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LITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
DECEMBER 13, 2012
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present there being eight (8) members present.
II. Members Present: Tom Brock
Alan Bubbus
William Changose
Janet Dillon
J. T. Ferstl
Obray Nunnley, Jr.
Amy Pierce
Bill Rector
Members Absent: Rebecca Finney
Keith Fountain
Dan Harpool
City Attorney: Cindy Dawson
III. Approval of the Minutes of the October 25, 2012 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
DECEMBER 13, 2012
OLD BUSINESS:
Item Number:
File Number:
Title:
A. S-1687 4625 Geyer Springs Cut-off Subdivision Site Plan
Review, located at 4625 Geyer Springs Cut-off.
B. Z-5787-C Whole Foods Revised Short-form PCD, located on the
northeast corner of Chenal Parkway and Bowman Road.
C. S-867-RRRRRRR Chenal Valley South Preliminary Plat, located north of
Denny Road just west of Gordon Road.
D. Z-7723-C Ford Properties Homes LLC Short-form PCD, located at
1115 Jefferson Street.
NEW BUSINESS:
I. SITE PLAN REVIEW:
Item Number:
File Number:
Title:
1. Z-3689-K LISA Academy Zoning Site Plan Review, located at 21 &
23 Corporate Hill.
II. PLANNED DEVELOPMENTS:
Item Number:
File Number:
Title:
2. Z-1716-F Pleasant Ridge North Short-form PD-C, located at 11300
Cantrell Road.
3. Z-4923-L Shackleford Crossing Lot 5B Short-form PCD, located on
the northwest corner of Crossing Court and Shackleford
Road.
4. Z-5239-G Our House Short-form PD-O, located in the 300 Block of
East 24th Street.
Agenda, Page Two
II. PLANNED DEVELOPMENTS: (CONTINUED)
Item Number:
File Number:
Title:
5. Z-6975-A Bishop Place Long-form PD-R, located in the 19100 Block
of Cantrell Road.
6. Z-8407-A Dowler Properties Short-form PCD, located at 4201
Baseline Road.
7. Z-8708-B 5700 Patterson Short-form PID, located at 5700 Patterson
Road.
8. Z-8717-A Williams Short-form PD-R, located at 401 Steven Drive.
9. Z-8814 Green Design Construction Company Short-form PD-R,
located on the northwest corner of 18th Street and Wilson
Road.
10. Z-8815 Nature Conservancy of Arkansas Short-form POD,
located on the northeast corner of Woodlawn Drive and
N. University Avenue.
11. Z-8816 School for Integrated Academics & Technologies Short-
form PID, located at 6724 I-30 Bypass Road.
12. Z-8817 Stone's Throw Brewing Short-form PD-C, located at
402 E. 9th Street.
III. OTHER ITEMS:
Item Number:
File Number:
Title:
13. Z-8168-A Water's Edge Tract B Long-form PD-R Revocation,
located north of David O Dodd, east of I-430.
14. LA-0048 Saddle Creek Phase 2 Advanced Grading Request,
located on the northwest corner of Cantrell Road and
Ranch Boulevard.
December 13, 2012
ITEM NO.: A FILE NO.: S-1687
NAME: 4625 Geyer Springs Cut-off Subdivision Site Plan Review
LOCATION: Located at 4625 Geyer Springs Cut-off
DEVELOPER:
Gabriel Villegas
4625 Beyer Springs Cut-off
Little Rock, AR 72206
SURVEYOR:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 2.28 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: Area not zoned – Subdivision review only
PLANNING DISTRICT: 14 – Geyer Springs East
CENSUS TRACT: 40.06
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a subdivision site plan review to allow for five (5)
residential units and a number of accessory buildings to be located on the
property. The property is currently two (2) tracts, under a single ownership, with
three (3) units on Tract 1 and two (2) units on Tract 2. The survey indicates there
is a single story frame house, three (3) manufactured homes and a travel trailer
which is being used as a guest house, on the two (2) tracts. There is an
individual septic system on each of the tracts serving the five (5) units.
According to the applicant all the units are connected to these septic systems.
The property is located within the City’s planning jurisdiction in which the
subdivision ordinance only is enforced. Section 31-13 provides the criteria for
review of sites containing multiple buildings. The ordinance requires
December 13, 2012
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1687
2
developments involving the construction of two (2) or more buildings to be
reviewed and approved by the Planning Commission.
B. EXISTING CONDITIONS:
The site is located in an area of the County in which the City exercises
subdivision jurisdiction but does not exercise zoning jurisdiction. The area is
predominately residential. The property contains a number of residential
structures and a number of outbuildings. There appears to be three mobile
homes, a site built home and a travel trailer being used as housing. Hilaro
Springs Road and Geyer Springs Cut-off are both two lane roads with open
ditches for drainage. There are no sidewalks in this area.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls and
two (2) letters of opposition from area residents. All property owners located
within 200-feet of the site and Southwest Little Rock United for Progress were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Geyer Springs Cutoff is classified on the Master Street Plan as a minor
arterial. A dedication of right-of-way 45 feet from centerline is required.
2. Hilaro Springs Road is classified on the Master Street Plan as a minor
arterial. A dedication of right-of-way 45 feet from centerline is required.
3. A 20 foot radial dedication of right-of-way is required at the intersection of
Geyer Springs Cut-off and Hilaro Springs Road.
4. At the time of site re-development, provide design of street conforming to the
Master Street Plan. Construct one-half street improvement to Geyer Springs
Cut-Off including 5-foot sidewalks with the planned development.
5. At the time of site re-development, provide design of street conforming to the
Master Street Plan. Construct one-half street improvement to Hilaro Springs
Road including 5-foot sidewalks with the planned development.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Outside the service boundary. Provide approval from the Arkansas
Department of Health providing approval of the exiting septic systems.
December 13, 2012
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1687
3
Entergy: The area is outside Entergy’s service area. Contact First Electric Coop
concerning electrical needs.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No objection. All Central Arkansas Water requirements
in effect at the time of request for water service must be met. Contact Central
Arkansas Water regarding the size and location of the water meter. If there are
facilities that need to be adjusted and/or relocated, contact Central Arkansas
Water. That work would be done at the expense of the developer. Contact
Central Arkansas Water if additional fire protection or metered water service is
required. A Capital Investment Charge based on the size of meter connection(s)
will apply to this project in additional to normal charges. This fee will apply to all
connections including metered connections off the private fire system. Due to
the nature of the facility, installation of an approved reduced pressure zoned
backflow preventer assembly (RPZ) is required on the domestic water service.
This assembly must be installed prior to the first point of use. Central Arkansas
Water required that upon installation of the RPZA, successful test of the
assembly must be completed by a Certified Assembly Tester licensed by the
State of Arkansas and approved Central Arkansas Water. The test results must
be sent to Central Arkansas Water’s Cross Connection Section within ten (10)
days of installation and annually thereafter. Contact the Cross Connection
Section at 377-1226 if you would like to discuss backflow prevention
requirements for this project.
Fire Department: Outside the service boundary. Provide a letter from the area
volunteer fire department stating their knowledge of the project. Place fire
hydrants per code. Maintain a minimum access of at least 20-feet. Contact the
Little Rock Fire Department for additional information.
County Planning:
1. Provide proof from the Arkansas Department of Health the existing septic
systems as adequate to serve the units.
2. Dedicate right of way on Hilaro Springs Road and Mabelvale Cut-off per the
Master Street Plan.
3. Obtain a letter from the area volunteer fire department stating their knowledge
to the project and their ability to serve the development.
CATA: The site is not located on a dedicated CATA Bus Route.
Parks and Recreation: No comment received.
December 13, 2012
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1687
4
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment on this residential application.
G. SUBDIVISION COMMITTEE COMMENT: (July 11, 2012)
The applicant was not present. Staff presented the item to the Committee
members stating they would work with the applicant prior to the public hearing to
address their concerns. There was no further discussion of the item. The
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
There were few outstanding technical issues in need of addressing raised at the
July 11, 2012, Subdivision Committee meeting. The applicant is continuing to
work with the Arkansas Department of Health to secure approval of the existing
septic systems located on the property.
The applicant is seeking approval per Section 31-13 of the Little Rock Code. The
ordinance sets forth procedures for processing multiple building site plans and to
establish the standards for the development of site. The Subdivision Site Plan
review is a development review process that provides for case by case
consideration of project particulars including the provision of parking and
landscaping in accordance with the appropriate ordinances, siting of buildings,
and the relationship with adjoining properties. The property is located outside the
City limits but within the City’s Extraterritorial Planning Jurisdiction. The property
is located within the area of the County the City exercises Subdivision controls
but does not exercise zoning.
The property is currently two (2) tracts, under a single ownership, with
three (3) units on Tract 1 and two (2) units on Tract 2. The survey indicates there
is a single story frame house, three (3) manufactured homes and a travel trailer
which is being used as a guest house, on the two (2) tracts. There are individual
septic system on each of the tracts serving the five (5) units Staff is unsure when
the homes were placed on the property thus necessitating the site plan review. It
appears from aerial photos on the City’s GIS System one (1) or two (2) units and
the travel trailer have been added since 2009.
December 13, 2012
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1687
5
Although the City does not have zoning jurisdiction in this area the homes have
been placed to comply with typical setbacks of the single-family zoning district.
There is ample parking on-site to support the units. Staff is somewhat supportive
of the application request but is not supportive of allowing the travel trailer to
serve as a residence. To staff’s knowledge there are no remaining outstanding
technical issues associated with the request. The site plan as presented appears
to comply with the typical standards established by the Subdivision Ordinance for
site plan review requests.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends prior to the Commission approving the request the applicant
provide approval from the Arkansas Department of Health concerning the
existing septic systems.
Staff is not supportive of allowing the travel trailer to be used as a residence.
PLANNING COMMISSION ACTION: (AUGUST 2, 2012)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant failed to respond to comments raised at the
July 11, 2012, Subdivision Committee meeting. Staff presented a recommendation of
deferral of the item to the September 13, 2012, public hearing.
There was no further discussion of the item. The Chair entertained a motion for
placement of the item of the Consent Agenda for approval as recommended by staff.
The motion carried by a vote of 8 ayes, 0 noes and 3 absent.
PLANNING COMMISSION ACTION: (SEPTEMBER 13, 2012)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had been unable to obtain septic certification
from the Arkansas Department of Health. Staff presented a recommendation of deferral
of this item to the October 25, 2012, public hearing.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item on the Consent Agenda as presented by staff. The motion carried
by a vote of 10 ayes, 0 noes and 1 absent.
December 13, 2012
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1687
6
STAFF UPDATE:
The applicant is continuing to work with the Arkansas Department of Health/County
Sanitarian to secure proper clearance and certification for the existing septic systems
located on the property. As previously noted staff recommends approval of the septic
system serving the homes be secured prior to the Commission acting on the request.
The applicant will continue to secure approval prior to the Commission public hearing.
Should approval not be received the item will be deferred to the December 13, 2012,
public hearing.
PLANNING COMMISSION ACTION: (OCTOBER 25, 2012)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had not obtained proper clearance and
certification for the existing septic systems located on the property. Staff stated the
applicant would continue to secure approval. Staff presented a recommendation of
deferral of the item to the December 13, 2012, public hearing.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 7 ayes,
0 noes and 4 absent.
STAFF UPDATE:
The applicant is continuing to work with the Arkansas Department of Health/County
Sanitarian to secure proper clearance and certification for the existing septic systems
located on the property. As previously noted staff recommends approval of the septic
system serving the homes be secured prior to the Commission acting on the request.
The applicant will continue to secure approval prior to the Commission public hearing.
Should approval not be received the item will be deferred to the January 24, 2013,
public hearing.
PLANNING COMMISSION ACTION: (DECEMBER 13, 2012)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had not provided staff with approval of the
septic system from the Arkansas Department of Health. Staff presented a
recommendation of deferral of the item to the January 24, 2013, public hearing.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff on the Consent Agenda. The motion carried
by a vote of 8 ayes, 0 noes and 3 absent.
December 13, 2012
ITEM NO.: B FILE NO.: Z-5787-C
NAME: Whole Foods Revised Short-form PCD
LOCATION: Located on the Northeast corner of Chenal Parkway and Bowman Road
DEVELOPER:
Whole Foods
c/o Charlie Oates
Oates Commercial Property
5865 Ridgeway Parkway Suite 300
Memphis, TN 38120
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 3.5 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PCD
ALLOWED USES: Book or stationary store, clothing store, drug store or pharmacy,
furniture store, hobby shop, lawn and garden center (enclosed), office, office equipment
and sales, and retail uses not listed (enclosed) within the C-3, General Commercial
Zoning District
PROPOSED ZONING: Revised PCD
PROPOSED USE: Add grocery as an allowable use
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
The PCD was established by the Board of Directors by Ordinance No. 16,612, on
March 15, 1994. This followed the Planning Commission recommendation of approval
on February 8, 1994. The approval allowed a two-lot commercial subdivision located on
7.749 acres. The proposed uses for the PCD were Best Buy with 44,844 square feet
within the proposed building and “Toys-R-Us” with 30,625 square feet. The Best Buy lot
December 13, 2012
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-5787-C
2
was to contain 4.286 acres and the “Toys-R-Us” lot to contain 3.366 acres. Parking for
362 vehicles was shown on the site plan.
At the time of approval, the intended user was “Toys-R-Us”, but convertibility to the
following uses was approved: book or stationary store, clothing store, drug store or
pharmacy, furniture store, hobby shop, lawn and garden center (enclosed), office, office
equipment and sales, and retail uses not listed (enclosed) within the C-3, General
Commercial Zoning District. The building setback from the north property line was to be
50 feet, with a planted buffer between the building and the north property line. A privacy
fence was to be erected as a land use buffer between the PCD site and the residential
use to the north. The north 24 feet of the approved building footprint was a loading
dock/compactor area, and it was to be enclosed within the façade of the building, with
the restriction that waiting trucks would not leave their engines or other motors running.
The main façade of the building, then, was set at 75 feet off the north property line. The
approved PCD restricted the hours of loading and operation of the compactor to daylight
hours, and required that the building colors on the north façade be “neutral tones”. The
approved building “footprint” was 146.83 feet wide, plus the 25 foot loading
dock/compactor area, by 210.85 feet deep. There were, among other site work
requirements, requirements for limiting construction activities on Sunday. The
negotiations between the developer and “Toys-R-Us” broke down and “Toys-R-Us”
elected to locate in a different area of West Little Rock. When “Toys-R-Us” failed to
take the lease space for the Lot 1 area, a privacy fence was required to be erected
along the north limits of the proposed building line. (Building walls, where no openings
were provided, were allowed as a required land use buffer fence, and, since the wall
was not in place, the required buffering was not in place. The temporary privacy fence
at the wall location served as a substitute for the wall.
