Street cannot exceed 36 feet in width and should be centered in the middle
of the property. If you have any questions or desire additional assistance,
please contact Bill Henry in Traffic Engineering at 379-1816.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Existing sewer main located on site. Relocation of sewer main by
Developer is required prior to construction. The developer may also apply to
LRWU to enter into an occupancy agreement to allow the line placement under
the canopy structure, subject to LRWU approval. 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 Works regarding the size and location of the water meter(s). If there are
facilities that need to be adjusted and/or relocated, contact Central Arkansas
Water. That work would be done at the expense of the developer.
October 30, 2008
SUBDIVISION
ITEM NO.: 13.1 (Cont.) FILE NO.: Z-8405
4
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 #5 – The West Markham Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Heights Hillcrest Planning
District. The Land Use Plan shows Office and Low Density Residential for this
property. The applicant has applied for a rezoning for Arvest Bank Planned
Commercial Development.
A Land Use Plan amendment (LU08-04-03) is a separate item on this agenda.
Master Street Plan: West Markham Street is a Minor Arterial. “A” Street and
Walnut Street are Local Streets. 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. The primary function of a Local Street is to provide access to
adjacent properties. Local Streets which are abutted by non-residential
zoning/use or more intensive zoning than duplexes are considered as
“Commercial Streets”. These streets have a design standard the same as a
Collector. These streets may require dedication of right-of-way and may require
street improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes in the immediate vicinity.
Neighborhood Action Plan: This area is covered by the Hillcrest Neighborhood
Plan. The Zoning Goal states: ”Discontinue the current commercial structures
that are not appropriate for Markham. Markham has become degraded by the
development of a current pattern of suburban development leading to
disagreements about appropriate design of structures, use, scale, image, and
hours of operation.”
Landscape:
1. The site plan must comply with the City’s landscape and buffer ordinance
requirements.
October 30, 2008
SUBDIVISION
ITEM NO.: 13.1 (Cont.) FILE NO.: Z-8405
5
2. The zoning buffer ordinance requires an average street buffer in the amount
of six percent (6%) of the average depth of the property along all streets.
3. The landscape ordinance requires a nine foot (9’) wide landscape strip
around the sites entirety; this area must be located outside of the public
right-of-way area. A variance from this minimal ordinance requirement must
be obtained from the City Beautiful Commission prior to the issuance of a
building permit.
4. The landscape ordinance requires a minimum of 8 % of the paved areas be
landscaped with interior islands of at least 7 ½ feet in width and 150 square
feet in area.
5. A small amount of building landscaping will be required.
6. An automatic irrigation system will be required to water all of the newly
landscaped areas.
7. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (October 9, 2008)
Mr. Dickson Flake and Mr. Ed Hankins were present. Staff presented an
overview of the development stating the site was located within the Hillcrest and
Mid-town Design Overlay Districts. Staff stated staff would review the site under
both overlays with the emphasis placed on the Mid-town DOD. Staff requested
the developer provide building elevations, construction materials, building height
and the days and hours of operation. Staff also stated the DOD required the
building not have a setback in excess of 20 feet. Staff stated the minimum
parking per the typical standards for an office development was the maximum
allowed. Staff noted the building was set back in excess of 20 feet and the site
plan indicated 25 parking spaces. Staff noted 12 spaces would be the maximum
allowed per the Overlay. Staff requested details of the proposed signage.
Public Works comments were addressed. Staff stated a 20 foot radial dedication
was required at the intersections of the abutting streets. Staff also stated a
sidewalk was required along Walnut Street. Mr. Flake stated the developers
desired to match the street improvements to the west on A Street. Staff stated
this was acceptable. Mr. Flake stated he was concerned with staff’s request to
relocate the drive on West Markham Street to the center of the property. He
October 30, 2008
SUBDIVISION
ITEM NO.: 13.1 (Cont.) FILE NO.: Z-8405
6
stated the current configuration allowed the drive-through exit to flow more freely
and with the relocation to the center the site they could not meet the Overlay
requirement of placing the building at a maximum of 20 feet from the property
line.
Staff noted comments from Little Rock Wastewater. Staff stated the developer
had provided a revised site plan which had relocated the building away from the
sewer main but the current design did indicate one of the drive-through canopies
over the sewer main. Staff requested the developer work with Wastewater to
resolve their concerns.
Landscaping comments were addressed. Staff stated street trees were required.
Staff stated since the site was located within the designated Mature Area the
landscape strip could be reduced to six feet nine inches. Mr. Hankins questioned
if the Mature Area allowed a reduction in the required interior landscaping. Staff
stated the Mature Area did not allow a reduction in the required interior
landscaping.
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact these agencies for additional
information. There being no further issues for discussion, the Committee then
forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing a number of the
issues raised at the October 9, 2008, Subdivision Committee meeting. The
applicant has provided details for the proposed signage, provided building
elevations, construction materials, building height and the days and hours of
operation. The site is located within both the Hillcrest and Mid-Town Design
Overlay Districts but is being reviewed under the Mid-town Overlay. The
applicant is seeking variations from the Mid-town Overlay to allow additional
parking, the removal of trees and an increase in the building setback.
The overlay requires for new construction, at least sixty (60) percent of the
ground floor level facing internal pedestrian public circulation areas or streets to
be glass-windows, entry features, or displays. The primary facade of the
building is be oriented parallel with the street, or to the principal vehicular or
pedestrian routes of travel whether public or private. All buildings are to maintain
a distinction between upper and lower levels and any elevation greater than
eighteen (18) feet in height must contain an architectural treatment, which
visually divides the structure into "stories". All wall projections or recesses must
be a minimum of three (3) feet deep and a minimum of twenty (20) contiguous
feet and must not extend over twenty (20) percent of the facade. Arcades,
display windows, entry areas or awnings must exist along at least sixty (60)
percent of the façade.
October 30, 2008
SUBDIVISION
ITEM NO.: 13.1 (Cont.) FILE NO.: Z-8405
7
The developer has provided building elevations for the structure. The building is
a single story building with a maximum height of 26 feet. The building is
proposed 50 feet deep with a width of 95 feet. The building has a bump-out on
the front façade to create the entry into the building. Windows are provided
along the West Markham Street and Walnut Street facades. The elevations
provide awnings along these facades as well.
The primary entrance to the building is oriented to West Markham Street as
required by the Mid-town DOD. The ordinance typically requires the placement
of customer entrances on all sides of the building that face abutting public rights
of way. For security reasons, the building will have only one customer entrance
on West Markham Street.
