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LITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
SEPTEMBER 22, 2016
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present there being ten (10) members present.
II. Members Present: Craig Berry
Alan Bubbus
Buelah Bynum
Keith Cox
Janet Dillon
Rebecca Finney
Scott D. Hamilton
Troy Laha
Paul Latture
Bill May
Members Absent: Open Position
City Attorney: Shawn Overton
III. Approval of the Minutes of the August 11, 2016 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
SEPTEMBER 22, 2016
OLD BUSINESS:
Item Number:
File Number:
Title:
A. Z-5151-B West Markham-North Monroe Short-form PCD, located at
4908 West Markham Street.
B. Z-9004-A 9407 West Markham Street Short-form PD-C, located at
9407 West Markham Street.
C. Z-9105-A Stone Crest Apartments Short-form PD-R, located at
9700 Baseline Road.
D. Z-5801-A Hall Revised Short-form PCD, located at 13311 Lawson
Road.
E. Z-5991-E Tract I the Villages of Wellington Short-form PCD, located
at 600 Wellington Hills Road.
F. S-1064-C Lot 16 Chambers Addition Replat, located at 18 Sheila
Lane.
G. S-1776 Mountain Valley Preliminary Plat, located at 25616
Highway 10.
NEW BUSINESS:
I. PRELIMINARY PLAT/SITE PLAN REVIEW:
Item Number:
File Number:
Title:
1. S-867-FFFFFFFF Homestead Estates of Chenal Valley Site Plan Review
and Preliminary Plat, located approximately 2,000 feet
east of the intersection of Kirk and Rahling Roads on the
south side of Rahling Road.
2. S-1781 Stagecoach West Subdivision Site Plan Review, located
in the 11000 Block of Stagecoach Road.
Agenda, Page Two
II. PLANNED DEVELOPMENTS:
Item Number:
File Number:
Title:
3. Z-4441-A Student Housing Campus, Washington Barber College,
Short-form PCD, located at 6400 Lancaster Road.
4. Z-4923-R Shackleford Crossing Lot 1 – Cracker Barrel – Revised
Short-form PCD, located at 2618 South Shackleford
Road.
5. Z-4923-S Shackleford Crossing Lot 4D – Tacos 4 Life – Revised
Short-form PCD, located at 2630 South Shackleford
Road.
6. Z-5570-C Lush Lemon Therapy Retreat Short-form POD, located at
12418 Cantrell Road.
7. Z-6453-D Diamond Park Community Revised Short-form PD-R,
located west of John Barrow Road on Labette Drive.
8. Z-6488-A KLR Properties Short-form PCD, located at 12400
Cantrell Road.
9. Z-8559-B Tract 1 A Wildwood Place Neighborhood Park and Pool
Revised PD-R, located on the south side of Denny Road
between Wildwood Place Subdivision and Wildwood
Performing Center for the Arts.
10. Z-8198-A Goodwill Industries of Arkansas – The Excel Center –
Long-form PID, located at 7400 Scott Hamilton Drive.
11. Z-9154-A Phillips Duplexes Short-form PD-R, located on the
Northwest corner of Holt and West 38 th Streets.
12. Z-9161 Auto Zone Short-form PCD, located at 9201 Stagecoach
Road.
13. Z-9162 Zaxby’s Restaurant Short-form PD-C, located at 10601
Kanis Road.
September 22, 2016
ITEM NO.: A FILE NO.: Z-5151-B
NAME: West Markham-North Monroe Street Short-form PCD
LOCATION: Located at 4908 West Markham Street
DEVELOPER:
Waldi Ismail
200 Vigne Lane
Little Rock, AR 72223
SURVEYOR:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 0.55 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 4 – Heights Hillcrest CENSUS TRACT: 15.01
CURRENT ZONING: C-3, General Commercial District and O-3, General Office District
ALLOWED USES: Retail and Office
PROPOSED ZONING: PCD
PROPOSED USE: Restaurant
VARIANCE/WAIVERS: None requested.
BACKGROUND:
In 1967 a request was made to rezone a portion of this site identified as Tract 2,
Block 5, Howard Adams Subdivision. The request was to rezone the site from B
(R-3, Single-family residential) to E-1 (O-3, General Office District). The request was
denied by the Little Rock Board of Directors. On February 6, 1975, a request to rezone
the same area from B (R-3, Single-family residential) to E-1 (O-3, General Office
District) was approved by the Little Rock Board of Directors. On February 16, 1982, the
area was rezoned from O-3, General Office District to C-3, General Commercial District
by the adoption of Ordinance No. 14,196.
September 22, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-5151-B
2
The eastern portion of the site identified as Tract 1, Block 5, Howard Adams Subdivision
was rezoned from R-3, Single-family to O-3, General Office District on November 7,
1989, by the adoption of Ordinance No. 15,771.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing a rezoning of the site from O-3, General Office District
and C-3, General Commercial District to PCD, Planned Commercial
Development, to allow the construction of a fast food restaurant containing
2,791 square feet of floor area. The plan includes the placement of 13 parking
spaces. The drive on West Markham Street is indicated as a right-out only drive.
The drive on North Monroe Street is a full service drive. The site is located within
the Mid-town Design Overlay District which has development criteria related to a
number of issues including building placement, parking, building materials and
massing of structures. Please see the Analysis Section of this report for the
specific development criteria of the Overlay and the applicant’s statement for
intent with compliance with the Overlay standards.
B. EXISTING CONDITIONS:
The site currently contains a branch banking facility. To the west is a fast food
restaurant and to the east, across North Monroe Street, are single-family homes.
South of the site is the Arkansas Department of Health and War Memorial Park
and Stadium. North of the site are single-family homes. West Markham has
been constructed with two (2) lanes both east and west bound. There is curb,
gutter and sidewalk in place along the frontage of this property.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200 feet of the site along with the Hillcrest
Residents 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
West Markham Street and North Monroe Street.
2. Due to the proposed use of the property, the Master Street Plan specifies that
North Monroe Street for the frontage of this property must meet commercial
street standards. Dedicate right-of-way to back of the existing sidewalk on
the south side of the North Monroe Street driveway.
September 22, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-5151-B
3
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
4. The Markham Street driveway should be designed per Traffic Engineering
design standards to prevent left turn movements.
5. The access ramps at the North Monroe Street/West Markham Street
intersection should be replaced with new ramps that conform to ADA
guidelines and City of Little Rock standard details.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this site. EAD, Environmental Assessment
Division, review required for grease trap. Contact Little Rock Wastewater Utility
for additional information.
Entergy: Entergy does not object to this proposal. A three (3) phase power line
exists along West Markham Street in front of the property. Contact Entergy in
advance to discuss future service requirements, new facilities locations and
adjustments to existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
3. 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.
4. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
September 22, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-5151-B
4
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
5. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are
used, a reduced pressure zone back flow preventer shall be required.
Fire Department:
1. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet,
exclusive of shoulders.
2. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with
Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock
Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per
Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is served by METRO on Route 5 West Markham,
one of the busiest in the system. As a key transit corridor we discourage any
additional curb cuts along Markham Street to prevent further conflict between
pedestrians and cars, especially when it has limited utility such as right turn only.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is subject to full commercial plan review and approval
prior to issuance of a building permit. For information on submittal requirements
and the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.org or
Mark Alderfer at 501.371.4875; malderfer@littlerock.org .
Planning Division: This request is located in the Heights Hillcrest District. The
Land Use Plan shows Office (O) for this property. The Office category
represents services provided directly to consumers (e.g., legal, financial,
September 22, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-5151-B
5
medical) as well as general offices which support more basic economic activities.
The applicant has applied for a rezoning from C-3 (General Commercial District)
and O-3 (General Office District) to PCD (Planned Commercial District) to allow
the construction of a new fast food restaurant. The application is within the
Midtown Design Overlay District.
Master Street Plan: South side of the property is West Markham Street and it is
a Minor Arterial. East side of the property is North Monroe Street and it is a Local
Street on the Master Street Plan. A Minor Arterial provides connections to and
through an urban area and their primary function is to provide short distance
travel within the urbanized area. The primary function of a Local Street is to
provide access to adjacent properties. Local Streets that are abutted by
non-residential zoning/use or more intensive zoning than duplexes are
considered as “Commercial Streets”. A Collector design standard is used for
Commercial Streets. These streets may require dedication of right-of-way and
may require street improvements for entrances and exits to the site.
Bicycle Plan: There is a Class III Bike Route shown on North Monroe Street.
Bike Routes require no additional right-of-way, but either a sign or pavement
marking to identify and direct the route.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements and the Midtown Overlay District.
2. Street buffers will be required at six (6) percent of the average depth of the
lot. The minimum dimension shall be one-half (½) the full width requirement
but in no case less than nine (9) feet. The property is located in the City’s
Designated Mature area. A twenty-five (25%) percent reduction of the buffer
requirements is allowed within the Designated Mature Area. The minimum
dimension of the buffer shall be six (6) feet nine (9) inches. A street buffer is
not provided between a portion of and the proposed parking area and the
West Markham Street right-of-way. A variance will be required from the City
Beautiful Commission.
3. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property or the right-of-way of any street. In areas
designated as “mature” this strip shall be a minimum of six (6) feet
nine (9) inches wide. One (1) tree and three (3) shrubs or vines shall be
planted for every thirty (30) linear feet of perimeter planting strip.
4. A large portion (approximately 55%) of the perimeter planting strip adjacent
to the north property line is less than the required minimum of six (6) feet
nine (9) inches. A variance will be required from the City Beautiful
Commission.
September 22, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-5151-B
6
5. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-ways. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape
area. Provide trees with an average linear spacing of not less than thirty
(30) feet.
6. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the
parking area(s). The minimum size of an interior landscape area shall be
one hundred fifty (150) square feet for developments with one hundred fifty
(150) or fewer parking spaces. Interior islands must be a minimum of seven
and one half (7 1/2) feet in width. Trees shall be included in the interior
landscape areas at the rate of one (1) tree for every twelve (12) parking
spaces.
7. Building landscape areas shall be provided between the vehicular use area
used for public parking and the general vicinity of the building. These shall
be provided at the rate equivalent to planter strip three (3) feet wide along
the vehicular use area. One (1) tree and four (4) shrubs shall be planted in
the building landscape areas for each forty (40) linear feet of vehicular use
area abutting the building.
8. Menu board speakers for drive-through windows shall be designed to
provide for a solid wall at least six (6) feet in height and twenty (20) feet in
length along the opposite lane line. This wall shall be constructed of
masonry or wood with a textured finish to diminish sound deflection.
9. An irrigation system shall be required for developments of one (1) acre or
larger.
10. For developments of less than one (1) acre a there shall be a water source
within seventy-five (75) feet of the plants to be irrigated.
11. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (April 27, 2016)
The applicant was present. Staff presented an overview of the item stating there
were few outstanding technical issues associated with the request. Staff stated
the site was located within the Mid-town Design Overlay District. Staff stated the
site was a total redevelopment of the site with the removal of the existing bank
and construction of a new fast food restaurant. Staff stated a portion of the
property was zoned office and a portion was zoned commercial. Staff requested
the applicant provide details of the proposed development as it related to the
September 22, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-5151-B
7
DOD. Staff requested the applicant provide the days and hours of operation and
the days and hours of dumpster service.
Public Works comments were addressed. Staff stated the site plan as presented
did not allow for adequate maneuvering room on the site. Staff stated there was
not sufficient space to provide maneuvering for persons entering the parking lot
and persons sitting in the drive-through lane. Staff stated a radial dedication of
right of way was required at the intersection of North Monroe and West Markham
Streets. Staff stated the driveway on West Markham Street should be designed
to prevent left turn movements to and from the site.
Landscaping comments were addressed. Staff stated street buffers, perimeter
planting strips and land use buffers were required for the redevelopment of the
site. Staff stated the site was located within the designated mature area of the
City which allowed the buffers and landscape strips to be reduced to six (6) feet
nine (9) inches. Staff stated screening was required along the sites northern
perimeter where adjacent to property zoned or used as residential.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
SUBDIVISION COMMITTEE COMMENT: (June 8, 2016)
Mr. Steward Mackey was present representing the applicant. Staff presented an
overview of the item stating the site plan had changed significantly from the
previous Subdivision Committee meeting. Staff stated the building had been
rotated to face North Monroe Street. Staff stated the applicant had also provided
cross marked pedestrian access from the abutting streets to the building. Staff
requested Mr. Mackey provide written responses to the comments provided
previously with regard to the days and hours of operation, the dumpster service
hours and the proposed signage plan.
Public Works and landscaping comments were noted. Staff stated they had
been working with the developer to minimize their concerns related to driveways
and landscaping. There were no more issues for discussion. The Committee
then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan and cover letter to staff addressing a
number of the technical issues associated with the request raised at the April 27,
2016, and June 8, 2016, Subdivision Committee meetings. The revised site plan
September 22, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-5151-B
8
has indicated the minimum landscape strip along the perimeters of the site to
comply with the minimum landscape strip required per the landscape and buffer
ordinances. The perimeter planting strip including the area along West Markham
and North Monroe Streets is indicated at 6-feet 9-inches, the minimum planting
strip per the landscape and buffer ordinances.
The Mid-town Redevelopment District #1 Advisory Board met on the proposed
site plan on April 29, 2016, and again on June 10, 2016. The Committee voted
to support the applicant’s proposal provided the ma ximum building height be
reduced to 18-feet as typically allowed per the DOD and to provide a minimum of
60 percent openings along the street frontages.
The request is a rezoning from O-3, General Office District and C-3, General
Commercial District to PCD to allow the redevelopment of the site with a
restaurant with drive-through service. The lot has 154-feet of frontage along
West Markham Street. The east 93-feet of the lot is zoned O-3, General Office
District (60% of the site area) and the west 61-feet is zoned C-3, General
Commercial District (40% of the site area). The applicant is proposing to raze
the existing bank building and redevelop the site with a Popeye’s restaurant.
The building will contain 2,791 square feet of space. The site plan indicates
13-parking spaces. The parking is located along the West Markham Street
frontage and along the northern perimeter. The drive lanes will be a minimum of
10-feet wide. There is a drive lane located in front of the building, along North
Monroe Street. With the drive lane and a landscaping strip, the building will be
sitting 35-feet off the front property line. Entryways to the building are from the
northern parking area and from the southern side of the building along West
Markham Street.
The site is located within the Mid-town Design Overlay District, which requires
new development to be reviewed through the planned zoning development
process. The DOD states for new construction at least 60 percent of the ground
floor level facing internal pedestrian public circulation areas or streets are to be
glass-windows, entry features or displays. The elevation provided indicates the
building height at 18-feet. The plan indicates the placement of windows and
false windows along the south side, West Markham Street and on the east side,
North Monroe Street of the building. The primary parking is located on the north
side of the building. The elevation indicates decorative down lights on the
exterior of the building and shutter panels in areas where windows are not
provided. Staff does not feel the applicant has met the DOD requirement with
regard to the placement of openings along the southern and eastern facades; the
facades primary street frontage.
September 22, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-5151-B
9
The primary entrance is located on the northern façade, within the northern
parking lot. There are also pedestrian access from West Markham and North
Monroe Streets. The service entrance will be on the west end of the building,
adjacent to commercially zoned property.
The Mid-town DOD states exterior building materials and colors are to be
aesthetically pleasing and compatible with materials and colors used in the
neighboring developments. Predominate exterior building materials must be of
high quality materials such as brick, wood, stone, tinted stucco, EIFS.
Predominate exterior building materials may not be smooth-faced concrete block,
tilt-up concrete panels or prefabricated steel panels. The applicant has indicated
the building construction materials will be compliant with the typical materials of
the Mid-town DOD.
Front yard setbacks maybe reduced to zero (0) but should not be more than
20-feet. Side yard setbacks may be zero (0) except when adjacent to
single-family which should then be set at four (4) feet. Rear yard setbacks are to
be zero (0) except where adjacent to single-family detached, in which case the
rear yard setback is to be 25-feet. This site does not abut single-family zoned
property. The front setback along North Monroe Street is 35-feet. The setback
along West Markham Street is 44-feet.
Parking per the DOD is fifty percent (50%) of the required parking of the zoning
ordinance article VIII. The maximum parking allowed is the minimum standard
established in this article. In this case the ordinance would typically require
27-parking spaces to serve a restaurant use. The site plan indicates 13-parking
spaces. The parking as proposed does comply with the typical standards of the
DOD.
Signage per the DOD is limited to six (6) feet in height and twenty-four
(24) square feet in area. The sign is to be incorporated into the landscaped area
of the parking lot. No pole signage is allowed. Building signage is allowed per
article X of the zoning ordinance. The building signage allowed is a maximum of
ten (10) percent of the façade area abutting a public street. Signage would be
allowed on the south and east facades of the building. The plan indicates the
placement of signage on the northern, eastern and southern facades.
No street buffer or landscaping is required along streets classified less than an
arterial. When the structure is not built to the property line, landscaping is
required in the area between the building and property line up to that required
in the Landscape Ordinance. In this case, since the site is located within the
Designated Mature Area of the City, the required landscape strip is
6-feet 9-inches adjacent to the paved areas. The site plan as submitted meets
September 22, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-5151-B
10
the minimum requirement along the perimeters of the site including West
Markham Street and North Monroe Street.
The applicant is proposing to maintain the existing light fixtures on the site. The
applicant has indicated all site lighting and utilities will comply with the minimum
standards of the DOD.
The hours of operation are from 10 am to 10 pm seven (7) days per week. The
hours of dumpster service are from 7 am to 10 am Monday through Friday.
Section 36-297 states for the purpose of location of menu board speakers for
drive-through windows of restaurants the following criteria apply: Each speaker
shall be so mounted that it is baffled on all sides in a manner which will direct the
sound produced to the vehicle served and each speaker location shall
be designed to provide for a solid wall at least six (6) feet in height and
twenty (20) feet in length along the opposite lane line. This wall shall be
constructed of masonry or wood with a textured finish to diminish sound
deflection. The order board is located along the western perimeter of the building
adjacent to the commercially zoned and used property. The property to the north
is zoned O-1, Quiet Office and is being used as a residence. The depth of the lot
is a 150+ feet but the home is located near the street with a storage building
located within the rear yard area. The building will act as the screen between the
homes to the east and the order menu board.
Overall staff is not supportive of the request. The development is proposed
within an area which has been identified on the City’s Future Land Use Plan as
Office. The commercial uses have primarily been located nearer the
intersections of West Markham and University Avenue, West Markham and Fair
Park Boulevard/North Van Buren Street and West Markham and Pine/Cedar
Streets. Staff has concerns with the existing residential uses located across
North Monroe Street from this site and the single-family residence located to the
north of this site (the property is currently zoned O-1, Quiet Office District but is
occupied as a single-family residence). This site is one (1) of the primary
entrances into the Hillcrest Neighborhood. Although there is C-3, General
Commercial District zoned property to the west and a portion of this site is zoned
C-3, General Commercial District staff feels the intent of the Land Use Plan was
to maintain this area as office to act as a transition between the commercial uses
to the east and west while allowing this area to remain as single-family.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
September 22, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-5151-B
11
PLANNING COMMISSION ACTION: (MAY 19, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated May 6, 2016,
requesting deferral of the item to the June 30, 2016, public hearing. Staff stated they
were supportive of the deferral request. There was no further discussion. The item was
placed on the consent agenda and approved as recommended by staff by a vote of
11 ayes, 0 noes and 0 absent.
PLANNING COMMISSION ACTION: (JUNE 30, 2016)
The applicant was present. There were registered objectors present. The Chair stated
it was the Commission’s practice that when there were eight (8) or few members
present the Commission offered to the applicant the ability to defer their item to a later
hearing date to allow for more Commissioners to be present to hear the request. The
Chair stated it took six (6) positive votes to move an item forward to the Board of
Directors with a recommendation of approval.
Mr. Stuart Mackey stated the owner was requesting to defer the item to the August 11,
2016, public hearing. There was no further discussion. The Chair entertained a motion
for approval of the deferral request. The motion carried by a vote of 8 ayes, 0 noes and
3 absent.
STAFF UPDATE:
There has been no change to the application request since the previous write-up and
staff update. Staff continues to recommend denial of the request.
PLANNING COMMISSION ACTION: (AUGUST 11, 2016)
The applicant was not present. There were a number of registered objectors present.
Staff presented the item with a recommendation of denial.
The chair stated the item would be deferred to the September 22, 2016, public hearing
to allow the applicant to be present to present the merits of their request. A motion was
made to defer the item to the September 22, 2016, public hearing. The motion carried
by a vote of 9 ayes, 0 noes and 2 absent.
September 22, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-5151-B
12
STAFF UPDATE:
There has been no change to this application request since the previous public hearing.
Staff continues to recommend denial of the request.
PLANNING COMMISSION ACTION: (SEPTEMBER 22, 2016)
Mr. Stuart Mackey was present representing the request. There were registered
objectors present. Staff presented the item with a recommendation of denial.
Mr. Mackey addressed the Commission on the merits of the request. He stated the
request was to allow a restaurant, as allowed by right in the C-3 zoning district, and as
an accessory use within the O-3 zoning district. He stated the request included the
placement of a restaurant with a pick up window. He stated the development had been
tailored to allow the order board next to a commercial use and the pickup window along
West Markham. He stated the plan included parking and landscaping to comply with
the Hillcrest Design Overlay District. He stated the property to the west was much
deeper and more of an encroachment into the neighborhood than this development.
He stated the property to the north was zoned O-1 which allowed an office use and the
property to the west was zoned C-3, commercially and allowed a restaurant use. He
stated he had worked with staff to develop a site plan that was amenable to staff and
would have the lease impact on the nearby homes. He stated the Mid-town Advisory
Board had reviewed the request and had approved the proposed site plan on
two (2) occasions. He stated the owner had flown to Atlanta to secure approval from
Popeye’s Corporate to allow the building to be placed as proposed by the applicant
which was at the recommendation of staff. He stated the layout and design of the
building were not typical of Popeye’s. He stated the development would restrict left
turns onto Markham from the site. He stated the drive on West Markham would be
better constructed as a right in/right out only drive. He stated it was best to cluster
commercial uses in an area. He stated there were only four (4) businesses located
between this development and the Fair Park intersection. He stated he and the owner
had met with the Hillcrest Residents Association and had received no negative
feedback. He stated they did not vote to oppose the request. He stated there were
225 residents who signed a petition in support of the request. He stated although all the
persons signing the petition did not live in the immediate area they were employees of
the nearby businesses and institutions. He stated the daytime occupants of the area
should have the ability to walk across the street to have lunch or dinner. He stated most
of Popeye’s business dropped off after 8:00 pm. He stated with the additional
restaurant the congestion of the existing eatery’s would be reduced. He stated with the
PCD zoning more restrictions were allowed on the proposed development plan than if
the property was developed under the current C-3 zoning district guidelines. He
September 22, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-5151-B
13
requested the Commission approve the request to allow the placement of the restaurant
as currently allowed in the commercial zoning district and as an accessory use in the
O-3 zoning district.
Monica Jarrell addressed the Commission in opposition of the request. She stated the
development would not improve congestion in the area. She stated at noon the fast
food traffic was very congested and traffic on West Markham typically backed up. She
stated within the area there were a number of alternatives for fast food as well as other
types of restaurants. She stated there were a number of forms of pollution including air,
noise and trash. She stated trash from the fast food restaurant would make its way into
the many tributaries which all flowed into the Fourche Creek. She stated there would be
noise pollution from the drive through and pick up window. She stated even though
orders were completed within three minutes that did not prohibit persons waiting for
orders from blaring their radios and racing their motor. She stated Arkansas was rated
one of the most obese communities. She stated the area did not need another fast
food restaurant.
Rosalind Utley addressed the Commission in opposition of the request. She stated her
home was located across Monroe Street from the development. She stated this was a
very busy intersection with a great number of accidents. She stated the fast food
restaurant would increase traffic in the area and increase litter and yard waste. She
stated there was a great deal of foot traffic in the area and with the fast food restaurant
this would only increase. She stated she and her children liked to play in the front yard
and with the fast food restaurant across the street this would no longer be a
safe activity.
Justin Nickels addressed the Commission in opposition of the request. He stated a
number of his concerns had been addressed. He stated the neighborhood received a
great deal of trash from Wendy’s. He stated there was a bus stop at Markham and
another at Lee. He stated there was a lot of foot traffic accessing the bus stops which
was understandable. He stated a number of the homes in the area did not have
driveway parking and relied on street parking. He stated the restaurant was proposed
with 13 parking spaces which with the business having four (4) to five (5) employees did
not leave much parking for customers. He stated the patrons would then over flow on
the adjacent streets impacting the nearby homes. He stated the neighborhood did not
want the additional traffic from the restaurant.
Misty Bowen Eubanks addressed the Commission in opposition of the request. She
stated she was opposed because of the potential trash and appearance. She stated
her family had bought a home adjacent to office zoned property not commercially zoned
property. She stated she had spent a sizable amount of money purchasing and
remodeling her home and felt the commercial activity would impact her property value.
She stated no left turns from the site onto West Markham would only force traffic into
the neighborhood. She stated parking for the restaurant was also a concern.
September 22, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-5151-B
14
Scott Richardson addressed the Commission in opposition of the request. He stated
the use was a terrible fit for the neighborhood. He stated Monroe Street was a direct
route for the neighborhood to the Health Department, the Zoo, the Dailey Fitness Center
and the Children’s Library. He stated the intersection was a dangerous intersection. He
stated traffic was frequently backed up on West Markham from Fair Park to Monroe.
He stated safety of the children was a primary concern. He stated there was little off
street parking being provided by the restaurant and felt the neighborhood would be
impacted by the traffic generated from the restaurant and parking overflowing on the
City streets. He stated the persons who signed the petition would not have to live with
the burden the fast food restaurant would create on the neighborhood. He stated they
were only there during the day and then went elsewhere to their homes. He stated the
former McDonalds space was now a bank. He stated office uses were more conducive
to the neighborhood. He stated this location was a primary entrance into the
neighborhood. He requested the Commission deny the request.
Ms. Ruth Bell, League of Women Voters, addressed the Commission in opposition of
the request. She stated the League had concerns with the application. She stated
Hillcrest was a unique area with the various amenities. She stated there were a number
of users south of this site which drew a great deal of day time traffic and the impact was
cars parking within the neighborhoods. She stated for a quick in and a quick out of the
site customers would cut through the neighborhood. She stated to go east the traffic
would cut through to Lee to access Kavanaugh for ease of leaving the site. She stated
this was an intense change to the current pattern of the neighborhood. She stated the
volume of traffic from an office use and the volume of traffic from a fast food restaurant
were not the same. She stated the area had sufficient restaurants. She stated the
neighborhood was bracketed with fast food and felt the addition of this fast food
restaurant would negatively impact the neighborhood.
Mr. Mackey stated adding a restaurant would not increase traffic but would relieve the
current congestion of traffic on the existing restaurants. He stated the bank had three
(3) drive-through windows and the restaurant would only have one (1). He stated the
volume of traffic would be similar to the former bank. He stated the Commission had
recently approved two (2) similar requests and on the consent agenda at this meeting
the Commission approved a Zaxby’s with a similar layout which was located across the
street from single-family homes and located on an O-3 zoned lot. He stated the parking
provided by this plan met the current DOD requirements. He stated he had met with the
neighborhood association and they did not object to the request. He stated the
developer could not control trash within the neighborhood but he could control the trash
within his development. He stated the office uses which were and had been built down
the street were office uses which located within areas of high traffic volumes. He stated
the “Doc in a Box” was more of a retail operation. He stated the business functioned on
in and out high volume turn overs of patients for the basis of the business. He stated
the former user of this site was a motor bank. He stated this use of a restaurant was an
acceptable use and a less intensive use for the property.
September 22, 2016
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-5151-B
15
There as a general discussion by the Commission concerning the Mid-town DOD
requirements, the proposed use of the property and if in fact within the O-3 zoning
district a restaurant was allowed. Staff stated a restaurant was allowed within O-3 as an
accessory use for an office building and the restaurant could not occupy more than ten
(10) percent of the floor area of the office building.
Commissioner Berry questioned when the land use plan for the area was updated.
Staff stated within the last year. Commissioner Berry named a number of uses which
could occupy the C-3 portion of the site. He stated parking was always an issue with
restaurants in the area. He stated when visiting the Oyster Bar parking was on Booker.
He stated a number of the restaurants on Kavanaugh also were located with no parking
and patrons parked on residential streets.
The Chair entertained a motion for approval of the item. A motion was made to approve
the request including all staff recommendations and comments except that of denial.
The motion failed by a vote of 5 ayes, 5 noes, 0 absent and 1 open position.
September 22, 2016
ITEM NO.: B FILE NO.: Z-9004-A
NAME: 9407 West Markham Street Short-form PD-C
LOCATION: 9407 West Markham Street
DEVELOPER:
Stephen R. Giles
425 West Capitol Avenue, Suite 3200
Little Rock, AR 72201
SURVEYOR:
Sullivan Land Surveying
1007 North Mississippi
Little Rock, AR 72204
AREA: 0.36 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 2 – Rodney Parham CENSUS TRACT: 22.08
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-C
PROPOSED USE: Computer repair business
VARIANCE/WAIVERS: A variance from Sections 30-43 and 31-210 to allow the
existing drives on West Markham to be maintained.
BACKGROUND:
On March 12, 2015, the Little Rock Planning Commission approved a request for
withdrawal of an item which was proposed to rezone this site from R-2, Single-family to
PD-O, Planned Development Office, to allow the use of this site for a computer repair
business.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now requesting a rezoning of the site from R-2, Single-family to
PD-C, Planned Development Commercial, to allow the use of the single-family
September 22, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9004-A
2
home for a computer repair business. The applicant currently has a business
located on Rodney Parham Road and has been operating from the Rodney
Parham Road location since 2008. The applicant states they are looking for new
space to allow the business to grow. The applicant stated the property located at
9407 West Markham Street will allow this to occur.
According to the applicant the property is located on a major street which allows
for visibility for the business. The property to the west is zoned for office use.