On December 12, 1995, the Little Rock Planning Commission denied a request to
amend the previously approved PCD to allow a modification in the building footprint for
the Lot 1 building and to allow the occupant of the building to serve refreshments to
customers as an accessory use to the primary retail user. Instead of a single tenant
space, two (2) tenant spaces were proposed. The building setback along the northern
property line was reduced from 50 feet to 40 feet.
On April 26, 1996, the Assistant City Manager approved a request to increase the
building area for the proposed north building (Lot 1) located north of Best Buy. The
approval allowed the construction of a 150 foot (north to south) by 212 foot building
(east to west), with a 22 foot wide loading dock. The occupant of the building was
Linen’s-N-Things.
On June 4, 1996, the Assistant City Manager approved a revision to the site plan to
allow the placement of a free standing canopy on the front of the building. The canopy
was not to be enclosed heated and cooled space. The purpose was to serve as shelter
for customers. The construction was a roof structure with four support poles and not an
addition to the building space.
December 13, 2012
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-5787-C
3
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to amend the approved PCD for the Lot 1 of the
Appletree Subdivision, Linen’s-N-Things. The request is to add a food store as
an allowable use maintaining the previously approved uses.
As a separate item on this agenda the applicant was requesting to amend the
Master Street Plan to allow a median break with a left turn lane into the Best Buy
driveway along Chenal Parkway. The median cut would allow for left turns only
into the development. The applicant has since withdrawn this request.
B. EXISTING CONDITIONS:
The area has developed with commercial uses including restaurants, big box
retail, small retail users and a tire store. Best Buy occupies the building located
to the south of the building proposed for rezoning. There is a church currently
occupying the space proposed for the grocery. North of the site is a residential
subdivision, the Birchwood Subdivision.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
property owners located within 200-feet of the site, the Birchwood Neighborhood
Association, the Gibraltar Height/Point West/Timber Ridge Property Owners
Association and the Parkway Place Property Owners Association were notified of
the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
2. Current traffic volumes on Chenal Parkway between Bowman Road and
Autumn Road exceed 35,000 trips per day.
3. Adequate left turn access is provided at the intersection of Bowman Road and
Chenal Parkway.
December 13, 2012
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-5787-C
4
4. The addition of a left turn lane as proposed creates a very hazardous access
due to traffic having to turn left across three (3) lanes of traffic. There are
insufficient gaps in traffic to safely make a left turn maneuver across three (3)
lanes of traffic. Other locations on Chenal Parkway have been converted to
left turn protected by arrow only due to high accident numbers, such as
Markham Street and Chenal Parkway.
5. The proposed left turn lane is too close to the intersection of Bowman Road
and Chenal Parkway and its proximity will result in blocking of the eastbound
through traffic lanes resulting in added congestion and an increase in rear
end collisions in this area.
6. Median cuts are prohibited by the design requirements, which are adopted by
Ordinances #14,210 and #15,239.
7. Chenal Parkway Design requires a minimum of 600 feet between median
openings to provide adequate left turn storage for vehicles. There is less than
500 feet between Bowman Road and the proposed median cut.
8. The intersection of Bowman and Chenal Parkway extends 465 feet to the
east, thus leaving no room for adequate left turn storage for the proposed
access. Left turning vehicles will block eastbound Chenal Parkway traffic on
a corridor that is already over capacity.
E. SUBDIVISION COMMITTEE COMMENT: (July 11, 2012)
Mr. John Reese and Mr. Joe White were present representing the request. Staff
presented an overview of the development stating there were additional items
necessary to complete the review process. Staff stated the previous approval
established minimum building setbacks, required buffering and limits on the
hours of delivery and dumpster/compactor service. Staff questioned if these
items would continue to apply to the new user.
Public Works comments were addressed. Staff stated as a separate item on the
agenda there was a request to amend the Master Street Plan to allow a median
break on Chenal Parkway at the Best Buy entrance drive. Staff stated this was
not desirable due to the proximity of the intersection of Bowman Road and the
limited amount of stack that could be provided on Chenal Parkway at this
location. Mr. White stated there were other median breaks along Chenal
Parkway. Staff stated there were fewer vehicles traveling the Parkway at these
other locations and the impact on traffic flow was much less. Staff stated there
was a protected left turn at the intersection of Bowman Road and Chenal
Parkway which would allow entry into the site.
December 13, 2012
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-5787-C
5
There was a general discussion concerning the driveway from the site onto
Bowman Road. Mr. White stated this driveway would be improved with the
redevelopment of the site.
Staff noted the existing screening fence and landscaping was to be in good
condition and any dead, diseased or missing landscaping was to be replaced.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
F. ANALYSIS:
There were no outstanding technical issues associated with the request raised at
the July 11, 2012, Subdivision Committee meeting. The applicant submitted a
request dated July 19, 2012, requesting withdrawal of the Master Street Plan
amendment (Item #17 File No. MSP-12-04).
The applicant is requesting to amend the listing of previously approved uses to
include a food store as an allowable use. Currently there are no revisions
proposed to the existing building but the applicant has indicated additional space
may be desired in the future. According to the applicant the existing 50-foot
buffer along the northern portion of the site would be maintained. The additional
square footage would be accomplished by enclosing the 22-foot by 60-foot area
along the northwestern portion of the building and/or enclosing a portion of the
loading dock area.
There are 148 parking spaces on this lot. Per the Zoning Ordinance parking for a
food store, supermarket or convenience type grocery store is four (4) spaces plus
one (1) space for each three hundred (300) square feet of gross floor area,
exclusive of the storage area. The building contains 32,460 square feet with a
potential expansion area totaling 5,060 square feet for a total gross floor area of
37,520 square feet. Based on the typical minimum parking requirements a total
of 125 parking spaces would be required including areas proposed for storage.
There are three existing shared ground sign locations on the two lots. There is a
monument sign located at the entrance drive to Best Buy on Chenal Parkway
and one on Bowman Road at the entrance drive. The sign is a monument sign
which appears to comply with the Chenal Parkway Design Overlay District or
eight feet in height and one hundred square feet in area. There is a pole sign
located on Bowman Road. The sign appears to be comparable to signage
allowed in commercial zones or a maximum of 36-feet in height and 160 square
feet in area. Building signage for this lot is limited to the front façade of the
building. The signage appears to comply with signage allowed in commercial
zones or a maximum of ten (10) percent of the front façade area. The applicant
December 13, 2012
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-5787-C
6
has indicated there will not be a change in the existing signage locations or
areas. Only the sign faces will be changed to advertise the new tenant.
Staff is supportive of the request to add a food store to the allowable uses for this
site. Staff does not feel the addition of the food store as an allowable use will
significantly impact the area. The applicant has stated all previously imposed
conditions continue to apply to the site.
G. STAFF RECOMMENDATION:
Staff recommends approval of the request to add a food store as an allowable
use subject to compliance with the following comments:
1. Compliance with the comments in paragraph D of the above write-up.
2. Compliance with all previously imposed conditions.
PLANNING COMMISSION ACTION: (AUGUST 2, 2012)
The applicant was present. There were registered objectors present. The Chair
informed the applicant when there were eight or fewer Commissioners present the
Commission’s policy was to allow the applicant the option of deferral to a later hearing
date. Mr. White stated he desired to defer the item to the September 13, 2012, public
hearing.
There was no further discussion of the item. The Chair entertained a motion for
approval of the deferral request. The motion carried by a vote of 8 ayes, 0 noes and
3 absent.
STAFF UPDATE:
The applicant has stated they are continuing to work with the Birchwood Neighborhood
Association concerning proposed modifications to the existing building and additions to
the site plan. Staff recommends deferral of this item to the October 25, 2012, public
hearing.
December 13, 2012
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-5787-C
7
PLANNING COMMISSION ACTION: (SEPTEMBER 13, 2012)
Mr. Joe White of White-Daters and Associates was present. There were no registered
objectors present. Staff presented the item stating the applicant had stated they are
continuing to work with the Birchwood Neighborhood Association concerning proposed
modifications to the existing building and additions to the site plan. Staff presented a
recommendation of deferral of the item to the October 25, 2012, public hearing.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item on the Consent Agenda as presented by staff. The motion carried
by a vote of 10 ayes, 0 noes and 1 absent.
STAFF UPDATE:
Staff meet with the owner, the owners representative and members representing the
Neighborhood Association concerning this request on October 15, 2012. Based on
information provided to staff at this meeting staff requests this item be deferred to the
December 13, 2012, public hearing.
PLANNING COMMISSION ACTION: (OCTOBER 25, 2012)
Mr. Joe White of White-Daters and Associates was present representing the request.
There were no registered objectors present. Staff presented the item stating they had
met with the owner, the owner’s representative and members representing the
Neighborhood Association concerning this request on October 15, 2012. Staff stated
based on information provided to staff at this meeting they were requesting this item be
deferred to the December 13, 2012, public hearing.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 7 ayes,
0 noes and 4 absent.
STAFF UPDATE:
The applicant submitted a revised cover letter and site plan to staff amending the
application request. The following bullets outline the amendments as requested by the
applicant:
• The approval is limited to Whole Foods and not transferable to any other grocery
user.
• The developer is requesting a traffic signal be placed on Bowman Road at the
shopping center entrance to allow traffic to more ease in accessing/exiting the
December 13, 2012
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-5787-C
8
site. According to the developer with a very popular grocery store and as many
visits as Whole Foods believes will be coming to the intersection they believe this
is extremely important in allowing Whole Foods to be successful at this location.
The developer plans to enlarge the entrance to the site on Bowman Road making
a right and left hand turn out of the center and one turn into the center. This is
not an issue for the Planning Commission to consider. The placement of traffic
signals are items specifically addressed by the City’s Traffic Engineer and based
on determinations of warrants. The City’s Traffic Engineer will determine if/and
when warrants are met.
• Expand the existing dock area by 20-feet to the north and replace the existing
wood fence with a concrete block wall (see drawing). The wall will be 10-feet high
and approximately 120-feet long. At the end of the block wall the developer will
construct a new 8-foot wood fence that will extend to the commercial area in the
front of the site and then turn and run north approximately 50-feet until the fence
connects to the commercial area on Bowman Road (see site plan).
• Plant Leland Cyprus or similar evergreen screening plants starting at the rear of
the dock area placed 15-feet on center and placed 8-feet from the concrete block
wall and continuing as shown on the site plan in front of the new 8-foot solid
wooden fence to allow additional screening along the northern border with the
neighborhood.
• As the dock area is increased the developer will add storm drainage grates in the
concrete and direct all of the rain water that will fall on the dock area which will
be routed either to the front of the development into the existing storm drainage
culverts or to the back of the property (to the east as it presently drains) and
away from the Birchwood Neighborhood.
• Move the existing electrical transformer forward by approximately 100-feet to the
green area at the front of the site nearer to the commercial development on
Bowman Road, (see site plan).
• Move the present 8-yard dumpster from its present location to inside the dock
area and in front of the compactor that Whole Foods plans to use at this location.
This should eliminate any more problems with the dumpster at that location since
it will be kept cleaner and it will more than likely be smaller than the present 8-
yard dumpster.
• Whole Foods has agreed to not empty the dumpster or run the compactor except
during the hours of 7:00 am to 6:00 pm daily. The dumpster will be picked up
three (3) times per week with the same hours as above and Whole Foods has
agreed to only run the compactor no more than three (3) times per day. The
decibels for the compactor are between 60 to 75 decibels and the run time is less
than one (1) minute each time it compacts trash. (A lawn mower has a decibels
noise level of 105 decibels). The developer feels the noise level will be minimal
since it will be behind a concrete block wall and the closest homes are more than
100 feet away.
December 13, 2012
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-5787-C
9
The revised plan includes extending the northern façade of the building, adjacent to the
existing truck dock, 20-feet by the length of the building. The wall will be constructed as
a 10-foot tall masonry wall. As noted by the applicant Leyland Cypress or similar
evergreen trees/shrubs will be placed on the northern side of the wall to visually break
the massing of the wall and provide additional screening to the development. The
purpose of the expansion is to relocate the existing dumpster, which is within the front
parking area, to this screened enclosure and placed along side a proposed trash
compactor proposed by the new tenant. Within the expansion area an additional 920
square feet of warehouse space will be gained.
The applicant is also proposing an area of outdoor dining along the front of the building.
The applicant has indicated there will be eight (8) to ten (10) tables with approximately
twenty-five (25) chairs. There will be outdoor music within the patio area. The speakers
will be located to direct sound into the outdoor dining area. Staff is supportive of the
placement of the area for outdoor dining.
The previous approval provided a 40-foot planted buffer and slope transition area. The
building setback was approved at 50-feet. Within the setback/planted buffer an 8-foot
wood fence was to be installed at the top of the slope which was located 30-feet from
the north property line. The buffer was not proposed to be an undisturbed buffer.
Grading was allowed within almost the entire northern buffer area. Within the 40-foot
area trees and shrubs were replanted. The mix included hollies, hardwoods and pines
both trees and saplings. Within the 20-foot area proposed to be removed by the
expansion the vegetation was removed, as was 95 percent of the entire northern buffer,
and was replanted. Within this 20-foot expansion area one (1) Northern Red Oak, five
(5) Savannah Hollies and four (4) Loblolly Pines were to be installed. To meet the
minimum ordinance requirement a 28-foot land use buffer was required.
As noted in the Background Section of the write-up the north 24-feet of the approved
building footprint was a loading dock/compactor area. Within the minute record of the
February 8, 1994, Public Hearing the locating dock area was to be enclosed within the
façade of the building and to be located under-roof. It was noted by the applicant during
the public hearing the roofline would be continuous from the building edge to the
northern wall of the loading dock. The height of the loading dock wall was to be the
same height as the building wall height. There was a restriction that waiting trucks
would not leave their engines or other motors running. The approved PCD restricted
the hours of loading and operation of the compactor to daylight hours, and required that
the building colors on the north façade be “neutral tones”. There were, among other site
work requirements, requirements for limiting construction activities on Sunday.
The stormwater drainage was to be collected and/or distributed to the east stored within
a newly constructed detention pond located behind the building. The applicant has
indicated within the newly expanded area stormwater will be collected and piped to the
detention area located along the eastern side of the building.