The arterial street located adjacent to the site is West Markham Street. The site
plan indicates the building fronting West Markham. Exterior building materials
and colors have been provided. The construction materials proposed are canvas
awnings, gooseneck light fixtures, brick and EFIS. The colors are proposed as
neutral tones. The mechanical equipment will be screened per the typical
ordinance requirements.
There are no objects or projections over the public right of way. The parking is
proposed on the sides and rear of the building. The building height will not
exceed 35-feet, as typically required for small lot development per the Overlay.
The front building setback is proposed as 58 feet. The DOD states Building
setbacks from adjacent property lines and street rights-of-way shall be: (1) Front
yard setbacks may be zero (0) feet, but will not be more than twenty (20) feet,
excepting in those cases where grade changes make such setbacks impractical.
(2) Side yard setbacks may be zero (0), except where adjacent to lots containing
single-family detached structures. In this case the side yards shall have a
setback of not less than four (4) feet and (3) Rear yard setback may be zero (0),
except where adjacent to lots containing single-family detached structures. In this
case the rear yard shall have a setback of not less than twenty-five (25) feet.
The building has been placed at 58 feet on the front property line, 61 feet from
the eastern property line, 71 feet from the rear property line and 30 feet from the
eastern property line. The front building setback is in violation of the typical DOD
standards. According to the applicant the Public Works Department is requiring
the placement of the West Markham Street driveway in the center of the lot. With
the requirement of the drive placement in this location the 20 foot setback is
unobtainable. The driveways are indicated to meet the typical DOD standards.
The site plan indicates connectivity and pedestrian walkways through the parking
lot.
All on-site utilities will be buried. All lighting will comply with the DOD standards.
The applicant is not proposing to bury utilities located along the boundary streets.
October 30, 2008
SUBDIVISION
ITEM NO.: 13.1 (Cont.) FILE NO.: Z-8405
8
The trash enclosure is proposed in the rear of the site and screening will be
placed per the typical ordinance standard. The hours of dumpster service have
not been identified. Staff recommends the hours of service be limited to daylight
hours. The hours of service for the banking facility are 7:00 am to 7:00 pm
Monday through Friday and from 7:00 am to noon on Saturday.
Parking requirements within the district are allowed at fifty (50) percent of that
required by Article VIII. Per the Overlay the maximum allowed parking shall be
the minimum standard established in Article VIII. No on-street parking is allowed
on West Markham Street. No parking is allowed in the "front yard setback" area.
The Overlay would typically allow a maximum of 12 parking spaces. The site
plan indicates the placement of 25 parking spaces. According to the applicant
the bank typically has eight to ten employees on the site and feels the remaining
spaces are necessary for adequate customer parking.
Per the Overlay, monument signs are to identify the development and be limited
to seventy-two (72) square feet in area and six (6) feet in height for
developments greater than one (1) acre. Building signage is to comply with
signage allowed in office zones. A note on the site plan states a single ground
mounted monument style sign will be located near the intersection of West
Markham and Walnut Streets. The sign is proposed with a maximum height of
six feet and a maximum sign area of 72 square feet. Building signage will not
exceed ten percent of the façade area of the facades facing abutting streets.
The site plan indicates the placement of street buffers and landscape strips per
the typical ordinance standards. The site is located within the designated mature
area of the City allowing the street buffer along Walnut Street to drop to the
indicated seven feet. The landscape strip along the western property line is 9
feet to comply with the minimum landscape ordinance requirements. The street
buffer along West Markham Street exceeds the 15 foot minimum requirement.
Street trees will be placed per the typical DOD standard. Street trees a minimum
of three-inch caliper will be placed two (2) feet off the back of curb and thirty (30)
feet on center. The canopy will maintain an eight-foot clearance and a four-foot
planter strip will be maintained.
The site plan indicates the removal of six trees greater than fourteen (14) inches
in diameter. Four trees will be maintained, two on West Markham and two on A
Street. The site plan does not indicate the maintenance of a 50 foot buffer
around the trees. The developer has indicated all proper measures will be taken
to ensure the vitality of the trees.
The site plan indicates construction within an existing easement. The developers
have indicated an abandonment request will be pursued upon final approval of
the site plan.
October 30, 2008
SUBDIVISION
ITEM NO.: 13.1 (Cont.) FILE NO.: Z-8405
9
Staff is supportive of the request. The site is located adjacent to office uses to
the east, a restaurant to the west and the UAMS campus to the south. Although
the site plan indicates the development inconsistent with the development criteria
established in the Mid-Town Design Overlay District, the site is complying with a
number of typical standards established. The variations are to allow an
increased building setback, to allow an increased number of parking spaces and
to remove trees in excess of 14-inches in diameter. Although staff feels these
are important, staff does not feel these variations will significantly impact the area
if developed as proposed.
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: (OCTOBER 30, 2008)
The applicant was present. There were registered objectors present. Staff presented
the item with a recommendation of approval of the request subject to compliance with
the comments and conditions as outlined in paragraphs D, E and F of the agenda staff
report.
Mr. Dickson Flake addressed the Commission on behalf of the applicant. He stated
also present were Robert Brown and Ed Hankins of the Engineering and Design Firm.
He stated the development was a branch bank as indicated by staff. He stated the
development as proposed to meet most of the requirements of the Mid-Town Overlay
and the Hillcrest Overlay. He stated there were variations but felt the development met
the intent of the DOD’s.
Mr. Craig Berry addressed the Commission in support. He stated he was representing
the Mid-Town Advisory Group. He stated the group had reviewed the plans and were in
support of the request. He stated he felt the development met the spirit of the overlay
district.
The chair called Kristian Penderson and Benjamin Thielmier indicating they had
provided a card in opposition. They were no longer present.
The Commission discussed the site plan and the need for the indicated parking.
Mr. Flake stated the bank had reduced the number of spaces typically required and he
did not feel they would be amenable to reducing the parking any further.
Commissioners Rector and Adcock lead the discussion concerning the removal of two
October 30, 2008
SUBDIVISION
ITEM NO.: 13.1 (Cont.) FILE NO.: Z-8405
10
to three parking spaces along A Street to help ensure the livability of the trees located
along A Street. They indicated with the parking as proposed the trees would not be
saved. Mr. Robert Brown stated he would contact Arvest prior to the item being
considered by the Board of Directors to encourage then to remove the three parking
spaces in question to assist in maintaining the trees on A Street.
There was no further discussion of the item. The chair entertained a motion for
approval as recommended by staff. The motion carried by a vote of 8 ayes, 1 noes,
1 absent and 1 open position.