The applicant states although this unit was constructed as a residence it can still
function as an office. The applicant states their type of business, repairing
computers, mainly software installation, usually does not attract a great number
of cars per day. The applicant states at most 5-customers per day come to the
site. The applicant states there will be no exterior modification to the building
with the exception of placing pavement along the existing driveway to
accommodate additional parking.
B. EXISTING CONDITIONS:
The house is located on the south side of West Markham Street, one (1) property
removed from Donna Drive. This site along with the seven (7) homes to the east
are zoned R-2, Single-family and are currently being used as single-family
homes. The property at the corner of Donna Drive and West Markham Street is
zoned POD. The remaining property in the area is zoned and used as residential
both to the north and south of this site. The non-residential uses and zoning are
located a minimum of two (2) blocks to the east and west of this site.
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200-feet of the site along with the
Pennbrook Clover Hill and the Santa Fe Property Owners Associations were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Provide plan showing future parking layout.
2. The driveways should be striped and signed as one way in and one way out.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this site.
September 22, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9004-A
3
Entergy: Entergy does not object to this proposal. Electrical service is already
provided to the site and the existing structure. Contact Entergy in advance
should service requirements for this location change in the future.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
3. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
4. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
5. Contact Central Arkansas Water regarding the size and location of water
meter.
6. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
7. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
September 22, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9004-A
4
8. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are
used, a reduced pressure zone back flow preventer shall be required.
Fire Department: Full plan review. Change in occupancy. Contact the Little
Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John
Hogue 501.918.3754).
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is served by METRO on Route 5. We have no
objection to the proposed use change.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is subject to full commercial plan review and approval
prior to issuance of a building permit. For information on submittal requirements
and the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.org or
Mark Alderfer at 501.371.4875; malderfer@littlerock.org .
Planning Division: This request is located in Rodney Parham Planning District.
The Land Use Plan shows Residential Low (RL) for this property. The
Residential Low Density (RL) category provides for single family homes at
densities not to exceed six (6) units per acre. Such residential development is
typically characterized by conventional single family homes, but may include
patio or garden homes and cluster homes, provided that the density remain less
than six (6) units per acre. The applicant has applied for a rezoning from R-2
(Single Family District) to PD-C (Planned Development Commercial) to allow
computer repair business within the existing residential structure.
Master Street Plan: To the north of the property is West Markham Street and it is
a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections
to and through an urban area and their primary function is to provide short
distance travel within the urbanized area. Entrances and exits should be limited
to minimize negative effects of traffic and pedestrians on West Markham Street.
This street may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
September 22, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9004-A
5
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (June 8, 2016)
Mr. Stephen Giles was present representing the owner. Staff presented an
overview of the item stating there were additional items necessary to complete
the review process. Staff requested information concerning the days and hours
of operation, the use of the structure and if the owner would live on site. Staff
also questioned the proposed signage plan and the number of employees of the
business.
Public Works comments were addressed. Staff requested the applicant provide
a plan indicating the future parking layout. Staff stated driveways should be
striped and signed as one-way in and one-way out.
Staff noted any new parking areas would require landscaping to meet the
minimum requirements of the Landscape Ordinance.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing the technical
issues raised at the June 8, 2016, Subdivision Committee meeting. The
applicant has provided the days and hours of operation for the business.
The applicant has also provided information concerning the proposed signage
plan, the number of employees and has indicated he will not reside in the home.
The applicant is requesting a rezoning of the site from R-2, Single-family to PD-C
to allow the use of the existing residence as a computer repair business. The
applicant states they are looking for new space to allow the business to grow and
this property will allow this to occur.
The applicant states their type of business, repairing computers, mainly software
installation, usually does not attract a great number of cars per day. The
applicant states at most 5-customers per day come to the site. The applicant
states there will be no exterior modification to the building with the exception of
placing pavement along the existing driveway to accommodate three
(3) additional parking spaces.
September 22, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9004-A
6
The applicant proposes the hours of operation from 8 am to 5 pm Monday
through Friday. There are no employees of the business other than the
applicant. The applicant is proposing to place wall signage on the front façade of
the building to identify the business. A ground sign will also be placed along the
street frontage on West Markham Street. The ground sign is proposed
six (6) feet in height and sixty-four (64) square feet in area. The wall sign will be
limited to 32 square feet in sign area.
The request includes a variance from Sections 30-43 and 31-210. The existing
drives on West Markham Street are proposed to remain. The drives as currently
exist do not comply with the typical driveway spacing criteria for an arterial street
classification. The drives are proposed as the western drive as one-way in and
the eastern drive as one-way out. The plan indicates the placement of
three (3) additional parking spaces along the drive within the front yard area.
The applicant is proposing to extend the asphalt to allow the parking spaces to
be installed.
Staff is not supportive of the request. This area is identified on the City’s Future
Land Use Plan for residential. The applicant indicates this is a prime area to
grow his business. With the exception of the office development located on
Donna Drive this area is primarily single-family homes. The non-residential is
located to the east at the intersection of West Markham and John Barrow Road
and to the west at the Corporate Hill office development. Staff does not feel this
is an appropriate location for a non-residential use. Staff feels this area of West
Markham should be maintained as residential to protect the integrity of the
residential homes within the area. The area to the north of West Markham Street
are single-family homes as is the area to the south abutting the rear of this home.
These homes appear to have maintained their value and usefulness as
single-family homes. Staff feels by ‘chipping away’ at the residential on the south
side of West Markham the remaining homes in the area will become less viable
as residential.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (JUNE 30, 2016)
The applicant was present. There was one registered objector present. The Chair
stated it was the Commission’s practice that when there were eight (8) or few members
present the Commission offered to the applicant the ability to defer their item to a later
hearing date to allow for more Commissioners to be present to hear the request. The
September 22, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9004-A
7
Chair stated it took six (6) positive votes to move an item forward to the Board of
Directors with a recommendation of approval.
Mr. Steve Giles stated the owner was requesting to defer the item to the August 11,
2016, public hearing. There was no further discussion. The Chair entertained a motion
for approval of the deferral request. The motion carried by a vote of 8 ayes, 0 noes and
3 absent.
STAFF UPDATE:
There has been no change to the application request since the previous write-up and
staff update. Staff continues to recommend denial of the request.
PLANNING COMMISSION ACTION: (AUGUST 11, 2016)
The applicant was present. There were registered objectors present. Staff presented
the item stating the applicant had submitted a request dated August 10, 2016,
requesting deferral of this item to the September 22, 2016, public hearing. Staff stated
the deferral request would require a waiver of the Commission’s By-laws with regard to
the late deferral request. There was no further discussion. The chair entertained a
motion for approval of the By-law waiver with regard to the late deferral request. The
motion carried by a vote of 9 ayes, 0 noes and 2 absent. The item was placed on the
consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes
and 2 absent.
STAFF UPDATE:
There has been no change to this application request since the previous public hearing.
Staff continues to recommend denial of the request.
PLANNING COMMISSION ACTION: (SEPTEMBER 22, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated September 22,
2016, requesting withdrawal of this item, without prejudice. Staff stated the withdrawal
request would require a waiver of the Commission’s By-laws with regard to the late
withdrawal requests. The chair entertained a motion for approval of the By-law waiver
with regard to the late withdrawal request. The motion carried by a vote of 10 ayes,
0 noes, 0 absent and 1 open position. There was no further discussion. The item was
September 22, 2016
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9004-A
8
placed on the consent agenda and approved as recommended by staff by a vote of
10 ayes, 0 noes, 0 absent and 1 open position.
September 22, 2016
ITEM NO.: C FILE NO.: Z-9105-A
NAME: Stone Crest Apartments Short-form PD-R
LOCATION: Located at 9700 Baseline Road
DEVELOPER:
Stone Crest Apartments LLC
c/o Stephen Giles
425 West Capitol Avenue, Suite 320
Little Rock, AR 72201
SURVEYOR:
Tommy Bond, PE
Bond Consulting Engineers
2601 TP White Drive
Jacksonville, AR 72076
AREA: 1.25 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 15 – Geyer Springs West CENSUS TRACT: 41.03
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential – Site contains an apartment complex
PROPOSED ZONING: PD-R
PROPOSED USE: Recognize the existing apartment development (62-units) and add
additional property for parking
VARIANCE/WAIVERS: None requested.
BACKGROUND:
On April 19, 2016, the Little Rock Board of Directors denied a request to rezone this site
from R-2, Single-family to PD-R, Planned Development Residential. The apartments
were constructed in 1972 and were located outside the City limits of Little Rock.
Located on the site plan were three (3) buildings containing 64-units and areas of
paving which were very much in disrepair. The parking stalls backed into the street
right of way along Herrick Lane. The applicant indicated they had bought the property
September 22, 2016
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-9105-A
2
from the bank and felt with the purchase the property would be “grandfathered” as a
multi-family development. The site was vacated by the City’s Code Enforcement
Division a number of year ago. According to Entergy records power to the office and
the units were disconnected from September 2012 through February 2013.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to rezone the site from R-2, Single-family to
PD-R, Planned Development Residential, to recognize the former use of the site
as multi-family and add additional property for parking. According to the
applicant following the Board of Directors meeting, the owners considered the
statements of the Board members regarding certain elements of the previous site
plan and layout of the parking spaces. The applicant states they have worked
diligently with their project engineer, to create a site plan that attempts to directly
address the concerns raised by the Board, one of which addresses the parking
and the relationship to the single-family home to the north along Herrick Lane.
The applicant has negotiated to purchase the adjacent house and property on
Herrick Lane to use and has included the area into the project to provide parking
for the development. The off-site parking located across Winston Drive has been
eliminated.
Section 36-153 of the Little Rock Code of Ordinances states a nonconforming
use that has been discontinued or abandoned for a period of six (6) months shall
not be reestablished or resumed. Any subsequent use or occupancy of such land
or structure shall comply with the regulations of the zoning district in which such
land or structure is located. Section 36-152 of the Little Rock Code of
Ordinances states any rezoning of a property occupied by a nonconforming
use shall be accomplished only through a planned development process. If the
planned development is approved but is not developed, the property shall
not revert to its former nonconforming use status or be utilized as a
nonconforming use.
B. EXISTING CONDITIONS:
The property is located on the north side of Baseline Road between Winston
Drive and Herrick Lane. The property contains three (3) buildings previously
used as multi-family and paved parking areas. There are single-family homes
located to the north and west of this site within the Winston Subdivision. The
area to the east is a multi-story office building, the Arkansas State Highway and
Transportation Department. South of the site are four (4) single-family homes.
There are large areas of undeveloped property in this immediate area.
Southwest of the site is a large parcel which was recently approved by the Little
Rock Board of Directors as a PCD, Planned Commercial Development, for an
September 22, 2016
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-9105-A
3
equipment sales business. Baseline Road is a two (2) lane State Highway with
no curb, gutter or sidewalk in place along the property frontage.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with Southwest Little
Rock United for Progress and the Town and Country 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
Herrick Lane and Baseline Road.
2. Baseline Road is classified on the Master Street Plan as a principal arterial.
Dedication of right-of-way to 45 feet from centerline will be required.
3. A 20-foot radial dedication of right-of-way is required at the both sides of the
intersection of Winston Drive and Baseline Road.
4. The old driveway not in use along with the culvert on Baseline Road should
be removed. Contact Dan Ivy, AHTD, District 6 for permitting -
501.569.2171.
5. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
6. Vehicles backing out into the public right-of-way are not permitted.
Driveways exceeding 36 feet also are not permitted. By the use of wheel
stops, landscape areas or fence a one way exit driveway should be
constructed near the north property line on Herrick Lane. The Herrick Lane
driveway should not exceed 15 feet in width. The proposed parking should
be angled on the west side of the existing buildings.
7. The parking stalls on the north side of the existing building are only
7 feet wide.
8. Vehicles backing out into the public right-of-way are not permitted.
Driveways exceeding 36 feet also are not permitted. By the use of wheel
stops or landscape areas, a driveway should be constructed just south of
the existing building at a location to provide efficient and safe vehicle
movements. The driveways should be not exceeding 26 feet. Due to the
limit space to right-of-way, the asphalt pavement on the east side of the
existing building on Winston Drive should be removed and replaced with
sod and landscaping.
September 22, 2016
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-9105-A
4
9. With site development on Lot 1, provide design of street conforming to the
Master Street Plan. Construct curb and gutter on the west side of Winston
Drive.
10. The owner and/or manager of each multi-family residence of 100 or more
dwelling units shall provide recycling and encourage participation by the
tenants, renters, or owners of each unit. Contact Melinda Glasgow
mglasgow@littlerock.org or 501.371.4646 for more information.
11. With future site expansion or construction of new structures, provide design
of street conforming to the Master Street Plan. Construct one-half street
improvement to the boundary streets including 5-foot sidewalks with the
planned development.
12. Obtain a franchise agreement from Public Works, Bennie Nicolo,
bnicolo@littlerock.org or 501.371.4818 for the private improvements
including parking, parking aisles, fence, gates, and barriers located in the
right-of-way.
13. Provide proposed striping plan for the parking lot on the east side of
Winston Drive.
14. The call boxes should be located at least 30 feet from the back of the
street curb.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer available to the site.
Entergy: Entergy does not object to this proposal. A three phase electrical line
runs along the north side of Baseline Road in front of this property and a line also
exists through the property. Extreme caution must be used in the construction
activities in the vicinity of the power lines so that proper clearances are
maintained. Electrical service may need to be reworked as the project continues.
Contact Entergy in advance regarding future service requirements to the
development, desired line extensions, and future facilities locations as this
project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
September 22, 2016
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-9105-A
5
2. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
3. 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.
4. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
5. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
6. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are
used, a reduced pressure zone back flow preventer shall be required.
Fire Department: Full plan review. Change in occupancy. Contact the
Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or
Capt. John Hogue 501.918.3754).
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is currently served by METRO on route 23. As a
property on along the transit route sidewalk infrastructure is import for access to
the route. The plan as shown does not include pedestrian infrastructure. We
recommend the addition of these important amenities.
September 22, 2016
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-9105-A
6
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is subject to full commercial plan review and approval
prior to issuance of a building permit. For information on submittal requirements
and the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.org or
Mark Alderfer at 501.371.4875; malderfer@littlerock.org .
Planning Division: This request is located in Geyer Springs West Planning
District. The Land Use Plan shows Suburban Office (SO) for this property. The
suburban office ategory shall provide for low intensity development of office or
office parks in close c proximity to lower density residential areas to assure
compatibility. A Planned Zoning District is required. The applicant has applied for
a rezoning from R-2, Single-family to PRD (Planned Residential Development)
for reuse of existing buildings and paving for redevelopment of the site for multi-
family.
Master Street Plan: To the south of the property is Baseline Road and it is a
Principal Arterial, to the east of the property is Winston Drive and it is a Local
Street on the Master Street Plan. A Principal Arterial is to serve through traffic
and to connect major traffic generators or activity centers within the urbanized
area. Entrances and exits should be limited to minimize negative effects of traffic
and pedestrians on Baseline Road since it is a Principal Arterial. The primary
function of Local Streets is to provide access to adjacent properties. Local
Streets that are abutted by non-residential zoning/use or more intensive zoning
than duplexes are considered as “Commercial Streets”. A Collector design
standard is used for Commercial Streets. These streets may require dedication of
right-of-way and may require street improvements for entrances and exits to the
site.
Bicycle Plan: A Class II Bike Lanes are shown along Baseline Road. This Bike
Lane provides a portion of the pavement for the sole use of bicycles.
Landscape:
1. Any new site development must comply with the City’s landscape and buffer
ordinance requirements.
2. New parking areas must meet the following requirement. Eight percent (8%)
of the vehicular use area must be designated for green space; this green
space needs to be evenly distributed throughout the parking area(s).
The minimum size of an interior landscape area shall be one hundred fifty
(150) square feet for developments with one hundred fifty (150) or fewer
September 22, 2016
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-9105-A
7
parking spaces. Interior islands must be a minimum of seven and one half
(7 1/2) feet in width. Trees shall be included in the interior landscape areas at
the rate of one (1) tree for every twelve (12) parking spaces.
3. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (July 20, 2016)
The applicant was present Staff presented an overview of the item stating there
were additional items necessary to complete the review process. Staff stated a
few of the parking spaces did not appear to comply with the minimum width per
the zoning ordinance. Mr. Stephen Giles questioned if compact parking spaces
were allowed. Staff stated the ordinance did allow compact spaces on a limited
basis. Staff requested the applicant provide notes on the site plan indicating the
fencing, the screening, the placement of dumpsters and a note indicating the
required screening.
Public Works comments were addressed. Staff stated dedications were required
along the abutting streets to meet the Master Street Plan. Staff stated a radial
dedication of right of way was required at the intersecting locations of Winston
Drive and Herrick Lane with Baseline Road. Staff stated with future site
expansion or construction of new structures street improvements to the abutting
streets would be required.
Landscaping comments were addressed. Staff stated any new paved areas
were required to be landscaped per the minimum requirements of the landscape
ordinance. Staff stated interior islands were to be a minimum of 150 square feet
in area. Staff stated screening was required along the sites northern perimeter.
Staff stated this could be accomplished via dense evergreen plantings or a fence
or wall.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant has provided a revised site plan addressing staff’s concerns
related to the parking layout raised at the July 20, 2016, Subdivision Committee
meeting. The applicant is proposing to rezone the site from R-2, Single-family to
September 22, 2016
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-9105-A
8
PD-R, Planned Development Residential, to recognize the former use of the site
as multi-family and add additional property for parking. The revised plan
indicates the building and parking located along the west side of Winston Drive
and is not proposing any activity on the lot currently owned by the developer on
the east side of Winston Drive. The applicant has secured a home located to the
north of the development which will be relocated within the subdivision and the
vacant lot will be used for parking to serve the multi-family development.
The site was developed as a multi-family apartment development in 1972. The
development was located outside the City limits of Little Rock at the time of
construction. There are currently three (3) buildings located on the site
containing 62 rental units, a leasing office, laundry facility and areas of paving for
parking.
The plan as presented allows for the placement of perimeter fencing around the
site. Along the northern and western perimeters a six (6) foot wood fence will be
installed. Along the street sides a decorative fence (wrought iron style) will be
put in place also six (6) feet in height.
Presently the parking stalls along Herrick Lane and on Winston Drive back into
the street right of way. With the placement of the fencing the backing of cars into
the street will be eliminated. Portions of the fencing will require franchising with
the City of Little Rock due to the fence being located within the public right of
way.
The applicant has not provided the proposed signage plan. Staff recommends
ground signage be as allowed in the multi-family zones within the Zoning
Ordinance. This would allow one (1) freestanding sign per premises not to
exceed six (6) feet in height and twenty-four (24) square feet in area. Building
signage is to be limited to a maximum of ten (10) percent of the façade area
abutting public streets.
The applicant has not provided on the site plan the location of the proposed
dumpster facilities. The dumpster will most likely be placed near the laundry
building which is located with street view from both Winston Circle and Baseline
Road. Staff recommends the dumpster facilities be screened with a masonry
screen and the placement of a metal gate on the front side to limit the visual
impact of the dumpster on the abutting streets. Staff recommends the dumpster
hours of service be limited to daylight hours or from 7 am to 6 pm, Monday
through Friday.
The applicant has provided a site plan which includes the placement of
76 parking spaces on the site. There are two (2) areas proposed with new
paving. The remaining parking will be located on existing paved areas. Parking
September 22, 2016
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-9105-A
9
for a multi-family development is typically based on one and one-half parking
spaces per unit. Based on the typical minimum standards a total of 93 parking
spaces would typically be required. The applicant has indicated they feel a
number of the units will be one (1) car families.
The applicant has indicated within the newly paved areas landscaping will be
placed with a minimum width of 9-feet. These two (2) new paved areas are
located along the northern perimeter of the site, one (1) adjacent to Winston
Drive and one (1) adjacent to Herrick Lane. Within the area along the northern
perimeter there is an existing paved area which has historically been used as
parking and will be planted with trees and shrubs within an existing 7-foot
landscape strip. The plan includes the placement of a nine (9) foot street buffer
and landscape strip along Winston Drive in the area proposed with new paving.
The plan does not include the placement of a street buffer or landscape strip
along Herrick Lane adjacent to the new parking lot. A minimum landscape strip
of nine (9) feet is required. An area of asphalt adjacent to the existing building
located on Winston Drive will be removed and landscaped to provide building
landscaping and street buffering. There are portions of the site, along Baseline
Road, which will require a franchise agreement to allow the placement of
landscaping within the right of way. The applicant is also proposing the
placement of fencing within the right of way in this area which will also require a
franchise agreement with the City.
Staff is continuing to review the proposed plan with regard to landscaping,
driveway placement and the proposed parking plan. Staff will provide their
recommendation at the August 11, 2016, public hearing.
I. STAFF RECOMMENDATION:
Staff recommendation forthcoming.
PLANNING COMMISSION ACTION: (AUGUST 11, 2016)
The applicant was present. There were registered objectors present. Staff presented
the item stating the applicant had submitted a request dated August 9, 2016, requesting
deferral of this item to the September 22, 2016, public hearing. Staff stated the deferral
request would require a waiver of the Commission’s By-laws with regard to the late
deferral request. There was no further discussion. The chair entertained a motion for
approval of the By-law waiver with regard to the late deferral request. The motion
carried by a vote of 9 ayes, 0 noes and 2 absent. The item was placed on the consent
agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes and
2 absent.
September 22, 2016
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-9105-A
10
STAFF UPDATE:
The applicant submitted a revised site plan to staff which provides additional
parking along the east side of Winston Drive. The plan indicates the placement of
eleven (11) parking spaces with a single drive from Winston Drive. The site plan
includes the placement of a 5-foot landscape strip along Baseline Road and a 30-foot
landscape strip along the northern perimeter, where adjacent to the single-family home.
The Landscape Ordinance would typically require a minimum landscape strip (street
buffer) along Baseline Road of nine (9) feet.
The site plan includes 76 parking spaces on the main complex site on the west side of
Winston Drive. Within this area there are two (2) new areas proposed with additional
paving to provide parking. The remaining parking is located on existing paved areas
which will be restriped.
Parking for a multi-family development is typically based on one and one-half
(1 ½) parking spaces per unit. Based on the typical minimum standards a total of
93 parking spaces would typically be required to serve this development. With the
two (2) areas of parking combined there are 87 parking spaces provided. (The site plan
inaccurately indicates there are a total of 95 parking spaces.)
Staff is not supportive of the applicant’s request. Based on the future use of the site as
multi-family, the inability to provide the proper parking to accommodate the use, and the
inability to gain additional parking for the development without residents and guest of
the development over spilling onto the residential streets of the adjacent subdivision,
staff feels there is a potential there will be an adverse impact on the adjacent
neighborhood.
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (SEPTEMBER 22, 2016)
The applicant was present. There were registered objectors present. Staff presented
the item stating the applicant had submitted a request dated September 16, 2016,
requesting deferral of this item to the November 3, 2016, public hearing. Staff stated
they were supportive of the deferral request. There was no further discussion. The item
was placed on the consent agenda and approved as recommended by staff by a vote of
10 ayes, 0 noes, 0 absent and 1 open position.
September 22, 2016
ITEM NO.: D FILE NO.: Z-5801-A
NAME: Hall Revised Short-form PCD
LOCATION: Located at 13311 Lawson Road
DEVELOPER:
Russell Hall
74 Golden Eagle Drive
Paron, AR 72122
SURVEYOR:
Rasburry Surveying
308 West South Street
Benton, AR 72015
AREA: 1.80 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 17 – Crystal Valley CENSUS TRACT: 42.21
CURRENT ZONING: PCD
ALLOWED USES: Medical Electronics Inc. and Champion Builders
PROPOSED ZONING: Revised PCD
PROPOSED USE: Contractors storage
VARIANCE/WAIVERS: None requested.
BACKGROUND:
Ordinance No. 16,640 adopted by the Little Rock Board of Directors on April 19, 1994,
rezoned the site from R-2, Single-family to PCD for Medical Electronics, Inc. The
approval allowed the use of the site by Medical Electronics, Inc. and Champion
Builders. The approval allowed the expansion of an existing non-conforming use.
Medical Electronics, Inc. leased space to Hospital Equipment Engineering Services and
to Champion Builders, Inc. The approval allowed each to continue to occupy the site
and allow the construction of a second building on the site. According to the approval
Champion Builders did not maintain a material yard on the site. It was also noted only
September 22, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-5801-A
2
on occasion was a construction trailer parked on the site pending relocation to a
construction site.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a revision to the previously approved PCD, Planned
Commercial Development, to allow the use of the site as has existed for
20+ years, a construction company. The applicant purchased the property
three (3) years ago with a tenant in place that had operated from this site for
20+ years. The applicant recently leased the property to a different tenant and
was told the property was zoned for office use only.
The construction company vacated the property last month and the owner leased
the property to a lawn care company. The lawn care company is using a portion
of the site for storage of lawn mowers, trucks and trailers within a large graveled
lot on the rear portion of the site. The owner states the buildings are situated in a
manner that allows the trucks to park next to the building which allows little
visibility from Lawson Road.
B. EXISTING CONDITIONS:
Located on the site are a number of buildings, graveled and paved parking areas.
The site was previously approved for office uses with little outdoor activities. The
site is currently leased to a landscape business for overnight parking of vehicles
and trailers. The business also uses the buildings for storage of mowers and
other equipment used by the lawn care service. Lawson Road is a two (2) lane
County road with open ditches for drainage. There are no sidewalks in place
within this area of Lawson Road.
Although there are a number of non-conforming non-residential businesses
located along Lawson Road in the general area of this site. For the most part the
area is primarily residential with homes located on acreage. There is however a
smaller lot subdivision located to the east of this site also on the south side of
Lawson Road.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200 feet of the site were notified of the public
hearing . There is not an active City of Little Rock neighborhood association
located in this area.
September 22, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-5801-A
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Lawson Road is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45 feet from centerline will be required.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Outside the service boundary. No comment.
Entergy: Entergy does not object to this proposal. A three phase power line
exists along the north side of Lawson Road and on the west side of the property.
There do not appear to be any conflicts with existing Entergy facilities. Contact
Entergy in advance regarding future service requirements to the development
and future facilities locations as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required.
If additional fire hydrant(s) are required, they will be installed at the
Developer’s expense.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
4. Contact Central Arkansas Water regarding the size and location of water
meter.
5. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
September 22, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-5801-A
4
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
6. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
7. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are
used, a reduced pressure zone back flow preventer shall be required.
Fire Department:
1. Need to maintain access.
2. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet,
exclusive of shoulders.
3. Gates. Maintain fire apparatus access road gates as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus
access road gates. Gates securing the fire apparatus access roads shall
comply with all of the following criteria:
a. Minimum gate width shall be 20 feet.
b. Gates shall be of swinging or sliding type.
c. Construction of gates shall be of material that allow manual
operation by one person.
d. Gate components shall be maintained in an operable condition at
all times and replaces or repaired when defective.
e. Electric gates shall be equipped with a means of opening the gate
by fire department personnel for emergency access. Emergency
opening devices shall be approved by the fire code official.
f. Manual opening gates shall not be locked with a padlock or chain
and padlock unless they are capable of being opened by means of
forcible entry tools or when a key box containing the keys to the
lock is installed at the gate location.
September 22, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-5801-A
5
g. Locking device specifications shall be submitted for approval by the
fire code official.
h. Electric gate operators, where provided, shall be listed in
accordance with UL 325.
i. Gates, intended for automatic operation shall be designed,
constructed and installed to comply with requirements of ASTM F
2200.
4. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table
C105.1.
Parks and Recreation: No comment received.
County Planning:
1. Show source of title.
2. Provide state plane coordinates for two points. Show distance to second
section or quarter section corner. Show graphic scale on site plan.
3. Provide approval letter from Arkansas Department of Health if expansion
contains restrooms.
4. Provide approval letter from local volunteer fire department.
5. Pay $33.00 review fee.
6. Show FEMA Flood panel number on site plan. Contact Pulaski County Public
Works (501.340.6800) to determine if any flood development is required.
7. Dedicate additional right of way by quit claim deed to Pulaski County for
Lawson Road. Label and dimension existing and proposed right of way for
Lawson Road.
8. Remove preliminary plat certificates and certificate of recording.
9. Submit any half street improvements required by the City of Little Rock to
Pulaski County Public Works for review and approval prior to construction.
Include all necessary plans and specifications.
Rock Region Metro: Location is not currently served by METRO. No comments.
September 22, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-5801-A
6
F. ISSUES/TECHNICAL/DESIGN:
Building Code: No comment.
Planning Division: This request is located in the Crystal Valley Planning District.
The Land Use Plan shows Residential Low Density (RL). The Residential Low
Density category provides for single family homes at densities not to exceed
six (6) units per acre. Such residential development is typically characterized by
conventional single family homes, but may include patio or garden homes and
cluster homes, provided that the density remain less than six (6) units per acre.
The applicant has applied for a revision of a PCD (Planned Commercial District)
to allow the new owner to use the site as a contractor’s storage yard as
previously approved.
Master Street Plan: The north side of the property is Lawson Road and it is
shown as Minor Arterial on the Master Street Plan. A Minor Arterial provides
connections to and through an urban area and their primary function is to provide
short distance travel within the urbanized area. Entrances and exits should be
limited to minimize negative effects of traffic and pedestrians on Lawson Road.
This street may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: A Class II Bike Lane is shown along Lawson Road. Bike Lanes
provide a portion of the pavement for the sole use of bicycles.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. Maintain existing landscape and buffer areas adjacent to surrounding R-2,
Single-family zoned properties.
3. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. SUBDIVISION COMMITTEE COMMENT: (April 27, 2016)
The applicant was present. Staff presented an overview of the item stating there
were few outstanding technical issues associated with the request. Staff stated
the applicant was proposing to reuse the site as had historically been occupied.
Staff stated the applicant had indicated there would be no outdoor storage of
September 22, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-5801-A
7
excess material. Staff stated the outdoor activities would include the placement
of trucks and trailers used by the landscape business.
Public Works comments were addressed. Staff stated right of way dedication to
45-feet from centerline was required with the approval of the rezoning request.