December 13, 2012
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-5787-C
10
The applicant is requesting to not cover the loading dock area. This item was not
constructed with the original development and staff can not find if and when this
condition was removed as a requirement. According to the applicant leaving the area
uncovered will allow for the development to contain rainwater and pipe the water to the
east and into the stormwater detention pond.
After reviewing the Bill of Assurance and Covenants on the property there is an existing
covenant which prohibits grocery and/or food stores for this site. Although there are
covenants in place to prohibit the grocery store the covenants are a private contract
between the property owners.
Staff is not supportive of allowing the expansion of the northern wall as proposed. Staff
feels the buffer was put in place with the original approval to protect the homes located
to the north. Staff does not feel conditions have changed and the neighborhood
protection should be maintained. Staff is however supportive of allowing the revision to
the PCD to add a grocery store as an allowable use to the property. As noted in the
previous write-up staff does support a small expansion and allowing the area behind the
loading dock to be enclosed and “squaring up” the building.
PLANNING COMMISSION ACTION: (DECEMBER 13, 2012)
Mr. John Reese was present representing the request. There were registered objectors
present. Staff presented the item with a recommendation of denial to the applicant’s
request to expand the store/loading dock area by moving the northern wall 20-feet to
the north. Staff stated they were in support of all other aspects of the development.
Mr. John Reese addressed the Commission. He stated Whole Foods was looking to
relocate from their current Rodney Parham Road site to this new site. He stated this
new site would allow additional square footage and would allow for better visibility. He
stated the current store had 9,500 trips per day and the new location was expected to
generate 12,500 trips per day. He stated he and his engineer had met with the
neighborhood and they had made a number of request in which the development was
meeting. He stated the neighborhood had requested the six foot wood fence be
removed and replaced with a masonry fence, which the development was doing. He
stated the neighborhood had also requested the wood fence be replaced and
constructed to eliminate foot traffic through the neighborhood. Mr. Reese stated the
point of contention between staff was moving of the northern face of the building by
20-feet to allow the loading dock area to be expanded. He stated the wall would be
10-feet high and would replace and existing 6-foot fence. He stated the need for
expanding the dock area was to allow the trash compactor and the dumpster to be
located within the loading dock area. He stated the proposed user was a grocery store
which required a compactor to operate their business. He stated the neighborhood had
requested the dock area be limited to a 33-foot expansion area to resemble
December 13, 2012
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-5787-C
11
Fresh Market’s dock area. He stated his user could not function with a 33-foot dock
area and needed to 40-feet to allow for loading of the compactor from inside the store,
relocating the trash dumpster within the dock area and allow for trucks adequate
maneuvering area.
Mr. Bill Ruck addressed the Commission in opposition of the request. He stated his
home was three doors to the east of the development. He stated he agreed with staff
and had concerns of the expansion would have negative impact on the adjacent homes.
He stated he wanted Whole Foods to locate on site. He stated he felt there was a
development plan which would allow for the trash compactor inside the building as well
as maintain the buffer area.
Ms. Joann Keith, Vice-President of the Birchwood Neighborhood Association,
addressed the Commission in opposition of the request. She stated the neighborhood
had met with Mr. Reese and had offered suggestions but were not in agreement with his
proposal. She stated the neighborhood was in support of Whole Foods but not in
support of allowing an expansion. She stated the area was a quiet residential
neighborhood. She stated in 1996 the Commission did not feel an expansion would be
a benefit to the neighborhood and nothing had changed. She stated the reason there
were not a number of residents in attendance in opposition was the residents depended
on the officers of the neighborhood association to come down to City Hall and address
their concerns. She stated she had visited both Whole Foods and Fresh Market and
Fresh Market’s operation was much better than Whole Foods. She stated the
compactor at Fresh Market did not smell and there was no trash strewn about. She
stated this was not the case at the Whole Foods location on Rodney Parham Road.
She requested the Commission continue to impose all previously imposed conditions
such as limiting the hours of service and no idling of vehicles on the site.
Ms. Tracey Kersey, President of the Birchwood Neighborhood Association, addressed
the Commission in opposition of the request. She stated the neighborhood was in full
support of Whole Foods locating in the neighborhood but not of allowing the building
expansion or allowing the outdoor dining area. She stated the neighborhood had
concerns with drainage as well not only from the proposed expansion but the existing
drainage problems from the site. She stated water from this developed currently
drained into the backyards of the homes located on Birchwood Drive causing severe
flooding problems. She stated the developer did not fully comply with the original
approval such as covering the loading dock area and planting and/or maintaining the
trees and shrubs within the buffer area. She stated expanding the northern wall into the
neighborhood would have a significant impact on the existing homes and would
potentially add to the already problematic drainage concerns of the area.
Mr. Havis Jack stated his home was located north of the site. He stated he was
concerned with the potential impacts of the expansion but he did not have anything
additional to add.
December 13, 2012
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-5787-C
12
Ms. Ruth Bell, League of Women Voters, addressed the Commission in opposition of
the request. She stated buffers and landscaping were long hard fought battles in the
1980’s and 1990’s. She stated they had stood the test of time and were an
enhancement to the neighborhoods. She stated she did not want to see the buffer
intruded into since it was a fought battle and appeared to have served its purpose which
was to protect the neighborhood.
Mr. Reese stated drainage would not be a problem with the new construction.
Mr. Joe White of White-Daters Engineers stated the drains would be connected and
routed to the existing detention pond located behind Best Buy. Mr. White stated he did
not feel there was a drainage problem on the site.
Mr. Reese stated he had requested Whole Foods limit their loading dock to 33-feet and
they stated they could not function with less than 40-feet. He stated their business was
not like Fresh Market and they needed the additional area to load their compactor and
maneuver the truck within the dock area. He stated he felt the placement of Whole
Foods at this location was a win/win for the City. He stated no one would be able to tell
the difference in a 30-foot buffer and a 50-foot buffer. He stated all who looked at the
area felt the existing wood fence was the property line. He stated he also owned the
shopping center on Bowman Road which had a retaining wall 20-feet tall. He stated the
height of the wall, which was two times as tall as this wall, had not impacted the
adjacent homes.
There was a general discussion by the Commission as to the existing drainage in the
area, the proposed expansion and the need for the 50-foot buffer. Staff stated the site
included a 50-foot building setback, a 10-foot transition area and a replanted 40-foot
landscape buffer. Staff stated there was an elevation change from the existing wood
fence and the floor level of the existing loading dock. Staff stated standing adjacent to
the face of the building you were looking over the wood fence and into the back yard of
the adjacent homes. Staff stated the site needed to be raised within the expansion area
10 to 15-feet to match the existing floor elevation which would visually increase the
height of the wall. Staff stated they felt all drainage problems could be addressed
through proper maintenance.
There was a question by the Commission as to the difference in the expansion area
proposed by the neighborhood and the developer. The Commission also questioned
what area would be maintained as a buffer if the 40-foot expansion was allowed.
Mr. White stated this was the first time he had seen the sketch provided by Mr. Ruck.
He stated a deferral was necessary to review the sketch to see if it could meet the
needs of the proposed tenant. Mr. Reese requested a deferral of the item to allow his
engineer and the neighborhood to meet to discuss options for allowing the
improvements to the building required to meet the needs of Whole Foods and meet the
desires of the neighborhood.
December 13, 2012
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-5787-C
13
A motion was made to defer the item to the January 24, 2013, public hearing. The
motion carried by a vote of 7 ayes, 0 noes and 4 absent.
December 13, 2012
ITEM NO.: C FILE NO.: S-867-RRRRRRR
NAME: Chenal Valley South Preliminary Plat
LOCATION: Located North of Denny Road just West of Gordon Road and North
of Wildwood Park
DEVELOPER:
Deltic Timber Corporation
7 Chenal Club Boulevard
Little Rock, AR 72223
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 16.73 acres NUMBER OF LOTS: 19 FT. NEW STREET: 2,000 LF
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 19 - Chenal
CENSUS TRACT: 42.13
VARIANCES/WAIVERS REQUESTED:
1. A five year deferral of the required street improvements to Denny Road or
until improvements are completed adjacent to this site.
2. A variance from Section 31-202 which requires streets not extending to the
boundary of a subdivision, and its continuation is not necessary for access to
adjoining property, the terminus is to be no closer than 50-feet to the property
line.
3. A variance from the Master Street Plan to allow the street design and street
grades in excess of the typical maximum slope for streets and intersections.
December 13, 2012
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S-867-RRRRRRR
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting preliminary plat approval for a 16.73 acre tract
of property located on the north side of Denny Road adjacent to Wildwood
Park. The applicant is requesting to create 19 single-family residential lots
from the area. The area abutting Denny Road will be placed within a tract.
The lots range in size from 0.3097 acres to 0.9859 acres.
The subdivision includes three (3) new streets. The request includes a
deferral of the required street construction to Denny Road for a period of
five (5) years or until adjacent development occurs. There is also a
variance from Section 31-202 to allow the terminus of C Street nearer the
property line than the 50-feet defined in the Subdivision Ordinance. The
request includes a variance from the Master Street Plan to allow the street
design and street grades in excess of the maximum slope typically
allowed.
B. EXISTING CONDITIONS:
The property is heavily wooded sloping upward from Denny Road to the
north. Wildwood Performing Arts development is located to the south and
uses the Denny Road frontage of this property for parking. North of the
site is an approved preliminary plat for the Wildwood Subdivision.
Development of the phase abutting the proposed plat area has not
occurred. East of the site with access from Gordon Road is a single-
family subdivision, Chenal Valley Phase 35, or referred to as Sezanne.
Denny Road is a two lane County Road with open ditches for drainage.
Within this area little development has occurred. There is an approved
PD-R residential subdivision to the south approved in October 2010 for a
development containing lots sizes averaging 6,500 square feet.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a letter of concern from the property
owner to the north. All abutting property owners were notified of the public
hearing. There is not a registered neighborhood association located in the
area.
December 13, 2012
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S-867-RRRRRRR
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Denny Road is classified on the Master Street Plan as a minor
arterial. A dedication of right-of-way 45 feet from centerline will be
required.
2. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Denny
Road including 5-foot sidewalks with the planned development.
3. With site development, provide the design of street conforming to the
Master Street Plan. Construct street improvement to the proposed
street including 5-foot sidewalks with the planned development.
4. Plans of all work in right-of-way shall be submitted for approval prior
to start of work. Obtain barricade permit prior to doing any work in
the right-of-way from Traffic Engineering at (501) 379-1805 (Travis
Herbner).
5. A grading permit in accordance with Section 29-186 (c) and (d) will
be required prior to any land clearing or grading activities at the site.
Other than residential subdivisions, site grading and drainage plans
must be submitted and approved prior to the start of construction.
6. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
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. Street Improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
9. Streetlights are required by Section 31-403 of the Little Rock code.
Provide plans for approval to Traffic Engineering. Streetlights must
be installed prior to platting/certificate of occupancy. Contact Traffic
Engineering 379-1813 for additional information.
10. Street names and street naming conventions must be approved by
Public Works.
11. Turnarounds must be provided at termination of Street "A" and Street
and “C” Street.
December 13, 2012
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S-867-RRRRRRR
4
12. Existing cross drains under Denny Road should be evaluated for
capacity of the proposed development.
13. Erosion controls must be installed to reduce discharge of polluted
stormwater.
14. Vegetation must be established on disturbed area within 21 days of
completion of harvest activities.
15. Provide a sketch grading and drainage plans for the proposed
streets. The maximum slope on residential streets is fifteen percent
(15%). The maximum slope at intersections is five percent (5%).
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Gravity sewer not available in this area at this time. The
development will be required a pump station and sewer main extension be
installed to obtain sewer service. Sewer development for this area
requires approval from Little Rock Wastewater. For additional information
and details contact Little Rock Wastewater Utility.
Entergy: A 10-foot utility easement is required along each of the
proposed streets. Contact Entergy for additional information.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: A Capital Investment Charge is applicable to all
connections off the waterlines along Denny Road. All Central Arkansas
Water requirements in effect at the time of request for water service must
be met. A water main extension will be needed to provide water service to
this property. Please submit plans for water facilities to Central Arkansas
Water for review. Plan revisions may be required after additional review.
Contact Central Arkansas Water regarding procedures for installation of
water facilities. Approval of plans by Central Arkansas Water, the
Arkansas Department of Health Engineering Division and the Little Rock
Fire Department is required. This development will have minor impact on
the existing water distribution system. Proposed water facilities will be
sized to provide adequate pressure and fire protection. 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. Additional fire hydrant(s) will be required. Contact the Little
Rock Fire Department to obtain information regarding the required
placement of the hydrant(s) and contact Central Arkansas Water
December 13, 2012
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S-867-RRRRRRR
5
regarding procedures for installation of the hydrant(s). A Capital
Investment Charge based on the size of meter connection(s) will apply to
this project in addition to normal charges.
Fire Department: Place fire hydrants per code. Maintain a minimum
access of at least 20-feet. Contact the Little Rock Fire Department for
additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (August 22, 2012)
Mr. Tim Daters of White-Daters and Associates was present representing
the owner. Staff presented an overview of the request stating there were
additional items necessary to complete the review process. Staff stated
the no right of vehicular access should be increased to 10-feet and
questioned if there would be any fences located within the required
setback. Staff also questioned if Wildwood would continue to use the
paved area along Denny Road for over-flow parking for events. Staff
questioned if the development would be completed in phases. Mr. Daters
stated the development would be constructed in a single phase.
Public Works comments were addressed. Staff stated the maximum slope
for a residential street was 15-percent with a maximum intersection slope
of 5-percent. Staff also stated a grading permit would be required with the
development of the proposed subdivision. Staff stated the stormwater
detention ordinance would apply to the development of the subdivision.
Staff questioned the desire for constructing Street C and connecting with
the previously approved Wildwood Subdivision. Mr. Daters stated the
desire was to allow connectivity from Deltic’s Subdivision to the north as
well as allow connectivity of the Wildwood Subdivision to the south. He
stated limited conversations had occurred between the two property
owners. He stated additional dialogue would occur to see if the
December 13, 2012
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S-867-RRRRRRR
6
connectivity was desirable to the adjacent property owner and if not the
plan would be revised in some fashion to limit the impact on the abutting
preliminary platted area but allow future access should both parties agree.
Staff noted the comments from the other reporting departments and
agencies. There was no further discussion of the item. The Committee
then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised preliminary plat to staff addressing a
number of issues raised at the November 15, 2012, Subdivision
Committee meeting. Based on the revised plan Public Works has the
following additional comments:
1. Deferral of boundary street improvements on residential subdivisions is
no longer accepted.