October 30, 2008
ITEM NO.: 14 FILE NO.: Z-8406
NAME: Kitchens Clinic Short-form POD
LOCATION: Located at 14104 Taylor Loop Road
DEVELOPER:
CJ Cropper
5507 Ranch Drive, Suite 201
Little Rock, AR 72223
ENGINEER:
Rickett Engineering, Inc.
P.O. Box 242862
Little Rock, AR 72223
AREA: 1.16 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family Residential
PROPOSED ZONING: POD
PROPOSED USE: Dental Clinic
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
The applicant is proposing a rezoning of this site from R-2, Single-family to POD,
Planned Office Development, to allow the construction of a new dental clinic on
the property. The building is proposed to contain 7,500 square feet with a
proposed expansion area of 5,000 square feet. The site plan indicates the
construction of 37 parking spaces. Access to the site is proposed from Taylor
Loop Road with a drive located along the northern perimeter. A single ground
mounted monument sign is proposed within the front yard landscape area
consistent with signage allowed in office zones.
October 30, 2008
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-8406
2
B. EXISTING CONDITIONS:
The site has a number of trees and a berm located midway back from Taylor
Loop Road. Taylor Loop Road was recently constructed to Master Street Plan
standard along the property frontage through a bond project. North of the site is
a veterinarian clinic and south of the site is a property zoned PD-C which is
currently vacant but was most recently used as a beauty salon and the owners
residence. East of the property, across Taylor Loop Road, are single-family
homes and west of the property is a commercial building which was most
recently a furniture store. The Westchester Subdivision is located to the
southwest of the site and the Secluded Hills Subdivision is located to the east of
the site.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one informational phone call from an area
resident. All property owners located within 200 feet of the site, all residents,
who could be identified, located within 300 feet of the site, the Westchester
Property Owners Association and the Secluded Hills Property Owners
Association were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
2. Storm water detention ordinance applies to this property. Show the proposed
drainage path from the outfall onto and across adjacent properties.
3. 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.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
October 30, 2008
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-8406
3
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 Works regarding the size and location of the water meter(s). Due to the
nature of this facility, installation of an approved reduced pressure zone backflow
preventer assembly (RPZ) is required on the domestic water service. This
assembly must be installed prior to the first point of use. Central Arkansas Water
(CAW) requires that upon installation of the RPZA, successful tests of the
assembly must be completed by a Certified Assembly Tester licensed by the
State of Arkansas and approved by CAW. The test results must be sent to
CAW's Cross Connection Section within ten days of installation and annually
thereafter. Contact the Cross Connection Section at 377-1226 if you would like to
discuss backflow prevention requirements for this project.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the River Mountain Planning
District. The Land Use Plan shows Transition for this property. The applicant
has applied for a rezoning for Kitchens Clinic Short-form Planned Office
Development. The application is for Office use.
The requested use does not require a change to the Land Use Plan.
Master Street Plan: Taylor Loop Road is a Minor Arterial. A Minor Arterial
provides connections to and through an urban area and their primary function is
to provide short distance travel within the urbanized area. Entrances and exits
should be limited to minimize negative effects of traffic and pedestrians on Taylor
Loop Road since it is a Minor Arterial. This street may require dedication of right-
of-way and may require street improvements for entrances and exits to the site.
Bicycle Plan: A Class I Bike Route is shown along Taylor Loop Road. A Class I
bikeway is built separate from or alongside a road. Additional paving and right of
way may be required.
Neighborhood Action Plan: This area is covered by the River Mountain
Neighborhood Plan, but the plan does not address this issue.
October 30, 2008
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-8406
4
Landscape:
1. The site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. The zoning buffer ordinance requires an average eighteen (18) foot wide
street buffer and in no case less than nine (9) feet wide on Taylor Loop Road.
3. An automatic irrigation system will be required to water all of the newly
landscaped areas.
4. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (October 9, 2008)
Mr. Mark Rickett was present representing the applicant. Staff stated the site
was located south of a veterinarian clinic and north of Enoch’s Beauty Salon.
Staff requested Mr. Rickett provide the days and hours of operation, the number
of doctors before and after the expansion, the proposed signage (both building
and ground mounted and the maximum building height).
Public Works comments were addressed. Staff stated the storm water detention
ordinance would apply to the development of the site. Staff also stated a grading
permit would be required if the disturbed area was more than one acre. Staff
noted comments and concerns from the adjacent Westchester Subdivision
concerning drainage.
Landscaping comments were addressed. Staff stated a street buffer of 18 feet
was required. Staff also stated interior landscaping of the parking lot area would
be required as per the Landscape Ordinance.
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact these agencies for additional
information. There being no further issues for discussion, the Committee then
forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing the issues raised
at the October 9, 2008, Subdivision Committee meeting. A note on the revised
plan indicates initially there will be two doctors with a maximum of three doctors
October 30, 2008
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-8406
5
in the future. The days and hours of operation are proposed from 8:00 am to
5:00 pm Monday through Friday. The hours of dumpster service are limited to
office hours.
A single ground mounted monument sign is located within the front yard
landscape area. The sign is proposed with a maximum height of six feet and a
maximum sign area of sixty-four square feet. Building signage is proposed
consistent with signage allowed in office zones or a maximum of ten percent of
the front façade area.
The site plan indicates a total of 37 parking spaces. Initially two doctors will
occupy the site with a maximum of three doctors with the proposed expansion.
Parking typically required for a medical/dental office is six spaces per doctor.
18 parking spaces are typically required to serve a three-doctor dental office.
The site plan indicates the placement of a six foot wood fence along the
perimeters of the site. The applicant has indicated initially the southern fence will
be installed but is requesting the allowance of the western and northern fencing
should additional screening be desired.
The site plan indicates a minimum perimeter landscape strip of 12 feet along the
northern boundary and 24 feet along the southern boundary. An 18 foot street
buffer has been indicated. The western boundary indicates a minimum of 25 feet
landscape and undisturbed buffer area. The site plan includes building
landscaping per the typical ordinance requirements.
The total site area contains 50,678 square feet with a 14.8 percent building
coverage and an increased building coverage of 9.9 percent with the proposed
expansion area. The site contains 10.8 percent of interior landscaping and
additional landscape area of 31.6 percent. The paved areas represent
32.9 percent of the site area.