Landscaping comments were noted. Staff stated the applicant was to maintain
existing landscape and buffer areas adjacent to the surrounding residential
property. Staff stated the City Beautiful Commission recommended preserving
as many existing trees as feasible on the site.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion.
The Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised cover letter addressing most of the issues
raised at the April 27, 2016, Subdivision Committee meeting. The applicant has
stated the desire is to be allowed the use of the property for rental to potential
office users, a landscaping company with limited use of outdoor storage for
trucks and trailers but no materials and/or as a contractor’s yard with limited
storage of outdoor equipment but no materials. Any outdoor activity will occur on
the rear portion of the lot which is currently fenced. The applicant states there
may be multiple tenants of the site within the existing buildings.
The applicant is requesting to be allowed the use of the rear portion of the lot for
vehicle storage to any future tenant that would have the need to store company
vehicles and lease office space. The applicant states the area would not be used
to store junk or non-running vehicles and he would require the lot to be kept
clean and maintained as well as the vehicles to be parked neatly at all times.
The applicant states the typical hours of operation are Monday through Friday
from 8 am to 6 pm. There is no new construction proposed with the current
request.
The applicant states there has been a six (6) yard dumpster located on the site
for over ten (10) years. The applicant is requesting the dumpster remain in the
current location. The dumpster is placed beyond the office buildings and next to
the storage yard gate. Staff recommends the dumpster service hours be limited
to daylight hours or from 7 am to 6 pm Monday through Friday.
September 22, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-5801-A
8
The applicant states the previous tenant stored unused building materials and
large equipment outside of the buildings. The applicant states the new users will
not store any unused materials, building materials or landscaping materials,
outside the building. According to the applicant Champion Builders removed all
the outdoor materials as they vacated the site.
The request does not include the placement of a sign along Lawson Road.
According to the applicant the former tenant removed a 4’ x 8’ sign but the poles
and supports for the sign are still in place. The request includes the allowance of
a sign with a similar size in the future should a future tenant desire signage. The
sign would be placed about 20 feet from the pavement edge.
This site has historically be used as a nonresidential use. It appears the site was
developed in 1978 as an office and contractors storage yard. The previous
approval allowed limited outdoor storage of equipment and job site trailers. The
current request is to allow the outdoor placement of trailers associated with the
lawn care business and the potential future use of the site with storage of
vehicles associated with an office user. The applicant is not proposing to expand
the site area nor allow the construction of any additional buildings on the site.
The applicant is seeking approval to continue to use the site as was previously
approved and currently exist.
There have been concerns raised by the residents in the area concerning
burning of trash and debris by the landscape business and starting of equipment
in the early am hours. Staff does not feel the burning is appropriate and
recommends there be no burning of waste and debris from the landscape
business at this site. The landscape company shall not be allowed to bring
refuse from job sites to this site for storage or disposal. The applicant has stated
the hours of operation are from 8 am to 6 pm daily. Staff recommends there be
no outdoor activity at the site such as starting of mowers and lawn equipment
before 8 am. Staff feels with the imposed conditions the business can continue to
operate and not cause vast intrusion into the area neighborhoods.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report and the following additional conditions:
1. There shall be no burning of waste and debris from the landscape business
and/or any future user of this site.
2. There shall be no refuse from job sites brought to this site for storage or
disposal.
September 22, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-5801-A
9
3. There shall be no outdoor activity at the site such as starting of mowers and
lawn equipment and any other equipment in the future which may need
testing before 8 am.
4. If the site is used by a construction company there is to be no outdoor storage
of materials at this site.
5. All parking of vehicles, trailers and/or equipment is to be located behind the
existing chain link fence and parked in areas which limits visibility from
Lawson Road.
PLANNING COMMISSION ACTION: (MAY 19, 2016)
The applicant was present. There were two (2) registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report and the following additional conditions:
1. There shall be no burning of waste and debris from the landscape business and/or
any future user of this site.
2. There shall be no refuse from job sites brought to this site for storage or disposal.
3. There shall be no outdoor activity at the site such as starting of mowers and lawn
equipment and any other equipment in the future which may need testing
before 8 am.
4. If the site is used by a construction company there is to be no outdoor storage of
materials at this site.
5. All parking of vehicles, trailers and/or equipment is to be located behind the existing
chain link fence and parked in areas which limits visibility from Lawson Road.
Mr. Russell Hall addressed the Commission on the merits of the request. He stated he
was unaware of the opposition to his request. He stated he purchased the property
three (3) years ago as an investment. He stated he moved his landscape business to
the site at the time he purchased the property. He stated at the time he purchased the
property there was a tenant, Champion Builders, located on the site. He stated they
had vacated the site in January. He stated upon them vacating the site they removed
all the trucks, trailers and excess building materials which had been stored on the site.
He stated once they vacated the building he put up a sign indicating the property for
lease and a tenant, a roofing company, moved in a few months later. He stated recently
his company had applied to the City for a business license and was told the property
was not properly zoned for his use. He stated he immediately requested the rezoning to
allow his company to operate from this location.
September 22, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-5801-A
10
Mr. Mickey McGill addressed the Commission in opposition. He stated the applicant
was in violation of his zoning and continued to operate from the site. He stated the
previous property owner was in violation and this owner was continuing the violation.
He stated the owner should have verified the zoning before buying the property. He
stated the applicant was requesting to lease space to multiple tenants which would
generate traffic into the neighborhood. He stated businesses at this location would
reduce the quality of life for the area residents. He stated the landscape company had
a number of trucks and trailers. He stated the owner had leased space to a roofing
company which would also have a number of trucks and trailers. He stated the
neighborhood was concerned with the amount of traffic that would be generated from
multiple businesses located at this site. Mr. McGill stated the Commission had received
a number of petitions and e-mails opposed to the request. He stated the neighborhood
was in support of quiet office uses for the site but not a commercial business or multiple
commercial businesses. He stated just because the owner bought the property and did
not know it was not properly zoned was not justification for approving the rezoning
request.
Mr. Barry Beck addressed the Commission in opposition of the request. He stated his
home was located near the site. He stated the property was zoned for quiet business
not a commercial lawn care business. He stated he was representing the 200 homes
located in the area who did not want a commercial business located in their
neighborhood. He stated trucks and trailers did not blend well with the neighborhood.
He provided the Commission with photos which indicated debris on the site and piles of
rock. He stated the lawn care business could not abide by the City’s rules for no
operating or testing of equipment before 8:00 am. He stated the applicant had been
burning debris on the site. He stated many of the neighbors were unhappy with the
smell of the burning debris. He stated the site should be maintained as a quiet office
and not be allowed to operate a noisy business from this site.
Mr. Hall stated he bought the property and admitted he did not do his due diligence
when purchasing the property. He stated he felt the property was a good investment
and was a place he could operate his landscape company. He stated he had been at
this location for over two (2) years when he decided to move his business license from
Paron, Arkansas to this location. He stated it was then he was told he could not operate
his lawn care business from this location. He stated he had three (3) vehicles and three
(3) trailers. He stated his equipment was left on the trailers overnight with the exception
of when it was expected to rain and the mowers on the open trailer were put inside. He
stated his company had five (5) employees. He stated the employees drove their
personal vehicles to the site in the morning, transferred into a company vehicle and the
left the site for work. He stated in the afternoon the employees would bring back the
company truck and get their personal vehicles and leave the site. He stated the burning
that had taken place was clearing of overgrowth on the site. He stated his company did
not bring back to the site any material for the lawn care service activities. He stated the
roofing company did not have any business equipment, trucks or trailers. He stated the
September 22, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-5801-A
11
company worked as the primary contractor and subcontracted all roofing jobs to other
companies. He stated the previous owner was allowed outdoor storage of trucks and
trailers. He stated he was agreeable with staff to placing all the activities behind the
fence and in an area which had limited visibility from the street. He stated once again
he was not aware the zoning was not appropriate for his use. He stated he was
informed his use was not allowed when he applied to the City for a business license.
The Chair informed the applicant there were eight (8) Commissioner’s present. The
Chair stated it was the Commission’s practice that when there were eight (8) or few
members present the Commission offered to the applicant the ability to defer their item
to a later hearing date to allow for more Commissioners to be present to hear the
request. The Chair stated it took six (6) positive votes to move an item forward to the
Board of Directors with a recommendation of approval.
Mr. Hall stated he would like to defer the item to the June 30, 2016, public hearing.
There was no further discussion. The Chair entertained a motion for approval of the
deferral request. The motion carried by a vote of 8 ayes, 0 noes and 3 absent.
STAFF UPDATE:
There has been no change to this request from the May 19, 2016 public hearing. Staff
continues to recommend approval of the request subject to the conditions as
noted above.
PLANNING COMMISSION ACTION: (JUNE 30, 2016)
Mr. Russell Hall was present representing the request. There was a registered objector
present. Staff presented the item with a recommendation of approval. Staff stated the
item was deferred from the Commission’s May 19, 2016, public hearing due to the
number of Commissioners present. Staff stated there were no changes to the item from
the previous presentation. Staff presented the recommendation for the item once again
for the record.
Mr. Russell Hall addressed the Commission on the merits of his request. He stated he
had purchased the property two had one-half (2 ½) years ago. He stated his landscape
business had been operating from the site since that time. He stated he had spoken
with Mr. Barry Beck, one of the person in opposition of the request from the previous
hearing, after the meeting and Mr. Beck was unaware he had occupied the site for that
length of time. He stated six (6) months ago he had placed a “for lease” sign on the site
and Mr. Beck had thought this was when he had moved on-site. He stated at that time
he began cleaning the lot to allow the site to be more marketable.
September 22, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-5801-A
12
Mr. Russell stated the equipment was not tested in the morning before leaving the site.
He stated if the equipment was working at the end of the previous day then it was
assumed the equipment would be in working order. He stated the only time equipment
was moved around was if there was a chance of rain then equipment was unloaded and
placed inside the building.
Mr. Russell stated the previous owner had 18 wheeler trailers located on the site.
He stated his company had trucks and lawn trailers. He stated the staff write-up
indicated the site was historically used for storage of outdoor equipment. He requested
the Commission approve the request to allow the use of the site with outdoor activities
which was the previous use of the site.
Mr. Thomas McDonald addressed the Commission in support of the request. He stated
his sales office was located at this site. He stated his company did not have equipment
and did not store materials on site. He stated his use was strictly an office use.
Mr. James Thomas addressed the Commission in support of the request. He stated he
was a member of the church next door and felt the church members were misled when
given the use of the property. He stated the site was maintained and there was little
noise generated from the site. He stated the landscape company was a good neighbor.
Mr. Mickey McGill addressed the Commission in opposition of the request. He stated
the Commission should not think about the business owner but for the neighborhood
and the area residents as a whole. He stated the site should be used as lease space
for office users who did not need outdoor storage of trailers and equipment. He stated
the former owner was in violation and the current owner was continuing the violation.
He stated the smells from the burning last summer was more than just burning of limbs
and brush. He stated the landscape company had more trucks and trailers than the
owner had indicated. He stated the company had six (6) trucks and four (4) trailers.
He stated there was a great deal of noise generated from the site. He stated traffic was
also a concern. He stated the location of the commercial business in a residential area
would decrease property values. He stated real estate agents would not show homes,
future homebuyers would not look at homes across the street from a commercial
business and appraiser would lower appraised value of the homes located across from
a commercial business. He stated including the church signatures there were
63 person from the area opposed to allowing the business to locate at this site.
Mr. Russell addressed the Commission to clarify some of the comments. He stated he
relied on his real estate agent to ensure his use of the property was allowable.
He stated the business operated six (6) trucks, two (2) of which were managers trucks
and were driven home on a daily basis. He stated when he purchased the property the
thought was the property was an investment. He stated with the number of commercial
businesses in the area and the commercial use of the property he felt the commercial
activity would continue to grow westward. He stated there were few homes fronting
September 22, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-5801-A
13
Lawson Road. He stated the real estate signs that went up on property for sale in the
area stated “great commercial potential”. He requested the Commission approve the
request to allow the continued use of the property as it had historically been used.
There was little discussion by the Commission concerning the request. The Chair
entertained a motion for approval of the request as recommended by staff including all
staff recommendations and comments. The motion carried by a vote of 8 ayes, 0 noes
and 3 absent
STAFF UPDATE:
This item was on the Board of Directors agenda for approval on August 2, 2016, but is
being returned to the Commission to allow a revision to the proposed site plan and to
limit the future users of the site. The applicant, Mr. Russell Hall, has entered into an
agreement with the two (2) nearby property owners which objected to the proposal at
the Commission’s June 30, 2016, public hearing.
The signed agreement will become a part of the zoning case file. Excerpts from the
agreement are as follows:
• If the site is used by a construction company, there is to be no outdoor storage of
materials or equipment at the site.
• The parties agree that the only yard service business (The Grounds Guys
Landscape Maintenance Company or Russell Hall) that is currently renting space
from Mr. Hall, can use the storage area behind the fenced area along the
southern perimeter of the site for its lawn care related trucks and trailers.
Mr. Hall will be allowed to store his personal items in the storage area, limited to
items that are not used for business purposes. Included in the agreement would
be the condition that all equipment stored behind the fence, must be owned
solely by the Grounds Guys for lawn care purposes, or Mr. Hall for personal use.
Furthermore, no equipment weighing more than 8,000 pounds can be stored on
the property.
• Mr. Hall agrees that all current and future tenants (except the Grounds Guys) will
meet the definition of “quiet business”, with no equipment allowed to be stored
outside of the office building at any time or anywhere on the premise.
o Both parties agree that the definition of “quiet business” is a business that
only uses the buildings for office purposes, and has no outside need for
storage of equipment, vehicles, supplies or related materials used in
conjunction with the operations of the business.
September 22, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-5801-A
14
• That in the future, when the Grounds Guys vacate the premises, that all future
tenants will meet the definition of “quiet business’, and the PCD will revert to its
original status as “quiet business” only, and will only allow the premise to be used
for “quiet business” purposes, with single story buildings, no restrictions to the
square footage, with no outside storage allowed on the site.
The applicant has indicated he does not anticipate any new construction at this time but
is requesting the allowance of additional building square footage in the future should the
landscape company vacate the site. The applicant is requesting to erect a new building
at the time it is needed. The plan indicates an addition to the existing 25-foot by 50-foot
office building. According to the applicant the additional spaces will be added in phases
on an as needed basis. The maximum building area proposed with the addition is
60-feet by 70-feet and the existing storage building will be reskinned to match the
exterior of the new construction to give the appearance of a single structure.
The applicant is seeking approval to allow the use of the rear portion of the site for
parking of his personal property in the rear of the site. Mr. Hall has indicated the
personal property may include boats, recreational vehicles, campers, motorcycles
and/or hauling trailers for the personal property. All personal vehicles will be placed
within the storage building or be placed behind the building and screened from view of
Lawson Road.
Staff continues to support the applicant’s request. Staff does not feel the revisions to
the PCD, Planned Commercial Development, as proposed by the applicant will
significantly alter the plan as previously proposed and supported. There are no other
modifications from the previously reviewed and approved overall development plan.
With this agreement the potential future uses of the site have been clarified.
Staff recommends approval of the request subject to compliance with the comments
and conditions as outlined in paragraphs D, E and F of the agenda staff report and
compliance with the signed agreement between Mr. Barry Beck, Mr. Mickey McGill and
Mr. Russell Hall dated August 2, 2016.
PLANNING COMMISSION ACTION: (SEPTEMBER 22, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
September 22, 2016
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-5801-A
15
the agenda staff report and compliance with the signed agreement between Mr. Barry
Beck, Mr. Mickey McGill and Mr. Russell Hall dated August 2, 2016. There was no
further discussion. The item was placed on the consent agenda and approved as
recommended by staff by a vote of 10 ayes, 0 noes, 0 absent and 1 open position.
September 22, 2016
ITEM NO.: E FILE NO.: Z-5991-E
NAME: Tract I the Villages of Wellington Short-form PCD
LOCATION: Located at 600 Wellington Hills Road
DEVELOPER:
Longview, LLC
400 West Capitol Avenue, Suite 2000
Little Rock, AR 72201
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 1.47 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.13
CURRENT ZONING: C-1, Neighborhood Commercial
ALLOWED USES: Commercial
PROPOSED ZONING: PCD
PROPOSED USE: Add assisted living as an allowable use
VARIANCE/WAIVERS: None requested.
The applicant is continuing to work to resolve outstanding technical issues related to the
site plan which were raised at the July 20, 2016, Subdivision Committee meeting. Staff
recommends deferral of this item to the September 22, 2016, public hearing.
PLANNING COMMISSION ACTION: (AUGUST 11, 2016)
The applicant was present. There were no registered objectors present. Staff stated
the applicant was continuing to work to resolve outstanding technical issues related to
the site plan which were raised at the July 20, 2016, Subdivision Committee meeting.
September 22, 2016
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-5991-E
2
Staff presented a recommendation of deferral of this item to the September 22, 2016,
public hearing. There was no further discussion. The item was placed on the consent
agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes and
2 absent.
STAFF UPDATE:
The applicant submitted a request dated September 5, 2016, requesting deferral of this
item to the November 3, 2016, public hearing. Staff is supportive of the deferral
request.
PLANNING COMMISSION ACTION: (SEPTEMBER 22, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated
September 5, 2016, requesting deferral of this item to the November 3, 2016, public
hearing. Staff stated they were supportive of the deferral request. There was no further
discussion. The item was placed on the consent agenda and approved as
recommended by staff by a vote of 10 ayes, 0 noes, 0 absent and 1 open position.
September 22, 2016
ITEM NO.: F FILE NO.: S-1064-C
NAME: Lot 16 Chambers Addition Replat
LOCATION: Located at 18 Sheila Lane
DEVELOPER:
Michelle Louise Gurley
61058 Greenbank Road
North Little Rock, AR 72118
SURVEYOR:
Jim Bagwell
Thomas Engineering Co.
3810 Lookout Road
North Little Rock, AR 72116
AREA: 2.5 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 16 – Otter Creek CENSUS TRACT: 41.04
CURRENT ZONING: R-2, Single-family
VARIANCE/WAIVERS: A variance from Section 31-231 to allow the creation of a lot
without public street frontage.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing a replat of an existing platted lot located within the
Chambers Addition, City of Little Rock, Pulaski County, Arkansas. The lot
currently contains 2.5-acres. It appears the plat was filed for record in 1975. The
plat was indicated with three (3) residential streets extending from Meyer Road.
The streets were indicated as private streets on the filed plat. The original plat
included 21 residential lots all containing 5-acres. There have been several
replats within the subdivision splitting the 5-acre lots into two (2) 2.5-acres lots.
This lot was previously split and currently contains 2.5-acres.
The applicant is requesting to split the lot once again to allow for the construction
of a new home on a new lot created from the rear portion of this lot. A variance
from Section 31-231 to allow the creation of a lot without public street frontage is
being requested. The lot is approximately 650-feet deep and has 170-feet of
frontage along Sheila Lane. The applicant is proposing to purchase the rear
September 22, 2016
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: S-1064-C
2
298-feet of the lot. A 20-foot access and utility easement is proposed along the
eastern boundary to allow access to the new lot.
B. EXISTING CONDITIONS:
The area contains single-family homes on large lots, a number of which continue
to contain 5-acres. It appears the subdivision began developing in the late
1970’s. The homes were constructed with large setbacks from the abutting
streets, many appear to be 100-feet plus. Sheila Lane is paved but has a narrow
pavement width. There are no curbs and gutters in place and there is no
sidewalk located along Sheila Lane.
C. NEIGHBORHOOD COMMENTS:
All abutting property owners and Southwest Little Rock United for Progress were
notified of the public hearing .
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No comment.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer available to the site.
Entergy: Entergy does not object to this proposal. A single phase underground
electrical line runs along the north side of Sheila Lane. There do not appear to
be any existing conflicts with Entergy facilities on this property. Contact Entergy
in advance to discuss future service requirements, new facilities locations and
adjustments to existing facilities (if any) as this project proceeds. Contact
Entergy for additional information.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. No objection. All Central Arkansas Water requirements in effect at the time of
request for water service must be met.
September 22, 2016
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: S-1064-C
3
Fire Department:
1. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26-feet,
exclusive of shoulders.
2. Loading. Maintain fire apparatus access road design as per Appendix D of
the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed
shall be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
3. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock
Fire Marshal’s Office (Capt. Tony Rhodes 501,918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table
C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is not currently served by METRO. We have no
comments regarding this subdivision replat.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: The 2012 AR Fire Prevention Code Vol. III for one (1) and
two (2) family dwellings requires foundations meet the following Sections of the
Code. If the foundation cannot be verified by the building official at the time of
the footing inspection the building official may require verification the foundation
meets the required elevation by a licensed engineer.
R403.1.7.3 Foundation elevation. On grade sites, the top of any exterior
foundation shall extend above the elevation of the street gutter at point of
discharge or the inlet of an approved drainage device a minimum of 12-inches
(305 mm) plus two (2) percent.
September 22, 2016
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: S-1064-C
4
R403.1.7.4 Alternate setback and clearances. Alternate setbacks and
clearances are permitted, subject to the approval of the building official . The
building official is permitted to require an investigation and recommendation of a
qualified engineer to demonstrate that the intent of this Section has been
satisfied. Such an investigation shall include consideration of materials, height of
slope, slope gradient, load intensity and erosion characteristics of slope material.
Please address any questions to the building inspectors at 501.371.4833 or
501.371.4834.
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (July 20, 2016)
The applicant was present. Staff presented an overview of the item stating there
were additional items necessary to complete the review process. Staff stated the
document submitted was a survey of the rear portion of the lot. Staff stated the
surveyor was to complete a survey of the entire property proposed for the replat
and submit this to staff. Staff stated the replat should include the proper
certifications per the subdivision ordinance. Staff stated the plat should also
include any recorded easements.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised plat to staff addressing the comments raised at
the July 20, 2016, Subdivision Committee meeting. The request is to replat the
existing parcel into two (2) residential lots. The existing parcel contains
2.5-acres. The lot split is proposed to allow the construction of a new home on
the newly created rear lot, which is being created as a lot without public street
frontage. To allow the creation of the lot without public street frontage requires
approval of a variance from Section 31-231.
The existing lot is approximately 650-feet deep and has 170-feet of frontage
along Sheila Lane; a private street. The proposal is to allow the existing lot to be
split and allow the creation of the second lot. The newly created lot will be
served by a 20-foot access easement located along the eastern boundary to
September 22, 2016
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: S-1064-C
5
allow access to the new lot. Along the western boundary is an existing 20-foot
platted utility easement.
Staff is supportive of the applicant’s request. Although the plat is being created
as a lot without public street frontage, which requires approval of a variance by
the Planning Commission, staff feels the access as proposed is adequate to
serve the newly created lot. To staff’s knowledge there are no remaining
outstanding technical issues associated with the request. Staff feels the lot split
as proposed is appropriate.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the variance request from Section 31-231 to allow
the creation of the lot without public street frontage.
PLANNING COMMISSION ACTION: (AUGUST 11, 2016)
The applicant was not present. There were registered objectors present. Staff
presented the item stating the applicant had failed to provide proof of proper notice to
the abutting property owners as required by the Commission’s By-laws. Staff presented
a recommendation of deferral of this item to the September 22, 2016, public hearing.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by staff by a vote of 9 ayes, 0 noes and 2 absent.
STAFF UPDATE:
The applicant submitted a copy of the Bill of Assurance for the Chambers Subdivision
which was recorded on May 22, 1975. The Bill of Assurance has a provision which
states Lots 1 through 10 and Lots 12 through 14 may not be resubdivided. Lot 11 and
Lot 15 through 21 may not be resubdivided into, nor shall any dwelling be erected or
placed on, any lot or building site having an area less than 70,000 square feet.
The Bill of Assurance states the covenants and restrictions are to run with the land and
shall be binding upon all parties and all persons claiming under them until January 1,
2001, at which time said covenants and restrictions shall terminate unless a majority in
area of then owners of the lots in said addition agree in writhing to extend said
covenants and restrictions, either in whole or in part. It does not appear the covenants
have been extended.
September 22, 2016
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: S-1064-C
6
Staff continues to recommend approval of the requested replat and the associated
variance request subject to the previously indicated conditions.
PLANNING COMMISSION ACTION: (SEPTEMBER 22, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff presented a recommendation of approval of the variance
request from Section 31-231 to allow the creation of the lot without public street
frontage. There was no further discussion. The item was placed on the consent agenda
and approved as recommended by staff by a vote of 10 ayes, 0 noes, 0 absent and
1 open position.
September 22, 2016
ITEM NO.: G FILE NO.: S-1776
NAME: Mountain Valley Preliminary Plat
LOCATION: Located at 25616 Highway 10
DEVELOPER:
RET Development LLC
P.O. Box 242116
Little Rock, AR 72223
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 37.6 acres NUMBER OF LOTS: 111 FT. NEW STREET: 3,930 LF
WARD: N/A PLANNING DISTRICT: 29 - Barrett CENSUS TRACT: 42.01
CURRENT ZONING: R-2, Single-family
VARIANCE/WAIVERS: A request to allow the option of the development of an
internalized pedestrian circulation system (Section 31-175(2)) in-lieu of sidewalks.
BACKGROUND:
The property was previously used as a golf driving range. In 2007, the property was
rezoned from R-2, Single-family to PCD to allow a six (6) lot development with a mixture
of office and commercial uses. In 2015, a PD-R request for a single family residential
development and a CUP for a wastewater treatment plant were filed but were withdrawn
prior to Planning Commission hearing.
A Conditional Use Permit request for a wastewater treatment system was considered by
the Commission on July 14, 2016. The Commission denied this request.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting preliminary plat approval for a property located at the
northwest corner of Arkansas State Highway No. 10 and Pleasant Grove Road.
The main entrance for the subdivision will be off Highway 10 with circulation and
emergency access provided off Pleasant Grove Road. The developer is
proposing 111 lots on 37.6-acres. The lots are 60-feet in width and 117-feet in
September 22, 2016
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: S-1776
2
depth with a minimum lot size of 7,000 square feet. Amenities include walking
trails around the perimeter of the property leading to a common area along the
creek. The common area may include a fishing pond, play field, basketball court
and possibly a pavilion for the residents. Central Arkansas Water facilities are
available to the site. A Conditional Use Permit application is under consideration
that would allow the installation of a package sewer treatment plant to provide
sanitary sewer to the proposed development. The plant has been approved by
the Arkansas Department of Health. The Arkansas Department of Environmental
Quality has provided the discharge limits and review the plant. AEDQ is awaiting
the CUP approval in order to release the construction permit. The Commission
denied this request at their July 14, 2016 hearing.
The developer is proposing the use of an internalized pedestrian circulation
system in-lieu of sidewalks. Section 31-175 of the Little Rock Code of
Ordinances outlines the minimum design requirements for sidewalks. The
ordinances states internalized pedestrian circulation systems in the form of
paved pathways may be substituted for sidewalks along collector and residential
streets upon approval by the Planning Commission.
B. EXISTING CONDITIONS:
The overall area around the site is rural in nature; comprised primarily of tracts
of undeveloped land and single family residences on larger tracts of
R-2, Single-family and AF, Agricultural and Forestry zoned property. The
property contains 36-acres. A large portion of the property is cleared of trees but
areas located along the creek are still tree covered.
C. NEIGHBORHOOD COMMENTS:
All abutting property owners were notified of the public hearing along with the
Nowlin Creek Neighborhood Association.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Highway 10 is classified on the Master Street Plan as a principal arterial.
Dedication of right-of-way to 55 feet from centerline will be required.
2. Pleasant Grove Road is classified on the Master Street Plan as a residential
street. A dedication of right-of-way 34 feet from centerline will be required
for a local residential street with open drainage.
3. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Highway 10
September 22, 2016
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: S-1776
3
including 5-foot sidewalks with the planned development. AHTD has denied
improvements to Highway 10. A payment in-lieu of construction cannot be
requested due to the property is outside the City limits.
4. With site development, provide design of the street conforming to the
Master Street Plan. Construct one-half street improvement to Pleasant
Grove Road. Pleasant Grove Road should be constructed to a local
residential street with open drainage as found in the MSP with 12 foot lanes,
6-foot paved shoulder and open ditch.
5. The pedestrian trail system seems to promote pedestrians to walk in the
streets to access the trails with very little connection or access points with
fences constructed in rear yards.
6. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
Maintenance of the detention pond and all private drainage improvements is
the responsibility of the developer and/or property owner association as
defined in the bill of assurance.
7. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
8. The property shows to be within the floodplain. Contact Pulaski County
Planning pertaining to floodplain requirements.
9. Where is the proposed access for the treatment facility?
10. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the intersection(s) comply with 2004 AASHTO Green Book
standards.
11. Since the street is proposed to be 24 feet in width, show on the plan the
area of street where parking will be restricted to one side.
12. Access to detention ponds must be provided to the public right-of-way
and/or access easement for future maintenance by the developer and/or
local property owners’ association.
13. 100-year overflow swales must be constructed and placed within public
drainage easements.
14. All public drainage easements must be unobstructed and access provided
to the public right-of-way by constructed infrastructure and/or documented
on the final plat.
15. Provide the phasing plan. Are street improvements to Pleasant Grove Road
planned to be constructed with Phase 1?
September 22, 2016
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: S-1776
4
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Outside the service boundary. No comment.
Entergy: Entergy does not object to this proposal. A three phase power line
exists along the north side of Highway 10 on the south side of the property.
There do not appear to be any conflicts with existing Entergy facilities. Contact
Entergy in advance regarding future service requirements to the development
and future facilities locations as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. A water main extension will be needed to provide water service to this
property.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
4. 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.
5. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
6. Additional fire hydrant(s) will be required. Contact the Little Rock Fire
Department regarding the required placement of the hydrant(s) and contact
Central Arkansas Water regarding procedures for installation for the
hydrant(s).
7. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
September 22, 2016
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: S-1776
5
Fire Department:
1. Maintain Access.
2. Fire Hydrants.
3. Maintain fire apparatus access roads at fire hydrant locations as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet,
exclusive of shoulders.