2. Since Street A accesses the large residentially zoned property to the
north, it cannot be considered a minor residential street. Therefore,
Street A should be constructed as a residential street with sidewalk on
one (1) side.
3. The turnaround on Street C must be constructed to a length of at least
80 feet for maneuvering for City and emergency vehicles.
4. Street C shows to exceed a sixteen percent (16%) running slope and
eighteen percent (18%) in locations.
5. The Street C and Street B intersection slope exceeds five percent
(5%).
The applicant is seeking preliminary plat approval for a 16.73 acre tract of
property allowing the creation of 19 single-family residential lots and one
(1) tract from the area. The area abutting Denny Road currently being
used as parking for the Wildwood Center for Performing Arts will be
placed within the tract and continue to serve as over-flow parking for
Wildwood. The single-family lots range in size from 0.3097 acres to
0.9859 acres. The average lots are proposed 115-feet by 300-feet and
140-feet by 200-feet. The setbacks are proposed to meet typical setbacks
per the R-2, Single-family Zoning District.
The subdivision includes three (3) new streets. The request includes a
deferral of the required street construction to Denny Road for a period of
five (5) years or until adjacent development occurs. Staff is not supportive
of the deferral request. Staff feels the street construction to Denny Road
should take place with the final platting of the subdivision.
December 13, 2012
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S-867-RRRRRRR
7
The plat indicates Street A to access a large area of residentially zoned
property to the north. With the placement of the street to serve future
development Street A cannot be considered a minor residential street and
must be constructed as a residential street which requires the placement
of 26-feet of pavement and a sidewalk on one (1) side.
As noted the street design does not comply with the typical standards of
the Master Street Plan. Street C shows to exceed a sixteen percent
(16%) running slope and eighteen percent (18%) in locations and the
Street C and Street B intersection slope exceeds five percent (5%). Staff
is not supportive of the street design as proposed.
The turnaround on Street C has not been shown at a length of at least
80 feet to allow maneuvering of City and emergency vehicles. The
turnaround must be constructed to allow for the required maneuvering.
There is also a variance from Section 31-202 to allow the terminus of
C Street nearer the property line than the 50-feet defined in the
Subdivision Ordinance. Staff is supportive of this variance request.
Staff does not support the application as submitted with regard to the
street design and deferral of boundary street improvements to Denny
Road. Staff feels the street design and construction should be in
compliance with development criteria of the various ordinances.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request as filed.
PLANNING COMMISSION ACTION: (SEPTEMBER 13, 2012)
Mr. Tim Daters and White-Daters and Associates was present representing the
request. There were no registered objectors present. Staff presented the item
stating the applicant had submitted a request dated August 30, 2012, requesting
deferral of the item to the October 25, 2012, public hearing. Staff stated they
were supportive of the deferral request.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item on the Consent Agenda as presented by staff. The motion
carried by a vote of 10 ayes, 0 noes and 1 absent.
December 13, 2012
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S-867-RRRRRRR
8
STAFF UPDATE:
The applicant has not responded to comments raised at the August 22, 2012,
Subdivision Committee meeting and the applicant has indicated they are
continuing to develop a plan which will limit the impact on the adjacent property
owner. Staff recommends deferral of this item to the December 13, 2012, public
hearing.
PLANNING COMMISSION ACTION: (OCTOBER 25, 2012)
Mr. Tim Daters of White-Daters and Associates was present representing the
request. There were no registered objectors present. Staff presented the item
stating the applicant had not responded to comments raised at the
August 22, 2012, Subdivision Committee meeting and the applicant had
indicated they were continuing to develop a plan which would limit the impact on
the adjacent property owner. Staff presented a recommendation of deferral of
this item to the December 13, 2012, public hearing.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of
7 ayes, 0 noes and 4 absent.
PLANNING COMMISSION ACTION: (DECEMBER 13, 2012)
The applicant was present. There was one registered objector present. The
Chair stated there were seven Commissioners present to hear the item. The
Chair stated when there were eight or fewer Commissioners the Commission’s
policy was to allow the applicant the option of deferral to a later hearing date.
The Chair questioned the applicant if he desired to move forward with the item or
if he desired to defer the item to the January 24, 2013, public hearing.
Mr. Tim Daters of White Daters and Associates stated he desired to defer
the item.
There was no further discussion of the item. The Chair entertained a motion for
approval of the deferral of the item. The motion carried by a vote of 7 ayes,
0 noes and 4 absent.
December 13, 2012
ITEM NO.: D FILE NO.: Z-7723-C
NAME: Ford Properties Homes, LLC Short-form PCD
LOCATION: Located at 1115 Jefferson Street
DEVELOPER:
Chris Ford
Ford Properties Homes, LLC
P.O. Box 1142
Benton, AR 72205
ENGINEER:
Blaylock-Threet Engineers, Inc.
1501 Market Street
Little Rock, AR 72211
AREA: 0.32 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PCD
ALLOWED USES: Church and C-3 uses
PROPOSED ZONING: PCD
PROPOSED USE: Office/warehouse and general and professional office
VARIANCES/WAIVERS REQUESTED: None requested.
The applicant failed to respond to comments raised at the August 22, 2012, Subdivision
Committee meeting. Staff recommends deferral of this item to the October 25, 2012,
public hearing.
PLANNING COMMISSION ACTION: (SEPTEMBER 13, 2012)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had failed to respond to comments raised at the
August 22, 2012, Subdivision Committee meeting. Staff presented a recommendation
of deferral of the item to the October 25, 2012, public hearing.
December 13, 2012
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-7723-C
2
There was no further discussion of the item. The Chair entertained a motion for
approval of the item on the Consent Agenda as presented by staff. The motion carried
by a vote of 10 ayes, 0 noes and 1 absent.
STAFF UPDATE:
The applicant has indicated they are continuing to work on comments raised at the
August 22, 2012, Subdivision Committee meeting. Staff recommends deferral of this
item to the December 13, 2012, public hearing.
PLANNING COMMISSION ACTION: (OCTOBER 25, 2012)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had indicated they were continuing to work on
comments raised at the August 22, 2012, Subdivision Committee meeting. Staff
presented a recommendation of deferral of this item to the December 13, 2012, public
hearing.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 7 ayes,
0 noes and 4 absent.
STAFF UPDATE:
The applicant has not responded to comments raised at the August 22, 2012,
Subdivision Committee meeting. Since the item has been deferred a number of times
previously staff recommends the item be withdrawn, without prejudice, to allow the
applicant time to resolve outstanding issues and refile once these issues have been
resolved.
PLANNING COMMISSION ACTION: (DECEMBER 13, 2012)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had not responded to comments raised at the
August 22, 2012, Subdivision Committee meeting. Staff stated since the item had been
deferred a number of times previously staff presented a recommendation the item be
withdrawn, without prejudice, to allow the applicant time to resolve outstanding issues
and refile once the issues had been resolved.
December 13, 2012
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-7723-C
3
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff on the Consent Agenda. The motion carried
by a vote of 8 ayes, 0 noes and 3 absent.
December 13, 2012
ITEM NO.: 1 FILE NO.: Z-3689-K
NAME: LISA Academy Zoning Site Plan Review
LOCATION: Located at 21 & 23 Corporate Hill
DEVELOPER:
LISA Academy
21 Corporate Hill Drive
Little Rock, AR
SURVEYOR:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 2.30 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: O-2, Office and Institutional
PLANNING DISTRICT: 2 – Rodney Parham
CENSUS TRACT: 22.05
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
On June 22, 2006, the Little Rock Planning Commission approved a Zoning Site Plan
review request to allow the placement of a modular building on the site located to the
east to serve as additional classroom space for LISA Academy. At the time of approval
the anticipated school enrollment for the 2006 – 2007 school year was 375 students.
With the approval staff presented a recommendation the modular building be
removed by July 19, 2009, to coincide with the required removal of portable classrooms
per Section 36-203(g). The portable classroom building was not removed.
Section 36-203(g) was subsequently amended to allow portable classroom buildings
through July 19, 2014.
December 13, 2012
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: Z-3689-K
2
On January 27, 2011, the Little Rock Planning Commission approved a Zoning Site
Plan Review for this site to allow LISA Academy to expand with construction of a new
building located on a lot immediately west of the existing school campus. The school
was proposed to house 20 classrooms, a computer lab and a science lab. The building
was proposed containing 36,215 square feet. The maximum building height approved
was 40-feet. The existing school would remain. The portable classroom building
located on the current school campus site would be removed.
The school had 473 students in Grades 6 – 12. The school indicated there would be a
maximum enrollment of 600 students. There are 41-faculty members serving the
school. With the addition of students a maximum of 46-faculty persons were proposed.
The school indicated their hours of operation were from 7:50 am to 3:00 pm daily.
An existing access easement located on the adjacent lot to the west would serve as
ingress and egress to the new building. The pick-up and drop-off would occur in the
rear of the building for the high school students. Pick-up and drop-off for the middle
school students would take place on the front of the site.
On March 10, 2011, the Little Rock Planning Commission approved a request to allow
an increase the height for the previously approved building. The approval allowed the
building height to be increased from 45-feet to 70-feet in height. The building was
proposed with three levels above a finished basement. The building has been
constructed and is being used by LISA Academy.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The Zoning Site Plan Review approved on January 27, 2011, allowed the use of
the site as a school with a maximum enrollment of 600 students. The maximum
number of students was based on a traffic study prepared by Peters and
Associates outlining traffic flows and drop-off and pick-up schedules and
locations to minimize the impact of the school traffic on the abutting City streets.
On April 9, 1012, the Arkansas State Board of Education allowed an increase in
the cap of students from 600 to 800. Starting with the fall schedule the school
increased the number of students from 600 to 800 without seeking approval from
the Commission for a revision to the previously approved application.
The request before the Commission is a review of the revised traffic study and
analysis to determine the impact of the additional students on the area.
December 13, 2012
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: Z-3689-K
3
B. EXISTING CONDITIONS:
The site is developed with two (2) buildings housing LISA Academy. This area is
an office park development. South of the site is floodway Rock Creek. The
Corporate Hill Subdivision has developed with office users with the buildings
developed with shared access easements and shared parking lots. Most of the
buildings in the area appear to be occupied but a few are vacant.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a few informational phone calls from area
residents and businesses. All property owners located within 200-feet of the site
and the Treasure Hill Neighborhood Association were notified of the public
hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Provide traffic study to staff for review.
E. SUBDIVISION COMMITTEE COMMENT: (November 15, 2012)
The applicant was present. Staff presented an overview of the request stating
the review was to add additional students to the allowed enrollment of the school.
Staff stated the previous approval limited the number of students to 600 students.
Staff stated the current request was to allow 800 students. Staff stated the
review was based on a traffic study which was being prepared by their traffic
engineer. Staff stated the City’s Traffic Engineer would review the findings and
provide an analysis and recommendation.
Representatives from the school stated modifications from the study were being
implemented. Ms. Luanne Baroni stated with the implementation of the
suggestions by the traffic engineer traffic was flowing at a better pace and there
was little to no stacking onto the abutting City streets. Staff stated they would
make a site visit to review the progress of the changes.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
December 13, 2012
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: Z-3689-K
4
F. ANALYSIS/TRAFFIC IMPACT ANALYSIS:
LISA Academy has contacted with Peters and Associates Engineers to prepare
an updated traffic study for the school. The original traffic study was dated
January 10, 2011, and was prepared based on a proposed expansion in the
enrollment of the school. The school expected an increase in the number of
students from 473 to 600 students. The site plan included an additional point of
access via Executive Court for entering site traffic and drives for on-site queuing
of vehicles during AM drop-off and PM pick-up periods. Once the 2011 school
expansion was completed, vehicle traffic operations associated with the increase
in enrollment was found to be adequate. Since that time the student enrollment
has been increased to 800 students. The updated traffic study report includes
the existing and proposed re-distributed traffic operational analysis
accommodating traffic occurring in relation to the expanded student enrollment.
There has been no change to the school buildings, driveways, parking or school
access points.
The current enrollment is 790 students in grades 6 thru 12. Entering
school-generated vehicles currently access the site via Executive Court and via
Corporate Hill Drive. All exiting school-generated vehicles currently egress the
site via Corporate Hill Drive. The original traffic study for LISA Academy was
based on a maximum enrollment of 600 students. However, the enrollment was
authorized by the Arkansas State Board of Education to be increased to a
maximum of 800 students. Current enrollment is approximately 790 students in
grades 6 thru 12. This increase in enrollment has created traffic operational
issues during the school PM peak hour. On-site observations by Peters and
Associates indicate there did not appear to be any adjustment in traffic
operations based on the new enrollment. The primary focus of the updated
traffic report was to assess existing traffic operations and make
recommendations to adequately serve access to the site to minimize queuing on
the adjacent streets that currently serve the site; Corporate Hill Drive and
Executive Court.
The Fall 2012 semester enrollment is 219 students in 6th grade and 186 students
in 7th grade for a total middle school enrollment of 405 students. The high school
enrollment is 385 students with 147 students in 8th grade and 238 students in
9th thru 12th grades. 6th and 7th grades are located in the middle school building
and grades 8 thru 12th are located in the high school building. All entering school
generated vehicles access the site via Executive Court and via Corporate Hill
Drive. All exiting school generated vehicles egress the site via Corporate Hill
Drive. Before the recommended operational adjustments were implemented
December 13, 2012
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: Z-3689-K
5
vehicles picking-up 7th and 8th grades were requested to access the site
via Corporate Hill Drive. All others were requested to access the site
via Executive Court.
Wednesday school dismissal PM peak hour is the worst-case condition because
it is the only day of the week that there are no after school programs. Therefore,
this is the day of the week that was observed as a part of the study. Vehicle
traffic counts were made during the school dismissal PM peak hour. School
dismissal PM peak hour is from 2:45 to 3:45 PM with the majority of traffic
occurring between 2:45 and 3:15 PM. The existing school dismissal PM peak
hour site-generated traffic counts at LISA Academy before the recommended
operational adjustment were made entering and exiting traffic volumes were the
Executive Court access 141 entering and the Corporate Hill Drive access
187 entering and 348 exiting.
Because of the traffic operational issues associated with the vehicles queuing on
Corporate Hill Drive, evaluations of school access during the school dismissal
PM peak hour were made and recommendations were discussed with
representatives from the City of Little Rock Traffic Engineering Division. The
following are recommended operational adjustments resulting from the study:
• It is recommended that student pick-up during school dismissal PM peak
hour be via Executive Court for the middle school and via Corporate Hill
for the high school. Exception to this pattern could be permitted for
special needs pick-up and drop-off and for teachers and staff accessing
existing parking areas, which could access via Corporate Hill Drive or
Executive Court.