Staff is supportive of the request. The Future Land Use classification for the site
is Transitional. This classification allows for single-family, multi-family and office
uses. Staff feels the proposed use is appropriate and consistent with uses in the
area. Staff feels the placement of a dental office on this site allows for a
“stepping down” of intensity of uses from the commercial activities located along
Cantrell Road to the residential uses located south of this site. 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.
October 30, 2008
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-8406
6
PLANNING COMMISSION ACTION: (OCTOBER 30, 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 as recommended by staff.
The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 open position.
October 30, 2008
ITEM NO.: 15 FILE NO.: Z-8407
NAME: Dowler Properties Short-form PCD
LOCATION: Located at 4201 Baseline Road
DEVELOPER:
Ron and Donna Dowler
4201 Baseline Road
Little Rock, AR 72209
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
TOTAL SITE AREA: 2.1 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
REZONING AREA: 1.15 acres
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family Residential, Non-conforming Trucking Business
PROPOSED ZONING: PCD
PROPOSED USE: Office, Warehouse and Light Fabrication
VARIANCES/WAIVERS REQUESTED: A five year deferral of the required street
construction to Bruno Road.
A. PROPOSAL/REQUEST:
The applicant is proposing to subdivide this 2.15 acre tact into two (2) lots and to
rezone the resulting northern 1.15 acre lot to PCD. The owners propose the
construction of a new 10,000 square foot office warehouse building and
10 parking spaces. The owners propose to use the building for light fabrication
of automobile parts. The parts will be assembled and warehoused at this facility
until delivery or pickup. There will be no retail activity taking place at this site.
A perimeter fence will be installed on the site for security. Security lighting will
also be installed.
October 30, 2008
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-8407
2
The site plan indicates the placement of ten parking spaces within the front yard
area and a loading dock along the western façade of the building. A pylon sign is
proposed located near the entrance drive. The hours of operation are from 8 am
to 5 pm, Monday through Friday.
The development is proposed with two lots. Lot 8A will front on Baseline Road
and will be developed with the office warehouse use. Lot 8B will front Bruno
Road and will remain zoned R-2, Single-family.
B. EXISTING CONDITIONS:
The site contains an office building which appears to be used as a commercial
trucking office. There is also a truck trailer located on the site along the western
perimeter. East of the site is a property zoned PD-C which is a welding shop and
further east are additional commercial uses. North of the site is vacant O-3,
General Office District zoned property. East and south east of the property are a
number of manufactured homes. The area proposed as Lot 8B is currently
vacant.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a call from the Upper Baseline Neighborhood
Association in support of the request. All property owners located within 200 feet
of the site, all residents, who could be identified, located within 300 feet of the
site and the Upper Baseline Neighborhood Association and Southwest Little
United for Progress were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Storm water detention ordinance applies to this property. Show the proposed
location for storm water detention facilities on the plan.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
3. Remove existing western driveway curb cut.
4. Bruno Road is classified on the Master Street Plan as a residential street. A
dedication of right-of-way 25 feet from centerline will be required.
5. With site development, provide the design of street conforming to the Master
Street Plan. Construct one-half street improvements to Bruno Road including
5-foot sidewalks with the planned development.
October 30, 2008
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-8407
3
6. 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.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this property.
Entergy: Approved as submitted.
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.
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 #15 – The 65th Street Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Geyer Springs East Planning
District. The Land Use Plan shows Commercial for this property. The applicant
has applied for a rezoning for Dowler Properties Short form Planned Commercial
Development. The application is for Commercial use.
The requested use does not require a change to the Land Use Plan.
Master Street Plan: Baseline Road is 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 Baseline
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 in this vicinity.
October 30, 2008
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-8407
4
Neighborhood Action Plan: This area is covered by the Upper Baseline
Neighborhood Plan. The Economic Development Goal states: “Create a
competitive and adaptable economic environment that encourages investment
and diversity of employment opportunities.”
Landscape:
1. The site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. The zoning ordinance requires an average street buffer of thirteen feet (13)
and in no case less than nine (9) foot wide.
3. The zoning buffer ordinance requires a thirteen foot (13’) wide land use buffer
along the southern property line next to the separate residentially platted lot.
4. The zoning buffer ordinance requires a twelve and one half foot (12’-6”) wide
land use buffer along the western property line. Seventy percent (70%) of
this area is to remain undisturbed.
5. The property to the south and the west 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 western
and southern perimeters of the site.
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: (October 9, 2008)
Mr. Joe White of White-Daters and Associates was present representing the
request. Staff presented an overview of the development stating there were a
few additional items necessary to complete the review process. Staff requested
details of the proposed alternative uses of the site. Staff also requested the
applicant provide the location of the proposed dumpster facility and note if the
hours of service would be limited to daylight hours. Staff also requested a legal
description for that portion of the property to be rezoned.
October 30, 2008
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-8407
5
Public Works comments were addressed. Staff stated the storm water detention
ordinance would apply to future development of the site. Staff also stated Bruno
Road was classified on the Master Street Plan as a residential street and would
require right of way dedication and street construction per the Master Street Plan
standards. Mr. White questioned if a deferral of the improvements to Bruno was
appropriate. Staff stated they would support a five year deferral of the
improvements to Bruno Road.
Landscaping comments were addressed. Staff stated screening was required
along the perimeters of the site with either a wood fence or dense evergreen
plantings. Staff stated the utilization of existing vegetation was allowed to
provide the required screening.
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact these agencies for additional
information. There being no further issues for discussion, the Committee then
forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing the issues raised
at the October 9, 2008, Subdivision Committee meeting. The applicant has
provided the location for the proposed dumpster, indicated the hours will be
limited to daylight hours and provided a legal description for the area proposed
for commercial activity. The revised plan indicates a dedication of right of way
25-feet from centerline for Bruno Road. The hours of operation are from 8 am to
5 pm, Monday through Friday
The plan indicates the placement of a single ground mounted sign along
Baseline Road. The sign is proposed with a maximum sign height of 36-feet and
a maximum sign area of 160 square feet. Building signage is proposed
consistent with signage allowed in commercial zones or a maximum of ten
percent of the façade area.
The use of the property is for light fabrication including warehousing. The
alternative uses for the site included office warehouse, the uses identified in the
C-3, General Commercial Zoning District excluding Amusement, commercial,
inside, Bar, lounge or tavern, Cigar, tobacco and candy store, Convenience food
store with gas pumps and Pawn shop.