4. Grade. Maintain fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire
apparatus access roads shall not exceed 10 percent in grade except as
approved by the fire chief.
5. Loading. Maintain fire apparatus access road design as per Appendix D of
the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed
shall be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
6. One- or Two-Family Residential Developments. As per Appendix D, Section
D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two-Family
dwelling residential developments. Developments of one- or two-family
dwellings where the number of dwelling units exceeds 30 shall be provided
with two separate and approved fire apparatus access roads, and shall meet
the requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and all dwelling units are equipped
throughout with an approved automatic sprinkler system in accordance
with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas Fire
Code, access from two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road
shall not be increased unless fire apparatus access roads will connect
with future development, as determined by the fire code official.
September 22, 2016
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: S-1776
6
7. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock
Fire Marshal’s Office (Capt. Tony Rhodes 501,918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per
Table C105.1.
Parks and Recreation: No comment received.
County Planning:
Pulaski County Road and Bridge Comments - 7/14/16
1. Remove scaled 1% annual chance flood limits from plat.
2. Apply for floodplain development permit through Pulaski County for all
proposed work in the Special Flood Hazard Area.
3. Label and delineate existing Right-of-Way for Pleasant Grove Road and
Hwy 10.
4. Label radius on all property line and asphalt flares on plat.
5. Provide AR north state plane coordinates for two land ties.
6. List basis of bearing on plat.
7. Provide all survey data for street centerline.
8. Label lot size in square feet and acres.
9. Show all easements on plat.
10. Obtain driveway permit for Pleasant Grove road connection after
preliminary plat approval and before construction begins. Call Patricia
Mackey at 501-340-6800.
11. Provide traffic study to determine if traffic light and/or turn lane is needed
on Hwy 10 and if turn lane is needed on Pleasant Grove Road.
Intersection design must be approved by the City of Little Rock and
AHTD.
12. Include maintenance agreement, in Bill of Assurance, indicating who is
responsible for maintenance of all stormwater facilities.
13. Provide Pulaski County Road & Bridge with copy of ADEQ stormwater
approval.
14. Provide letter of approval or permit from ADEQ and the Arkansas Health
Department for proposed sanitary sewer treatment plant.
September 22, 2016
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: S-1776
7
15. Provide letter of approval from AHTD for proposed improvements in the
Hwy 10 Right- of-Way.
16. Provide letter and engineering certification stating that new Hwy 10 and
Pleasant Grove Road intersections will have a safe sight distance and
meet AASHTO sight distance standards.
17. Provide grading plan.
18. Provide signage plan.
19. Provide complete set of drainage plans.
20. Provide complete set of building plans for all phases of construction.
21. Provide plans for all proposed utilities located in the Right-of-Way.
22. Provide traffic control plan for all phases of construction that will affect
Pleasant Grove Road.
Items for Flood Development Approval –
1. CLOMR and LOMR approval from FEMA
2. LOMA-F approval from FEMA if any area will be removed from the Special
Flood Hazard Area (SFHA).
3. Elevation Certificate completed by registered surveyor or engineer for each
proposed structure (such as a house or shop) located in the SFHA.
Finish-Floors must be at least two feet above Base Flood Elevation.
4. A second Elevation Certificate is required just before finish floor
construction begins (to ensure floor is at correct elevation) and a third
as-built Elevation Certificate is required after construction is complete to
verify finish-floor elevation.
5. If structure requires flood openings, include size and locations of all flood
openings. Flood openings must adhere to guidelines in FEMA Technical
Bulletin 1".OPENINGS IN FOUNDATION WALLS AND WALLS OF
ENCLOSURES".
6. No-rise certification, stamped by an Arkansas registered engineer for all
proposed development located in the Floodway. No-rise must conform to
the guidelines in FEMA's publication "PROCEDURES FOR "NO-RISE"
CERTIFICATION FOR PROPOSED DEVELOPMENT IN THE REGULATORY
FLOODWAY".
7. Design for all structural components located within the
floodplain/floodway such as roadbeds, levees, building foundations, and
structural fill. Density test are required after placement of structural
material showing that material meets or exceeds design density.
September 22, 2016
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: S-1776
8
8. Estimate, in cubic yards, for amount fill to be brought into the SFHA.
9. Signed Pulaski County floodplain development application.
10. Permit review fee of $25 plus one cent per cubic yard of fill to be brought
into the SFHA.
11. Approved 404 permit from the Corps of Engineers for any work in the
wetlands 12.
12. Approved ADEQ permit for any construction over 1acre or any stream
crossing.
13. Perk Test and Heath Department authorization for any septic system if
located in the SFHA.
14. Provide letter of approval or permit from ADEQ and the Arkansas Heath
Department for proposed sanitary sewer treatment plant.
15. All utilities must be located above the Base Flood Elevation or flood proof.
Pulaski County Planning Comments -
1. Provide Bill of Assurance.
2. Show distances/bearings to two known section or quarter section
comers and state plane coordinates for two property comers. Show
basis of bearing.
3. Show state plane coordinates for section corners.
4. Show bearings and chord distances for all lot lines. Comply with
minimum survey standards.
5. Note 8 states that contour interval is 4', drawing appears to indicate
2’ interval.
6. Provide zoning or existing parcel. Has the PCD zoning been reverted
to R-2?
7. Applicant requests variances for Front, Side and Rear Yard setbacks
from Little Rock Planning Commission.
8. Show lot area for each lot in acres and square feet.
9. See comment #19 above and reference note #5 on plat.
10. Provide Health Dept. and ADEQ approval of Wastewater Treatment
system.
11. Provide approval from Volunteer Fire Department.
12. Provide Street Cross Sections for all streets.
September 22, 2016
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: S-1776
9
13. Provide Profile for all streets.
14. Label all street Centerlines.
15. Provide Storm Drainage Plan.
16. Provide Pulaski County Certificate of Preliminary Plat Approval.
17. Right of way width for Mountain Valley Court is insufficient for both Pulaski
County Master Road Plan and Little Rock Master Street Plan (45' shown,
50' minim is required.) Dedicate additional right of way to Pleasant Grove
Road as required to comply with the Little Rock Master Street Plan. Label
and dimension all existing and proposed rights of way for Pleasant Grove
Road and State Highway 10. Dedicate additional Right of Way for Hwy 10
to comply with City of Little Rock Master Street Plan.
18. Provide legal and physical access to wastewater treatment plan.
19. Provide full set of construction plans for all streets including ½ street
improvements to Pleasant Grove Road to Pulaski County Public
Works.
20. Show blocks l and 2 as referenced on plat title or re-number lots.
21. Front yard setbacks differ between plat and note #13.
22. Provide utility and drainage easements as required.
23. Provide SWPPP for Pulaski County review.
24. Pay $39.00 Review Fee.
Additional Staff Comments:
- Verify total number of lots shown on Note #7.
- Provide water and wastewater design plans for Public Works review.
- Provide for maintenance of tracts A and F in Bill of Assurance and on plat.
- Tract A (wastewater facility boundary), overlaps with boundaries of lots 32-34.
- Obtain appropriate road cut permits from Arkansas Highway Department
and Pulaski County Public Works for Pleasant Grove Road and State
Highway 10.
- Obtain floodplain development perm it from Pulaski County Public Works.
All work in floodway will require a no-rise/no adverse impact statement from
the developer.
- Comply with any applicable Hwy 10 Overlay District guidelines.
- Provide drainage easements as needed between lots.
September 22, 2016
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: S-1776
10
Rock Region Metro: Location is not currently served by METRO but is part of
our long range plan. As part of our future service we request the developer
review the street plan to remove any dead-end situations which prevent access
for efficient paratransit service. We also recommend a review and coordinated
design with Hwy 10 and Pleasant Grove Road. Future development, signalized
intersections and multi-modal transportation design will benefit from coordinated
planning in this area.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: The 2012 AR Fire Prevention Code Vol. III for one (1) and
two (2) family dwellings requires foundations meet the following Sections of the
Code. If the foundation cannot be verified by the building official at the time of
the footing inspection the building official may require verification the foundation
meets the required elevation by a licensed engineer.
R403.1.7.3 Foundation elevation. On grade sites, the top of any exterior
foundation shall extend above the elevation of the street gutter at point of
discharge or the inlet of an approved drainage device a minimum of 12-inches
(305 mm) plus two (2) percent.
R403.1.7.4 Alternate setback and clearances. Alternate setbacks and
clearances are permitted, subject to the approval of the building official . The
building official is permitted to require an investigation and recommendation of a
qualified engineer to demonstrate that the intent of this Section has been
satisfied. Such an investigation shall include consideration of materials, height of
slope, slope gradient, load intensity and erosion characteristics of slope material.
Please address any questions to the building inspectors at 501.371.4833 or
501.371.4834.
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (July 20, 2016)
Mr. Joe White of White Daters and Associates was present representing the
request. Staff presented an overview of the item stating there were additional
items necessary to complete the review process. Staff requested Mr. White
verify the lot widths of the proposed lots. Staff stated it did not appear several of
the lots were indicated at the typical minimum lot width of 60-feet. Staff stated
the general notes did not agree with the proposed plat with regard to the number
of lots and the building setbacks. Staff stated since the Conditional Use Permit
September 22, 2016
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: S-1776
11
request for the wastewater treatment plant was denied by the Commission at
their July 14, 2016, public hearing the Commission could not hear the plat
request unless there was an alternate means for wastewater treatment.
Public Works comments were addressed. Staff stated right of way dedications
along Highway 10 and Pleasant Grove Road were required to meet the Master
Street Plan requirements. Staff stated the pedestrian trail system appeared to
promote pedestrians to walk in the street to access the trail systems. Staff stated
street improvements were required along Pleasant Grove Road per the Master
Street plan. Staff questioned if the improvements would be completed in the first
phase.
Staff noted the various comments from the Pulaski County Planning staff and
Pulaski County Road and Bridge. Staff suggested Mr. White contact them
directly for clarification and timing of any of their comments.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
Based on comments raised at the July 20, 2016, Subdivision Committee meeting
the applicant has requested a deferral of this item to the September 22, 2016,
public hearing. The Conditional Use Permit request for a wastewater treatment
system was denied by the Commission at their July 14, 2016, public hearing.
With the denial of the request the applicant has not addressed the means of
wastewater treatment for the development. Section 31-171 of the Little Rock
Code of Ordinances states the approval of a development by the Planning
Commission constitutes approval of the Planning Commission for water and
wastewater service to the property, including the installation of necessary water
lines and sewer mains, subject to the policies and procedures of the municipal
water works, the wastewater utility, and approval by the Board of Directors when
necessary . The applicant has a 30-day appeal period from the date of the
Planning Commission’s action to appeal their denial of the Conditional Use
Permit request to the Little Rock Board of Directors. Staff recommends deferral
of this item to the Commission’s September 22, 2016, public hearing to allow for
the proper appeal period and to determine if the Little Rock Board of Directors
will hear the request for the Conditional Use Permit for the placement of the
wastewater treatment plant within the area to serve the proposed subdivision.
September 22, 2016
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: S-1776
12
I. STAFF RECOMMENDATION:
Staff recommends deferral of this item to the Commission’s September 22, 2016,
public hearing.
PLANNING COMMISSION ACTION: (AUGUST 11, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of deferral of this item to the Commission’s
September 22, 2016, public hearing to allow the resolution of an appeal filed with the
Little Rock Board of Directors for a conditional use permit request to allow the
placement of a wastewater treatment plant for the subdivision. There was no further
discussion. The item was placed on the consent agenda and approved as
recommended by staff by a vote of 9 ayes, 0 noes and 2 absent.
STAFF UPDATE:
This item was scheduled to be on the Board of Directors agenda for their September 6,
2016, public hearing on an appeal of a denial request for a Conditional Use Permit for a
wastewater treatment plant. The Conditional Use Permit appeal was deferred at the
request of the developer from the September 6, 2016, agenda to the Board of Directors
December 6, 2016, agenda. Staff recommends this item be deferred to the
Commissions December 15, 2016, agenda to allow time for the Board of Directors to
hear the requested appeal of the Conditional Use Permit application for the proposed
wastewater treatment plant.
PLANNING COMMISSION ACTION: (SEPTEMBER 22, 2016)
The applicant was present. There were no registered objectors present. Staff presented
the item with a recommendation of deferred of item to the Commission’s
December 15, 2016, agenda to allow time for the Board of Directors to hear the
requested appeal of the Conditional Use Permit application for the proposed wastewater
treatment plant. There was no further discussion. The item was placed on the consent
agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes, 0 absent
and 1 open position.
September 22, 2016
ITEM NO.: 1 FILE NO.: S-867-FFFFFFFF
NAME: Homestead Estates of Chenal Valley Site Plan Review and Preliminary Plat
LOCATION: Located approximately 2,000 feet east of the intersection of Kirk and
Rahling Roads on the south side of Rahling Road
DEVELOPER:
Heritage Properties, Inc.
116 One Madison Place, Suite 2100
Madison, MS 39110
SURVEYOR:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 20.24 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.09
CURRENT ZONING: MF-12, Multi-family 12 units per acre
VARIANCE/WAIVERS: Variances to allow an increase in the proposed sign area, to
allow a reduced building setback, to allow a reduced land use buffer and to allow an
increased slope exceeding 3:1.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The plan consists of 24-two story apartment buildings, maintenance building,
trash compactor and club house/administrative building. The project fronts on
Rahling Road and all access will be from Rahling Road. All units will have
individual enclosed garages with entry to the apartment unit from the garage.
The majority of the garages will be for single vehicles; others will accommodate
two (2) vehicles.
The entrance drive from Rahling Road will be shared with a future drive planned
within the commercially zoned area adjacent to this development. The trash
compactor will be set into the terrain and will be fully screened from Rahling
Road, the entrance drive to the project and the future shared driveway.
September 22, 2016
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-867-FFFFFFFF
2
A schedule of the various types of units is shown on the plan for informational
purposes. All parking lot lighting will be low level and directed down towards the
site. Exterior materials will be a mixture of brick, stone, stucco and masonry
board siding.
B. EXISTING CONDITIONS:
The property was recently cleared of trees and retaining walls installed. There is
undeveloped R-2, Single-family zoned property to the east and south of this site.
There is OS, Open Space zoned property to the west and C-1, Neighborhood
Commercial zoned property to the north. There are single-family homes located
to the east and northeast within the Villages of Wellington Subdivision, the Belle
Pointe Subdivision and the Pebble Beach Subdivision. Across Rahling Road to
the west and northwest is OS, Open Space zoned property with undeveloped
R-2, Single-family zoned property further to the west and northwest.
The widening of Rahling Road is currently underway. The Little Rock Planning
Commission an advanced grading request for 50-acres which included this
property in 2014 (June 12, 2014) to allow the clearing of this site. The grading
request intended to limit the amount of hauling of materials from this site at the
time of development. The materials were to be used on site but also portions of
the materials excavated were to be used in the widening of Rahling Road.
In addition, the applicant proposed the construction of regional detention for
the area.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site were notified of the public
hearing. There is not a registered neighborhood association located within this
area.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Rahling Road
including 5-foot sidewalks with the planned development. The street
improvements are under construction.
2. Sidewalks with appropriate handicap ramps are required to be constructed
on both sides of the private commercial street (shared access easement) in
accordance with Section 31-175 of the Little Rock Code and the Master
Street Plan.
September 22, 2016
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-867-FFFFFFFF
3
3. Street names and street naming conventions must be approved by Public
Works. Contact Glenn Haley at 501.371.4537.
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. Is a variance be
requested to advance grade future phases with construction of Phase 1?
5. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
6. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). Are
variances being requested for wall heights and slopes?
7. Stormwater detention ordinance applies to this property. Does the existing
regional detention pond provide detention for this development?
8. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
9. Street Improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
10. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Greg Simmons, Traffic
Engineering, 501.379.1813, gsimmons@littlerock.org, for more information.
11. Traffic signal will be placed in operation per a signed agreement between
Deltic Timber and the City of Little Rock.
12. Damage to public and private property due to hauling operations or
operation of construction related equipment from a nearby construction site
shall be repaired by the responsible party prior to issuance of a certificate of
occupancy.
13. Retaining walls designed to exceed 15 feet in height are required to seek a
variance for construction. Provide proposed wall elevations.
14. Prior to construction of retaining walls, an engineer's certification of design
and plans must be submitted to Public Works for approval. After
construction, an as-built certification is required for construction of the
retaining wall.
15. The owner and/or manager of each multi-family residence of 100 or more
dwelling units shall provide recycling and encourage participation by the
tenants, renters, or owners of each unit. Contact Melinda Glasgow,
501.371.4646 or mglasgow@littlerock.org for more information.
September 22, 2016
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-867-FFFFFFFF
4
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer main extension required with easements if new
sewer service is required for this project. Capacity fee analysis required.
Contact Little Rock Wastewater fo r additional information.
Entergy: Entergy does not object to this proposal. A three phase, underground
power line exists on the south side Rahling Road to the west of this proposed
development. There do not appear to be any conflicts with existing facilities.
Contact Entergy in advance to discuss future service requirements and new
facilities locations as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the Developer’s
expense.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
4. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
5. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
6. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
September 22, 2016
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-867-FFFFFFFF
5
7. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
8. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are
used, a reduced pressure zone back flow preventer shall be required.
Fire Department: Maintain access.
1. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet,
exclusive of shoulders.
2. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus
access roads shall not exceed 10 percent in grade except as approved by the
fire chief.
3. Loading. Maintain fire apparatus access road design as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed
shall be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
4. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D105.1 – D105.4.
a. D105.1 Where Required. Where the vertical distance between the
grade plane and the highest roof surface exceed 30’, approved
aerial fire apparatus access roads shall be provided. For the
purposes of this section the highest roof surfaces shall be
determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet
walls, whichever is greater.
September 22, 2016
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-867-FFFFFFFF
6
b. D105.2 Width. Aerial fire apparatus access roads shall have a
minimum unobstructed with of 26’, exclusive of shoulders, in the
immediate vicinity of the building or portion thereof.
c. D105.3 Proximity to building. At least one of the required access
routes meeting this condition shall be located within a minimum of
15 feet and a maximum of 30 feet from the building, and shall be
positioned parallel to one entire side of the building. The side of the
building on which the aerial fire apparatus access road is positioned
shall be approved by the fire code official.
d. D105.4 Obstructions. Overhead utility and power lines shall not be
located over the aerial fire apparatus access road or between the
aerial fire apparatus road and the building. Other obstructions shall
be permitted to be places with the approval of the fire code official.
5. Gates. Maintain fire apparatus access road gates as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus
access road gates. Gates securing the fire apparatus access roads shall
comply with all of the following criteria:
a. Minimum gate width shall be 20 feet.
b. Gates shall be of swinging or sliding type.
c. Construction of gates shall be of material that allow manual
operation by one person.
d. Gate components shall be maintained in an operable condition at
all times and replaces or repaired when defective.
e. Electric gates shall be equipped with a means of opening the gate
by fire department personnel for emergency access. Emergency
opening devices shall be approved by the fire code official.
f. Manual opening gates shall not be locked with a padlock or chain
and padlock unless they are capable of being opened by means of
forcible entry tools or when a key box containing the keys to the
lock is installed at the gate location.
g. Locking device specifications shall be submitted for approval \by
the fire code official
h. Electric gate operators, where provided, shall be listed in
accordance with UL 325.
i. Gates, intended for automatic operation shall be designed,
constructed and installed to comply with requirements of ASTM F
2200.
6. Multi-Family Residential Developments. As per Appendix D, Section D106.1
of the 2012 Arkansas Fire Prevention Code Vol. 1. Projects having more than
September 22, 2016
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-867-FFFFFFFF
7
100 dwelling units. Multiple-family residential projects having more than
100 dwelling units shall be equipped throughout with two separate and
approved fire apparatus access roads.
a. Exception: Projects having up to 200 dwelling units may have a
single approved fire apparatus access road when all building,
including nonresidential occupancies are equipped throughout with
approved automatic sprinkler systems installed in accordance with
Section 903.3.1.1 or 903.3.1.2.
7. As per Appendix D, Section D106.2 of the 2012 Arkansas Fire prevention
Code Vol. 1. Projects having more than 200 dwelling units. Multiple-family
residential projects having more than 200 dwelling units shall be provided with
two separate and approved fire apparatus access roads regardless of
whether they are equipped with an approved automatic sprinkler system.
8. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table
C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is not currently served by METRO but is on our
long range plans. One concern with the design plan presented is no pedestrian
access through the main gate to the street. Sidewalks should be maintained
along the entire street front of the development. We also feel the dedicated right
hand turn lane and merge lane are unnecessary for this location. The roadway is
two wide lanes, traffic low volume. Excessively wide intersections prohibit
pedestrian movement, bicycle infrastructure and transit operations. Preinstalling
curb cuts for speculative development seems an unnecessary expense and
provides more barriers for pedestrian infrastructure. We suggest these alterations
be incorporated into the plans which will provide for future multi-modal
opportunities to residents.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is subject to full commercial plan review and approval
prior to issuance of a building permit. For information on submittal requirements
and the review process, contact a commercial plans examiner:
September 22, 2016
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-867-FFFFFFFF
8
Curtis Richey at 501.371.4724; crichey@littlerock.org or
Mark Alderfer at 501.371.4875; malderfer@littlerock.org .
The 2012 AR Fire Prevention Code Vol. III for one (1) and two (2) family
dwellings requires foundations meet the following Sections of the Code. If the
foundation cannot be verified by the building official at the time of the footing
inspection the building official may require verification the foundation meets the
required elevation by a licensed engineer.
R403.1.7.3 Foundation elevation. On grade sites, the top of any exterior
foundation shall extend above the elevation of the street gutter at point of
discharge or the inlet of an approved drainage device a minimum of 12-inches
(305 mm) plus two (2) percent.
R403.1.7.4 Alternate setback and clearances. Alternate setbacks and
clearances are permitted, subject to the approval of the building official . The
building official is permitted to require an investigation and recommendation of a
qualified engineer to demonstrate that the intent of this Section has been
satisfied. Such an investigation shall include consideration of materials, height of
slope, slope gradient, load intensity and erosion characteristics of slope material.
Please address any questions to the building inspectors at 501.371.4833 or
501.371.4834.
Planning Division: No comment.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. A land use buffer six (6) percent of the average width / depth of the lot will be
required when an adjacent property has a dissimilar use of a more restrictive
nature. The properties to south and east are zoned R-2, Single-family the
property to the west is zoned OS, Open Space. As a component of all land
use buffer requirements, opaque screening, whether a fence or other device,
a minimum of six (6) feet in height shall be required upon the property line
side of the buffer. The plantings, existing and purposed, shall be provided
within the landscape ordinance of the City, Section 15-81.
3. A perimeter planting strip is required along any side of a vehicular
use area that abuts adjoining property or the right-of-way of any street. One
(1) tree and three (3) shrubs or vines shall be planted for every
thirty (30) linear feet of perimeter planting strip.
September 22, 2016
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-867-FFFFFFFF
9
4. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout
the parking area(s). For developments with more than one hundred fifty (150)
parking spaces the minimum size of an interior landscape area shall be three
hundred (300) square feet. Interior islands must be a minimum of seven and
one half (7 1/2) feet in width. Trees shall be included in the interior landscape
areas at the rate of one (1) tree for every twelve (12) parking spaces.
5. Building landscape areas shall be provided between the vehicular use area
used for public parking and the general vicinity of the building. These shall be
provided at the rate equivalent to planter strip three (3) feet wide along the
vehicular use area. One (1) tree and four (4) shrubs shall be planted in the
building landscape areas for each forty (40) linear feet of vehicular use area
abutting the building.
6. An irrigation system shall be required for developments of one (1) acre
or larger.
7. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
8. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. SUBDIVISION COMMITTEE COMMENT: (August 31, 2016)
Mr. Tim Daters of White-Daters and Associates was present representing the
request. Staff presented an overview of the item stating there were additional
items necessary to complete the review process. Staff requested Mr. Daters
provide the building heights, building elevations, hours of compactor service and
details of any proposed fences or walls.
Public Works comments were addressed. Staff stated construction of street
improvements to Rahling Road including a 5-foot sidewalk were required with the
proposed development. Staff stated street names and street naming
conventions were to be approved by Public Works staff. Staff stated a grading
permit was required to be approved prior to any additional grading of the site.
Staff questioned if the development would be completed in phases and if the
request included an advanced grading request from the City’s Land Alteration
Ordinance.
Landscaping comments were addressed. Staff stated a land use buffer of
six (6) percent of the average width/depth of the property was required adjacent
to the property to the south, east and west where the property was zoned
Single-family or Open Space. Staff stated interior landscaping was required per
September 22, 2016
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-867-FFFFFFFF
10
the City’s Landscape Ordinance requirements. Staff stated an irrigation system
was required to water all landscaped areas on the site.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant provided a revised site plan to staff addressing most of the
technical issues associated with the request raised at the August 31, 2016,
Subdivision Committee meeting. The applicant has provided the maximum
building height, the hours of compactor service, the proposed building elevations
and details of the proposed fencing. The development will be constructed in a
single phase. The request includes a variance from the Land Alteration
Ordinance to allow increased slopes exceeding the typical ordinance standard
of 3:1.
The maximum building height allowed in the MF-12 zoning district is 35-feet. The
exterior yard setback per the MF-12 zoning district is to be 25-feet on all yards
which abut a dedicated public street. Interior yards or yards which abut interior
property lines or any lot of record shall have a depth equal to the height of any
proposed building or structure. Detached separation between buildings is to be a
distance of not less than ten (10) feet.
The site plan indicates the maximum building height to the ridge line is 32-feet.
The height to the eve is 22-feet. The height as measured by the City of Little
Rock Zoning Ordinance, is the vertical distance as measured through the central
axis of the building from the elevation of the lowest finished floor level to the
highest point of ceiling of the top story in the case of a flat roof; to the deck line of
a mansard roof; and to the mean height level between the eaves and ridge of a
gable, hip or a gambrel roof. This definition shall not be deemed to include
church steeples, bell towers, antennas, chimneys, or other similar structural
embellishments. The height proposed is 27-feet.The request includes a variance
to allow buildings #21 and #24 to be located nearer the property line than the
height of the building. The applicant has indicated the porch projection setback
proposed along the property line is 15-feet.
The plan is proposed with 24-two story apartment buildings, maintenance
building, trash compactor and club house/administrative building. The site
contains 20.24 acres and is proposed with 240 units of multi-family housing. The
lot area per family per the MF-12 zoning district is to be 3,600 square feet.
September 22, 2016
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-867-FFFFFFFF
11
Based on 240 units the minimum lot area is 19.84 acres. The development
includes 20.24 acres. The development is proposed with a density of 11.86 units
per acre.
A monument sign will be constructed as shown on the plans. The sign is
proposed with a decorative pedestal and columns. Signage allowed in
multi-family zones include the placement of a single ground sign limited to
six (6) feet in height and not to exceed twenty-four (24) square feet in sign area.
The zoning ordinance states the sign area is an area enclosed by
ne (1) continuous line connecting the extreme points or edges of a sign. The area
is determined using the largest sign area or silhouette visible at any one (1) time
from any one (1) point. This area does not include the main supporting sign
structure but all other ornamental attachments, inner connecting links, etc., which
are not a part of the main supports of the sign, are to be included in determining
sign area . Based on the City’s determination of sign area the sign will exceed
the typically allowed in multi-family zones. The sign panel identifying the
development will not exceed twenty-four (24) square feet in sign area.
The plan includes the placement of 48 units with 1 bedroom and 1 bath
containing 863 net square feet, 24 units with 2 bedroom 2 bath containing
972 net square feet, 24 units with 2 bedroom and 2 bath containing 1,090 net
square feet, 48 units with 2 bedroom 2 bath containing 1,149 net square feet,
14 units with 2 bedroom 2 bath containing 1,407 net square feet, 14 units with
2 bedroom 2 bath containing 1,516 net square feet, 34 units with 3 bedroom
3 bath containing 1,569 net square feet and 34 units with 3 bedroom 3 bath
containing 1,706 net square feet. (Net area is computed to include square
footage from exterior face of all exterior frame walls that enclose A/C space. It
does not include patios, balconies, patio/balcony storage.)
All units will have individual enclosed garages with entry to the apartment unit
from the garage. The majority of the garages are proposed for single vehicles
with some of the garages proposed to accommodate two (2) vehicles. The site
plan indicates the placement of 475 parking spaces. There are 288 garage
parking spaces and 187 surface parking. Parking required to serve a multi-family
development per the zoning ordinance is based on one (1) and one-half
(½) parking spaces per unit. 240-units would typically require the placement of
360 parking spaces.
The project fronts on Rahling Road and all access is proposed from Rahling
Road. The main entrance drive from Rahling Road will be shared with a future
drive planned within the commercially zoned property adjacent to this
development. Secondary access is proposed along the northern portion of the
site which will also provide secondary access to the future commercial areas.
The secondary access exceeds the grade typically allowed per the ordinance.
September 22, 2016
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-867-FFFFFFFF
12
The ordinance states grades can be exceeded provided the Fire Chief approves
the grade. Staff recommends fire department approval be required prior to
construction of the secondary access road as indicated on the plan.
The trash compactor will be set into the terrain and will be fully screened from
Rahling Road, the entrance drive to the project and the future shared driveway.
The hours of compactor service will be limited to daylight hours or from 7 am to 6
pm Monday through Friday.
The applicant is seeking a variance from the required land use buffer
requirements along the northern and northeastern portion of the development.
The applicant states the buffer in this area will be graded and then landscaped.
The applicant is the adjacent property owner and states the future development
plans of the adjacent property include a buffer of 50 - 100 feet from the boundary
of this project. For the most part any required land use buffer was eliminated
with the previous grading.
Ordinance No. 20,839 adopted by the Little Rock Board of Directors on February
11, 2014, modified Section 31-13(f) of the Little Rock Code to limit the term of
approval of a site plan to a maximum of three (3) years from the date of approval.
If an approved multi-phase development, has not been completed within
three (3) years of the date of approval the site plan must be reviewed and
reapproved by the Commission in the same manner as the initial site plan review.