• It is recommended that all departing vehicles continue to utilize
Corporate Hill Drive.
• It is recommended that the middle school dismissal time be changed to a
minimum of four minutes earlier on Wednesday during the school
dismissal PM peak hours. This would allow 19 minutes between middle
school and high school dismissal times thereby allowing enough time for
the majority of the middle school vehicles to exit the area before the
majority of the vehicles associated with the high school finish arriving.
With the 19 minute separation in dismissal times, the approximate
1,700 linear feet of vehicle storage within the school access drive
connection from Executive Court is able to accommodate almost all of
the vehicles during the school dismissal PM peak hours. Furthermore,
the queued vehicles on Corporate Hill Drive were observed to be reduced
December 13, 2012
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: Z-3689-K
6
from approximately 2,200 linear feet to an acceptable distance of
1,800 linear feet or less during the worst-case Wednesday dismissal PM
peak hours without interfering with the intersection operation at West
Markham Street and Corporate Hill Drive.
• To assure safe and orderly pick-up and discharge of students within the
site, it is recommended that operations facilitators continue to work the
pick-up and drop-off areas to direct and assist parents with student
movements to/from vehicles to/from designated school access doors and
to assist with orderly boarding and departure of vehicles.
After adjustments were made the school dismissal PM peak hour site-generated
entering and exiting traffic volumes are the Executive Court access entering
156 and the Corporate Hill Drive access entering 147 and exiting 328. PM peak
hour for the Executive Court access was 2:35 – 3:35 PM with the majority of
traffic occurring between 2:35 and 3:10 PM. PM peak hour for the Corporate Hill
Drive access was 2:45 – 3:45 PM with the majority of traffic occurring between
3:00 and 3:25 PM.
The implemented operational adjustments during the school dismissal PM peak
hour have been implemented by LISA Academy. Vehicle counts and queuing
observations associated with LISA Academy during the school PM peak hour
were made Wednesday, November 7, 2012, after the implemented operational
adjustments were made. It was observed that the queuing along Corporate Hill
Drive was reduced to an acceptable distance without effecting traffic on West
Markham Street. It was also observed that vehicles queued for only a short time
(five minutes) beyond the cul-de-sac on Executive Court. Traffic operations were
also observed on a non-Wednesday weekday and it was observed that vehicles
did not queue beyond the cul-de-sac on Executive Court nor beyond the curve to
the northeast of the campus on Corporate Hill Drive.
Staff made a site visit on Wednesday November 28, 2012, to view the
modifications and the flow of traffic on and around the site. On Executive Court
there were 14 vehicles stacked beyond the applicant’s property. On Corporate
Hill Drive there were cars stacked on both sides of the street limiting the travel
lane to one. Staff does not feel the modifications implemented are satisfactory.
The applicant’s traffic engineer has indicated they will continue to work with LISA
Academy and provide additional modifications to the traffic and stacking to limit
the impact on the abutting City streets.
G. STAFF RECOMMENDATION:
Staff recommends denial of the current application request.
December 13, 2012
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: Z-3689-K
7
PLANNING COMMISSION ACTION: (DECEMBER 13, 2012)
The applicant was present. There were registered objectors present. Staff presented
the item with a recommendation of deferral. Staff stated the applicant had submitted
a request dated December 12, 2012, requesting deferral of the item to the
January 24, 2013, public hearing. Staff stated the deferral request would require a
waiver of the Commission’s By-laws with regard to the late deferral request. Staff
stated they were supportive of the deferral request.
There was no further discussion of the item. The Chair entertained a motion for
approval of the By-law waiver request. The motion carried by a vote of 8 ayes, 0 noes
and 3 absent. The Chair entertained a motion for approval of the item as presented by
staff on the Consent Agenda. The motion carried by a vote of 8 ayes, 0 noes and
3 absent.
December 13, 2012
ITEM NO.: 2 FILE NO.: Z-1716-F
NAME: Pleasant Ridge North Short-form PD-C
LOCATION: Located at 11300 Cantrell Road
DEVELOPER:
Central Crossings Investments, LLC
209 Deauville Place
Little Rock, AR 72223
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 2.2 acres NUMBER OF LOTS: 1 lot FT. NEW STREET: 0 LF
CURRENT ZONING: POD Expired
ALLOWED USES: Office/Bank
PROPOSED ZONING: PD-C
PROPOSED USE: Hotel
VARIANCES/WAIVERS REQUESTED: None requested.
The applicant submitted a request dated November 21, 2012, requesting deferral of this
item to the January 24, 2013, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (DECEMBER 13, 2012)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated
November 21, 2012, requesting deferral of the item to the January 24, 2013, public
hearing. Staff stated they were supportive of the deferral request.
December 13, 2012
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: Z-1716-F
2
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff on the Consent Agenda. The motion carried
by a vote of 8 ayes, 0 noes and 3 absent.
December 13, 2012
ITEM NO.: 3 FILE NO.: Z-4923-L
NAME: Shackleford Crossing Lot 5B Short-form PCD
LOCATION: Located on the northwest corner of Crossing Court and Shackleford Road
DEVELOPER:
KNS Hotels
Bobby Sharolia
P.O. Box 740
Lonoke, AR 72086
ENGINEER:
Central Arkansas Engineering
1012 Autumn Road
Little Rock, AR 72211
ARCHITECTS:
Jimmy Hudspeth
220 N. Sixth Street, Suite B
West Memphis, AR 72301
AREA: 1.70 acres NUMBER OF LOTS: 1 lot FT. NEW STREET: 0 LF
CURRENT ZONING: PCD
ALLOWED USES: C-2, Shopping Center District, O-2, Office and Institutional and the
Conditional Uses allowed in the O-2, Office and Institutional Zoning District
PROPOSED ZONING: Revised PCD
PROPOSED USE: Hotel Lot 5B
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
December 13, 2012
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-4923-L
2
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 (4) out parcels along the
Shackleford Road frontage, with three (3) 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
(1) of the office lots. With the request, a preliminary plat for the subdivision of the site
with sixteen (16) 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.
All the conditions that were a part of the approved Conceptual PCD were incorporated
into the submittal with one (1) revision. The one (1) change requested from the prior
conditions was to increase the allowable restaurant square footage and place a
minimum parking ratio requirement for restaurants on the site as imposed by the
developer.
Ordinance No. 19,699 adopted by the Little Rock Board of Directors on
February 20, 2007, revised the PCD to clarify the signage plan, allow dock doors to be
oriented to Shackleford Road and add food store as an allowable use for the site.
On May 8, 2008, the Little Rock Planning Commission recommended approval of a
request to allow a revision to the previously approved PCD for a 2.2-acre parcel located
near the southeastern portion of the site immediately south of the proposed Wal-Mart
retail store. The approval allowed for development of a four (4) story 92 room hotel with
paved drives and parking. The hotel was not proposed with any amenities such as
conference rooms, a restaurant or a bar. The approval allowed building signage
on three facades of the building and a ground sign with a maximum height of
thirty-six (36) feet and a maximum sign area of one hundred sixty (160) square feet.
The Board of Directors approved the request on June 3, 2008, by the adoption of
Ordinance No. 19,980.
On July 15, 2008, the Little Rock Board of Directors approved a revision to the PCD by
the adoption of Ordinance No. 19,994 to clarify and amend some of the language in the
conditions. The modifications include the addition of Conditional Uses in the O-2, Office
and Institutional Zoning District to the allowable uses for the office portion of the
development and to increase the amount of restaurant square footage approved for the
development. The revision allowed 55,000 square feet of restaurant space on the out
parcels and a maximum of 80,000 square feet within the overall development.
December 13, 2012
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-4923-L
3
The approval also allowed a hotel on Lot 11 which is located near the southwest corner
of the site. The hotel was indicated with a maximum of four (4) stories and 87 rooms.
The hotel would not have a restaurant or bar associated with it but a 1,200 square foot
meeting room was proposed. The approval allowed building signage on three facades
of the building and a ground sign with a maximum height of thirty-six (36) feet and a
maximum sign area of one hundred sixty (160) square feet.
On January 8, 2009, the Little Rock Planning Commission denied a request by Cracker
Barrel to allow the placement of temporary storage modules within the rear parking area
of the restaurant to serve as temporary inventory storage for seasonal sales. The
denial was not appealed to the Board of Directors for reconsideration.
On February 25, 2010, the Little Rock Planning Commission was to hear a request to
allow the development of Lot 5B (an out-parcel located on South Shackleford Road)
with a four (4) story hotel containing 84 rooms. The applicant withdrew the item prior to
the Commission hearing the request.
Ordinance No. 20,282 adopted by the Little Rock Board of Directors on June 15, 2010,
allowed a revision to the PCD to allow the construction of a four (4) story hotel
containing 72 guest rooms on a 1.8 acre lot within Shackleford Crossing Subdivision.
The development was proposed containing 80 parking spaces. The hotel was proposed
as a LaQuinta Inn and Suites. The hotel was proposed with a meeting facility and
indoor pool area but did not include a full service restaurant or bar. This hotel was not
constructed.
Ordinance No. 20,425 adopted by the Little Rock Board of Directors on April 19, 2011,
allowed a revision to the PCD by splitting Lot 4B into Lots 4B-R2 (+/- 0.81 acres) and
4D (+/- 1.0 acres). The approval allowed a express tunnel carwash to be developed on
Lot 4B-R2. The carwash has been constructed.
On October 16, 2012, the Little Rock Board of Directors adopted Ordinance No. 20,647
allowing a modification to the previously approved pylon signs. The height nor the width
of the existing signs changed. The height of the signs was 35-feet with a signage area
of 340 square feet. The approval added additional panels to the lower portion of the
sign which were open. The additional space added up to eight (8) panels on each pylon
sign. Each panel was two (2) to three (3) feet tall and ten (10) feet wide. The maximum
additional sign area approved was 240 square feet
December 13, 2012
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-4923-L
4
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The request is to amend the approved PCD for Lot 5B to allow the construction
of a 4-story 82-room hotel. The maximum building height indicated is 60-feet.
The cover letter states within the hotel there will be meeting room space, a
business center, a fitness center and a lobby bar. The hotel will offer an evening
manager’s reception.
The lot area is 1.7 acres or 74,104 square feet. The building covers 17.5 percent
of the site. The parking drives and walks cover an additional 43.3 percent.
41.7 percent of the site is set aside for open space and landscaping.
B. EXISTING CONDITIONS:
The shopping center has developed with a mix of retail uses including a Wal-Mart
store within the southern portion of the commercial development area. Comcast
is located within the development and two (2) hotels have been constructed
within the office portion of the development. Along Shackleford Road there are
several restaurants and an express tunnel carwash located on out-parcels.
Other uses in the area include Camp Aldersgate, a vacant property to the
southeast approved as a PCD for a mixed use development containing
residential, office and retail uses.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a few informational phone calls from area
residents. All property owners located within 200 feet of the site and the
John Barrow Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. The first 2 parking spaces on the east side of the driveway should be
removed so vehicles do not back into drive entrance.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project. Capacity Contribution Analysis
required. Contact Little Rock Wastewater for additional details.
December 13, 2012
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-4923-L
5
Entergy: Existing right-of-way/easement. No landscaping allowed within the
easement. Contact Entergy for additional information.
CenterPoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Due to the nature of the
facility, installation of an approved reduced pressure zone backflow preventer
assembly (RPZ) is required on the domestic water service. This assembly must
be installed prior to the first point of use. Central Arkansas Water requires that
upon installation of the RPZ assembly, successful test 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 (10) days of installation
and annually thereafter. Contact the Cross Connection Section at 377-1226 if
you would like to discuss backflow prevention requirements for this project. The
facilities on-site will be private. When meters are planned off private lines,
private facilities shall be installed to Central Arkansas Water’s material and
construction specifications and installation will be inspected by an engineer
licensed to practice in the State of Arkansas. Execution of a Customer Owned
Line Agreement is required. The Little Rock Fire Department needs to evaluate
this site to determine whether additional public and/or private fire hydrant(s) are
required. They will be installed at the Developer’s expense. Please submit plans
for water facilities and/or fire protection system to Central Arkansas Water for
review. Plan revisions may be required after additional review. Contact Central
Arkansas Water regarding procedures for installation of water facilities and/or fire
service. Approval of plans by the Arkansas Department of Health Engineering
Division and the Little Rock Fire Department is required. Contact Central
Arkansas Water, regarding the size and location of the water meter. A Capital
Investment Charge based on the size of meter connection(s) will apply to this
project in addition to normal charges. This fee will apply to all connections
including metered connections off the private fire system. This development will
have minor impact on the existing water distribution system. Proposed water
facilities will be sized to provide adequate pressure and fire protect.
Fire Department: Maintain access of at least twenty (20) feet; fire hydrants
per Code. Contact Fire Marshall Tony Rhodes at 607-3560 with any questions.
County Planning: No comment.
December 13, 2012
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-4923-L
6
CATA: Site is directly served by CATA Bus Route #3, the Baptist Medical Center
Route, and in 2013 will be served also be served by CATA Bus Route #14, the
Rosedale Route.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the I-430 Planning District. The
Land Use Plan shows Mixed Use (MX) for this property. This category provides
for a mixture of residential, office and commercial uses to occur. A Planned
Zoning District is required if the use is entirely office or commercial or if the use is
a mixture of the three. The applicant has applied for a rezoning from PCD
(Planned Commercial District) to PCD (Planned Commercial District) to allow for
the development of a Hotel on the site.
Master Street Plan: Shackleford Road is shown as a Minor Arterial and Crossing
Court 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. Entrances and exits should be limited to minimize negative
effects of traffic and pedestrians on Shackleford Road. 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:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. Site plan must comply with all previous comments relating to the overall site
development.
3. The zoning ordinance requires an average sixteen foot (16’) wide street buffer
along both the western and southern perimeters of the site. It appears the
driveway widths can be reduced allowing for additional street buffer in both
areas.
4. The landscape ordinance requires a nine foot (9’) wide landscape strip
around the sites entirety. It appears the retaining wall is encroaching into this
minimal landscape area along the street(s). A variance from this minimal
December 13, 2012
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-4923-L
7
amount must be obtained from the City Beautiful Commission prior to the
issuance of a building permit.
5. All the street trees must be in place around the site or included in the
landscape plan for building permit application.
6. Interior Islands must be a minimum of 300 square feet in area to receive
credit towards the interior landscaping requirement.