The parking requirement for a light manufacturing, processing and wholesaling
facility is one space per 600 gross square feet of floor area. The building is
proposed to contain 10,000 square feet with 10 parking spaces. The parking
ordinance would typically require the placement of 16 parking spaces to serve
the use. The owners have indicated there is little to no customer traffic and there
October 30, 2008
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-8407
6
are only eight employees of the business. The site plan indicates areas for
additional parking should the need arise in the future for additional spaces. A
loading dock is proposed along the western façade of the building.
The site plan indicates the placement of landscaping and screening as required
by the landscape and buffer ordinances. A screening fence will be installed
along the western perimeter. Along the southern perimeter, a chain link fence
will be installed and the screening requirement will be met by providing dense
evergreen vegetation in this area.
The development is proposed with two lots. Lot 8A will front on Baseline Road
and will be developed with the office warehouse use. Lot 8B will front Bruno
Road and will remain zoned R-2, Single-family. The improvements per the
Master Street Plan have been complete to Baseline Road. The applicant is
seeking a five year deferral of the required improvements to Bruno Road. Staff is
supportive of the deferral request. The area along Bruno Road will remain as
residential and no access to the road is planned with the commercial activity.
Staff recommends the deferral be for a period of five years or until adjacent
development occurs which ever occurs first.
Staff is supportive of the request. The request is to subdivide this 2.15 acre lot
into two (2) lots and to rezone the resulting northern 1.15 acre lot to PCD. The
development is proposed with the construction of a new building with
10,000 square feet. The building will be used for light fabrication of automobile
parts. The automobile parts will be assembled and warehoused at this facility.
No retail activity will be taking place at this site. To staff’s knowledge there are
no outstanding technical issues associated with the request. Staff feels the
development of the site will have minimal impact on 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 required street
construction to Bruno Road for a period of five years or until adjacent
development occurs, which ever occurs first.
October 30, 2008
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-8407
7
PLANNING COMMISSION ACTION: (OCTOBER 30, 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 required street construction to Bruno Road for a period of five years or
until adjacent development occured, which ever occured first.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for approval as recommended by staff.
The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 open position.
October 30, 2008
ITEM NO.: 16 FILE NO.: Z-8408
NAME: Marylane Apartments Short-form PD-R
LOCATION: Located at 2101 Kavanaugh Boulevard
DEVELOPER:
Moses Tucker Real Estate Inc.
JTC Investments, LLC
200 South Commerce Street
Little Rock, AR 72201
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 0.29 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
CURRENT ZONING: R-5, High Rise District
ALLOWED USES: Multi-family Residential up to 36 units per acre
PROPOSED ZONING: PD-R
PROPOSED USE: 20 Condominium units
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
The developer, JTC Investments, LLC along with Moses Tucker Real Estate, Inc.
have identified an existing apartment building in the Hillcrest neighborhood that
they believe provides an excellent opportunity for redevelopment. The proposed
plan is to replace the existing building with a structure that will add a renewed
vitality and architectural component to Kavanaugh Boulevard between Pine and
Cedar Streets. The proposed building will replace an existing 6,500 square foot
structure currently containing ten (10) apartment rental units with a new building
of approximately 15,533 square feet and twelve (12) owner occupied
condominium units.
October 30, 2008
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-8408
2
The site is located within the Hillcrest Design Overlay District. The developers
are proposing to review the development with the residential development criteria
of the DOD ordinance.
The project is designed to fit in to the context of the historic Hillcrest
neighborhood. Two aspects of the project describe this are the positing of the
building on the site and the architecture style. The building is proposed to face
Kavanaugh Boulevard and to set back from the street to reflect the various
setbacks of the adjacent buildings. The building’s front façade has four foot
setbacks. The eight foot wide entry space is the closest to the street at eight feet
from the property line; the 60 foot wide entry lobby façade is set back ten feet
and jogs back to fifteen feet at the end wings of the building. The screened
porches on each end of the building are 27 feet from the front property line and
five feet from the east and west property lines. This combination of setbacks
facing Kavanaugh Boulevard responds to the project’s goal to fit into the context
of commercial and residential architecture of Hillcrest. Siting the building close to
Kavanaugh Boulevard provides a street front for the building with the back
planned as parking.
The architectural style of the building is designed to capture the motif of the
Tudor residents and apartments in the neighborhood. The forms include several
setback, dormer windows, balconies and side screened porches. The windows
are residential scaled with clad frames and panes. The exterior material will be a
wood paneled with trim details in the Tudor style. The roof is pitched with
overhands and Tudor style details in its execution.
B. EXISTING CONDITIONS:
A two story multi-family structure containing 10 units is located on the site. The
site does not appear to contain any parking although street parking is available
on Kavanaugh Boulevard and on North Pine Street. There are residential, public
and commercial uses in the immediate area. South of the site are single-family
homes and north of the site contains a mixture of single-family and multi-family
residences. To the west of the site are two churches and one block south of the
site is a public school.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
property owners. All property owners located within 200 feet of the site, all
residents, who could be identified, located within 300 feet and the Hillcrest
Residents Association were notified of the Public Hearing.
October 30, 2008
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-8408
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Property frontage must have the sidewalks and ramps brought up to the
current ADA standards.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
3. Sidewalks with appropriate handicap ramps are required in accordance with
Section 31-175 of the Little Rock Code and the Master Street Plan. Remove
steps in sidewalk along Pine Street.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: Contact Central Arkansas Water if larger and/or
additional water meter(s) are required.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
CATA: The site is located on CATA Bus Route #1 – the Pulaski Height Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Heights Hillcrest Planning
District. The Land Use Plan shows Multi Family for this property. The applicant
has applied for a rezoning for Marylane Apartments Short-form Planned
Development Residential. The application is for Multifamily use.
The requested use does not require a change to the Land Use Plan.
October 30, 2008
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-8408
4
Master Street Plan: Kavanaugh Boulevard and Pine Street are both Collectors.
The primary function of a Collector Street is to provide a connection from Local
Streets to Arterials. These streets may require dedication of right-of-way and
may require street improvements for entrances and exits to the site.
Bicycle Plan: A Class III bikeway is shown along Kavanaugh Boulevard. 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 Hillcrest Neighborhood
Plan. The Housing Goal states: “The City of Little Rock will develop the Hillcrest
Overlay District that will require Planned Unit Development for
reclassification/redevelopment of land use (zoning), density, setbacks, of other
changes to the existing infrastructure of the neighborhood.”
Landscape:
1. The site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. The zoning buffer ordinance requires a nine foot (9’) wide landscape strip
along the southern property line next to the residentially zoned property.