Staff is supportive of the applicant’s request. The request is for approval of a
subdivision, multiple building, site plan review. Although there are variances
associated with the development of this site staff does not feel the requested
variances will adversely impact this development or the adjoining property. Staff
feels the development of the site as proposed by the applicant is appropriate.
J. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the variance requests to allow a reduced land use
buffer, to allow a reduced building setback and to allow an increase in size of the
proposed entry sign.
Staff recommends prior to construction the applicant secure approval from the
Fire Chief for the increased grade of the proposed secondary access road.
September 22, 2016
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-867-FFFFFFFF
13
Staff recommends approval of the variance request from the Land Alteration
Ordinance to allow increased slopes exceeding the typical ordinance standard
of 3:1.
PLANNING COMMISSION ACTION: (SEPTEMBER 22, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff presented a recommendation of approval of the variance
requests to allow a reduced land use buffer, to allow a reduced building setback and to
allow an increase in size of the proposed entry sign. Staff presented a recommendation
that prior to construction the applicant secure approval from the Fire Chief for the
increased grade of the proposed secondary access road. Staff presented a
recommendation of approval of the variance request from the Land Alteration Ordinance
to allow increased slopes exceeding the typical ordinance standard of 3:1. There was
no further discussion. The item was placed on the consent agenda and approved as
recommended by staff by a vote of 10 ayes, 0 noes, 0 absent and 1 open position.
September 22, 2016
ITEM NO.: 2 FILE NO.: S-1781
NAME: Stagecoach West Subdivision Site Plan Review
LOCATION: Located in the 11000 Block of Stagecoach Road
DEVELOPER:
Doug Woodall
14996 West Polk Road
Alexander, AR 72002
SURVEYOR:
Ben Kittler
812 Providence Drive
Bryant, AR 72022
ENGINEER:
McGetrick and McGetrick Engineering
Pat McGetrick
P.O. Box 30441
Little Rock, AR 72260
AREA: 5.70 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 16 – Otter Creek CENSUS TRACT: 42.20
CURRENT ZONING: I-2, Light Industrial
VARIANCE/WAIVERS: A reduction in the rear yard land use buffer.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting Subdivision/Multiple Building Site Plan Review as per
Section 31-13 of the Little Rock Code of Ordinances. The property contains
5.70-acres and is zoned I-2, Light Industrial District. The site plan indicates the
placement of five (5) buildings of lease space for mini-warehouse storage.
The development is proposed in three (3) phases. The first phase will be
constructed with 26,100 square feet. The second phase with 27,450 square feet
and the final phase with 24,750 square feet for a total of 78,300 square feet.
September 22, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1781
2
The site plan includes the placement of an area for outdoor storage of
recreational sports vehicles such as boats, campers, recreational vehicles,
and/or cars or motorcycles.
B. EXISTING CONDITIONS:
The site is heavily wooded with an electrical transmission line running along the
southern boundary of the site proposed for development. Also along the
southern boundary is a floodway dedicated to the City with the previous rezoning
request. There is an office/warehouse development located to the west of this
site. Across Stagecoach Road is an apartment development and a City of Little
Rock, City Park. East of the site is a property which was approved as a
Conditional Use Permit for a church. The buildings have all been removed but
the parking lot remains.
Stagecoach Road was recently widened by the Arkansas State Highway and
Transportation Department. The street is a four (4) lane roadway with a center
turn lane and sidewalks along both sides of the street.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site, the Otter Creek
Homeowners Association and Southwest Little Rock United for Progress were
notified of the public hearing .
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Stagecoach 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. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy. Remove all existing curb cuts not
proposed to be used.
3. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
4. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or local property owner's association.
September 22, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1781
3
5. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
6. A special Grading Permit for Flood Hazard Areas will be required per Section
8-283 prior to construction.
7. The minimum Finish Floor elevation of at least one (1) foot above the base
flood elevation is required to be shown on plat and grading plans.
8. In accordance with Section 31-176, floodway areas must be shown as
floodway easements or be dedicated to the public. In addition, a 25 foot wide
drainage and access easement is required adjacent to the floodway
boundary. New flood maps have been issued since the dedication of the
floodway occurred. The new floodway should be located to determine if
dedication is required. The maintenance easement still applies to the
property.
9. Show existing driveways on the north side of Stagecoach Road to determine
proper driveway location.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Existing sewer easement must be retained. Sewer
main extension required with easements if new sewer service is required.
Contact Little Rock Wastewater Utility for additional information.
Entergy: Entergy Distribution does not object to this proposal. A three phase
power line exists along the north side of Stagecoach Road which can be utilized
to provide power to this development. However, the project appears to propose
to utilize Entergy Transmission line easements for a gravel storage area.
Contact Entergy Transmission well in advance to discuss the future use of its
easements and contact Entergy Distribution in advance to discuss future service
requirements, new Distribution facilities locations and adjustments to existing
Distribution facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
September 22, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1781
4
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
3. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
4. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
5. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
6. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are
used, a reduced pressure zone back flow preventer shall be required.
Fire Department:
1. Gates. Maintain fire apparatus access road gates as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus
access road gates. Gates securing the fire apparatus access roads shall
comply with all of the following criteria:
a. Minimum gate width shall be 20 feet.
b. Gates shall be of swinging or sliding type.
c. Construction of gates shall be of material that allow manual
operation by one person.
d. Gate components shall be maintained in an operable condition at
all times and replaces or repaired when defective.
September 22, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1781
5
e. Electric gates shall be equipped with a means of opening the gate
by fire department personnel for emergency access. Emergency
opening devices shall be approved by the fire code official.
f. Manual opening gates shall not be locked with a padlock or chain
and padlock unless they are capable of being opened by means of
forcible entry tools or when a key box containing the keys to the
lock is installed at the gate location.
g. Locking device specifications shall be submitted for approval by the
fire code official
h. Electric gate operators, where provided, shall be listed in
accordance with UL 325.
i. Gates, intended for automatic operation shall be designed,
constructed and installed to comply with requirements of ASTM F
2200.
2. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table
C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is not currently served by METRO but is part of
our long range plans. Provide pedestrian access from Stagecoach Road to the
business entrance for access to jobs. Refer to AHTD’s standard sidewalk design
for development along highway 5, Stagecoach Road.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is subject to full commercial plan review and approval
prior to issuance of a building permit. For information on submittal requirements
and the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.org or
Mark Alderfer at 501.371.4875; malderfer@littlerock.org .
Planning Division: No comment.
September 22, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1781
6
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. A land use buffer six (6) percent of the average width / depth of the lot will be
required when an adjacent property has a dissimilar use of a more restrictive
nature. The properties south, east, and a portion of the west are zoned R-2.
The remainder of the adjacent west property is zoned PCD. As a component
of all land use buffer requirements, opaque screening, whether a fence or
other device, a minimum of six (6) feet in height shall be required upon the
property line side of the buffer. A minimum of seventy (70) percent of the land
use buffer shall be undisturbed. Easements cannot count toward fulfilling this
requirement. The plantings, existing and purposed, shall be provided within
the landscape ordinance of the City, Section 15-81.
3. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property or the right-of-way of any street.
One (1) tree and three (3) shrubs or vines shall be planted for every
thirty (30) linear feet of perimeter planting strip.
4. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-ways. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape area.
Provide trees with an average linear spacing of not less than
thirty (30) feet.
5. An irrigation system shall be required for developments of one (1) acre
or larger.
6. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
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: (August 31, 2016)
Mr. Pat McGetrick of McGetrick Engineering was present representing the
request. Staff presented an overview of the item stating the applicant was
seeking site plan review approval for multiple buildings located on this I-2, Light
Industrial District zoned property. Staff stated there were few outstanding
technical issues associated with the request. Staff requested Mr. McGetrick
provide the proposed signage plan, the proposed building materials, details of
any proposed fencing and the proposed phasing plan.
September 22, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1781
7
Public Works comments were addressed. Staff stated right of way dedication
along Stagecoach Road to 45-feet from centerline was required. Staff stated a
grading permit was required prior to development of the site. Staff questioned if
the development was proposed in phases and if the request included a variance
from the City’s Land Alteration Ordinance. Staff stated the minimum finished
floor elevation of one (1) foot above the base flood elevation was required to be
included on the site plan.
Landscaping comments were addressed. Staff stated a land use buffer was
required along the southern perimeter where adjacent to the floodway.
Mr. McGetrick stated the developer was requesting a waiver of this requirement
since the owner dedicated the floodway to the City at the time of rezoning. Staff
stated all screening requirements of the vehicular use area adjacent to the street
right of way was required at the time of development. Staff stated an irrigation
system as well as a stamped landscape plan were required at the time of building
permit request.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant has revised the site plan and eliminated the office warehouse
portion of the development. The development is proposed in three (3) phases
containing a total of 78,300 square feet of mini-warehouse space. The first
phase will be constructed with 26,100 square feet. The second phase with
27,450 square feet and the final phase with 24,750 square feet. The site plan
includes the placement of an area for outdoor storage of boats, campers,
recreational vehicles, cars and/or motorcycles.
The I-2, Light Industrial Zoning District allows a maximum building height of
45-feet. The applicant has indicated the buildings are single story buildings with
a maximum building height of 25-feet.
The zoning district requires a forty-five (45) foot front yard setback, a 15-foot side
yard setback and a 25-foot rear yard setback. The plan as presented meets the
minimum setbacks of the zoning ordinance.
The property to the east, south and a portion of the property to the west is zoned
R-2, Single-family. The ordinance requires the placement of a land use buffer
along the perimeters zoned R-2, Single-family. The buffer requirement along the
eastern and western perimeters of the site based on six (6) percent of the width
September 22, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1781
8
of the property would be 22-feet. The plan indicates the placement of a 15-foot
building setback and land use buffer. The required land use buffer along the
southern perimeter is 50-feet. A minimum of seventy (70) percent of the land use
buffers are to remain undisturbed. Easements cannot count toward fulfilling this
requirement. The applicant is seeking a variance to allow a reduced land use
buffer along these perimeters. According to the applicant the area to the south is
owned by the City of Little Rock through a dedication by this property owner with
the rezoning of this site several years ago. The property to the west is also
located within a floodway and the property to the east is indicated as
non-residential on the City’s Future Land Use Plan.
The applicant has indicated the rear of the buildings will act as the screening
along the eastern and western perimeters. Around the proposed storage area on
the southern portion of the site a six (6) foot chain link fence will be installed.
The zoning ordinance allows for one (1) freestanding sign per premises, not to
exceed two (2) square feet in sign area for each linear foot of main street
frontage up to a maximum of seventy-two (72) square feet. The sign cannot
exceed a height of thirty (30) feet. The applicant has indicated the proposed sign
will comply with the typical standards of the zoning ordinance. Wall signage is
proposed on the front façade of the buildings along Stagecoach Road. The
maximum sign area proposed is ten (10) percent of the façade area abutting the
public street.
No businesses will be permitted to operate within the storage units. Storage of
flammable materials is not permitted. Office hours are from 8:00 am to 7:00 pm
Monday through Friday. Tenants will have access to their unit 24-hours per day.
The plan indicates the placement of 190 units which are 20-feet by 20-feet and
60 smaller units.
The site plan indicates the placement of a dumpster on the southern portion of
the site. The dumpster will be fully screened. Du mpster hours of service are
from 7 am to 6 pm Monday through Friday.
The applicant is requesting a variance from the City’s Land Alteration Ordinance
to allow grading of the entire site with the development of the first phase of the
mini-warehouses. The applicant has indicated grading is necessary to allow for
materials to be redistributed on the site and eliminate the need to haul materials
to and from the site as future phases are developed. Staff is supportive of the
variance request.
Ordinance No. 20,839 adopted by the Little Rock Board of Directors on February
11, 2014, modified Section 31-13(f) of the Little Rock Code to limit the term of
approval of a site plan to a maximum of three (3) years from the date of approval.
If an approved multi-phase development, has not been completed within
September 22, 2016
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1781
9
three (3) years of the date of approval the site plan must be reviewed and
reapproved by the Commission in the same manner as the initial site plan review.
Staff is supportive of the applicant’s request. The development is proposed as a
mini-warehouse development which is an allowable use under the I-2, Light
Industrial Zoning District. The applicant has indicated setbacks in compliance
with the typical development standards of the zoning district. There are however
variances associated with the land use buffers. Staff is supportive of the
variance requests. The buffer areas along the southern and western perimeters
are adjacent to the floodway. The area to the east will not likely be redeveloped
as a residential use. Staff does not feel the variance to allow the reduced land
use buffers in these areas will significantly impact this development or adjacent
property. Staff feels the development as proposed is appropriate for the site.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the variance request to allow the reduced land use
buffers as proposed.
Staff recommends approval of the variance request to allow advanced grading of
future phases within the site with the development of the first phase.
PLANNING COMMISSION ACTION: (SEPTEMBER 22, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff presented a recommendation of approval of the variance
request to allow the reduced land use buffers as proposed. Staff presented a
recommendation of approval of the variance request to allow advanced grading of future
phases within the site with the development of the first phase. There was no further
discussion. The item was placed on the consent agenda and approved as
recommended by staff by a vote of 10 ayes, 0 noes, 0 absent and 1 open position.
September 22, 2016
ITEM NO.: 3 FILE NO.: Z-4441-A
NAME: Student Housing Campus, Washington Barber College, Short-form PCD
LOCATION: Located at 6400 Lancaster Road
DEVELOPER:
Arlo Washington
c/o Kwendeche, AIA
2124 Rice Street
Little Rock, AR 72202
SURVEYOR:
Harbor
8114 Cantrell Road, Suite 350
Little Rock, AR 72227
AREA: 0.688 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 13 – 65 th Street East CENSUS TRACT: 20.02
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family
PROPOSED ZONING : PCD
PROPOSED USE: Student Housing associated with Washington Barber College
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
According to the applicant the successful growth of Washington Barber College
has hastened the need to provide student housing for current and future students
who reside outside the Central Arkansas area. Their daily trips from distant cities
has been a challenge and with the introduction of on-campus housing, those
challenges will be greatly minimized. The owner of the Washington Barber
College has a vision to create a unique housing campus adjacent to the
institution which involves the primary use of the re-purposed shipping containers
September 22, 2016
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-4441-A
2
as the enclosure for crafting 24-bedroom units within several triple stacked
containers. The planned new facility is restricted only to students enrolled in the
Washington Barber College.
The juxtaposition of the shipping containers will allow for an inviting open space
and vivid view through well placed large window openings and balconies. An
external stairway and connecting corridors will allow great interaction between
the students while expediting vertical and horizontal circulation requirements
between the units.
The living units will be ‘dormitory style’, with twin beds, storage closet, and study
desk. A toilet and shower room will be centrally located to accommodate several
of the dormitory rooms. As well, there is an intent to create common areas to
allow interaction between the students, including an adjacent dual station hair
salon lab/barber chair room for after-hours student practice. Within the
administrative units, a child daycare center, solely for the student parents
enrolled in the college, is proposed. The daycare center is proposed with staff to
accommodate 15 children. Drop off and pick up of the children will be from the
administrative unit’s front entry only.
A centrally located cafeteria/café, also crafted from shipping containers, will
provide three (3) meals/day for the students and staff of the college. Off-street
staff/visitor parking will be provided on the Lancaster Road entry, whereas
student resident parking will utilize the existing parking lot for the college. The
frontage along Lancaster Road intends to blend with the residential character of
the existing street, including the use of landscaped screening and wrought
iron/chain link fencing surrounding the site.
The living space will be a relaxed, college-like atmosphere with environmental –
friendly finishing materials and a contemporary mixture of furniture and
accessories while meeting current day building/fire codes and standards
regulated by the City of Little Rock. The external finishing will allow greater
exposure to the original shipping container façade with uniform colors and
functional features. Much of the remaining site will be outdoor open space for
passive activities, and a new deck will link the housing units to allow outdoor
communal activities and study sessions. Approximately fourteen (14) 40-foot
re-purposed shipping containers with over 4,500 square feet of usable floor area
will accommodate the overall design intent for the project.
B. EXISTING CONDITIONS:
The site contained a single-family home but a demolition permit was issued for
the removal of the home in June 2016. There is an occupied single-family home
located immediately to the north of this site. The property to the south is zoned
September 22, 2016
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-4441-A
3
C-3, General Commercial District and contains a Family Dollar store.
Washington Barber College, the intended users of the proposed student housing,
is also located along 65 th Street. The college is on property zoned C-3, General
Commercial District. The parking lot serving the Barber College is zoned I-2,
Light Industrial District and is along this sites western boundary. Other uses and
zoning in the area include property zoned C-4, Open Display District, C-3,
General Commercial District and PID, Planned Industrial Development, all of
which are being used for commercial and industrial activities.
Lancaster Road adjacent to this site is constructed as a residential street. There
is a sidewalk located along the frontage of this property. The street was
constructed with curb and gutter.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site and the Wakefield
Neighborhood Association, the Upper Baseline Neighborhood Association and
Southwest Little Rock United for Progress were notified of the public hearing .
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Due to the proposed use of the property, the Master Street Plan specifies that
Lancaster Road for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
3. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
4. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
5. Stormwater detention will not apply to the proposed development since the
site is smaller than one (1) acre.
6. The driveway should be constructed at a 90 degree angle with the street.
7. Provide location of call box for gate. The call box must be located at least
30 feet from the street curb. An area should be provided for a SU-30 vehicle
to turn around within the property to prevent backing into the public street.
September 22, 2016
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-4441-A
4
8. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate
of occupancy.
9. Prior to construction of retaining walls, an engineer's certification of design
and plans must be submitted to Public Works for approval. After construction,
an as-built certification is required for construction of the retaining wall.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer main extension required with easements if new
sewer service is required for this project. Capacity fee analysis required.
Contact Little Rock Wastewater Utility for additional information.
Entergy: Entergy does not object to this proposal. An existing power line exists
on the west side of Lancaster Road in front of this property which does not
appear to be in conflict with the proposed development. However, the type of
structures being proposed for the site are not “normal” construction and will
require discussion and agreement about how electrical service can safely be
provided to the modules/containers. Contact Entergy in advance to discuss
future service requirements and new facilities locations as this project proceeds.
Centerpoint Energy: No comment.
AT & T: No comment.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
3. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
4. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
September 22, 2016
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-4441-A
5
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
5. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
6. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are
used, a reduced pressure zone back flow preventer shall be required.
Fire Department:
1. Fire hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet,
exclusive of shoulders.
2. Gates. Maintain fire apparatus access road gates as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus
access road gates. Gates securing the fire apparatus access roads shall
comply with all of the following criteria:
a. Minimum gate width shall be 20 feet.
b. Gates shall be of swinging or sliding type.
c. Construction of gates shall be of material that allow manual
operation by one person.
d. Gate components shall be maintained in an operable condition at
all times and replaces or repaired when defective.
e. Electric gates shall be equipped with a means of opening the gate
by fire department personnel for emergency access. Emergency
opening devices shall be approved by the fire code official.
f. Manual opening gates shall not be locked with a padlock or chain
and padlock unless they are capable of being opened by means of
forcible entry tools or when a key box containing the keys to the
lock is installed at the gate location.
September 22, 2016
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-4441-A
6
g. Locking device specifications shall be submitted for approval by the
fire code official
h. Electric gate operators, where provided, shall be listed in
accordance with UL 325.
i. Gates, intended for automatic operation shall be designed,
constructed and installed to comply with requirements of ASTM F
2200.
3. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table
C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is currently served by METRO on Route 15- 65 th
St and will be served on proposed Route 22 University Ave. Consider pedestrian
access for both the college building and Lancaster Road. The plan does not
show a man gate to the sidewalk on Lancaster Road.
F. ISSUES/TECHNICAL/DESIGN:
Little Rock Building Code: Project is subject to full commercial plan review and
approval prior to issuance of a building permit. For information on submittal
requirements and the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.org or
Mark Alderfer at 501.371.4875; malderfer@littlerock.org .
Planning Division: This request is located in 65 th Street East Planning District.
The Land Use Plan shows Residential Low Density (RL) for this property.
Residential Low category provides for single family homes at densities not to
exceed six (6) dwelling units per acre. Such residential development is typically
characterized by conventional single family homes, but may also include patio or
garden homes and cluster homes, provided that the density remain less than
six (6) units per acre. The applicant has applied for a rezoning from R-2 (Single
Family District) to PCD (Planned Commercial District) to allow student housing
within shipping containers associated with the adjacent barber college.
September 22, 2016
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-4441-A
7
Master Street Plan: To the east of the property is Lancaster Road and it is a
Collector on the Master Street Plan. The primary function of a Collector Road is
to provide a connection from Local Streets to Arterials. This street may require
dedication of right-of-way and may require street improvements for entrances
and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. A land use buffer six (6) percent of the average width / depth of the lot will
be required when an adjacent property has a dissimilar use of a more
restrictive nature. The property to the north is zoned R-2, Single-family. As
a component of all land use buffer requirements, opaque screening,
whether a fence or other device, a minimum of six (6) feet in height shall
be required upon the property line side of the buffer. A minimum of
seventy (70) percent of the land use buffer shall be undisturbed.
Easements cannot count toward fulfilling this requirement. The plantings,
existing and purposed, shall be provided within the landscape ordinance
of the City, Section 15-81.
3. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-ways. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape
area. Provide trees with an average linear spacing of not less than thirty
(30) feet.
4. A perimeter planting strip is required along any side of a vehicular use
area that abuts adjoining property or the right-of-way of any street. One (1)
tree and three (3) shrubs or vines shall be planted for every thirty (30)
linear feet of perimeter planting strip.
5. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the
parking area(s). The minimum size of an interior landscape area shall be
one hundred fifty (150) square feet for developments with one hundred
fifty (150) or fewer parking spaces. Interior islands must be a minimum of
seven and one half (7 1/2) feet in width. Trees shall be included in the
interior landscape areas at the rate of one (1) tree for every twelve (12)
parking spaces.
6. Building landscape areas shall be provided between the vehicular use
area used for public parking and the general vicinity of the building. These
shall be provided at the rate equivalent to planter strip three (3) feet wide
September 22, 2016
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-4441-A
8
along the vehicular use area. One (1) tree and four (4) shrubs shall be
planted in the building landscape areas for each forty (40) linear feet of
vehicular use area abutting the building.
7. An irrigation system shall be required for developments of one (1) acre or
larger.
8. For developments of less than one (1) acre a there shall be a water
source within seventy-five (75) feet of the plants to be irrigated.
9. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. SUBDIVISION COMMITTEE COMMENT: (August 31, 2016)
Kwendeche was present representing the request. Staff presented an overview
of the item stating there were a few outstanding technical issues associated with
the request. Staff requested Kwendeche provide the proposed building
elevations, details concerning any proposed fencing, the proposed signage plan
and the proposed phasing plan.
Public Works comments were addressed. Staff stated right of way dedication
along Lancaster Road to 30-feet from centerline was required. Staff stated prior
to construction of retaining walls, an engineer’s certification of the design and
plans for construction is to be submitted and approved by Public Works. Staff
stated an as-built certification was also required for the constructed retaining
wall. Staff requested the applicant provide a sketch grading and drainage plan.
Staff stated the driveway should be constructed at a 90-degree angle with the
street and the call box for the gate was to be located at least 30-feet from the
right of way of the street and a turning radius for a SU-30 vehicle to turnaround
without backing into the right of way of Lancaster Road is to be provided.
Landscaping comments were addressed. Staff stated a land use buffer was
required along the northern perimeter of the site. Staff stated in addition to the
buffer, screening was required along this perimeter as well. Staff stated interior
landscaping was required within the proposed paved areas and screening of the
parking lot to the street was also required. Staff stated building landscaping was
also required adjacent to the buildings and any proposed paved areas.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
September 22, 2016
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-4441-A
9
H. ANALYSIS:
The applicant has provided a revised site plan and cover letter addressing most
of the technical issues associated with the request raised at the August 31, 2016,
Subdivision Committee meeting. The applicant has provided details concerning
the proposed fencing, the proposed signage plan and the proposed phasing plan.
The applicant indicates the site will be developed in a single phase. The
applicant has also worked with Public Works staff concerning the entry gates into
the site along Lancaster Road.
The request is to rezone the site from R-2, Single-family to PD-R, Planned
Development Residential, to allow the development of the site with student
housing to serve Washington Barber College. The development plan includes
the use of repurposed shipping containers to serve as the housing, cafeteria and
administrative offices. The plan indicates the placement of containers stacked
three (3) high for the residential housing portion of the development.
The housing is limited to the students of the Washington Barber College.
24 one (1) bedroom units are proposed for the students. The plan indicates nine
(9) containers will be used for the student housing (3 set stacked 3 units high for
24 total beds).
The plan indicates the placement of two (2) 40-foot containers for the
administrative offices. The containers will be a single stack unit. The applicant
has indicated there will be 650 square feet of usable space for the Housing
Director’s office, security office, public toilets/janitor’s closet, laundry facility,
game room, computer lad, library and storage. A child care facility is also
proposed within this space. The child care center is proposed with staff to
accommodate 15 children. Drop off and pick up of the children will be from the
administrative unit’s front entry only. The child care is limited to the students of
Washington Barber College.
A cafeteria/café, also crafted from shipping containers, will provide three
(3) meals/day for the students and staff of the college. The cafeteria is proposed
as two (2) 40-foot containers with approximately 650 square feet of usable
space. The cafeteria is intended to serve the students of the collage as well as
the residents within the dormitories. Service access to the cafeteria is from the
adjacent parking lot which serves the College.
The plan indicates the placement of nine (9) parking spaces accessed from
Lancaster Road. This parking area will serve as the required off-street staff and
visitor parking. The development is proposed with a gate along the Lancaster
Road frontage. The only access to the proposed staff and visitor parking is from
Lancaster Road. The students and residents will utilize the existing parking lot
for the College located to the west of the proposed cafeteria.
September 22, 2016
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-4441-A
10
Parking for a dormitory based on the typical requirements per the zoning
ordinance is ½ space per sleeping accommodation. There are 24 sleeping
accommodations which would typically require 12 parking spaces. Parking for
daycare centers is typically based on one (1) space per administrator, teacher
and employee on the largest shift plus (1) space per facility vehicle plus one (1)
space per ten (10) persons of licensed capacity. The applicant has indicated
there are approximately 60 parking spaces located on the College campus and
nine (9) spaces located on the site proposed for development. Staff feels there is
adequate parking to serve the proposed uses due to the childcare portion of the
development being limited to children of the College students and the cafeteria
being used by the students and residents of the College dormitory.
Lancaster Road is proposed with a landscaped screening and wrought iron/chain
link fencing with a maximum height of six (6) feet. The northern perimeter will
include the placement of a wood fence with a maximum height of six (6) feet to
provide the required screening. The applicant has indicated the northern land
use buffer will be provided with a width of nine (9) feet. A note on the plan
indicates the required 70 percent undisturbed portion of the land use buffer will
be maintained. Along a portion of the northern and western perimeters a
retaining wall is proposed. The applicant indicates the wall will not encroach into
the land use buffer. The wall height will not exceed 15-feetin height.
Signage for the residential portion of the development is not proposed. Staff
recommends if signage is desired in the future for the residential portion of the
development signage be limited to a maximum height of six (6) feet and a
maximum sign area of 24 square feet.
The external finishing will allow exposure of the original shipping container
façades. The applicant has indicated colors to complement the area and the
adjacent neighborhood. A large portion of the site will be outdoor open space for
passive activities. A new deck will link the housing units to allow outdoor
communal activities and study sessions.
The plan does not include the placement of a dumpster. The applicant indicates
all required dumpster facilities will be located on the adjacent lot of the College.
All dumpsters will be screened as required by typical ordinance standards.
Staff is supportive of the applicant’s request. The applicant is seeking approval
of the rezoning to allow the development of dormitory housing for the students of
the adjacent barber college. The ancillary uses of the site will be limited to the
students of the college. Staff feels the requested rezoning is appropriate.
September 22, 2016
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-4441-A
11
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
PLANNING COMMISSION ACTION: (SEPTEMBER 22, 2016)
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. Arlo Washington addressed the Commission on the merits of the request. He
stated the development would offer affordable housing to the students of the barber
college. He stated many of the students could not afford to rent an apartment.
He stated the dorms would be for the students of the barber college only. He stated
there would be stipulations in the lease agreements as to the terms of lease and that
each resident was to be a student of the barber college.
Belinda Wilson addressed the Commission in opposition. She stated she was the
President of the Wakefield Neighborhood Association. She stated the residents of
Lancaster Road were concerns with the placement of student housing in their
neighborhood. She stated there were a number of apartment complexes located in the
immediate area which could be used as student housing. She stated the Commission
recently approved a church on Lancaster which had been a big disruption to the
neighborhood. She stated the placement of the student housing would cause
congestion and the neighbors did not want to bring this use into their area.
Pam Adcock, President of Southwest Little Rock United for Progress, addressed the
Commission in opposition of the request. She stated Southwest United for Progress
voted to support the neighborhood in opposing the request. She stated she was
concerned the applicant had not met with the neighborhood. She stated the applicant
did meet with Southwest United for Progress and presented their plan to the group but
the immediate neighborhood was not aware of the development plans. She questioned
the look of the development. She wondered if the units would appear as a “train wreck”.
She stated she had contacted a number of the beauty/barber colleges in the area and
did not find any that offered housing. She stated there were a number of apartments in
the area which could be used as housing. She stated there was a large number of
rental units in the area and did not feel there was a need for the additional rental units in
the area. She stated she felt the developer should use the housing that was already in
the neighborhood.
September 22, 2016
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-4441-A
12
Ms. Pat Gee, Vice President of Southwest United for Progress, spoke in opposition of
the request. She stated her concern was how a development three (3) stories in height
would impact the adjacent homes. She stated there was a single-family home located
immediately to the north of the development. She stated this would have a large impact
on the adjacent property. She stated parking was also a concern. She stated the plan
included only nine (9) parking spaces, all of which were located on Lancaster Road.