7. A controlled automatic irrigation system is required.
8. Prior to the issuance of a building permit, it will be necessary to provide
landscape plans stamped with the seal of a Registered Landscape Architect.
9. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (November 15, 2012)
The applicant was present. Staff presented an overview of the development
stating there were additional items that needed clarification prior to the
Commission acting on the final request. Staff questioned if the hotel would have
a full service bar and/or restaurant. The applicant stated there would be a small
bar approximately 200 square feet and a 600 square foot meeting room. Staff
also questioned the proposed signage plan. Staff stated the maximum ground
sign height allowed within this portion of the development would be limited to
six feet. Staff stated lighting of the site was to be in compliance with previous
agreements between the original developer and Camp Aldersgate.
Public Works comments were addressed. Staff stated the two (2) parking spaces
backing into the entrance drive should be removed. Staff also stated any
damaged curb, gutter or sidewalk within the public right of way was to be
repaired prior to the issuance of the certificate of occupancy.
Landscaping comments were addressed. Staff stated the street buffer was to be
a minimum of 16-feet along the western and southern perimeters. Staff also
stated all street trees were to be placed around the site or included as a part of
the landscape plan for this development. The applicant stated the street buffers
were indicated as were approved with the original PCD approval.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
December 13, 2012
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-4923-L
8
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing a number of the
issues raised at the November 15, 2012, Subdivision Committee meeting. The
plan indicates the placement of a 13-foot landscape strip along the western
service drive and a minimum 14-foot landscape strip along Crossing Court. The
applicant has not removed the two parking spaces backing into the driveway.
The landscape strips are indicated as were approved with the original PCD plan.
The development is proposed as a four story 82-room hotel. The maximum
building height proposed is 60-feet. The site plan indicates the placement of
84 parking spaces (with the removal of 2-spaces at the entrance drive). The
maximum building height allowed per the approved PCD ordinance was 45-feet
with a condition the height could be increased to 60-feet upon approval by the
Planning Commission.
The approved PCD ordinance allows for a maximum sign height and area for
the “office portion” of the development of six (6) feet in height and
sixty-four (64) square feet in area. The applicant has indicated a note on the site
plan noting the sign with a maximum height of six (6) feet and a maximum sign
area of sixty-four (64) square feet. Lighting for this sign will comply with previous
agreements for the development.
Based on the total square footage of the building the approved PCD allows for
building signage on two (2) facades of the building. The applicant has indicated
wall signage will be placed on the northern and southern facades of the building
on the fourth level. Signage is not proposed on the eastern façade. The original
approval limited the hours of lighting signage. The ordinance states except
ground signs, signs are to remain unlighted except for ½ hour before and after
the sign advertiser’s hours of being open to the general public. The hotel is
proposed to operate on a 24-hour seven day a week basis. It is likely the lighting
of the sign will be visible from Camp Aldersgate’s property. The applicant has
indicated the northern facing sign will be turned off during the overnight hours to
comply with the typical businesses located on the out-parcels along Shackleford
Road.
The original approval limited the pole height of parking lot lighting to 30-feet. The
site plan does include a note indicating the maximum pole height of parking lot
lighting is to be 30-feet. A note also indicates all site lighting will be low level and
directional, directed downward and into the site.
The ordinance approving the PCD states in addition to the typical dumpster
screening any dumpster or trash receptacle located in a highly visible area must
also provide landscaping or earthen berms to soften the screening walls. The
December 13, 2012
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-4923-L
9
applicant has not indicated a note on the site plan stating the required
landscaping will be provided. Per the approved PCD the servicing of dumpsters
is limited to daylight hours.
The ordinance for a hotel development requires the placement of one parking
space per guest room and an additional ten (10) percent of the total parking
spaces required for developments larger than twenty rooms for employees and
non-guest users patronizing meeting rooms, restaurants and other facilities. The
development is proposed with 82 rooms. The applicant has indicated there will
be an area for meeting room space, a business center, a fitness center and a
lobby bar. Based on the typical ordinance standards a total of 90 parking spaces
would be required to serve the hotel. The site plan is indicated with 84 parking
spaces. Although the parking is less than the ordinance typically requires for a
hotel development, staff does not feel the lesser number of parking spaces will
adversely impact the development and is supportive of the parking as proposed.
Staff is supportive of the request. With the approval of the PCD O-2, Office and
Institutional District uses as well as the Conditional Uses within the O-2 Zoning
District were approved for the “office” or this portion of the development. A hotel
is an allowable Conditional Use within this classification. Staff feels the
developer has done an adequate job in addressing the site plan issues and
providing landscape strips and buffering in compliance with the originally
approved PCD. To staff’s knowledge there are no remaining outstanding
technical issues associated with the request provided the applicant remove the
parking spaces backing into the entrance drive.
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 perimeter landscape strips as indicated on the
proposed site plan.
Staff recommends the two (2) parking spaces backing into the entrance drive be
removed.
PLANNING COMMISSION ACTION: (DECEMBER 13, 2012)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
December 13, 2012
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-4923-L
10
the agenda staff report. Staff presented a recommendation of approval of the perimeter
landscape strips as indicated on the proposed site plan. Staff also presented
a recommendation the two (2) parking spaces backing into the entrance drive
be removed.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff on the Consent Agenda. The motion carried
by a vote of 8 ayes, 0 noes and 3 absent.
December 13, 2012
ITEM NO.: 4 FILE NO.: Z-5239-G
NAME: Our House Short-form PD-O
LOCATION: Located in the 300 Block of East 24th Street
DEVELOPER:
Our House, Inc.
302 E. Roosevelt Road
Little Rock, AR 72206
ENGINEER:
The Holloway Firm, Inc.
200 Casey Drive
Maumelle, AR 72113
ARCHITECTS:
Herron Hurton Architects, Inc.
Jennifer Herron, AIA/Jeff Horton, AIA
1219 S. Spring Street
Little Rock, AR 72202
AREA: 1.429 acres NUMBER OF LOTS: 1 lot FT. NEW STREET: 0 LF
CURRENT ZONING: PCD
ALLOWED USES: Hospital, Nursing Home, I-1 uses
PROPOSED ZONING: PD-O
PROPOSED USE: Multi-use/Our House, Administrative Offices, Children’s Programs
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
Ordinance No. 16,024 adopted by the Little Rock Board of Directors on March 19, 1991,
approved a rezoning of the site from R-4 to PCD. The approval allowed the reuse of the
“Old VA Medical Center”, located at 300 E. Roosevelt Road as a mixed use
development. The overall campus consisted of five (5) Tracts. The PCD request
December 13, 2012
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-5239-G
2
consisted of two (2) tracts of land with 8.99 acres in Tract 1 and 1.43 acres in Tract 5.
The larger tract contained the main building, approximately 500,000 square feet and
security building 3,488 square feet. Tract 5 contained two (2) buildings of 9,780 square
feet and 7,600 square feet. The uses of the property were offices, mini-storage, clinics,
record and document storage, cold storage, light manufacturing and other similar uses.
It was determined during the public hearing process the approval included all I-1 listed
enclosed uses. The access for Tract 1 was to be from Roosevelt Road with emergency
access provided from all other access points. There was to be no industrial use within
100-feet measured in the horizontal plane, from any point of the building to the property
line.
There was a subsequent revision to the PCD to add a hospital and nursing home as an
allowable use for the property excluding a psychiatric hospital and rehab use. The
approval was by Ordinance No. 16,065 adopted by the Little Rock Board of Directors on
July 16, 1991. Ordinance No. 17,508 adopted by the Little Rock Board of Directors on
June 17, 1997, added apartments, teaching facility, and/or religious, charitable or
philanthropic office coupled with all appurtenant usages associated therewith, in
addition to usages previously approved. Both revisions appear to be associated with
the larger tract which contains the hospital.
A Conditional Use Permit was approved for Our House, which are located on Tract 2, 3
and 4, which is between Tracts 1 and 5. The approval was on October 24, 1996, and
allowed the construction of a 20,000 square foot building which in conjunction with five
other existing buildings on the site were to be used as transitional and emergency
housing and other related services as provided by Our House. The property is zoned
R-4. Our House was classified as a philanthropic/charitable organization.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The request is a rezoning from PCD to PD-O to allow the development of Tract 5
as identified above with a multi-use development to serve the clients of Our
House. The cover letter indicates the site will contain a buildable footprint of
22,600 square feet. The development is proposed in multiple phases with a
maximum building height of 55-feet. The building is proposed to house the
Children’s Center which will include a childcare center, classrooms, to support a
youth program, a multi-functional space with a kitchen, a donation center, staff
offices and support spaces for the programs. The cover letter states it is possible
some of the activities will be located on a second or third level which would allow
for an initial smaller building footprint.
Our House proposes a future Phase 2 which will incorporate additional
administrative offices and meeting space, additional storage as well as rental and
transitional housing on the site. Depending upon funding, Phase 2 will either be
incorporated within the Children’s Center on second and third floors or will be an
December 13, 2012
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-5239-G
3
addition to the Children’s Center located within the 22,600 square foot buildable
area indicated on the site plan.
Our House proposes abandoning the existing curb cut on East 24th Street as well
as the asphalt paving on the property and proposes a new curb cut on East 24th
Street with a circular drive, a covered entry to the building and
eighteen (18) parking spaces. Due to the need for security for the residents at
Our House, a security gate is proposed at the southern end of the parking area
and will be closed at night. The building will have green/playground space
adjacent to it in order to address required exterior playground spaced for the
children.
B. EXISTING CONDITIONS:
The property is enclosed in a chain link fence and contains an abandoned
non-residential building. South and west of the property is the existing Our
House campus. Further west of the site is the former VA Hospital. North of the
site are two (2) churches and east of the site is a former gas station which most
recently sold pottery and is now owned by one of the churches and used
for parking.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a few informational phone calls from area
residents. All property owners located within 200 feet of the site, the Community
Outreach Neighborhood Association, the East Little Rock Neighborhood
Association and the Meadowbrook Neighborhood Association were notified of the
public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Plans of all work in right-of-way shall be submitted for approval prior to start of
work. Obtain barricade permit prior to doing any work in the right-of-way from
Traffic Engineering at (501) 379-1805 (Travis Herbner).
2. Sidewalks with appropriate handicap ramps are required in accordance with
Section 31-175 of the Little Rock Code and the Master Street Plan.
3. 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. All driveways shall be concrete aprons per City Ordinance.
December 13, 2012
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-5239-G
4
5. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project. Contact Little Rock Wastewater for
any additional details.
Entergy: A 30-foot overhead or 10-foot underground easement along East 24th
Street is required by Entergy. Relocation of existing facilities will be at
customer’s expense. Contact Entergy for additional information.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Contact Central Arkansas
Water regarding the size and location of the water meter. If there are facilities
that need to be adjusted and/or relocated, contact Central Arkansas Water. That
work would be done at the expense of the developer. Contact Central Arkansas
Water if additional fire protection or metered water service is required. 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. Due to the nature
of the facility, installation of an approved reduced pressure zone backflow
preventer assembly (RPZ) is required on the domestic water service. This
assembly must be installed prior to the first point of use. Central Arkansas Water
requires that upon installation of the RPZ assembly, successful test 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
(10) days of installation and annually thereafter. Contact the Cross Connection
Section at 377-1226 if you would like to discuss backflow prevention
requirements for this project.
Fire Department: Maintain access of at least twenty (20) feet; fire hydrants per
Code. Contact Fire Marshall Tony Rhodes at 607-3560 with any questions.
County Planning: No comment.
CATA: The site is located within ¼-mile of CATA Routes #2, the South Main
Route.
December 13, 2012
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-5239-G
5
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Central City Planning District.
The Land Use Plan shows Mixed Office Commercial (MOC) for this property.
The Mixed Office Commercial category provides for a mixture of office and
commercial uses to occur. Acceptable uses are office or mixed office and
commercial. A Planned Zoning District is required if the use is mixed office and
commercial. The applicant has applied for a rezoning from PCD (Planned
Commercial District) to PDO (Planned District Office) to allow for the
development of a building for office/daycare and future residential use on the
site.
Master Street Plan: 23rd Street is a Local Street on the Master Street Plan. The
primary function of a Local Street is to provide access to adjacent properties.
Local Streets that are abutted by non-residential zoning/use or more intensive
zoning than duplexes are considered as “Commercial Streets”. A Collector
design standard is used for Commercial Streets. This street may require
dedication of right-of-way and may require street improvements for entrances
and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. Same ownership to the south; therefore, no land use buffer is required.
3. Any/all new parking must comply with the City of Little Rock’s landscape and
buffer ordinances.
4. A landscape plan will be required in conjunction with any new building
renovation or construction.
G. SUBDIVISION COMMITTEE COMMENT: (November 15, 2012)
Mr. Jeff Horton was present representing the request. Staff presented an
overview of the development stating there were few outstanding technical issues
associated with the request. Staff questioned the dumpster placement, the
proposed signage plan and details of the children’s center. Staff also stated all
site lighting was to be low level and directional, directed downward and into
the site.
December 13, 2012
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-5239-G
6
Public Works comments were addressed. Staff stated a grading permit would be
required with the site development. Staff also stated all driveways were to be
concrete aprons. Staff stated the stormwater detention ordinance would apply to
the redevelopment of the site. Staff stated the detention would be based on
predevelopment runoff and post development runoff. Staff stated if the difference
was small the applicant could provide an in-lieu payment for the stormwater
detention.
Landscaping comments were addressed. Staff stated buffering was not required
to the south since this was the same ownership. Staff stated the new parking
would require the placement of landscaping to comply with Chapter 15, the
Landscape Ordinance.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing a number of the
issues raised at the November 15, 2012, Subdivision Committee meeting. The
revised plan and/or cover letter indicates the proposed signage plan, the
dumpster placement, and a note indicates detention will be provided
per ordinance requirements.
The new building will use dumpsters on the existing Our House Campus. The
hours of dumpster services are limited to daylight hours. Should additional
dumpsters be needed for this site the dumpster placement will be mindful of the
abutting properties and uses and all facilities will be screened per typical
ordinance requirements.
The applicant has indicated the development will take place in multiple phases.
The applicant has indicated there is not a definite time frame for completion of
the project. The development includes a buildable footprint of 22,600 square
feet. The maximum building height proposed is 55-feet. The first phase is a
building to house the Children’s Center which will include a childcare center,
classrooms, to support a youth program, a multi-functional space with a kitchen,
a donation center, staff offices and support spaces for the programs. The
applicant has indicated the building may contain a second and or third level in the
initial phase which will allow for a smaller building footprint.