3. The property to the south 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.
4. The landscape ordinance requires a nine foot (9’) wide landscape strip along
the street and along the southern perimeter of the site. A variance from this
minimal ordinance requirement must be obtained from the City Beautiful
Commission prior to the issuance of a building permit.
5. The landscape ordinance requires a minimum of 8 % of the paved areas be
landscaped with interior islands of at least 7 ½ feet in width and 150 square
feet in area.
6. A small amount of building landscaping will be required.
G. SUBDIVISION COMMITTEE COMMENT: (October 9, 2008)
The applicant was present. Staff presented an overview stating the site was
located within the Hillcrest Design Overlay District. Staff stated the development
currently contained a multi-family building with ten units. Staff stated the desire
was to raze the existing building and construct a new building with 12 units of
condominium housing. Staff noted there were concerns with the site plan as
October 30, 2008
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-8408
5
proposed. Staff stated the parking was located along the southern perimeter and
was not adequate to meet the standard for 90 degree parking. Staff stated street
parking was allowed to count toward fulfilling the parking requirements. Staff
noted based on the street frontages the site did not have to provide any onsite
parking. Staff noted the location of the dumpster and suggested Mr. Moses
contact the collection agency for alternatives for collection. Staff also requested
the days and hours be provided for the dumpster service.
Public Works comments were addressed. Staff stated with the development any
broken curb, gutter or sidewalk that was damaged in the right of way would
require replacement. Staff also state sidewalks were required along the property
frontage.
Landscaping comments were addressed. Staff stated screening and a minimum
landscape strip was required along the southern perimeter of the site.
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact these agencies for additional
information. There being no further issues for discussion, the Committee then
forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan and building elevations to staff
addressing most of the issues raised at the October 9, 2008, Subdivision
Committee meeting. The revised plan has relocated the dumpster to near the
alley, provided a revised parking layout and provided a landscape strip along the
southern perimeter.
The site is located within the Hillcrest Design Overlay District. The residential
development regulations apply to any residential zoned land within the district
boundaries. The Overlay District does not regulate the style and character of
Hillcrest housing. The Overlay states an intent that new construction and
additions be respectful of the prevailing styles of the neighborhood. The
compatible design of housing contributes to the richness of the history and
architectural character of Hillcrest. Attached, unfinished spaces, such as storage
areas and above-ground basements, are to be included as part of the permitted
floor area at fifty (50) percent of the measured area. Crawlspaces or similar
spaces that must be accessed from outside the main structure are excluded from
the permitted floor area.
The Floor Area Ratio (FAR) is determined by the floor area of principal building
divided by the gross size of lot. For lot sizes of eight thousand (8,000) square
feet or more and residential structures with one (1) floor, the FAR must be
0.37. For structures with more than one (1) floor, the FAR must not exceed 0.50.
October 30, 2008
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-8408
6
The purchase of an adjoining lot does not allow a proportionate increase in the
size of the building. For the purposes of computing the FAR, lot sizes of more
than ten thousand (10,000) square feet use a maximum lot size in the
calculations of ten thousand (10,000) square feet. Any lot of record or any
combination of lots creating a zoning lot of record exceeding ten thousand
(10,000) square feet in existence at the time of the adoption of this section shall
have an FAR as described for lots exceeding eight thousand (8,000) square feet.
The total building square footage is 15,522 with the area calculated for the FAR
being 15,102 square feet resulting in a FAR of 1.51.
The mass section of the Overlay allows a maximum lot coverage for all structures
under roof not to exceed fifty (50) percent. The building footprint is 5,023 square
feet and the total lot area is 12,880 square feet the lot coverage is 39 percent. If
a maximum lot area of 10,000 square feet is used to calculate the lot coverage
the lot coverage is 50.25 percent.
All setbacks are required as per the zoning district, except the front-yard
setbacks (front and side-yard setbacks for corner lots) for the principal structure
must be aligned with the current setbacks of the adjoining residential structures
within ten (10) percent variation. Based on the location of the building located to
the west the building setback should be a minimum of 22 and a maximum of
26 feet. The building is proposed 4 feet from the right of way of Kavanaugh
Boulevard gradually stepping back to 15-feet along the wings of the building. No
accessory buildings are proposed within the rear yard area.
Building height and ridge-line elevations per the Overlay allows a maximum
building height of thirty-nine (39) feet or two and one-half (2 1/2) stories,
measured from the "grade plane" to the ridge-line of the highest roof surface. In
addition, new buildings and additions must be constructed to an elevation that is
within one story of the adjacent residential structures. The building is proposed
47’3” along the rear façade and 39’3” when viewed from Kavanaugh Boulevard.
When calculating the grade plan for the site, the building is 43’3” tall, 4’0” above
the typical height of 39’ allowed. If the development were proposed with a
gambrel roof, staff feels the height of the building could meet the typical
ordinance standard.
The parking requirements within the Hillcrest DOD allows the required parking to
be reduced by fifty (50) percent of that required by Article VIII and the maximum
parking allowed for in the Overlay is the minimum standard established in Article
VIII. Where on-street parking is allowed the available on street parking may be
count toward the parking requirements at a rate of one (1) space per ten (10)
linear feet of street frontage.
The maximum parking allowed for the site is 18 parking spaces. With the
reduction allowed per the Hillcrest DOD, 9 spaces are required. Based on the
linear frontage 9 spaces are available on Kavanaugh Boulevard and
October 30, 2008
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-8408
7
approximately 5 spaces are available on Pine Street. Based on the Overlay
standards, on on-site parking is required.
The site plan indicates the placement of 90 degree parking located along the
southern perimeter. The parking as proposed does not meet the ordinance
requirements as established in Section 36-511 of the Little Rock Code of
Ordinances for stall width, depth or backing/maneuvering room. Staff cannot
support the on site parking plan as proposed. Staff recommends the design be
reworked to comply with a standard established in the ordinance. As stated
previously no on-site parking is required to serve this development per the
Overlay District requirements.
Signage has not been identified on the site plan. Staff recommends signage be
as permitted in the Hillcrest DOD which is that as allowed in the Institutional and
Office zones or a maximum of six feet in height and sixty-four square feet in area.
The property is currently zoned R-5 which requires a lot area per dwelling unit of
2,000 square feet for lots ranging from ten thousand (10,000) square feet through
one (1) acre. The site contains 12,880 square feet. Based on the current
zoning classification a maximum of 6 units would be allowed on the site. The
applicant is requesting a change in zoning to PD-R to allow for the development
of the condominium housing. Each of the units is proposed with outdoor living
space to provide the private recreational space. The site includes a common
open space area along the southern perimeter which allows for 10 percent
common usable open space requirement established in the PZD section of the
ordinance (Section 36-460(h)). Additional common open space will be located
along the north, east and west sides of the building providing an additional
2,400 square feet of open space or 19 percent additional open space area for a
site total of 29 percent. Along the southern property line screening will be
provided by the placement of evergreen plantings supported by a 6 foot
metal grid.