She stated she felt the development was out of sync with the neighborhood. She stated
the developer had not been in contact with the neighborhood which would be the most
impacted. She stated Southwest United for Progress only wanted developments that
were the best fit for the neighborhoods.
Mr. Arlo Washington addressed the Commission stating he had sent an e-mail to the
area residents with no response. He stated he had also mailed out letters to area
residents and still there was no response. He stated a number of his students were
from out of town and not familiar with the area. He stated recently there was a murder
at one (1) of the complexes on 65 th Street. He stated the student housing would be
included in their tuition fee. He stated the housing would offer affordable housing for the
students of the college. He stated there were no other barber college that offered
housing. He stated this would be the first in the nation. He stated there would be
access to the units from the existing parking lot associated with the barber college and
student traffic would have little impact on the neighborhood.
Kwendeche addressed the Commission stating the units would be attractive and the
colors would match the existing barber college building. He stated there were units
around town including Whole Foods on Bowman Road and two (2) homes on 21 st Street
which utilized repurposed shipping containers. He stated the living units would be
typical construction. He stated there would be windows placed within the walls of the
units, balconies and large areas of open space on the site. He stated the use of
repurposed shipping containers was not a new concept but was a new concept to Little
Rock. He stated regardless of the construction, wood frame or the shipping containers,
the student housing was important to the students of the college. He stated the
repurposed shipping containers was a way for Little Rock to take a leap forward.
There was a general discussion by the Commission concerning the use of the shipping
containers, the placement of the containers, the land area to be covered with structures.
It was noted there were a number of uses for repurposed shipping containers including
the use as storm shelters. The Commission noted based on the elevations provided the
proposed development was attractive.
Commissioner Laha noted there was adequate housing in the area. Commissioner
Bubbus stated he felt that if the fee was not included in the student’s tuition then the
student’s financial aid would pay for off campus housing. It was noted the developer
should meet with the neighborhood to discuss their plans to see if the applicant could
September 22, 2016
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-4441-A
13
gain support. Which the developer stated all efforts would be made to meet with the
neighborhoods before the Board of Directors meeting.
A motion was made to approve the request as recommended by staff. The motion
carried by a vote of 9 ayes, 1 noes, 0 absent and 1 open position.
September 22, 2016
ITEM NO.: 4 FILE NO.: Z-4923-R
NAME: Shackleford Crossing Lot 1 – Cracker Barrel - Revised Short-form PCD
LOCATION: Located at 2618 South Shackleford Road
DEVELOPER:
Cracker Barrel
c/o Cindy Gray
2618 South Shackleford Road
Little Rock, AR 72205
ENGINEER:
Design and Engineering
5105 Maryland Way Suite 200
Brentwood, TN 37027
AREA: 2.5 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 11 – I-430 CENSUS TRACT: 24.08
CURRENT ZONING: PCD
ALLOWED USES: Mixed Use Shopping Center
PROPOSED ZONING: Revised PCD
PROPOSED USE: Mixed Use Shopping Center – Add temporary storage module on
the site for inventory storage
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
The Little Rock Board of Directors adopted Ordinance No. 19,237 on November 23,
2004, approving a Conceptual PCD known as Shackleford Crossing Long-form PCD,
which was located at the southwest corner of South Shackleford Road and Interstate
430. The conceptual plan included the north 62 acres being developed with C-2,
Shopping Center District permitted uses, the south 20 acres being O-2, Office and
Institutional District permitted uses and the middle 15 acres being a transition area
where O-2, Office and Institutional District and C-2, Shopping Center District permitted
September 22, 2016
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-4923-R
2
uses would be allowed. The plan also showed four out parcels along the Shackleford
Road frontage, with three main entry drives from Shackleford Road. The total project
would consist of 1,000,000 square feet of gross building area.
Ordinance No. 19,399 adopted by the Little Rock Board of Directors on September 20,
2005, established revisions to the previously approved PCD. The approval defined the
site plan for Phase I, the commercial portion of the project and one of the office lots.
With the request, a preliminary plat for the subdivision of the site with sixteen lots and
out-parcels was also approved. The approved site plan included an area previously
excluded containing the Comcast office tract on Shackleford Road and incorporated the
area into the overall project plan.
Subsequent revisions have allowed the development of the shopping center as currently
developed. With the currently under construction Taco’s 4 Life all the lots and
out-parcels of the shopping center are currently developed.
On January 8, 2009, the Little Rock Planning Commission denied a request by Cracker
Barrel to allow the placement of modular buildings within the parking lot area. The
applicant sought to place two (2) modules within the parking lot area to remain from
August to December yearly.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a revision to the previously approved PCD to add a
mini trailer to the site to serve as inventory storage for seasonal items of the
business. The mini trailer is to be placed within the parking area behind the
existing Cracker Barrel Restaurant. The mini trailer proposed for the site is
40-feet in length. The delivery and use of the storage trailer is proposed from
August 1 st to January 31 st yearly. The applicant states the need for the mini
trailer is to serve as inventory storage for the Christmas Holiday season. Items
to be stored in the mini trailer are stock and inventory of the retail merchandise
associated with the business and fixtures that cannot be stored in the stock room
of the existing building. No perishable items are proposed for storage.
B. EXISTING CONDITIONS:
The restaurant is located on an outparcel of the Shackleford Crossing Shopping
Center. The center is fully developed with JC Penny located immediately to the
west of this site and a restaurant, Texas Roadhouse, located to the south of this
site. All the outparcels are currently developed or being developed, Taco’s 4 Life
being the final outparcel being developed. Across Shackleford Road is Camp
Aldersgate. North of the site is I-430 and the exit ramps.
September 22, 2016
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-4923-R
3
Shackleford Road has been completed with two (2) lanes in each direction and a
center landscaped median. There are sidewalks along this property frontage.
The street was constructed with curb and gutter.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site and the John Barrow
Neighborhood Association were notified of the public hearing .
D. SUBDIVISION COMMITTEE COMMENT: (August 31, 2016)
The applicant was not present. Staff presented an overview of the item stating
there were no outstanding technical issues associated with the request. Staff
stated the request was to allow the placement of a temporary storage module
within the parking lot of the existing Cracker Barrel Restaurant. Staff stated the
request was from August to January yearly. There were no more issues for
discussion. The Committee then forwarded the item to the full Commission for
final action.
E. ANALYSIS:
There were no outstanding technical issues associated with the request in need
of addressing raised at the August 31, 2016, Subdivision Committee meeting.
The applicant is requesting a revision to the previously approved PCD to add
temporary storage on the Cracker Barrel site via a storage module. The storage
module is 40 feet in length and 8 feet in width and will be located behind the
restaurant building. The delivery of the storage is early August (August 1 st ) and
the module will remain on the site until January 31st . Items to be stored in the
storage module are stock and inventory of retail merchandise and fixtures that
cannot be stored in the stock room of the existing restaurant building.
No perishable items are proposed for storage.
According to the developers of Shackleford Crossings Shopping Center, they
have placed limits on the place the storage modules can be located. The
developer has stated the storage module must be placed behind the building to
not be visible from South Shackleford Road. This would place the storage
module within the fire lane. The Fire Department has previously raised concerns
related to the storage module being placed within the fire lane.
Staff is not supportive of the placement of storage modules to act as inventory
storage on this site. Per Section 36-252, “ Accessory buildings in certain districts”
the ordinance outlines appropriate accessory building construction specifications.
The ordinance states accessory buildings are to be specifically designed and
constructed for the purpose of serving as an accessory building and items such
September 22, 2016
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-4923-R
4
as cargo containers, truck boxes and trailers, train cars and cabooses, mobile
homes, manufactured homes and recreational vehicles or trailers shall not be
deemed appropriate to serve as an accessory building”. Although this section of
the ordinance applies to residential zoning districts, staff feels it applicable to
accessory buildings in other zones as well.
The approval will allow a storage module to be on the site for five (5) months of
the year. The fire department has previously indicated the storage module
cannot be located within the fire access drive. Staff feels based on the fire
department concerns and the time frame requested for the storage modules to
be located on the site, the applicant should construct a permanent building for
inventory storage. Section 36-289 states Accessory permanent structures which
meet all setback requirements are allowed for the storage of sale items. Retail
sales may not take place in an accessory structure. The ordinance notes the
accessory buildings are to be constructed as permanent buildings. Staff feels the
building construction should be of an architectural style and materials that is
compatible with the existing building and the overall development.
The request is somewhat similar to the request previously denied by the
Commission in January of 2009. With that request Cracker Barrel requested the
placement of two (2) modular buildings within the parking lot area behind the
building also to be placed on a temporary basis. Staff previously did not support
the placement of the storage modules and recommended at the time the
applicant construct a permanent building.
F. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (SEPTEMBER 22, 2016)
Ms. Sherry Riggin was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of denial.
Ms. Riggin addressed the Commission on the merits of the request. She stated the
request was to allow the placement of a temporary storage module on the site to serve
as inventory storage. She stated the module would be placed on the site yearly from
August 31 st to January 1 st . She stated this allowed Cracker Barrel the ability to store
excess inventory and seasonal items as well as supplies and fixtures that could not be
stored in their existing storage areas. She stated it was a corporate decision to not
build permanent storage. She stated to allow the module on site would be a service to
the customers and the citizens of Little Rock.
September 22, 2016
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-4923-R
5
There was a general discussion by the Commission concerning the length of time the
module would be on the site and the reasoning for not including the additional storage
space within the building during construction. Ms. Riggin stated Cracker Barrel
Corporate had determined the short term use of the storage module better fit their
needs. She stated corporate did not care if the storage took place on-site or off-site.
She stated to allow the placement of the module on the site was more efficient for the
employees of the store.
Commissioner Berry stated the use of storage modules was a concern around the City.
He stated the item was first review when Wal-mart had wanted to use modules for
seasonal storage and staff and the Commission had determined this was not a good
practice at this location.
There was a motion made to approve the request including all staff recommendations
and comments except that of denial. The motion failed by a vote of 1 aye, 9 noes,
0 absent and 1 open position.
September 22, 2016
ITEM NO.: 5 FILE NO.: Z-4923-S
NAME: Shackleford Crossing Lot 4D – Tacos 4 Life – Revised Short-form PCD
LOCATION: Located at 2630 South Shackleford Road
DEVELOPER:
Austin Samuelson
Taco’s 4 Life
803 Harkrider Suite 208
Conway, AR 72032
AREA: 1.0 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 11 – I-430 CENSUS TRACT: 24.08
CURRENT ZONING: PCD
ALLOWED USES: Mixed Use Shopping Center
PROPOSED ZONING: Revised PCD
PROPOSED USE: Mixed Use Shopping Center – Allow the placement of a 3 rd wall
sign on the under construction restaurant
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
The Little Rock Board of Directors adopted Ordinance No. 19,237 on November 23,
2004, approving a Conceptual PCD known as Shackleford Crossing Long-form PCD,
which was located at the southwest corner of South Shackleford Road and Interstate
430. The conceptual plan included the north 62 acres being developed with C-2,
Shopping Center District permitted uses, the south 20 acres being O-2, Office and
Institutional District permitted uses and the middle 15 acres being a transition area
where O-2, Office and Institutional District and C-2, Shopping Center District permitted
uses would be allowed. The plan also showed four out parcels along the Shackleford
Road frontage, with three main entry drives from Shackleford Road. The total project
would consist of 1,000,000 square feet of gross building area.
September 22, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4923-S
2
Ordinance No. 19,399 adopted by the Little Rock Board of Directors on September 20,
2005, established revisions to the previously approved PCD. The approval defined the
site plan for Phase I, the commercial portion of the project and one of the office lots.
With the request, a preliminary plat for the subdivision of the site with sixteen lots and
out-parcels was also approved. The approved site plan included an area previously
excluded containing the Comcast office tract on Shackleford Road and incorporated the
area into the overall project plan.
Subsequent revisions have allowed the development of the shopping center as currently
developed. With the currently under construction Taco’s 4 Life all the lots and
out-parcels of the shopping center are currently developed.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to amend the PCD zoning for Lot 4D of the
Shackleford Crossing Shopping Center. The site is proposed with a Taco’s 4 Life
Restaurant which is currently being developed on the site. The approved PCD
allows signage on the out-parcel lots of the development on two (2) facades.
The total area for exterior wall mounted signs may not exceed 10% of the wall
surface area of the front wall on the tenant’s demised premises.
B. EXISTING CONDITIONS:
The restaurant is located on an outparcel of the Shackleford Crossing Shopping
Center. South of the site is a carwash and north of the site is a restaurant,
Longhorn Steakhouse. All the outparcels are currently developed or being
developed, Taco’s 4 Life being the final outparcel to be developed. Across
Shackleford Road is Camp Aldersgate.
Shackleford Road has been completed with two (2) lanes in each direction and a
center landscaped median. There are sidewalks along this property frontage.
The street was constructed with curb and gutter.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site and the John Barrow
Neighborhood Association were notified of the public hearing .
D. SUBDIVISION COMMITTEE COMMENT: (August 31, 2016)
The applicant was not present. Staff presented an overview of the item stating
there were no outstanding technical issues associated with the request. Staff
stated the request was to allow the placement of a third wall sign on the
proposed Taco’s 4 Life restaurant. Staff stated the approved PCD, Planned
September 22, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4923-S
3
Commercial Development zoning, allowed the placement of two (2) walls signs.
Staff stated permits had been issued for the northern façade, the front door, and
the western façade, the façade fronting into the shopping center, but the request
was to allow the third sign on the southern facade. There were no more issues
for discussion. The Committee then forwarded the item to the full Commission
for final action.
E. ANALYSIS:
There were no issues raised at the August 31, 2016, Subdivision Committee
meeting in need of addressing via a revised site plan. The applicant is proposing
a revision to the PCD zoning for the shopping center for Lot 4D to allow building
signage on three (3) facades of the building. The approved PCD for Shackleford
Crossing allowed signage on two (2) of the facades. The total area for exterior
wall mounted signs may not exceed 10% of the wall surface area of the front wall
on the tenant’s demised premises.
The north façade, over the front door, will include the placement of a sign 8-feet
6-inches by 4-feet 4-inches (36.83 square feet). The north façade will also
include a 12-foot 6-inch diameter mural on the including the company name,
Taco’s 4 Life for every meal you buy we donate a meal to a hungry child . The
north elevation will also include a sign on the canopy of the outdoor patio area
stating Tacos . This sign is 10-feet 8-inches by 24-inches or 21.33 square feet.
The applicant has indicated a sign on the west elevation which is 35-inches by
8-feet 6-inches for a total of 24.79 square feet. The sign will be placed on a
parapet wall fronting into the shopping center parking lot. The west façade will
include a 12-foot 6-inch diameter mural on the including the company name,
Taco’s 4 Life for every meal you buy we donate a meal to a hungry child .
The south elevation will also include a sign on the canopy of the outdoor patio
area 10-feet 8-inches by 24-inches (21.33 square feet) stating Tacos .
The sign area excluding the two (2) murals is 104.28 square feet. The front
façade of the building is 72-feet by 27-feet in height. This would allow 194.4 total
square feet of sign area for the building.
Staff is supportive of the request. The request is to allow the placement of the
signage on a third wall of the proposed restaurant. Staff does not feel the
allowance of signage as proposed will adversely impact the development.
September 22, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4923-S
4
F. STAFF RECOMMENDATION:
Staff recommends approval of the request to allow the signage as proposed by
the applicant.
PLANNING COMMISSION ACTION: (SEPTEMBER 22, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request to allow the
signage as proposed by the applicant. There was no further discussion. The item was
placed on the consent agenda and approved as recommended by staff by a vote of
10 ayes, 0 noes, 0 absent and 1 open position.
September 22, 2016
ITEM NO.: 6 FILE NO.: Z-5570-C
NAME: Lush Lemon Therapy Retreat Short-form PD-O
LOCATION: Located at 12418 Cantrell Road
DEVELOPER:
Joseph Eick
25 Courtside Place
Little Rock, AR 72210
SURVEYOR:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 1.41 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 4 PLANNING DISTRICT: 1- River Mountain CENSUS TRACT: 42.05
CURRENT ZONING: PD-O
ALLOWED USES: O-1, Quiet Office District uses
PROPOSED ZONING: Revised PD-O
PROPOSED USE: Add health studio and spa as an allowable use
VARIANCE/WAIVERS: None requested.
BACKGROUND:
Ordinance No. 16,905 adopted by the Little Rock Board of Directors on June 20, 1995,
approved a rezoning of the property from R-2, Single-family to PD-O, Planned
Development Office. The applicant proposed to remodel an existing single-story
residence, located on a 1.4-acre tract and use the building for uses permitted by right in
the O-1, Quiet Office zoning district. The existing structure included a 2-car carport, the
west wall of which was located on the west property line of the tract. The driveway
extended from Cantrell Road to the carport. Head-in parking was proposed to be added
in front of the structure and off the driveway, with four (4) additional spaces proposed to
September 22, 2016
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5570-C
2
be provided within the front yard area and an additional four (4) spaces added behind
the building. The required 40-foot landscape buffer along Cantrell Road was to be
provided, as was the required landscape buffer at the east, rear and west property lines,
except in the area where the structure extended to the property line.
On October 28, 2002, the Little Rock Board of Adjustment approved a variance request
to allow the placement of ground sign along Cantrell Road located with a zero setback
from the property line. The sign approved was six (6) feet in height and 32 square feet
in area.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing a revision to the previously approved PD-O
zoning to allow the addition of a health studio and spa in addition to the existing
O-1, Quiet Office District uses, as an allowable use for the property. Lush Lemon
Therapy Retreat, LLC is proposing to lease the space from the current property
owner and locate their business at this site. Lush Lemon Therapy Retreat will be
an establishment that focuses on health and wellness through quality body work
and foot soak therapy. In addition there will also be some retail associated with
the products used in the therapy seasons.
B. EXISTING CONDITIONS:
The property contains an office building located within a former single-family
residence. The property to the east is an office building (located on O-3, General
Office Zoning District) and the property to the immediate west is a vacant R-2,
Single-family zoned property. To the west of the vacant property is a medical
office and a training (sports and personal) and therapy facility. South of the site
is an office development, a church and a mechanical contractor’s office. The
Walton Heights Subdivision is located to the north of this site.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site, the Piedmont Property
Owners Association and the Walton Heights-Candlewood Property Owners
Association were notified of the public hearing .
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Cantrell 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.
September 22, 2016
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5570-C
3
2. Sidewalks with appropriate handicap ramps are required to be installed
adjacent to Cantrell Road in accordance with Section 31-175 of the Little
Rock Code of Ordinances and the Master Street Plan. The 1995 approval of
the PD-O for this property required sidewalk to be constructed.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer available to the site.
Entergy: Entergy does not object to this proposal. Service is already being
provided to this structure. Contact Entergy in advance to discuss adjustments to
existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
Fire Department:
1. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table
C105.1.
Parks and Recreation: No comment received.
September 22, 2016
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5570-C
4
County Planning: No comment.
Rock Region Metro: Location is currently served by METRO on Route 25
Pinnacle Mountain. We have no objection to planned use. Provide pedestrian
access from the transit route in your final site design plans.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is subject to full commercial plan review and approval
prior to issuance of a building permit. For information on submittal requirements
and the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.org or
Mark Alderfer at 501.371.4875; malderfer@littlerock.org .
Planning Division: This request is located in River Mountain Planning District.
The Land Use Plan shows Office (O) for this property. The office category
represents services provided directly to consumers (e.g., legal, financial,
medical) as well as general offices which support more basic economic activities.
The applicant has applied for a revision of PD-O (Planned Office District) to add
a health studio spa as an allowable use to the existing O-1 office uses. The
review area is within the Highway 10 Design Overlay District.
Master Street Plan: To the south of the property is Cantrell Road and it is a
Principal Arterial on the Master Street Plan. A Principal Arterial is to serve
through traffic and to connect major traffic generators or activity centers within
the urbanized area. Entrances and exits should be limited to minimize negative
effects of traffic and pedestrians on Cantrell Road. This street may require
dedication of right-of-way and may require street improvements for entrances
and exits to the site.
Bicycle Plan: There is a Class I Bike Path shown along Highway 10. A Bike
Path is to be a paved path physically separate for the use of bicycles.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements and the Highway 10 Design Overlay District.
2. Provide paving and parking areas as per previous approved plan.
3. Any dead, diseased, missing landscaping must be replaced.
4. Any existing landscape or irrigation disturbed by construction shall be
repaired or replaced before completion and final acceptance of the project.
September 22, 2016
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5570-C
5
5. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. SUBDIVISION COMMITTEE COMMENT: (August 31, 2016)
The applicant was present. Staff presented an overview of the item stating there
were additional items necessary to complete the review process. Staff stated the
site had developed with additional parking in the rear of the building but the
development was not constructed in accordance with the approved site plan.
Staff stated the drive lane and parking was to be completed in accordance with
the approved site plan. Staff also stated the parking spaces located in front of
the building were to be striped in accordance with typical ordinance standards.
Staff questioned the days and hours of operation, the number of therapist and
the proposed signage plan.
Public Works comments were addressed. Staff stated a right of way dedication to
55-feet from centerline was required along Cantrell Road. Staff stated sidewalks
with appropriate handicap ramps were required to be installed along the street
frontage.
Landscaping comments were addressed. Staff stated any dead, diseased or
missing landscaping was to be replaced. Staff noted the previous comment
concerning the parking layout.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised cover letter to staff addressing most of the
technical issues associated with the request as raised at the August 31, 2016,
Subdivision Committee meeting. The applicant has provided the days and hours
of operation, the number of therapists and indicated there will be no change to
the proposed signage plan. The existing sign will be refaced to advertise the
business.
The request is to revise the previously approved PD-O zoning to add a health
studio and spa as an allowable use for the site. The current approval allows O-1,
Quiet Office District uses, as an allowable use for the property. The applicant is
September 22, 2016
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5570-C
6
proposing to lease the space from the current property owner and perform
cosmetic upgrades to the interior and exterior of the building.
The applicant has indicated the business will focuses on health and wellness
through body work, massage therapy, and foot soak therapy. Associated with
the therapies some retail items associated with the products used in the therapy
seasons will be provided.
The site contains a building with 2,200 square feet. Parking for the use is
typically based on one (1) parking space per 200 gross square feet of floor area.
Based on this calculation eleven (11) parking spaces would typically be required
to serve the site. The plan includes eight (8) parking spaces. The applicant has
indicated customers are scheduled by appointment only. There are few
employees of the business. The front four (4) parking spaces will be used as
customer parking and all staff parking will be located in the rear of the
building.
The hours of operation are primarily by appointment only. The appointments
range from 7:00 am to 8:00 pm. The days are primarily Monday through Friday.
It is anticipated there will be four (4) therapist with the potential of adding an
additional employees in the future.
The applicant has indicated there will not be a dumpster located on the site. All
trash generated from the site can be removed from the site with the placement of
typical residential refuse cans.
When the site was redeveloped the former owner did not follow the approved site
plan. The owner also did not install the sidewalk along Cantrell Road as was
required with the original approval. The drive along the eastern boundary was
not constructed to a 20-foot width and the parking stalls within the rear yard area
were not properly installed (paved area and depth of the parking stalls) or
striped. Staff recommends based on the number of therapist the parking be
provided as previously required. The proposed use of the building
would typically require the placement of eleven (11) parking spaces. With
four (4) therapist, four (4) clients and office personnel the parking as currently
exist does not appear to be adequate to serve the use.
Staff is supportive of the applicant’s request. The applicant is seeking approval
to add a health studio and spa as an allowable use of the site. The site was
previous used as an office use and the applicant has indicated only minor
cosmetic repairs and changes will be made to the site. Staff feels the addition of
the use as proposed by the applicant is appropriate provided proper parking is
developed on the site.
September 22, 2016
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5570-C
7
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends the driveway along the eastern portion of the site be widened
and the parking located behind the building be constructed to meet the previously
approved site plan.
Staff recommends the sidewalk along Cantrell Road be completed with the
approval of this revision to the PD-O zoning.
PLANNING COMMISSION ACTION: (SEPTEMBER 22, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item stating based on conversations with the applicant they were
recommending deferral of this item to the November 3, 2016, public hearing. There was
no further discussion. The item was placed on the consent agenda and approved as
recommended by staff by a vote of 10 ayes, 0 noes, 0 absent and 1 open position.
September 22, 2016
ITEM NO.: 7 FILE NO.: Z-6453-D
NAME: Diamond Park Community Revised Short-form PD-R
LOCATION: Located west of John Barrow Road on Labette Drive
DEVELOPER:
Faithland Commercial Properties No. 5 LLC
P.O. Box 55300
Little Rock, AR
ENGINEER:
McGetrick and McGetrick Engineer
10 Otter Creek Court, Suite A
Little Rock, AR 72210
AREA: 6.27 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 L.F.
WARD: 6 PLANNING DISTRICT: 11 – I-430 CENSUS TRACT: 24.08
CURRENT ZONING: PD-R
ALLOWED USES: Single-family and multi-family housing
PROPOSED ZONING: PD-R
PROPOSED USE: Single-family and multi-family/elderly housing
VARIANCES/WAIVERS REQUESTED: A variance from the City’s Land Alteration
Ordinance to allow advanced grading for the site.
The applicant submitted a request dated September 6, 2016, requesting deferral of this
item to the November 3, 2016, public hearing. Staff is supportive of the deferral
request.
September 22, 2016
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-6453-D
2
PLANNING COMMISSION ACTION: (SEPTEMBER 22, 2016)
The applicant was present. There were no registered objectors present.
Staff presented the item stating the applicant had submitted a request dated
September 6, 2016, requesting deferral of this item to the November 3, 2016, public
hearing. Staff stated they were supportive of the deferral request. There was no further
discussion. The item was placed on the consent agenda and approved as
recommended by staff by a vote of 10 ayes, 0 noes, 0 absent and 1 open position.
September 22, 2016
ITEM NO.: 8 FILE NO.: Z-6488-A
NAME: KLR Properties Short-form PCD
LOCATION: Located at 12400 Cantrell Road
DEVELOPER:
KRL Properties
P.O. Box 21051
Little Rock, AR 72221
SURVEYOR:
Marlar Engineering Co.
5318 John F. Kennedy Boulevard
North Little Rock, AR 72116
ENGINEER:
Lewis Architects Engineers
11225 Huron Lane, Suite 104
Little Rock, AR 72211
AREA: 2.97 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 4 PLANNING DISTRICT: 1 – River Mountain CENSUS TRACT: 42.05
CURRENT ZONING: O-3, General Office District
ALLOWED USES: Office
PROPOSED ZONING: PCD
PROPOSED USE: O-3, General Office District uses, Health studio and spa and
Florist shop
VARIANCE/WAIVERS: None requested.
September 22, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6488-A
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a rezoning from O-3, General Office District to PCD,
Planned Commercial Development, to allow the development of the site with a
new multi-tenant building containing 14,000 square feet of floor area. The
applicant has indicated the facility will house the following uses:
• 6,000 square feet: A Kick Above personalized fitness training facility
(Health studio and spa). The tenant will also utilize 1,600 square feet of
mezzanine space.
• 4,000 square feet: Silks A Bloom, permanent botanicals and creative
arrangements (Florist shop).
• 2,000 square feet: River City General Contractors, Inc. (General and
professional office).
• 2,000 square feet: Shelled area (General and professional office).
Access to the site is proposed from a shared drive with the adjacent property to
the west. Parking is located in the front and rear of the proposed facility.
Parking, sidewalks, dumpster pad with enclosure are noted on the site plan.
B. EXISTING CONDITIONS:
The site is a wooded site located on the north side of Cantrell Road, Highway 10,
just west of the Pleasant Ridge Shopping Center. The property is zoned O-3,
General Office District and is indicated as Transition on the Future Land Use
Plan. The site shares a drive with the property to the west which is developed
with an office building, Moore Mortgage Company. The Walton Heights
Subdivision is located to the north of this site. There is an Entergy Utility
Substation located to the east of the site and a church, St. Michael’s Episcopal, is
located to the south of this site.
Cantrell Road is a four (4) lane road with a center turn lane. There are no
sidewalks in place along this property frontage.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site, the Piedmont Property
Owners Association and the Walton Heights-Candlewood Property Owners
Association were notified of the public hearing .
September 22, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6488-A
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Sidewalks with appropriate handicap ramps are required to be constructed
adjacent to Cantrell Road in accordance with Section 31-175 of the Little
Rock Code of Ordinances and the Master Street Plan.
2. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
3. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
4. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
5. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the owner.
6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
7. The existing driveway or access easement is not located within the access
easement shown on the survey.
8. Retaining walls designed to exceed 15 feet in height are required to seek a
variance for construction. Provide proposed wall elevations.
9. Prior to construction of retaining walls, an engineer's certification of design
and plans must be submitted to Public Works for approval. After construction,
an as-built certification is required for construction of the retaining wall.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer available to this project.
Entergy: Entergy does not object to this proposal. A three phase power line
exists on the south side of Cantrell Road in front of this development. There do
not appear to be any existing conflicts with existing facilities. Contact Entergy in
advance to discuss future service requirements, new facilities locations and
adjustments to existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
September 22, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6488-A
4
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
3. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
4. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
5. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
6. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are
used, a reduced pressure zone back flow preventer shall be required.
Fire Department:
1. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table
C105.1.
September 22, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6488-A
5
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is currently served by METRO on Route 25
Pinnacle Mountain. We have no objection to planned zoning change. Provide
pedestrian access from the transit route in your final site design plans.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is subject to full commercial plan review and approval
prior to issuance of a building permit. For information on submittal requirements
and the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.org or
Mark Alderfer at 501.371.4875; malderfer@littlerock.org .
Planning Division: This request is located in River Mountain Planning District.
The Land Use Plan shows Transition (T) for this property. Transition is a land use
plan designation that provides for an orderly transition between residential uses
and other more intense uses. Transition was established to deal with areas which
contain zoned residential uses and nonconforming nonresidential uses.
A Planned Zoning District is required unless the application conforms to the
Design Overlay standards. Uses that may be considered are low-density
multi-family residential and office uses if the proposals are compatible with
quality of life in nearby residential areas. The applicant has applied for a rezoning
from O-3 (General Office District) to PCD (Planned Commercial District) to allow
the construction of a new building containing office, health studio and a florist
shop. This request is within the Highway 10 Design Overlay District.