December 13, 2012
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-5239-G
7
Our House proposes a future Phase 2 which will incorporate additional
administrative offices and meeting space, additional storage as well as rental and
transitional housing on the site. Depending upon funding, Phase 2 will either be
incorporated within the Children’s Center on second and third floors or will be an
addition to the Children’s Center located within the 22,600 square foot buildable
area indicated on the site plan.
The applicant has indicated the Children’s center will serve the children of Our
House client’s but not all the youth served will be residents of Our House’s
housing programs. The applicant states Our House currently serves a number of
non-resident children, formerly homeless children, children from low-income
families and children from the local community. The new Children’s Center will
expand the current services provided to youth. The services to be provided
include homework assistance, tutoring, cultural enhancement activities, hands-on
learning activities, physical fitness and recreation, community service, speech
therapy, counseling and health programs. The services will be provided from
7:00 am to 6:00 pm, Monday through Friday with an occasional evening or
weekend program. The building will have green/playground space adjacent to it
in order to address required exterior playground spaced for the children.
The development proposes abandoning the existing curb cut on East 24th Street
as well as the asphalt paving on the property. A new curb cut on East 24th Street
with a circular drive, a covered entry to the building and eighteen (18) parking
spaces will be developed. According to the applicant due to the need for security
for the residents at Our House, a security gate is proposed at the southern end of
the parking area and will be closed at night.
The request is rezoning from an expired PCD to PD-O to allow the
redevelopment of this site to provide a new structure for the Youth Services
program of Our House. Funding for the redevelopment of the site is based on
pelages and fund raisers by Our House. Although the building has not been
designed the applicant has provided an overall development plan including
maximum buildable areas and building heights. Staff is supportive of the
request. Staff feels the redevelopment of the site to serve the youth services
programs offered by Our House will be a benefit to the neighborhood and the
future phases for redevelopment of this site with additional office space,
residential, retail and/or meeting space will not adversely impact the area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
December 13, 2012
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-5239-G
8
PLANNING COMMISSION ACTION: (DECEMBER 13, 2012)
The applicant was present. There were no registered objectors present. Staff stated
the request included the placement of signage on the front of the building which was
located without public street frontage in addition to signage on the façade of the building
fronting East 24th Street. Staff presented the item with a recommendation of approval of
the request subject to compliance with the comments and conditions as outlined in
paragraphs D, E and F of the agenda staff report.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff on the Consent Agenda. The motion carried
by a vote of 8 ayes, 0 noes and 3 absent.
December 13, 2012
ITEM NO.: 5 FILE NO.: Z-6975-A
NAME: Bishop Place Long-form PD-R
LOCATION: Located in the 19100 Block of Cantrell Road
DEVELOPER:
Bishop Place LLC
2414 North Grant Street
Little Rock, AR 72207
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 8.65 acres NUMBER OF LOTS: 44 lot FT. NEW STREET: 1,320 LF
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-R
PROPOSED USE: Single-family – Court Homes
VARIANCES/WAIVERS REQUESTED:
1. A variance from the City’s Land Alteration Ordinance to allow grading of the
entire site with the placement of the streets, water and sewer.
2. A waiver of the required sidewalk construction on the internal street.
3. A variance from the Master Street Plan to allow the construction of a Minor
Residential Street to serve the subdivision.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The property contains 8.4 acres on the south side of Highway 10 just east of the
Bible Church. The developer has the property under contact from the Church
and has agreed upon several easements to help facilitate the development. The
project will contain 44 lots that are 50-feet by 115-feet deep. Homes will be
detached and similar in size and architecture to The Gardens at Valley Falls
December 13, 2012
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-6975-A
2
development. The homes will be approximately 1,700 to 2,100 square feet in
size with a sales price ranging from $240,000 to $270,000. The homes will be all
brick with architectural shingled roofs. The project will have a decorative brick
wall along the Highway 10 frontage with columns and wall signage to accent the
entry.
Stormwater detention will be provided for above ground at the northeast corner of
the property. The existing draw from the south will be routed along the west side
of the development to Highway 10.
B. EXISTING CONDITIONS:
The property is located east of the existing church campus and is undeveloped.
South of the site is the Aberdeen Subdivision and north of the site is the Little
Rock Christian Academy school campus. West of the site on the south side of
Cantrell Road is a big box retail store and north of Cantrell Road at the
intersection of Chenal Parkway and Cantrell Road is a convenience store and a
mini-warehouse development. In this area there are a number of single-family
homes fronting Cantrell Road which are located on large lots or acreage.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a few informational phone calls from area
residents. All property owners located within 200 feet of the site, the Coalition of
West Little Rock Neighborhoods, the Duqesne Place Property Owners
Association and the Aberdeen Court Property Owners Association were notified
of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Cantrell Road
including 5-foot sidewalk with the planned development.
2. Bishop Place Cove should be constructed as a 26 foot residential street with
sidewalk on one side due to being more than 40 lots.
3. If Bishop Place Cove is approved as a 24 foot street, show the portion of the
street where parking is restricted.
4. The proposed ditch should be placed in a Tract.
5. No fences shall be constructed beyond property lines.
December 13, 2012
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-6975-A
3
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. Chapter 5, Section 503.2 of the International Fire Code states the
secondary emergency access shall have an unobstructed width of not less
than 20 feet wide and surfaced with all-weather driving capabilities.
8. Plans of all work in right-of-way shall be submitted for approval prior to start
of work. Obtain barricade permit prior to doing any work in the right-of-way
from Traffic Engineering at (501) 379-1805 (Travis Herbner).
9. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
10. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction. A variance must
be request to advanced grade the entire subdivision. Show phasing plan.
11. Street Improvement plans shall include signage and striping.
Traffic Engineering must approve completed plans prior to construction.
12. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering 379-1813
(Greg Simmons) for more information.
13. Vegetation must be established on disturbed area within 14-days of
completion of harvest activities.
14. Erosion controls must be installed to reduce discharge of polluted
stormwater.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements for this project.
Contact Little Rock Wastewater for additional information.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
December 13, 2012
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-6975-A
4
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. A water main extension will be
needed to provide water service to this property. A Capital Investment Charge is
applicable to all connections and main extensions off the waterline along
Highway 10. Please submit plans for water facilities to Central Arkansas Water
for review. Plan revisions may be required after additional review. Contact
Central Arkansas Water regarding procedures for installation of water facilities.
Approval of plans by Central Arkansas Water, the Arkansas Department of
Health Engineering Division and the Little Rock Fire Department is required.
This development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate pressure and
fire protection. 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. Additional fire hydrant (s) may be required. Contact the Little Rock
Fire Department to obtain information regarding the required placement of the
hydrant(s) and contact Central Arkansas Water regarding procedures for
installation of the hydrant(s). A Capital Investment Charge based on the size of
meter connection(s) will apply to this project in addition to normal charges.
Fire Department: Maintain access of at least twenty (20) feet; fire hydrants per
Code. Contact Fire Marshall Tony Rhodes at 607-3560 with any questions.
County Planning: No comment.
CATA: The development site is located along CATA Route #25, the Pinnacle
Mountain Express which runs along Cantrell Road adjacent to this site. The
route operates during the AM and PM peak hours.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Chenal Planning District. The
Land Use Plan shows Residential Low Density (RL) for this property. Residential
Low Density is for single-family homes at densities no greater than six dwelling
units per acre. The applicant has applied for a rezoning from R-2 (Single-Family
Residential) to PDR (Planned Development Residential) to allow for the
construction of single-family homes on this site at a density of approximately
5.1 units per acre. The site is within the Highway 10 Design Overlay District
which requires certain design and use elements.
Master Street Plan: Cantrell Road is shown as 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
December 13, 2012
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-6975-A
5
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: A Class I Bike Path is shown along Cantrell Road. A Bike Path is
to be a paved path physically separate for the use of bicycles. Additional right-of-
way or an easement is recommended. Nine-foot paths are recommended to
allow for pedestrian use as well (replacing the sidewalk).
Landscape: No comment on this single-family development.
G. SUBDIVISION COMMITTEE COMMENT: (November 15, 2012)
Mr. Joe White of White-Daters and Associates was present representing the
request. Staff presented the item stating there were few outstanding technical
issues associated with the request. Staff questioned if accessory structures
would be allowed and if the building setback on the rear pertained to accessory
structure setbacks as well as the principal structure. Staff questioned if there
would be a subdivision identification sign for the development. Staff also
questioned the proposed construction materials for the new homes.
Public Works comments were addressed. Staff stated the request to not place
the required sidewalk would require a variance. Staff stated the development
was proposed with a Minor Residential Street width of 24-feet. Staff stated the
street construction would require a variance and parking would be restricted to
one side. Staff requested Mr. White provide the street side where the no parking
would be located. Staff stated a grading permit would be required prior to
construction. Staff also stated the drainage easement located along the eastern
perimeter should be located within a tract.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing issues raised at
the November 15, 2012, Subdivision Committee meeting. The applicant has
indicated accessory structures and fencing per the typical R-2, Single-family
Zoning District is being requested. The applicant has also indicated the rear
building line pertains to the home and not to accessory structures. The applicant
has indicated the drainage easement located along the western perimeter will be
platted as a tract.
December 13, 2012
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-6975-A
6
The development is proposed with a front yard setback of 15-feet, a rear yard
setback of 20-feet and 5-foot side yard setbacks. The project is proposed
containing 44-lots that are 50-feet by 115-feet. The applicant has indicated an
average lot size of 5,750 square feet. The homes are proposed with a maximum
building height of 35-feet. The homes are proposed containing 1,700 to
2,100 square feet with a sales price ranging from $240,000 to $270,000. The
homes are proposed with brick exteriors and architectural shingled roofs.
A decorative brick wall along the Highway 10 frontage with columns and wall
signage to accent the entry is proposed. The wall is proposed with a maximum
height of six (6) feet with columns not to exceed eight (8) feet. The sign will be
placed on the face of the wall on each side of the new street at the entrance on
Cantrell Road. The maximum sign area proposed is 32 square feet.
Stormwater detention will be provided for above ground at the northeast corner of
the property. The existing draw from the south will be routed along the west side
of the development to Highway 10. The channel will be grass lined and will be
platted as a tract to be used as a drainage and utility easement.
The applicant is requesting a waiver of the required sidewalk construction for
Bishop Place Cove. Sidewalks will be installed per the Master Street Plan along
Cantrell Road. The request also includes a waiver of the required street
construction for the interior street. Per the Master Street Plan, Local Streets
require a minimum pavement width is 26-feet and sidewalks are required on one
side of the street. The applicant is proposing the placement of 24-feet of
pavement with a no parking restriction on the west side. This street design is
typical of a minor residential street which typically serves a maximum of 40-lots
on a cul-de-sac and does not require the placement of sidewalks. Staff is
supportive of allowing the 24-foot street with the sidewalk. Staff feels the
sidewalk should be installed to allow safe pedestrian connectivity and access.
Staff is generally supportive of the request but not of the waiver request for the
placement of the sidewalk to serve the development. Staff feels the walk should
be installed to allow the residents an option when walking. Otherwise to staff’s
knowledge there are no outstanding technical issues associated with the request.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request as filed.
December 13, 2012
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-6975-A
7
PLANNING COMMISSION ACTION: (DECEMBER 13, 2012)
Mr. Joe White and M. Boyce Holmes were present representing the request. There
were registered objectors present. Staff presented the items stating the applicant has
resolved their concerns related to the placement of the sidewalk within the subdivision.
Staff stated they were now supportive of the request subject to compliance with
the comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Ms. Mary Finch addressed the Commission with concerns for the proposed
development. She stated her home was located next to the proposed development site.
She stated the proposed detention area was located adjacent to her property line. She
stated during the rain in the spring of 2011 water was under her home and she spent a
great deal of money recovering from the flooding. She stated she was overwhelmed by
the number of homes. She stated she felt the number of units was too great for the site.
Ms. Angie Heifner, President of the Aberdeen Neighborhood Association was present
representing the neighborhood. She stated the neighborhood had significant drainage
problems and questioned if the development of the site would add to the existing
drainage problems of Aberdeen. She stated the neighborhood’s detention pond and
drainage channel had not been cleaned and was overgrown. She stated the
neighborhood could not get the equipment needed into the detention pond area to clear
the area because the existing easement was too small to allow for the proper
equipment. She stated the estimated cost to clear the detention pond area was
$20,000 to $60,000.
Ms. Nancy Smith addressed the Commission with concerns. She stated her home was
located adjacent to the easement which allowed access to the detention area. She
stated on a number of occasions she and her neighbor had cleared the drainage
channel and cleared the outlets from the neighborhood into the drainage channel. She
stated there were six drains and only one was working. She stated in the spring rain of
2011 her fence was washed away as well as the bank of the drainage channel. She
stated the City had allowed the television towers to be developed on the mountain and
had allowed Entergy to remove the trees from the easement near Wal-mart which had
removed a number of trees leaving only rock and barren soil. She stated she was
unclear how the City’s storm drain could drain into the detention pond and the City hold
no responsibility for clearing and maintaining the detention area. She stated the City
should require the developer to provide an access to the detention pond to allow for
proper maintenance.
Ms. Carolyn Dodds addressed the Commission with concerns. She stated her home
was located on Maywood Drive which was east of the proposed development area.
She stated she had concerns with drainage, the number of homes and traffic. She
stated she had lived in the area for 38 years and did not feel the placement of 44 homes
December 13, 2012
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-6975-A
8
would be pleasing. She stated fewer homes would better resemble the development
pattern of the area. She stated there should be less concrete and more dirt.
Mr. Joe White of White-Daters and Associates addressed the Commission as the
project engineer. He stated the Aberdeen Subdivision was developed with a retaining
wall which allowed low flows to drain through the wall and heavy rains to top the wall.
He stated the new development would “pick-up” the water and drain the water to the
north and then east which now traveled to the northeast across the proposed
development site. He stated with the new subdivision the City would be granted an
easement which would allow Aberdeen to access their detention area. He stated with
the proposed new development the contractor for the new subdivision could easily clear
the drainage channel and detention pond and Mr. Homes would work with the
Subdivision to get a better price. He stated the spring rain of 2011 topped the 500 year
flood levels. He stated water crossed a number of City streets and a number of homes
had water not only under the homes but on the floor as well. He stated the new
drainage channel would be a vegetated channel which would slow the water.
There was a general discussion between the Commission, Mr. White and the area
property owners concerning the existing drainage and the proposed drainage with the
new development. There was also a question as to the proposed buffer or screening
along the eastern property line. Mr. Holmes stated a six foot wood fence would be
placed along the perimeters of the development and a brick wall would be constructed
along Cantrell Road. He stated the homes would sell between $135 to $140 per square
foot. He stated the development would save as many trees as feasible but a number of
the trees would be removed.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 6 ayes,
0 noes and 5 absent.