A single dumpster has been located on the rear of the site adjacent to the alley.
The dumpster hours of service have been limited to daylight hours or 7 am to
6 pm.
The building exterior is proposed as wood panels and batten trim. Wood frame
constructed screened porches will extend from the east and west ends of the
building. A combination of casement and dormer windows are proposed. Brick
and stone sections will accent the entry and vertical elevation. Terra cotta,
concrete, tile or architectural shingle roofing is proposed.
Although the site plan does not fully comply with the Hillcrest DOD staff is
generally supportive of the request. The development is proposed as an in-fill
development replacing an existing rental apartment development with a new
October 30, 2008
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-8408
8
condominium development. The development is proposed with a setback
inconsistent with the building setback as calculated by the ordinance. When
viewing the blocks to the east and west of the development and not just the
adjacent building, the proposed four foot setback is consistent with other
setbacks along Kavanaugh Boulevard. The FAR is somewhat larger than
typically allowed per the Overlay but staff does not feel the increase adversely
impacts the development or the area. There are a number of existing
developments in the immediate area in which the FAR is similar to that proposed
by the applicant. Staff feels the site plan can be redesigned to achieve the
maximum building height of 39 feet as typically allowed per the Overlay. To
staff’s knowledge there are no outstanding technical issues associated with the
request. Staff feels the construction of 12 residential condominium units is an
appropriate use for this site.
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 the building height be lowered to 39 feet to meet the building
height criteria as established in the Hillcrest Design Overlay District.
Staff recommends the parking layout along the southern perimeter be redesigned
to meet the parking design criteria established in 36-511 of the zoning ordinance.
Staff recommends signage be limited to signage allowed per the Hillcrest DOD.
PLANNING COMMISSION ACTION: (OCTOBER 30, 2008)
The applicant was present. There were registered objectors present. Staff stated the
applicant had provided a revised elevation which had been provided to the Commission
and was being projected on the screen. Staff presented the item with a
recommendation of approval of the request subject to compliance with the comments
and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff
presented a recommendation the building height be lowered to 39 feet to meet the
building height criteria as established in the Hillcrest Design Overlay District. Staff also
presented a recommendation the parking layout along the southern perimeter be
redesigned to meet the parking design criteria established in 36-511 of the zoning
ordinance. Staff presented a recommendation signage be limited to signage allowed
per the Hillcrest DOD.
October 30, 2008
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-8408
9
Mr. Jamie Moses was present representing the request. He stated the development
was proposed as in infill development. He stated the desire was to remove a 10-unit
apartment development and construct a new 12-unit condominium housing
development on the site. He stated the site would comply with the Hillcrest DOD with
regard to building height.
Mr. Hank Bates addressed the Commission on behalf of the Hillcrest Residents
Association Board. He stated the developers met with the Residents Association
Board and they had voted to not support the previous plan. He stated based on the
revision he was not sure if the Board would support the development or not. He
requested a deferral of the item to allow the Board to consider the revised site plan. He
stated the only recommendation he could provide the Commission was a vote of non-
support. He stated the concerns of the Board were the height, the massing, the overall
lot coverage and the parking. He stated he felt the architect had addressed a number of
these concerns but once again could not provide the Commission with a vote of support
from the Board since they had not reviewed the item.
Mr. John Swam filled out a card in opposition but left prior to the item being called.
Mr. Moses stated the development was a quality development constructed with
architectural qualities to fit the character of the neighborhood. He stated parking would
be provided on site to satisfy the ordinance requirements. He stated the development
had reduced the height, provided a revised elevation and worked with the neighborhood
to address their concerns. He stated based on their time table a deferral would not fit
their schedule.
Mr. Tyler Denton addressed the Commission as a partner in the development. He
stated during the time waiting for the item to be called he and Mr. Moses had met with
Mr. Swam to discuss his concerns. He stated his concerns were with site lighting,
parking, noise, screening and drainage. He stated he had assured Mr. Swam that prior
to construction they would provide him with a copy of the plans and address any of his
concerns related to the proposed development. He stated prior to the item being
considered by the Board of Directors he and Mr. Moses would meet once again with the
Hillcrest Residents Association to try to gain their support.
The chair entertained a motion for approval as recommended by staff. The motion
carried by a vote of 9 ayes, 0 noes, 1 absent and 1 open position.
October 30, 2008
ITEM NO.: 17 FILE NO.: Z-7787-A
NAME: Skyhawk Circle Long-form PD-C Revocation
LOCATION: Located at 4500 Skyhawk Circle
DEVELOPER:
Rebekah Price
4500 Skyhawk Circle
Little Rock, AR 72223
ENGINEER:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 6.78 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PD-C
ALLOWED USES: Single-family Commercial Cabinet Shop
PROPOSED ZONING: Restoration of the previously held R-2, Single-family zoning
PROPOSED USE: Single-family
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
Ordinance No. 19,329, adopted by the Little Rock Board of Directors on June 7, 2005,
rezoned this site from R-2, Single-family to PD-C to allow the owner to utilize a shop
building located on the property as a commercial cabinet shop. The allowance was for
this owner only and the applicant was only allowed to construct cabinetry for the owners
spouse’s construction contracting business. There were limits placed on the number of
deliveries allowed per year, the days and hours of operation and there was to be no
employees of the business. A condition was placed on the approval that when the
business was no longer operating from this site the PD-C zoning be revoked. The
property is outside the City limits but within the City’s Extraterritorial Planning
Jurisdiction.
October 30, 2008
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-7787-A
2
A. PROPOSAL/REQUEST:
The applicant’s request is now to revoke the PD-C zoning classification for this
site. The applicant has indicated the commercial cabinet construction has been
relocated from this site. Per Section 36-454(d) the Owner may for cause request
repeal of the ordinance establishing the development.
B. EXISTING CONDITIONS:
The site contains an existing metal building and a single-family residence. The
site is heavily wooded with the exception of the developed area. The driveway is
a narrow gravel drive extending from an also narrow access easement. The area
contains single-family homes on large tracts of five plus acres.