Master Street Plan: To the south of the property is Cantrell Road, and it is shown
as principal arterial on the Master Street Plan. A Principal Arterial is to serve
through traffic and to connect major traffic generators or activity centers within
the urbanized area. Entrances and exits should be limited to minimize negative
effects of traffic and pedestrians on Cantrell Road. This street may require
dedication of right-of-way and may require street improvements for entrances
and exits to the site.
Bicycle Plan: There is a Class I Bike Path shown along Highway 10. A Bike
Path is to be a paved path physically separate for the use of bicycles.
September 22, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6488-A
6
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements and the Highway 10 Design Overlay District.
2. The Highway 10 frontage (front yard) shall consist of a minimum of forty (40)
feet of landscaped area exclusive of right-of-way. The landscaped area shall
contain organic and/or combined man-made/organic features such as berms,
brick walls and dense plantings such that vehicular use areas are screened
when viewed from an elevation of forty-two (42) inches above the elevation of
the adjacent street. Trees shall be planted or be existing at least every twenty
(20) feet and have a minimum of two (2) inches in diameter when measured
twelve (12) inches from the ground at time of planting. Provide screening
shrubs no less than thirty (30) inches in height at installation with an average
linear spacing of not less at three (3) feet within the required landscape area.
3. A land use buffer six (6) percent of the average width / depth of the lot will be
required when an adjacent property has a dissimilar use of a more restrictive
nature. The properties to the north and east are zoned R-2, Single-family. As
a component of all land use buffer requirements, opaque screening, whether
a fence or other device, a minimum of six (6) feet in height shall be required
upon the property line side of the buffer. A minimum of seventy (70) percent
of the land use buffer shall be undisturbed. Easements cannot count toward
fulfilling this requirement. The plantings, existing and purposed, shall be
provided within the landscape ordinance of the City, Section 15-81.
4. Requirements for landscaping in land use buffers shall be the same as
perimeter landscaping. One (1) tree and three (3) shrubs or vines shall be
planted for every thirty (30) linear feet of land use buffer.
5. Building landscape areas shall be provided at the rate equivalent to planter
strip three (3) feet wide along the vehicular use area. One (1) tree and four
(4) shrubs shall be planted in the building landscape areas for each forty
(40) linear feet of vehicular use area abutting the building.
6. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). The minimum size of an interior landscape area shall be one hundred
fifty (150) square feet for developments with one hundred fifty (150) or fewer
parking spaces. Interior islands must be a minimum of seven and one half
(7 1/2) feet in width. Trees shall be included in the interior landscape areas at
the rate of one (1) tree for every twelve (12) parking spaces.
7. A landscape irrigation system shall be required as per Highway 10 site design
and development standards.
8. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
September 22, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6488-A
7
9. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. SUBDIVISION COMMITTEE COMMENT: (August 31, 2016)
The applicant was present. Staff presented an overview of the item stating there
were few outstanding technical issues associated with the request. Staff stated
the site was located within the Highway 10 Design Overlay District which had
specific development criteria related to setbacks, landscaped areas and signage.
Staff requested the applicant provide the proposed signage plan. Staff also
requested the applicant identify any areas of outdoor activities related to the
proposed cross fit user. Staff stated berming along Cantrell Road was
encouraged. Staff questioned the days and hours of operation for the users of
the development.
Public Works comments were addressed. Staff stated a grading permit was
required prior to any land clearing or grading activities at the site. Staff
requested the applicant provide a sketch grading and drainage plan. Staff stated
the City’s Stormwater Detention Ordinance would apply to the development to
the site. Staff stated retaining wall design which exceeded 15-feet in height
required a variance from the City’s Land Alteration Ordinance.
Landscaping comments were addressed. Staff stated the Highway 10 Design
Overlay District required the placement of a 40-foot landscape buffer along the
Cantrell Road frontage. Staff stated a land use buffer was required along the
northern and eastern perimeters where adjacent to residentially zoned property.
Staff stated a minimum of 70-percent of the land use buffer was to remain
undisturbed. Staff stated screening was also required along the northern and
eastern perimeters. Staff stated an irrigation system was required to water
landscaped areas per the Highway 10 Design Overlay District.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion.
The Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan and cover letter to staff addressing
the comments raised at the August 31, 2016, Subdivision Committee meeting.
The applicant has provided the areas of outdoor activities and indicated the days
and hours of operation. The request includes a waiver of the required land use
September 22, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6488-A
8
buffer along the eastern perimeter, adjacent to the Entergy Electrical Substation.
The applicant has indicated all outdoor activity associated with the cross fit
portion of the development will take place behind the building.
The applicant is requesting a rezoning from O-3, General Office District to PCD,
Planned Commercial Development, to allow the development of the site with a
new multi-tenant building containing 14,000 square feet of floor area.
The applicant has indicated the facility will house 6,000 square feet as a
personal training business (health studio and spa). This tenant will also
utilize 1,600 square feet of a proposed mezzanine space. The site plan
indicates 4,000 square feet of retail space for a florist shop. The plan includes
2,000 square feet of office space for a general and professional office user
and 2,000 square feet of space for a future quiet office user.
Access to the site is proposed from a shared drive with the adjacent property to
the west. Parking is located in the front and rear of the proposed facility. The
plan indicates the placement of 30 parking spaces in front of the building and an
additional 24 parking spaces behind the building. Parking for the health studio
portion of the development would typically be thirty (30) parking spaces. The
commercial portion of the development would typically require thirteen
(13) parking spaces and ten (10) spaces to serve the office portion of the
development. The plan includes the placement of 54 parking spaces which
should be adequate to serve the development.
Signage is proposed to comply with the typical signage allowed within the
Highway 10 Design Overlay District. The plan indicates the placement of a
ground sign six (6) feet in height and 72 square feet in area. The sign will be
located within the landscape area along Cantrell Road. Building signage will be
limited to signage on the front façade, abutting Cantrell Road. The sign area will
be limited to ten (10) percent of the building façade area along Cantrell Road.
The hours of operation for the cross fit portion of the development are Monday
through Friday from 5:00 am to 10:30 am and from 4:00 pm to 6:30 pm. There
are 40 clients to be served in sessions per day. There are five (5) trainers
associated with the business. The hours of operation for the remaining portion of
the development, the commercial and office, are from 7:00 am to 8:00 pm seven
(7) days per week.
The plan indicates the placement of a dumpster on the site plan. The dumpster
will be located within the rear parking area. The dumpster will be fully screened
per typical ordinance requirements (Section 36-523). The hours of dumpster
service will be limited to 7 am to 6 pm Monday through Friday.
September 22, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6488-A
9
The property is located within the Highway 10 DOD which has specific
development criteria related to setbacks, parcel size and landscaped areas. The
minimum lot size for a development per the Overlay is 2.0-acres with a single
building to be located on 2-acres. The property contains 2.97-acres and is
proposed to be develop with a single building.
The front yard building setback per the Overlay is 100-feet. The rear yard
building setback is to be 40-feet and side yard building setbacks are to be
30-feet. The plan as presented more than adequately provides the typically
required building setbacks to comply with the Overlay.
The front landscape strip is to be a minimum of 40-feet. The perimeter
landscape strips are to be 25-feet. The plan indicates landscaped areas which
comply with the typical Overlay standards. The western perimeter is a shared
access easement with the adjacent property. Landscaping along this perimeter
is not required due to the access easement. Landscaped areas are to have
water sprinkler systems.
The front yard landscape area is to include organic and/or combined
man-made/organic features such as berms, brick walls and dense plantings such
that vehicular use areas are screened when viewed from an elevation of
42-inches above the elevation of the adjacent street. The applicant has indicated
berms will be considered at the time of development of the site. Based on the
elevation and grade of the site berming will potentially not provide the desired
screening of the parking areas. Staff will work with the developer at the time of
building permit to achieve the best screening of the site in compliance with the
Overlay.
Parking lot lighting is to be designed and located in such manner so as not to
disturb the scenic appearance preserved in the corridor. Lighting should be
directed to the parking areas and not reflected into the adjacent neighborhoods.
The request includes a waiver of the land use buffer along the eastern perimeter
of the site adjacent to the Entergy Electrical Substation. The zoning ordinance
requires land use buffer when an adjacent property has a dissimilar use of a
more restrictive nature. The property to the east is zoned R-2, Single-family but
is not nor will the property be a residential use. The ordinance states a minimum
of seventy (70) percent of the buffer area is to remain undisturbed. The site plan
indicates the proper width of the buffer in this area but the applicant is requesting
a reduction in the undisturbed area to allow grading and allow the placement of a
drive accessing the rear parking area along the eastern side of the building.
Staff is supportive of the applicant’s request. Staff feels the development and the
use mix as proposed by the applicant is appropriate.
September 22, 2016
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6488-A
10
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the variance request to allow a reduction in the
land use buffer along the eastern perimeter of the site abutting the Entergy
Electrical Substation.
PLANNING COMMISSION ACTION: (SEPTEMBER 22, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff presented a recommendation of approval of the variance
request to allow a reduction in the land use buffer along the eastern perimeter of the site
abutting the Entergy Electrical Substation. There was no further discussion. The item
was placed on the consent agenda and approved as recommended by staff by a vote of
10 ayes, 0 noes, 0 absent and 1 open position.
September 22, 2016
ITEM NO.: 9 FILE NO.: Z-8559-B
NAME: Tract 1 A Wildwood Place Neighborhood Park and Pool Revised PD-R
LOCATION: Located on the south side of Denny Road between Wildwood Place
Subdivision and Wildwood Performing Center for the Arts
DEVELOPER:
Deltic Timber Corporation
7 Chenal Club
Little Rock, AR 72223
ENGINEER:
White-Daters and Associates
#24 Rahling Circle
Little Rock, AR 72223
AREA: 43.41 acres NUMBER OF LOTS: 184 FT. NEW STREET: 6,705 LF
WARD: 5 PLANNING DISTRICT: 21 – Burlingame Valley CENSUS TRACT: 42.02
CURRENT ZONING: PD-R
ALLOWED USES: Single-family residential – Average 5,750 square foot lots
PROPOSED ZONING: Revised PD-R
PROPOSED USE: Add neighborhood park to previously approved preliminary
plat/site plan
VARIANCE/WAIVERS: None requested.
BACKGROUND:
The Wildwood Park Subdivision is being developed under two (2) separate zoning case
files; File No. Z-8559 and File No. Z-8559-A. One phase of the subdivision is located on
the east side of an Entergy transmission line and the other phase is located on the west
side of the transmission line. The eastern development contains a total of 16.32 acres
and 67 lots and the western portion of the subdivision contains 43.41 acres and
184 lots. The total of the two (2) projects contains 59.73 acres and 251 lots. The
developments proposed the placement of pedestrian paths within the open space areas
to allow connection between two (2) phases of the subdivisions.
September 22, 2016
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-8559-B
2
Ordinance 20,340 adopted by the Little Rock Board of Directors on October 19, 2010,
rezoned the eastern property from R-2, Single-family to PD-R, Planned Development
Residential. Ordinance No. 20,341 also adopted by the Little Rock Board of Directors
on October 19, 2010, rezoned this site, the western portion of the development, from
R-2, Single-family to PD-R, Planned Development Residential. The area to the east
was identified as Blocks 1 and 2 of the Wildwood Place Subdivision. This area was
identified as Blocks 3 through 7 Wildwood Place Subdivision.
All Corp. of Engineer’s approvals, grading activity, the extension of water and sewer into
portions of this phase were completed with the initial phase of the subdivision. Street
construction, additional grading and drainage are currently under way within this portion
of the development. Blocks 1 and 2 have been fully developed and final platted.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting to amend the previously approved PD-R, Planned
Development Residential, to allow the construction of a community/neighborhood
park for the subdivision. The neighborhood park is proposed with parking, pool
house, two (2) pools, shade structure, picnic area and playground area.
B. EXISTING CONDITIONS:
The grading of the property is currently underway. Within the larger area a
single-family subdivision is being proposed. The proposed clubhouse and pool
will serve both Blocks 1 & 2 and 3 - 7 of the Wildwood Place Subdivision. The
eastern portion of the development, Block 1 & 2 have been completed with most
of the lots containing homes. To the west of the proposed park is Wildwood
Center for the Performing Arts.
Street improvements to Denny Road associated with the first phase of the
development have been installed including the required sidewalk. The street
construction for this phase have not been completed.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site were notified of the public
hearing . There is not an active neighborhood associated location in this area.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Is a pedestrian table proposed to be constructed on Melicourt Boulevard?
September 22, 2016
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-8559-B
3
2. On site striping and signage plans should be forwarded to Public Works,
Traffic Engineering for approval with the site development package.
3. Obtain a franchise agreement from Public Works, Bennie Nicolo,
501.371.4818 or bnicolo@littlerock.org for the private improvements located
in the right-of-way. If decorative concrete is proposed to be used, the
Property Owners Association will be responsible for maintenance to the
pedestrian table.
E. SUBDIVISION COMMITTEE COMMENT: (August 31, 2016)
Mr. Tim Daters of White-Daters and Associates was present representing the
request. Staff presented an overview of the item stating there were additional
items necessary to complete the review process. Staff questioned if there would
be a dumpster located at the site. Staff also requested Mr. Daters provide the
days and hours of the park use.
Public Works comments were addressed. Staff questioned if a pedestrian table
was proposed on Melicourt Boulevard. Staff also stated on site striping and
signage plans were to be reviewed by Public Works staff as a part of the site
design package. Staff stated a franchise agreement from Public Works was
required for any private improvements located within the public right of way.
There were no more issues for discussion. The Committee then forwarded the
item to the full Commission for final action.
F. ANALYSIS:
The applicant provided additional information raised at the August 31, 2016,
Subdivision Committee meeting. The applicant has indicated there will not be a
dumpster located on the site. The applicant has also indicated the park hours
are from 7 am to 9 pm daily. The plan indicates the placement of a pedestrian
table on Melicourt Boulevard to allow safe passage for the residents to the park.
The applicant has indicated all franchise agreements will be secured as the park
is developed.
The request is to amend the previously approved PD-R, Planned Development
Residential, to allow the construction of a community/neighborhood park for the
subdivision. The original approval of the PD-R indicated the placement of a park
but details of the park amenities were not indicated. The neighborhood park is
proposed with parking, restroom/changing room, two (2) pools, shade structure,
picnic area and playground area. The park will be maintained by the Property
Owners Association.
September 22, 2016
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-8559-B
4
There would be one access drive from Melicourt Boulevard. The plan includes
38 parking spaces and a drop off point near the swimming pool clubhouse. The
site would contain 1,000 square feet of restroom/changing room, which would
generate a requirement for ten (10) parking spaces based on one (1) space for
every 100 gross square feet of building floor space.
The site must develop in compliance with the City's Landscape and Buffer
Ordinances. The parking area must be screened from adjacent residential
property. This may be accomplished with 30-inch high evergreen shrubs (height
at the time of planting) or low growing evergreen trees in areas not adequately
screened with existing natural vegetation.
A six (6) foot high opaque screen, either a wooden fence with its face side
directed outward or dense evergreen plantings is to be provided along the
northern and southern perimeter of the site. A six (6) foot black steel fence will
be placed around the pool and deck area. In addition all site lighting is to be low
level and directional, directed downward and into the site with no over spillage of
lighting onto the adjacent properties.
The proposal also includes a four (4) foot by five (5) foot sign near the entrance
to the park. Since the residential zoning district allow only a one (1) foot square
sign, the proposed sign is being requested a part of the approval of the revision
to the PD-R zoning.
Staff is supportive of the applicant’s request. Based on the type of use proposed
and the applicant's proposed treatment of the site, staff feels that this proposal is
appropriate for the area and should have no adverse impact on the surrounding
properties.
G. STAFF RECOMMENDATION:
Staff recommends approval of the request to allow the placement of the
neighborhood park as proposed by the applicant provided screening is installed
as per Section F of this report.
PLANNING COMMISSION ACTION: (SEPTEMBER 22, 2016)
The applicant was present. There were no registered objectors present. Staff presented
the item with a recommendation of approval of the request to allow the placement of the
neighborhood park as proposed by the applicant provided screening was installed as
September 22, 2016
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-8559-B
5
per Section F of the staff report. There was no further discussion. The item was placed
on the consent agenda and approved as recommended by staff by a vote of 10 ayes,
0 noes, 0 absent and 1 open position.
September 22, 2016
ITEM NO.: 10 FILE NO.: Z-8198-A
NAME: Goodwill Industries of Arkansas – the Excel Center – Long form PID
LOCATION: Located at 7400 Scott Hamilton Drive
DEVELOPER:
Goodwill Industries of Arkansas
c/o Andrew Francis
2311 Biscayne Drive, Suite 205
Little Rock, AR 72227
SURVEYOR:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 79.34 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 13 – 65 th Street East CENSUS TRACT: 20.02
CURRENT ZONING: I-2, Light Industrial District
ALLOWED USES: Industrial
PROPOSED ZONING: PID
PROPOSED USE: Add adult high school as an allowable use
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting rezoning of the property located at 7400 Scott
Hamilton Drive from I-2, Light Industrial District to PID, Planned Industrial
Development, to accommodate I-2, Light Industrial District uses plus the use of
up to ten percent (10%) of the building area as an adult high school, known as
the Excel Center, as a permitted use not to exceed 58,700 square feet. The
Excel Center will be built within the existing office space in an area with over
10,000 square feet of space. Goodwill will alter the space to meet the needs of
the Excel Center, meeting guidelines set by Goodwill Education Initiatives, and
September 22, 2016
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8198-A
2
following all applicable state and federal laws relating to schools and child care
centers. The request to allow the high school to occupy up to ten (10) percent of
the building area is to allow the program to expand in future years.
Many are familiar with Goodwill and its mission to change lives through
education, training, and employment. To assist it in fulfilling its mission, in 2012,
Goodwill purchased the warehouse located at 7400 Scott Hamilton Road
overlooking I-30 in south Little Rock. The warehouse is used as Goodwill’s
Resource Center – the headquarters of Goodwill Industries of Arkansas. The
587,000 square foot one-story facility has paved parking for more than
1,000 vehicles. A Rock Region Metro bus stop is located in the parking lot
directly in front of the building.
The facility is presently used for Goodwill career services, adult education and
job training programs, an outlet store, a production warehouse, and
administrative offices. Approximately 60,000 square feet is currently devoted to
administrative, training and educational programs. Much of the interior area is
currently not in use. In an effort to expand the services to offers its clients,
Goodwill has applied to form a first-of-its-kind adult high school. Goodwill will
offer high school degrees to adults, with a targeted enrollment of 100 students.
B. EXISTING CONDITIONS:
Goodwill has purchased the building located at 7400 Scott Hamilton Road. The
building is being used by Goodwill as a donation center as well as for
administrative offices. The property contains a large building (550,000+ square
feet) and paved parking. There is little to no landscaping within the parking
areas. There is a church located on the east side of Scott Hamilton across from
the Goodwill property. Also located on the east side of Scott Hamilton are a
number of industrial uses including an equipment company, a trucking company
and a sign company. North of the site is the Job Corps campus and along West
65 th Street is the Arkansas Food Bank property. Located behind the building are
single-family homes located within the Wakefield Subdivision.
Scott Hamilton Drive was recently completed with additional lanes and sidewalks.
The road is a four (4) lane street with sidewalks on both sides. The street was
constructed with curb and gutter.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site, Southwest Little Rock
United for Progress and the Upper Baseline Neighborhood Association were
notified of the public hearing .
September 22, 2016
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8198-A
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No comment.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer available to this project. Capacity fee analysis
required. Contact Little Rock Wastewater Utility for additional information.
Entergy: Entergy does not object to this proposal. Service is already being
provided to this structure. Contact Entergy in advance to discuss adjustments to
existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be one at the expense of the developer.
3. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
4. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are
used, a reduced pressure zone back flow preventer shall be required.
Fire Department:
1. Gates. Maintain fire apparatus access road gates as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus
September 22, 2016
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8198-A
4
access road gates. Gates securing the fire apparatus access roads shall
comply with all of the following criteria:
a. Minimum gate width shall be 20 feet.
b. Gates shall be of swinging or sliding type.
c. Construction of gates shall be of material that allow manual
operation by one person.
d. Gate components shall be maintained in an operable condition at
all times and replaces or repaired when defective.
e. Electric gates shall be equipped with a means of opening the gate
by fire department personnel for emergency access. Emergency
opening devices shall be approved by the fire code official.
f. Manual opening gates shall not be locked with a padlock or chain
and padlock unless they are capable of being opened by means of
forcible entry tools or when a key box containing the keys to the
lock is installed at the gate location.
g. Locking device specifications shall be submitted for approval \by
the fire code official
h. Electric gate operators, where provided, shall be listed in
accordance with UL 325.
i. Gates, intended for automatic operation shall be designed,
constructed and installed to comply with requirements of ASTM F
2200.
2. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table
C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is currently served by METRO on Route 3 Baptist
Medical Ctr. Provide pedestrian access from the transit route to the front
entrance of the business for employees and customers. Provide sidewalks along
the transit route for access to jobs.
September 22, 2016
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8198-A
5
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is subject to full commercial plan review and approval
prior to issuance of a building permit. For information on submittal requirements
and the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.org or
Mark Alderfer at 501.371.4875; malderfer@littlerock.org .
Planning Division: This request is located in 65 th Street East Planning District.
The Land Use Plan shows Industrial (I) for this property. The industrial category
encompasses a wide variety of manufacturing, warehousing research and
development, processing, and industry related office and service activities.
Industrial development typically occurs on an individual tract basis rather than
according to an overall development plan. The applicant has applied for a
rezoning from I-2 (Light Industrial District) to PID (Planned Industrial
Development) to add an adult high school as an allowable use.
Master Street Plan: To the east of the property is Scott Hamilton Drive and it is a
Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to
and through an urban area and their primary function is to provide short distance
travel within the urbanized area. Entrances and exits should be limited to
minimize negative effects of traffic and pedestrians on Scott Hamilton Drive.
Bicycle Plan: A Class II Bike Lanes are shown along Scott Hamilton Drive. This
Bike Lane provides a portion of the pavement for the sole use of bicycles.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. Any dead, diseased, missing landscaping must be replaced.
3. Existing vehicular use areas may continue as nonconforming until such time
as a building permit is granted to enlarge or reconstruct a structure on the
property exceeding ten (10) percent of the existing gross floor area. At such
time ten (10) percent of the existing vehicular use area shall be brought into
compliance with this chapter and shall continue to full compliance on a
graduated scale.
4. If building rehabilitation exceeds fifty percent (50%) of the replacement cost
then the landscaping and buffer must also come into compliancy accordingly.
5. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
September 22, 2016
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8198-A
6
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (August 31, 2016)
Mr. Andrew Francis was present representing the request. Staff presented an
overview of the item stating there were no exterior changes proposed to the
existing building or parking areas. Staff stated the request was to add a high
school as an allowable use for the site. Staff noted the school was proposed as
a charter school limited to adults to allow persons to complete their high school
education and to obtain a high school diploma. Staff requested the applicant
provide the maximum number of students and the ages of the students.
There were no more issues for discussion. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant has provided the additional information requested by staff at the
August 31, 2016, Subdivision Committee meeting. The applicant has indicated
the students will be 19 years of age and older. The applicant has also indicated
the maximum number of students will be 350. The applicant has indicated the
school hours are from 8:00 am to 8:00 pm Monday through Friday. The
administration, training, retail and production operations are currently operating
Monday through Saturday from 9 am to 8 pm and Sunday from 10 am to 6 pm.
The dumpster service hours are Monday through Friday from 7 am to 5 pm.
The applicant has indicated the existing signage will be maintained on the site.
The signage typically allowed in industrial zones is a maximum of thirty (30) feet
in height and seventy-two (72) square feet in area. If additional signage is added
in the future the signage must comply with signage allowed in industrial zones.
Building signage will be as allowed in industrial zones or a maximum of ten
(10) percent of the façade area on facades with direct public street frontage.
Informational signs will be added internally to direct students to the classroom
areas.
Staff is supportive of the applicant’s request. The applicant is seeking approval
to add a public charter school to provide adult high school education. The site is
fully developed and has more than ample parking to provide sufficient parking for
the future students, the staff of Goodwill and the customers of the Goodwill
stores on the site. Staff feels the applicant’s request to add public education is
appropriate.
September 22, 2016
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8198-A
7
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
PLANNING COMMISSION ACTION: (SEPTEMBER 22, 2016)
The applicant was present. There were no registered objectors present.
Staff presented the item with a recommendation of deferral of the item to the
November 3, 2016, public hearing. Staff stated the applicant had failed to provide
proper notice to the property owners as required by the Commission’s By-laws. There
was no further discussion. The item was placed on the consent agenda and approved
as recommended by staff by a vote of 10 ayes, 0 noes, 0 absent and 1 open position.
September 22, 2016
ITEM NO.: 11 FILE NO.: Z-9154-A
NAME: Phillips Duplexes Short-form PD-R
LOCATION: Located at the Northwest corner of Holt and West 38 th Streets
DEVELOPER:
Stanley Phillips
c/o Kwendeche, AIA
2124 Rice Street
Little Rock, AR 72202
SURVEYOR:
Harbor
8114 Cantrell Road, Suite 350
Little Rock, AR 72227
AREA: 0.499 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 11 – I-430 CENSUS TRACT: 24.05
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-R
PROPOSED USE: Two (2) duplex units
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a rezoning from R-2, Single-family to PD-R, Planned
Development Residential, to allow the development of two (2) existing platted lots
with two (2) residential duplex units with off-street parking. The new units
(2 attached units with four (4) separate tenants) as a one-story flat reinforced
concrete slab; thermal insulated wood-framed structure clad with vinyl siding,
vinyl clad thermal glazed windows and a hip roof clad with asphalt shingles.
Six (6) concrete paved car slots are to be constructed on the east side of
the property.
September 22, 2016
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-9154-A
2
B. EXISTING CONDITIONS:
This area of Holt Street is primarily single-family detached homes. The streets
(West 38 th and Holt Streets) are substandard streets with no curb and gutter and
open ditches for drainage. There has been little to no new single-family or
two-family construction taken place in this area in the recent past. There
are single-family homes located to the north, south and west of this site. There
are also single-family homes located to the east of the site along Holt Street.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site and the John Barrow
Neighborhood Association were notified of the public hearing .
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Holt Street is classified on the Master Street Plan as a residential street. A
dedication of right-of-way 25 feet from centerline will be required.
2. A 20 foot radial dedication of right-of-way is required at the intersection of Holt
Street and West 38 th Street.
3. The driveway should be moved further north to not place the parking spaces
on two (2) lots or plat a shared access easement on Lots 7 and 8.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer available to this site. Separate service required
for each lot. Contact Little Rock Wastewater Utility for additional information.
Entergy: Entergy does not object to this proposal. A single phase power line
exists on the west side of this property. One single phase line is on the
southwest corner of the property and another one is close to the northwest
corner of the property. There do not appear to be any existing conflicts with
Entergy facilities on this property. Contact Entergy in advance to discuss future
service requirements, new facilities locations and adjustments to existing facilities
(if any) as this project proceeds.
Centerpoint Energy: No comments received.
AT & T: No comments received.
September 22, 2016
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-9154-A
3
Central Arkansas Water: No objection. All Central Arkansas Water requirements
in effect at the time of request for water service must be met.
Fire Department:
1. Maintain fire apparatus access roads at fire hydrant locations as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access
road width with a hydrant.
2. Where a fire hydrant is located on a fire apparatus access road, the minimum
road width shall be 26 feet, exclusive of shoulders.
3. Grade. Maintain fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire
apparatus access roads shall not exceed 10 percent in grade except as
approved by the fire chief.
4. Loading. Maintain fire apparatus access road design as per Appendix D of
the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed
shall be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
5. Gates. Maintain fire apparatus access road gates as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus
access road gates. Gates securing the fire apparatus access roads shall
comply with all of the following criteria:
a. Minimum gate width shall be 20 feet.
b. Gates shall be of swinging or sliding type.
c. Construction of gates shall be of material that allow manual operation
by one person.
d. Gate components shall be maintained in an operable condition at all
times and replaces or repaired when defective.
e. Electric gates shall be equipped with a means of opening the gate by
fire department personnel for emergency access. Emergency opening
devices shall be approved by the fire code official.
f. Manual opening gates shall not be locked with a padlock or chain and
padlock unless they are capable of being opened by means of forcible
entry tools or when a key box containing the keys to the lock is
installed at the gate location.
September 22, 2016
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-9154-A
4
g. Locking device specifications shall be submitted for approval \by the
fire code official
h. Electric gate operators, where provided, shall be listed in accordance
with UL 325.
i. Gates, intended for automatic operation shall be designed, constructed
and installed to comply with requirements of ASTM F 2200.
6. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table
C105.1.
Parks and Recreation: No comments received.
County Planning: No comment.
Rock Region Metro: Location is served currently by Route 9, John Barrow and
Route 14, Rosedale. We have no objection to increased housing in this
neighborhood and encourage the redevelopment of vacant lots close to transit.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is subject to residential plan review and approval prior to
issuance of a building permit. Contact the permit desk at 501.371.4832 for
requirements.
Planning Division: This request is located in I-430 Planning District. The Land
Use Plan shows Residential Low Density (RL) for this property. Residential Low
category provides for single family homes at densities not to exceed 6 dwelling
units per acre. Such residential development is typically characterized by
conventional single family homes, but may also include patio or garden homes
and cluster homes, provided that the density remain less than 6 units per acre.
The applicant has applied for a rezoning from R-2 (Single-family) to PD-R
(Planned District Residential) to allow the development of two (2) buildings of
duplex housing on two (2) existing platted lots.
Master Street Plan: To the east of the property is Holt Street, to the south of the
property is West 38 th Street and they are both Local Streets on the Master Street
Plan. The primary function of Local Streets is to provide access to adjacent
properties. Local Streets that are abutted by non-residential zoning/use or more
intensive zoning than duplexes are considered as “Commercial Streets”.
September 22, 2016
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-9154-A
5
A Collector design standard is used for Commercial Streets. These streets may
require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (August 31, 2016)
Kwendeche was present representing the request. Staff presented an overview
of the item stating there were few outstanding technical issues associated with
the request. Staff stated the development was proposed with two (2) buildings of
duplex housing located on two (2) platted lots. Staff stated the units would share
parking located with access from Holt Street.
Public Works comments were addressed. Staff stated dedication of right of way
for both Holt and 38 th Streets was required per the Master Street plan to include
25-feet from centerline. Staff stated a 20-foot radial dedication of right of way
was required at the intersection of Holt and 38 th Streets. Staff stated the
driveway should be moved further north to not place the parking spaces on
two (2) lots or plat a shared access easement on Lots 7 and 8.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion.
The Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised cover letter addressing most of the technical
issues associated with the request and stating the two (2) lots would be replatted
into a single lot to address staff’s concerns related to the driveway, parking and
future access to the units.
The applicant is requesting to rezone the site from R-2, Single-family to PD-R,
Planned Development Residential, to allow the construction of two (2) duplexes
structures on two (2) lots (a total of four (4) units). The one-story buildings will
have vinyl siding. The roof will be asphalt-shingles with a hip roof profile with a
gable dormers above the entry ways. Each unit within the duplexes will be
1,170 square feet in area. Parking is proposed accessed from Holt Street.
Parking per the zoning ordinance for two (2) family dwellings is one and one-half
(1 ½) spaces per unit. Based on this requirement six (6) spaces would typically
September 22, 2016
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-9154-A
6
be required for the four (4) units. The site plan indicates the placement of
six (6) parking spaces.
Building setback is indicated at 20-feet along West 38 th Street (southern
perimeter) and a five (5) foot setback is indicated along the northern perimeter.
The setback for the structure located along West 38th Street (the front of the
building) is indicated at 20-feet. This unit has a side yard relationship to the
property to the west. The setback is indicated at 25-feet. The northern structure
will be constructed facing Holt Street. The setback from Holt Street is indicated
at 40-feet. The rear yard setback (western) is indicated at 54-feet. There is a
14-foot separation between the buildings.
The applicant has indicated no fencing is proposed at this time. Staff
recommends any future fencing be allowed as typically allowed in residential
zones. This would allow fencing at a six (6) foot height located outside the
required setbacks.
Staff is supportive of the applicant’s request. The applicant is seeking approval
to allow the construction of four (4) units located on two (2) existing platted lots.
The lots as currently platted allow for the typical development standards per the
R-4, Two-family zoning district (Section 36-256 - two-family dwellings). This
section of the ordinance states lots are to contain a minimum of 7,000 square
feet. In addition the minimum lot width is not to be less than 70-feet in width and
a lot depth of not less than 100-feet. Staff feels the development with the
duplexes as proposed is appropriate.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends any future fencing be placed as typically allowed in residential
zones as per Chapter 36, Section 36-516 of the Little Rock Code of Ordinances.
Staff recommends the two (2) lots be replatted into a single lot prior to the
issuance of a building permit.
PLANNING COMMISSION ACTION: (SEPTEMBER 22, 2016)
The applicant was present. There was one registered objector present. Staff presented
the item with a recommendation of approval of the request subject to compliance with
the comments and conditions as outlined in paragraphs D, E and F of the agenda staff
September 22, 2016
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-9154-A
7
report. Staff presented a recommendation any future fencing be placed as typically
allowed in residential zones as per Chapter 36, Section 36-516 of the Little Rock Code
of Ordinances. Staff presented a recommendation the two (2) lots be replatted into a
single lot prior to the issuance of a building permit.
Mr. Stanley Phillips addressed the Commission on the merits of the request. He stated
he had built a number of duplexes in the neighborhood and had done well with the units.
He stated he was a good neighbor and had worked with the John Barrow Neighborhood
Association to allow the placement and construction of the new units. He stated his
tenants were screened and if there were any issues the tenants were ask to move. He
stated he felt the new construction would be an asset to the community.
Mr. Booker Arnold addressed the Commission in opposition of the request. He stated
he had a petition for the area residents in opposition of the request. He stated the crime
rates in the area of duplex construction had increased. He stated he had contacted the
Police Department to secure the number of calls to the 44 th and Bowers Streets
duplexes. He stated since January 1 st there had been 17 police calls. He stated at
32 nd and Malloy Streets there had been 37 police calls. He stated he understood
Mr. Phillips owned additional units but was not aware of the addresses to secure the
crime statistics. He stated there would be a decrease in property values once the rental
units were added to the neighborhood. He stated there were a number of vacant
homes in the area and questioned why additional rental units were needed. He stated
the additional units would increase traffic into the area. He stated there were a number
of residents opposed to the request but most worked and could not attend the
4:00 meeting.
Mr. Phillips stated there were police calls but no one was arrested. He stated at
44 th and Bowers Street there were some issues in the beginning. He stated the number
of calls had reduced once the tenants and the long term residents got used to each
other. He stated he did not have any issues with his tenants.
There was a general discussion by the Commission concerning the development and
the need for additional housing in the area. The Commission questioned Mr. Phillips of
his occupancy rate. Mr. Phillips stated the units were 100 percent occupied. He stated
his homes were well constructed with quality materials and a number of amenities. He
stated most of his tenants were long term tenants. He stated he was excited about
what he was doing and just wanted to give back to the neighborhood.
A motion was made to approve the request as recommended by staff. The motion
carried by a vote of 10 ayes, 0 noes, 0 absent and 1 open position.
September 22, 2016
ITEM NO.: 12 FILE NO.: Z-9161
NAME: Auto Zone Short-form PCD
LOCATION: Located at 9201 Stagecoach Road
DEVELOPER:
Auto Zone Parts. Inc.
123 S. Front Street
Memphis, TN 38103
SURVEYOR:
Johnny Tweedle
Harbor Environmental
8114 Cantrell Road
Little Rock, AR 72227
ENGINEER:
CEI Engineering
Jacob Shy, Project Manager
3108 SW Regency Parkway, Suite 2
Bentonville, AR 72712
AREA: 2.42 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 16 – Otter Creek CENSUS TRACT: 42.20
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PCD
PROPOSED USE: Auto parts and accessories and C-3, General Commercial District
VARIANCE/WAIVERS: None requested.
September 22, 2016
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9161
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a rezoning of the site from R-2, Single-family to PCD,
Planned Commercial Development, to allow the development of this 2.62-acre
tract with a 7,382 square foot building and 44 parking spaces for an auto parts
and accessory store. The applicant is also requesting the allowance of C-3,
General Commercial District uses as allowable alternate uses for the site.
B. EXISTING CONDITIONS:
The property contains a single-family home. North of the site is a Dollar General
Store and south of the site is Downhome Restaurant and Catering. Across
Stagecoach Road are single-family homes. Also across Stagecoach is the
Stagecoach Village Subdivision. Stagecoach Road is constructed as a
four (4) lane street with curb and gutter. There are no sidewalks in place along
this property frontage.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site, the Otter Creek Property
Owners Association, the Bentley Court Property Owners Association, the
Chateaus on Stagecoach Property Owners Association and Southwest Little
Rock United for Progress were notified of the public hearing .
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Sidewalks with appropriate handicap ramps are required to be installed
adjacent to Stagecoach Road in accordance with Section 31-175 of the
Little Rock Code of Ordinances and the Master Street Plan.
2. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction.
3. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
4. A special Grading Permit for Flood Hazard Areas will be required per
Section 8-283 prior to construction.
5. Provide existing topographic information at maximum five-foot contour
interval. Show the limits of the 100-year floodway and floodplain.
September 22, 2016
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9161
3
6. The minimum Finish Floor elevation of at least 1 foot above the base flood
elevation is required to be shown on plat and grading plans.
7. In accordance with Section 31-176, floodway areas must be shown as
floodway easements or be dedicated to the public. In addition, a 25 foot
wide drainage and access easement is required adjacent to the floodway
boundary.
8. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
9. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
Maintenance of the detention pond and all private drainage improvements is
the responsibility of the developer and/or local Property Owners
Association.
10. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer available to this site.
Entergy: Entergy does not object to this proposal. A three phase power line
exists on the east side of Stagecoach Road in front of this development. There
do not appear to be any existing conflicts with existing facilities. Contact Entergy
in advance to discuss future service requirements, new facilities locations and
adjustments to existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
September 22, 2016
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9161
4
3. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
4. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
5. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
6. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are
used, a reduced pressure zone back flow preventer shall be required.
Fire Department:
1. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table
C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is currently served by METRO on Route 23
Baseline/ Southwest. The route is an important pipeline for residents of
Southwest to jobs. Provide sidewalks along Stagecoach Road to give pedestrian
access for the transit route. Refer to AHTD’s standard sidewalk design for
development along highway 5, Stagecoach Road. Provide a pedestrian path
through the parking to the front door of the retail store.
September 22, 2016
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9161
5
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is subject to full commercial plan review and approval
prior to issuance of a building permit. For information on submittal requirements
and the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.org or
Mark Alderfer at 501.371.4875; malderfer@littlerock.org .
Planning Division: This request is located in Otter Creek Planning District. The
Land Use Plan shows Mixed Use (MX) for this property. Mixed Use category
provides for a mixture of residential, office and commercial uses to occur.
A Planned Zoning District is required if the use is entirely office or commercial or
if the use is a mixture of the three. The applicant has applied for a rezoning from
R-2 (Single-family) to PCD (Planned Commercial Development) to allow the
development of a new auto parts store.
Master Street Plan: To the west of the property is Stagecoach Road and it is a
Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to
and through an urban area and their primary function is to provide short distance
travel within the urbanized area. Entrances and exits should be limited to
minimize negative effects of traffic and pedestrians on Stagecoach Road. This
street may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: A Class II Bike Lane is shown along Stagecoach Road. This Bike
Lane provides a portion of the pavement for the sole use of bicycles.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. A land use buffer six (6) percent of the average width / depth of the lot will
be required when an adjacent property has a dissimilar use of a more
restrictive nature. The property to the east is zoned R-2. As a component of
all land use buffer requirements, opaque screening, whether a fence or
other device, a minimum of six (6) feet in height shall be required upon the
property line side of the buffer. The plantings, existing and purposed, shall
be provided within the landscape ordinance of the City, Section 15-81.
3. Street buffers will be required at six (6) percent of the average depth of the
lot. The minimum dimension shall be one-half (½) the full width requirement
but in no case less than nine (9) feet. The maximum dimension required
shall be fifty (50) feet.
September 22, 2016
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9161
6
4. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property or the right-of-way of any street. One (1) tree
and three (3) shrubs or vines shall be planted for every thirty (30) linear feet
of perimeter planting strip.
5. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-ways. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape
area. Provide trees with an average linear spacing of not less than thirty
(30) feet.
6. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the
parking area(s). The minimum size of an interior landscape area shall be
one hundred fifty (150) square feet for developments with one hundred fifty
(150) or fewer parking spaces. Interior islands must be a minimum of seven
and one half (7 1/2) feet in width. Trees shall be included in the interior
landscape areas at the rate of one (1) tree for every twelve (12) parking
spaces.
7. Building landscape areas shall be provided between the vehicular use area
used for public parking and the general vicinity of the building. These shall
be provided at the rate equivalent to planter strip three (3) feet wide along
the vehicular use area. One (1) tree and four (4) shrubs shall be planted in
the building landscape areas for each forty (40) linear feet of vehicular use
area abutting the building.
8. An irrigation system shall be required for developments of one (1) acre or
larger.
9. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
10. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (August 31, 2016)
The applicant was present. Staff presented an overview of the item stating there
were additional items necessary to complete the review process. Staff requested
information concerning the proposed signage plan, any proposed fencing, the
proposed building materials and the days and hours of operation. Staff also
questioned the proposed hours of dumpster service.
September 22, 2016
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9161
7
Public Works comments were addressed. Staff stated sidewalks were required
along Stagecoach Road per the Master Street Plan. Staff stated a grading
permit was required prior to any land clearing or grading on the site. Staff
requested the applicant provide the topographic information at maximum
five (5) foot contour intervals. Staff requested the applicant provide the limits of
the 100-year floodway and floodplain on the site plan. Staff stated the finish floor
elevation of at least one (1) foot above the base flood elevation was to be shown
on the site pan and the grading plans.
Landscaping comments were addressed. Staff stated a land use buffer was
required along the eastern perimeter where adjacent to the residentially zoned
property. Staff stated a perimeter planting strip was required along any side of a
vehicular use area that abutted adjoining property or the street right of way. Staff
stated screening of the vehicular use area was required from the adjoining street.
Staff stated a minimum of eight (8) percent of the vehicular use areas was to be
designated as green space and landscaped accordingly.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan and cover letter to staff addressing
most of the technical issues associated with the request. The applicant
has provided the proposed signage plan, the location and materials of any
proposed fencing and the proposed building materials. The applicant has also
indicated the days and hours of operation for the business and the hours of
dumpster service.
The applicant is requesting a rezoning of the site from R-2, Single-family to PCD,
Planned Commercial Development, to allow the development of this 2.62-acre
tract with a 7,382 square foot building and 44 parking spaces for an auto parts
and accessory store. The applicant is also requesting the allowance of C-3,
General Commercial District uses as allowable alternate uses for the site.
The site plan notes the maximum building height proposed is 19-feet.
The applicant has indicated there will be a dumpster located on the site. The
hours of dumpster service will be limited to 7 am to 6 pm Monday through Friday.
The dumpster will be located behind the building and will be fully screened as per
typical ordinance standards as per Section 36-523 of the Little Rock Code of
Ordinances. The store hours are from 8 am to 9 pm Monday through Saturday
and from 10 am to 7 pm on Sunday.
September 22, 2016
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9161
8
The site plan indicates the placement of a 7,382 square foot building and
44 parking spaces. Parking based on a commercial use per the zoning
ordinance (Section 36-501) typically requires the placement of one (1) parking
space per 300 gross square feet of floor area. Based on the typical standards
a total of 24 parking spaces would typically be required. The parking indicated
is more than adequate to serve the currently proposed development.
Any future uses of the building must not generate a parking requirement
exceeding 44 parking spaces.
The applicant has indicated wall signage on the front façade (western façade)
and on the northern façade of the building. The signage located on the northern
façade is located without public street frontage. The front sign is indicated
37-feet 3 ¾-inches and 24-inches in height. The northern wall sign is indicated
with a height of 24-inches and a width of 22-feet 2 ¼-inches in width. The plan
indicates the placement of a ground sign within the front landscaped area not to
exceed 36-feet in height and 160 square feet in area.
The applicant notes all site lighting will be low level and directional, directed
downward and into the site. LED lighting will be used to light the parking lot
areas. The maximum pole height is indicated at 28-feet.
The plan notes 6.47 percent of the site is covered with building. 20.11 percent of
the site is indicated with impervious area and 73.36 percent of the site is
landscaped or green space. The plan indicates a 25-foot access easement
along the floodway. The floodplain extends further west than is shown on the
site plan. An elevation certificate will be required on the finished floor of the new
structure prior to the issuance of the final certificate of occupancy. The applicant
is reviewing their options for dedicating the floodway to the City. Should the
applicant desire to retain the floodway area, the area will be designated as OS,
Open Space on the site plan.
Auto Zone proposes complementary installation of batteries, windshield wiper
blades and other minor automotive accessories or complimentary additions.
Staff has a concern with the potential for auto repair within the parking lot. Staff
feels there should be a strict limitation on the level of activity that can occur
outside of the building. Staff feels signs should be posted clearly stating that no
vehicle repair work or service is to be performed on the site, other than the minor
parts installation performed by Auto Zone employees. Staff also feels it is
important for the site to be cleaned each day. The applicant has agreed to these
conditions.
Staff is supportive of the applicant’s request. The applicant is seeking approval
of a rezoning to allow the construction of an auto parts and accessory store on
the site. In addition the applicant is seeking the allowance of C-3, General
September 22, 2016
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9161
9
Commercial District uses as allowable alternate future uses of the site. The
Future Land Use plan indicates the site as MX, Mixed Use, which allows for
commercial uses to occur. There are commercial uses located immediately to
the north and south of this site. Staff feels the development as proposed is
appropriate for the site.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends the following additional conditions also be included:
a. There is to be no outside storage of merchandise or parts.
b. The limited installation of vehicle parts is to be restricted to employees of
the business.
c. Signs are to be posted on each façade of the building, which clearly state
that, no vehicle repair work or service is to be performed on the site other
than the limited parts installation, which is performed by the businesses
employees.
d. The site is to be cleaned on a daily basis.
e. The floodplain extends further west than is shown on the site plan. An
elevation certificate will be required on the finished floor of the new
structure prior to the issuance of the final certificate of occupancy.
f. Any future uses of the property must not generate a parking requirement
exceeding 44 parking spaces.
PLANNING COMMISSION ACTION: (SEPTEMBER 22, 2016)
The applicant was present. There were no registered objectors present. Staff stated in
addition to the rezoning request the applicant was seeking approval of a two (2) lot plat
to allow the floodway as a separate parcel which will be dedicated to the City. Staff
stated they were supportive of the request and presented a recommendation of
approval of the request subject to compliance with the comments and conditions as
outlined in paragraphs D, E and F of the agenda staff report. Staff presented a
recommendation the following additional conditions also be included in the approval of
the PCD zoning:
September 22, 2016
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9161
10
a. There is to be no outside storage of merchandise or parts.
b. The limited installation of vehicle parts is to be restricted to employees of
the business.
c. Signs were to be posted on each façade of the building, which clearly
state that, no vehicle repair work or service was to be performed on the
site other than the limited parts installation, which was performed by the
businesses employees.
d. The site was to be cleaned on a daily basis.
e. The floodplain extends further west than is shown on the site plan. An
elevation certificate wouldl be required on the finished floor of the new
structure prior to the issuance of the final certificate of occupancy.
f. Any future uses of the property must not generate a parking requirement
exceeding 44 parking spaces.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by staff by a vote of 10 ayes, 0 noes, 0 absent and 1 open
position.
September 22, 2016
ITEM NO.: 13 FILE NO.: Z-9162
NAME: Zaxby’s Restaurant Short-form PD-C
LOCATION: Located at 10601 Kanis Road
DEVELOPER:
Meadowbrook Restaurant Co.
2880 Cherokee Drive
Canton, GA 30115-8691
SURVEYOR:
Holloway Engineering, Surveying & Civil Design, PLLC
200 Casey Drive
Maumelle, AR 72113
AREA: 1.15 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 11 – I-430 CENSUS TRACT: 24.07
CURRENT ZONING: O-3, General Office District
ALLOWED USES: Office
PROPOSED ZONING: PD-C
PROPOSED USE: Eating place without drive-in service
VARIANCE/WAIVERS: A variance from Sections 30-43 and 31-210 to allow the
drive on Kanis Road and the drive on Kaufman Road to be placed with spacing less
than the typical design standards of the ordinances.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing a rezoning of the site from O-3, General Office District
to PD-C, Planned Development Commercial. The applicant is seeking the
rezoning to allow the placement of a Zaxby’s Restaurant, with an order menu
board and pick-up window on the site. The plan indicates a single drive from
Kaufman Road and a right-in/right-out only drive on Kanis Road. Each of the
drives proposed require a driveway spacing variance from Sections 30-43 and
31-210 of the Little Rock Code of Ordinances.
September 22, 2016
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9162
2
B. EXISTING CONDITIONS:
The property contains a vacant single-family home. There are a number of
mature trees located on the site. East of the site is also a single-family home
accessed from Kaufman Road. West of the site is Panera Bread and a bank.
South of the site is a single-family home. Along Kaufman Road there are a
number of uses including office and parking for the Arkansas Heart Hospital.
Across Kanis Road to the north is the Arkansas Farm Bureau corporate offices.
Kanis Road is constructed as a four (4) lane street. There is a sidewalk located
along the north side of Kanis Road. Along the south side of Kanis Road
sidewalks are in place adjacent to the property to the west. There are no
sidewalks in place along this property frontage. Kaufman Road is a very narrow
substandard street. There are no sidewalks, curb and gutter in place along this
property frontage.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site and the John Barrow
Neighborhood Association were notified of the public hearing .
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Kanis Road is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45 feet from centerline will be required.
2. Due to the proposed use of the property, the Master Street Plan specifies
that Kaufman Road 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
Kanis Road and Kaufman Road.
4. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Kaufman
Road including 5-foot sidewalks with the planned development. The new
back of curb should be located 18 feet from centerline. Due to the proposed
traffic impacts from this property, three (3) lanes should be provided at the
Kanis Road/Kaufman Road intersection. The left turn should be
constructed with 150 feet of stack and 75 foot taper. Some additional
pavement and overlay maybe required on the east side of Kaufman Road to
provide sufficient pavement width.
5. Sidewalks with appropriate handicap ramps are required to be installed
along the Kanis Road frontage in accordance with Section 31-175 of the
September 22, 2016
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9162
3
Little Rock Code and the Master Street Plan. Pedestrian access should be
provided from the Kanis Road or Kaufman Road sidewalk to the proposed
building.
6. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
7. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI for improvements within the Kanis Road right-of-way.
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. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
Maintenance of the detention pond and all private drainage improvements is
the responsibility of the Property Owners Association.
10. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
11. Street improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
12. Streetlights are required by Section 31-403 of the Little Rock Code of
Ordinances. Provide plans for approval to Traffic Engineering. Streetlights
must be installed prior to platting/certificate of occupancy. Contact Greg
Simmons, Traffic Engineering, 501.379.1813, gsimmons@littlerock.org for
more information.
13. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The driveway spacing of at
least 300 feet from intersections and other driveways and 150 feet from side
property lines on Kanis Road. A variance must be requested for the
driveway on Kanis Road. The final design of the right in/right out driveway
island will be determined by Traffic Engineering at the time of building
permit.
14. Damage to public and private property due to hauling operations or
operation of construction related equipment from a nearby construction site
shall be repaired by the responsible party prior to issuance of a certificate of
occupancy.
15. Retaining walls designed to exceed 15 feet in height are required to seek a
variance for construction. Provide proposed wall elevations.
16. Prior to construction of retaining walls, an engineer's certification of design
and plans must be submitted to Public Works for approval. After
September 22, 2016
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9162
4
construction, an as-built certification is required for construction of the
retaining wall.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer available to this site. EAD, Environmental
Assessment Division, approval required for food service. Contact Little Rock
Wastewater Utility for additional information.
Entergy: Entergy does not object to this proposal. A single phase overhead
electrical line runs along the west side of Kaufman Road and a three phase
overhead line runs along the south side of Kanis Road bordering this proposed
development. There do not appear to be any existing conflicts with Entergy
facilities on this property. Contact Entergy in advance to discuss future service
requirements, new facilities locations and adjustments to existing facilities (if any)
as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
3. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
4. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
5. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
September 22, 2016
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9162
5
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
6. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are
used, a reduced pressure zone back flow preventer shall be required.
Fire Department:
1. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table
C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is subject to full commercial plan review and approval
prior to issuance of a building permit. For information on submittal requirements
and the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.org or
Mark Alderfer at 501.371.4875; malderfer@littlerock.org .
Planning Division: This request is located in I-430 Planning District. The Land
Use Plan shows Office (O) for this property. The office category represents
services provided directly to consumers (e.g., legal, financial, medical) as well as
general offices which support more basic economic activities. The applicant has
applied for a rezoning from O-3 (General Office District) to PCD (Planned
Commercial Development) to allow a fast food restaurant to locate on the site.
Master Street Plan: To the north of the property is Kanis Road and it is Minor
Arterial on the Master Street Plan. A Minor Arterial provides connections to and
through an urban area and their primary function is to provide short distance
September 22, 2016
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9162
6
travel within the urbanized area. Entrances and exits should be limited to
minimize negative effects of traffic and pedestrians on Kanis Road. This street
may require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. Street buffers will be required at six (6) percent of the average depth of the
lot. The minimum dimension shall be one-half (½) the full width requirement
but in no case less than nine (9) feet. The maximum dimension required shall
be fifty (50) feet.
3. Eliminate or rework the parking space that encroaches into the street buffer
immediately west of the Kanis Road drive entrance.
4. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property or the right-of-way of any street. One (1) tree
and three (3) shrubs or vines shall be planted for every thirty (30) linear feet
of perimeter planting strip.
5. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-ways. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape area.
Provide trees with an average linear spacing of not less than thirty (30) feet.
6. An irrigation system shall be required for developments of one (1) acre or
larger.
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: (August 31, 2016)
Mr. Mark Redder of Holloway Engineering, Surveying & Civil Design was present
representing the request. Staff presented an overview of the item stating there
were additional items necessary to complete the review process. Staff requested
additional information concerning the maximum building height, the proposed
signage plan, details of any proposed fencing and areas proposed for outdoor
dining.
September 22, 2016
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9162
7
Public Works comments were addressed. Staff stated right of way dedication on
Kaufman and Kanis Roads was required to meet the Master Street Plan. Staff
stated a 20-foot radial dedication of right of way was required at the intersection
of the two (2) streets. Staff stated the proposed driveway locations would require
a variance from the Subdivision and Master Street Plan ordinances. Staff stated
retaining walls which exceeded 15-feet in height required a variance from the
City’s Land Alteration Ordinance. Staff stated prior to construction of retaining
walls an engineer’s certification of the design was required. Staff stated upon
completion of the wall an as-built certification was required for the construction.
Landscaping comments were addressed. Staff stated the three (3) parking
spaces located within the street buffer along Kanis Road should be redesigned.
Staff stated street buffers were required at six (6) percent of the average
depth/width of the lot along Kanis and Kauffman Roads. Staff stated screening
was required for the vehicular use area from the abutting streets. Staff stated a
perimeter planting strip was required along the side of any vehicular use area
that abutted adjoining property or street right of way.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion.
The Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the
technical issues associated with the request. The applicant has provided the
maximum building height, the proposed signage plan, details of any proposed
fencing and indicated there will not be any areas of outdoor dining. The revised
site plan has removed the parking encroachment into the landscaped area along
Kanis Road.
The request is to rezone the site from O-3, General Office District to PD-C,
Planned Development Commercial to allow the construction of a 3,900 square
foot restaurant. The restaurant is proposed with an order menu board and pick-
up window on the site. The applicant is requesting a waiver of the order menu
board as typically required per Section 36-298. This section of the ordinance
states for purposes of location of menu board speakers for drive-through
windows of restaurants the following criteria apply: (a) Each speaker shall be so
mounted that it is baffled on all sides in a manner which will direct the sound
produced to the vehicle served. (b) Each speaker location shall be designed to
provide for a solid wall at least six (6) feet in height and twenty (20) feet in
length along the opposite lane line. This wall shall be constructed of masonry or
wood with a textured finish to diminish sound deflection . The applicant has
indicated the menu board speakers will be baffled and digitized to reduced
September 22, 2016
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9162
8
feedback. The applicant has indicated there are no nearby residences which will
be impacted or benefit from the screening of the order board. The order board is
located on the commercial side of the development and the pick-up window is
located on the side of the building which might potentially have an impact on the
residence across Kaufman Road.
The plan indicates a single drive from Kaufman Road and a right-in/right-out only
drive on Kanis Road. Each of the drives proposed require a driveway spacing
variance from Sections 30-43 and 31-210 of the Little Rock Code of Ordinances.
The applicant has worked with staff to locate the drives where they will have the
least impact on the abutting streets. The Arkansas State Highway and
Transportation Department, AHTD, should be contacted for approval of all
improvements within the Kanis Road right of way. Staff is supportive of the
drives as proposed.
The site plan indicates the hours of operation are seven (7) days per week from
10:30 am to 10:00 pm. The dumpster is located along the southern perimeter of
the site and is proposed to be fully screened per Section 36-523 of the Little
Rock Code of Ordinances. The hours of dumpster service will be limited to 7 am
to 6 pm Monday through Friday.
Parking for a restaurant (Section 36-502 of the Little Rock Code of Ordinances)
typically requires the placement of one (1) parking space per every one hundred
(100) gross square feet of floor area. In addition drive-in commercial facilities
(banks, restaurants and similar uses) are to provide not less than
three (3) holding or stacking spaces for each service window. The building is
proposed containing 3,900 gross square feet which would generate a need for
39 parking spaces based on the typical ordinance requirements. The site plan
indicates the placement of 36 parking spaces. The site plan indicates adequate
stack within the drive-thru window lane to offset any deficiency in parking stalls.
Signage is proposed as allowed in commercial zones of Section 36-555 of the
Little Rock Code of Ordinances. The ground sign is proposed with a maximum
height of 36-feet and a maximum sign area of 160 square feet. Building signage
is proposed on the facades with direct street frontage, the Kanis Road and
Kaufman Road frontages. The sign area is proposed with a maximum façade
coverage of ten (10) percent of the façade where the signs will be placed. The
maximum building height including all architectural embellishments is 30-feet.
The plan indicates the building coverage as eight (8) percent. The parking is
proposed with 66 percent of the site area and areas to be landscaped are
26 percent of the site area.
September 22, 2016
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9162
9
Staff is supportive of the applicant’s request. The property is zoned O-3, General
Office District and is indicated as Office on the Future Land Use Plan but is
located in an area which has transitioned from office uses to commercial uses.
There are two (2) restaurant located immediately to the west of this site which
appear to be operating with little impact to the general area. Kanis Road is a
principal arterial adjacent to the site and Kaufman Road will be improved to allow
for three (3) lanes at the intersection with the left turn lane constructed with
150 feet of stack and a 75 foot taper. Although there are variances associated
with the driveways staff does not feel the drives will adverse impact the traffic
flows on the abutting streets.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the driveway spacing variance request.
PLANNING COMMISSION ACTION: (SEPTEMBER 22, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff presented a recommendation of approval of the driveway
spacing variance request. There was no further discussion. The item was placed on the
consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes,
0 absent and 1 open position.
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September 22, 2016
There being no further business before the Commission, the meeting was adjourned
at 6:00 p.m.
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Date
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