C. NEIGHBORHOOD COMMENTS:
As of this writing staff has not received any comment from area residents. All
owners of property located within 200-feet of the site, all residents, who could be
identified, located within 300 feet and the Coalition of West Little Rock
Neighborhoods were notified of the public hearing.
D. STAFF RECOMMENDATIONS:
Staff recommends approval of the revocation request of the PD-C zoning
classification and the restoration of the previously held R-2, Single-family zoning
classifications.
PLANNING COMMISSION ACTION: (OCTOBER 30, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the revocation request of the
PD-C zoning classification and the restoration of the previously held R-2, Single-family
zoning classifications.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for approval as recommended by staff.
The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 open position.
October 30, 2008
ITEM NO.: 18 FILE NO.: LA-0022
NAME: Saddle Creek Ph 2 Land Alteration Variance Request
LOCATION: North of Highway 10 at Ranch Boulevard
APPLICANT: Ranch Properties
APPLICANT’S REPRESENTATIVE: White-Daters and Associates, Inc.
AREA: Approximately 6.8 acres
CURRENT ZONING: Planned Commercial Development and C3
VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration Regulations
to advance clear and grade a multi-lot or multi-phase development where construction
is imminent on one the phases of the development.
A. PROPOSAL/REQUEST:
Applicant is requesting a variance from the Land Alteration Regulations to
advance clear and grade property where construction is imminent on one of five
lots. Land alterations will not commence until adequate documentation has been
provided to staff that proves construction is imminent. The approximately 6.8
acre property (“the property”) is located in the Ranch and consists of lots D-4,
D-3 located west of Ranch Blvd. and lots B-7, B-8, and B-9 located east of Ranch
Blvd. The applicant proposes to remove approximately 8000 cubic yards of fill
from lots B-7, B-8, and B-9 and place the fill on lots D-4 and D-3. With the
grading, 10 trees will be removed within the property. No trees will be removed
within 40 ft of the Highway 10 right-of-way. The landscape berms along Highway
10 will be installed following the completion of grading.
The applicant is requesting to begin grading the entire site with construction
imminent on one of the five lots along with construction of a right turn lane and
driveways on Highway 10, with internal driveways and utilities. The Land
Alteration Regulations specifically state the variances that can be requested from
the regulations. The regulations state a variance for advanced grading can only
be requested in a multi-lot or multiphase development where construction is not
imminent on all phases of the development. This language implies and has been
consistently administered as part of other applications that construction must be
imminent on at least one of the lots for advanced grading.
October 30, 2008
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: LA-0022
2
B. EXISTING CONDITIONS:
This approximately 6.8 acre property has various zonings. Lots D-3, B-7, B-8,
and B-9 are zoned planned commercial development (PCD). Lot D-4 is zoned
C3. The property fronts Ranch Blvd. on both the east and west sides and fronts
on the north side of Highway 10. The property is mainly pasture land with very
few trees. A bank is located west of the property on C3 zoned property. To the
north of lot D-4 is Ranch Drive. North of Ranch Drive are office buildings on
property zoned O2. North of Lots B-7, B-8, and B-9 are the existing Saddle
Creek Center and the veterinary clinic both on properties zoned C2. To the east
of the property is the Family Life Center on property zoned O3. To the south is
Highway 10 as mentioned earlier. South of Highway 10 is Chevaux Court
Subdivision on property zone R2 and a developing office complex on property
zoned Planned Office Development (POD).
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any phone calls or letters asking
questions or requesting additional information.
D. ENGINEERING COMMENTS:
1. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from
the Arkansas Department of Environmental Quality prior to the start of
construction.
2. A grading permit in accordance with Section 29-186(c) & (d) will be required
prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction. When are the advanced
grading activities desired to begin? A grading permit will be required for the
destination of the excavated material if within the city limits.
3. Berms should be constructed along Cantrell Road in conformance with the
Highway 10 Design Overlay District.
4. Erosion controls must be installed to reduce discharge of polluted stormwater.
5. Repair or replace any street, curb and gutter or sidewalk that is damaged in
the public right-of-way at the completion of the advanced grading activities or
prior to occupancy.
6. Vegetation must be established on disturbed area within 21 days of
completion of harvest activities.
October 30, 2008
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: LA-0022
3
E. SUBDIVISION COMMITTEE COMMENTS: (October 9, 2008)
The applicant was present. Staff stated the comments as written above. The
applicant’s representatives, Tim Daters of White-Daters and Associates, stated
the clearing and grading will comply with Little Rock code, staff
recommendations, and comments.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
F. ANALYSIS:
The request is to clear and grade the approximately 6.8 acre property located at
the Ranch. Fill material will be removed from the lots on the east side of Ranch
Blvd. and hauled by truck for placement on the lots on the west side of Ranch
Blvd. Approximately 8000 cubic yards of fill will be excavated and about 10 trees
removed. Trees within 40 ft of the Highway 10 right-of-way will not be removed.
The deepest cut will be approximately 15 ft on lot B-9 near the east property line.
The grades of lots B-7, B-8, and B-9 will be similar in elevation to Highway 10 to
the south and the existing Saddle Creek Center to the north. Silt fence
is proposed to be used as part of the erosion control devices. Fill will be placed
on lots D-3 and D-4 to raise the lots to the street elevation or above. No
drainage problems are believed to occur with this work. After further review, only
a single grading permit is needed for this project.
The Land Alteration Regulations (Sec. 29-186(b)) specifically state no land
alteration shall be permitted until all necessary city approvals of all plans and
permits, except building permit, have been issued and construction is imminent.
Imminent construction as defined by code as the installation of a foundation or
erection of a structure without unreasonable delay following land alteration
activities. In short, a grading permit cannot be issued by staff for the clearing and
filling without construction being imminent.
The code does provide the Planning Commission with the authority to grant a
variance for issuance of a grading permit to clear and grade a multi-lot or multi-
phase development where construction is not imminent on all phases of the
development. With this application, the applicant desires to clear and fill the
property and develop one of the lots along with the construction of a right turn
lane and driveways on Highway 10, with internal driveways and utilities. Staff
considers these activities to be imminent construction and has been historically
administered by staff on other applications.
October 30, 2008
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: LA-0022
4
G. STAFF RECOMMENDATION:
Since the applicant desires to begin construction on at least one lot on
the multi-lot property following land alteration regulations, staff recommends
approval for this item as requested by the applicant for approval of variance for
advanced grading.
PLANNING COMMISSION ACTION: (OCTOBER 30, 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 allow
grading of this multi-lot development when construction was imminent on one of the
lots.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for approval as recommended by staff.
The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 open position.