December 13, 2012
ITEM NO.: 6 FILE NO.: Z-8407-A
NAME: Dowler Properties Short-form PCD
LOCATION: Located at 4201 Baseline Road
DEVELOPER:
Ron and Donna Dowler
4201 Baseline Road
Little Rock, AR 72209
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
TOTAL SITE AREA: 2.1 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
REZONING AREA: 1.15 acres
CURRENT ZONING: PCD - Expired
ALLOWED USES: Office, Warehouse and Light Fabrication
PROPOSED ZONING: PCD
PROPOSED USE: Office, Warehouse and Light Fabrication and Selected C-3 uses
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
Ordinance No. 20,057 adopted by the Little Rock Board of Directors on December 2,
2008, rezoned this property from R-2, Single-family to PCD. The applicant proposed to
subdivide this 2.15 acre tact into two (2) lots and to rezone the resulting northern
1.15 acre lot to PCD. The southern lot remained zoned R-2, Single-family. The owners
proposed the construction of a new 10,000 square foot office warehouse building and
10 parking spaces. The owners proposed to use the building for light fabrication of
automobile parts. The parts would be assembled and warehoused at this facility until
delivery or pickup. There would be no retail activity taking place at this site.
December 13, 2012
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8407-A
2
A perimeter fence was to be installed on the site for security. Security lighting would
also be installed.
The site plan indicated the placement of ten parking spaces within the front yard area
and a loading dock along the western façade of the building. A pylon sign was
proposed located near the entrance drive. The hours of operation were from 8 am to
5 pm, Monday through Friday.
The development was proposed with two lots. Lot 8A fronted on Baseline Road and
would be developed with the office warehouse use. Lot 8B fronted Bruno Road and
would remain zoned R-2, Single-family.
Per Section 36-454(e) “the applicant shall have three years from the date of passage of
the ordinance approving the preliminary approval to submit the final development plan”.
The applicant did not request a time extension as allowed in the PZD section of the
ordinance, therefore the approval time has expired.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
As noted, the previously approved PCD has expired and the applicant is
requesting to reinstate the approval. The development is the same development
approved in 2008. The construction will consist of a 10,000 square foot office
warehouse building and 10 parking spaces. There will be a loading dock along
the western side of the building. The approval will allow the development of two
(2) lots. The lot adjacent to Baseline Road will be rezoned to PCD. The
southern lot abutting Bruno Road will remain zoned R-2, Single-family. The
applicant is requesting to only final plat the lot fronting Baseline Road at this time.
The final platting of the lot fronting Bruno Road will occur when the area is
developed.
B. EXISTING CONDITIONS:
The site contains an office building which appears to be vacant. East of the site
is a property zoned PD-C which is a welding shop and further east are additional
commercial uses. North of the site is vacant O-3, General Office District zoned
property. East and south east of the property are a number of manufactured
homes. The area proposed as Lot 8B is currently vacant.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a few informational phone calls from area
residents. All property owners located within 200 feet of the site, the Upper
Baseline Neighborhood Association and Southwest Little Rock United for
December 13, 2012
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8407-A
3
Progress were notified of the public hearing. Upper Baseline Neighborhood
Association called staff and indicated support of the request.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Bruno Road is classified on the Master Street Plan as a residential street. A
dedication of right-of-way 25-feet from centerline will be required.
2. With site development, provide the design of the street conforming to the
Master Street Plan. Construct one-half street improvement to Bruno Road
including 5-foot sidewalk with the planned development. Deferrals for one-
half street improvements are no longer available for developers.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
4. Remove the west driveway apron on Baseline Road and reinstall curb and
gutter
5. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
6. Plans of all work in right-of-way shall be submitted for approval prior to start of
work. Obtain barricade permit prior to doing any work in the right-of-way from
Traffic Engineering at (501) 379-1805 (Travis Herbner).
7. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan.
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. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project. Contact Little Rock Wastewater for
additional details.
Entergy: Approved as submitted.
Center-Point Energy: No comment received.
December 13, 2012
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8407-A
4
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Contact Central Arkansas
Water regarding the size and location of the water meters. If there are facilities
that need to be adjusted and/or relocated, contact Central Arkansas Water. That
work would be done at the expense of the developer. Contact Central Arkansas
Water if additional fire protection or metered water service is required. The Little
Rock Fire Department needs to evaluate this site to determine whether additional
public and/or private fire hydrant(s) will be required. If additional fire hydrant(s)
are required, they will be installed at the Developer’s expense. Due to the nature
of the facility, installation of an approved reduced pressure zone backflow
preventer assembly (RPZ) is required on the domestic water service. This
assembly must be installed prior to the first point of use. Central Arkansas Water
requires that upon installation of the RPZ assembly, successful test 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
(10) days of installation and annually thereafter. Contact the Cross Connection
Section at 377-1226 if you would like to discuss backflow prevention
requirements for this project.
Fire Department: Maintain access of at least twenty (20) feet; fire hydrants per
Code. Contact Fire Marshall Tony Rhodes at 607-3560 with any questions.
County Planning: No comment.
CATA: The property is located directly adjacent to CATA Route #15, the 65th
Street Route, located along Baseline Road and will be served in 2013 by Bus
Route #23, the Baseline/Southwest Route.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Geyer Springs East Planning
District. The Land Use Plan shows Commercial (C) for this property. The
Commercial category includes a broad range of retail and wholesale sales of
products, personal and professional services, and general business activities.
Commercial activities vary in type and scale, depending on the trade area that
they serve. The applicant has applied for a rezoning to re-establish the previously
approved PCD (Planned Commercial District) to develop a light fabrication
manufacturing facility on the site.
December 13, 2012
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8407-A
5
Master Street Plan: Baseline Road is shown as 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
Baseline 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 Baseline 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. The zoning ordinance requires a fourteen (14’) foot land use buffer along the
southern property line next to the residentially zoned property. Seventy
percent (70%) of this buffer is to remain undisturbed.
3. The zoning buffer ordinance requires an average fourteen (14’) foot wide
street buffer along Baseline Road; and is in no case to be less than half. The
site appears to meet this minimal requirement.
4. The zoning ordinance requires a twelve foot (12’) land use buffer along the
western perimeter of the site next to the residentially zoned property.
Seventy percent (70%) of this area is to remain undisturbed.
5. A six foot high opaque screen, either a wooden fence with its face side
directed outward, a wall or dense evergreen planting, is also required along
the southern and western property lines next to the residentially zoned
property. The dense evergreen plantings may suffice for screening, in that, it
must screen year around.
6. A controlled automatic irrigation system is required for all new landscaped
areas.
7. Prior to the issuance of a building permit, it will be necessary to provide
landscape plans stamped with the seal of a Registered Landscape Architect.
8. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this tree covered site. Credit toward fulfilling Landscape
Ordinance requirements can be given when preserving trees of six (6) inch
caliper or larger.
G. SUBDIVISION COMMITTEE COMMENT: (November 15, 2012)
Mr. Joe White of White-Daters and Associates was present. Staff presented an
overview of the development stating the site was previously approved for a PCD
to allow development of an office/warehouse use but the PCD approval had
December 13, 2012
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8407-A
6
expired. Staff stated the applicant was seeking to reinstate the previous
approval. Staff noted the comments provided were similar to comments in the
original approval.
Public Works comments were addressed. Staff stated deferrals of required street
improvements were no longer accepted. Staff stated the required improvements
to Bruno Road would be required at the time of final platting of Lot 8B. Staff
stated the western driveway on Baseline road was to be removed. Staff also
stated a grading permit would be required prior to beginning construction.
Landscaping comments were addressed. Staff stated a land use buffer was
required along the southern and western perimeters of the site. Staff stated
screening would also be required in this area. Staff stated a street buffer of
14-feet wide was required along Baseline Road. Staff stated a landscape plan
was required at the time of building permit submission.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing the issues raised
at the November 15, 2012, Subdivision Committee meeting. The request is to
reinstate the previously approved but expired PCD for this site. The applicant
has indicated Lot 8B abutting Bruno Road will not be final platted at this time and
at the time of final platting and development of Lot 8B the improvements to Bruno
Road will be installed.
The plan indicates the placement of a single ground mounted sign along
Baseline Road. The sign is proposed with a maximum sign height of 36-feet and
a maximum sign area of 160 square feet. Building signage is proposed
consistent with signage allowed in commercial zones or a maximum of ten
percent of the façade area.
The use of the property is for light fabrication including warehousing. The
alternative uses for the site include office warehouse the uses identified in the
C-3, General Commercial Zoning District; excluding Amusement, commercial,
inside, Bar, lounge or tavern, Cigar, tobacco and candy store, Convenience food
store with gas pumps and Pawn shop.
December 13, 2012
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8407-A
7
The parking requirement for a light manufacturing, processing and wholesaling
facility is one space per 600 gross square feet of floor area. The building is
proposed to contain 10,000 square feet with 10 parking spaces. The parking
ordinance would typically require the placement of 16 parking spaces to serve
the use. The owners have indicated there is little to no customer traffic and there
are only eight employees of the business. The site plan indicates areas for
additional parking should the need arise in the future for additional spaces.
A loading dock is proposed along the western façade of the building.
The site plan indicates the placement of landscaping and screening as required
by the landscape and buffer ordinances. A screening fence will be installed
along the western perimeter. Along the southern perimeter, a chain link fence
will be installed and the screening requirement will be met by providing dense
evergreen vegetation in this area.
The development is proposed with two lots. Lot 8A will front on Baseline Road
and will be developed with the office warehouse use. Lot 8B will front Bruno
Road and will remain zoned R-2, Single-family. The improvements per the
Master Street Plan have been complete to Baseline Road. The area along Bruno
Road will remain as residential and no access to the road is planned with the
commercial activity. The improvements to Bruno Road will be competed upon
final platting of this lot.
Staff is supportive of the request to reinstate the previously approved PCD. The
request will allow a 2.15 acre lot to be subdivided into two (2) lots. The northern
1.15 acre lot will be rezoned to PCD. The development is proposed with the
construction of a new building with 10,000 square feet. The building will be used
for light fabrication of automobile parts. The automobile parts will be assembled
and warehoused at this facility. No retail activity associated with this business
will be taking place at this site. The request also includes the allowance of C-3,
General Commercial Zoning District; excluding Amusement, commercial, inside,
Bar, lounge or tavern, Cigar, tobacco and candy store, Convenience food store
with gas pumps and Pawn shop as allowable uses. Staff recommends any
alternate use of the property match the parking available on-site based on the
typical parking requirements of the Zoning Ordinance. To staff’s knowledge there
are no outstanding technical issues associated with the request. Staff feels the
development of the site will have minimal impact on the area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request to reinstate the previously approved
PCD subject to compliance with the comments and conditions as outlined in
paragraphs D, E and F of the agenda staff report.
December 13, 2012
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-8407-A
8
Staff recommends any alternate use of the property match the parking available
on-site based on the typical parking requirements of the Zoning Ordinance.
PLANNING COMMISSION ACTION: (DECEMBER 13, 2012)
The applicant was present. There were no registered objectors present. Staff presented
the item with a recommendation of approval of the request to reinstate the previously
approved PCD 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
any alternate use of the property match the parking available on-site based on the
typical parking requirements of the Zoning Ordinance.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff on the Consent Agenda. The motion carried
by a vote of 8 ayes, 0 noes and 3 absent.
December 13, 2012
ITEM NO.: 7 FILE NO.: Z-8708-B
NAME: 5700 Patterson Short-form PID
LOCATION: Located at 5700 Patterson Road
DEVELOPER:
Jeanie Barron
3822 Doral Drive
Little Rock, AR 72212
SURVEYOR:
Global Surveying Consultants, Inc.
6511 Heilman Court
North Little Rock, AR 72113
AREA: 1.37 acres NUMBER OF LOTS: 1 lot FT. NEW STREET: 0 LF
CURRENT ZONING: I-2, Light Industrial with a CUP for Barber/Beauty Salon
ALLOWED USES: Industrial
PROPOSED ZONING: PID
PROPOSED USE: I-2, Light Industrial and C-3, General Commercial District uses
Excluding bar, tavern or lounge or beverage shop
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
A Conditional Use permit was approved by the Little Rock Planning Commission on
November 11, 2011, to allow a barber/beauty salon within the building along the
northern portion of the property. A second Conditional Use Permit was approved by the
Little Rock Planning Commission on October 11, 2012, to add a second barber/beauty
salon to the site. At the time of the October approval staff suggested the applicant
consider rezoning the property to a PID to add additional service type uses as allowable
uses for the building.
December 13, 2012
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-8708-B
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting to rezone the property from I-2, Light Industrial to PID
to add C-3, General Commercial District uses, excluding bar, tavern or lounge or
beverage shop, as allowable uses for the site while retaining the allowed I-2,
Light Industrial uses. There are no changes proposed to the exterior of the
building or the existing parking layout.
The site contains 87, concrete-paved parking spaces with access off of Patterson
Road and Hoffman Road. The building contains 29,375 square feet of gross
floor area which is divided into 13-bays.
B. EXISTING CONDITIONS:
Zoning in the surrounding area is almost exclusively Industrial, I-2 and I-3. Uses
are varied; including warehousing, light manufacturing, wholesaling and auto
related uses. The building is divided into 13-bays with a mixture of uses.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a few informational phone calls from area
residents. All property owners located within 200 feet of the site, the Upper
Baseline Neighborhood Association and Southwest Little Rock United for
Progress were notified of the public hearing. Upper Baseline Neighborhood
Association called staff and stated they were in support of the request.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Due to the proposed use of the property, the Master Street Plan specifies that
Hoffman Road for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30-feet from centerline.
2. A 20-foot radial dedication of right-of-way is required at the intersection of
Patterson Road and Hoffman Road.
3. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818)
for the private improvements located in the right-of-way.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project. Contact Little Rock Wastewater for
additional information.
December 13, 2012
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-8708-B
3
Entergy: Approved as submitted.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Contact Central Arkansas
Water regarding the size and location of the water meters. A Capital Investment
Charge based on the size of meter connections 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. If there are facilities that need to
be adjusted and/or relocated, contact Central Arkansas Water. That work would
be done at the expense of the developer. Contact Central Arkansas Water if
additional fire protection or metered water service is required. The Little Rock
Fire Department needs to evaluate this site to determine whether additional
public and/or private fire hydrant(s) will be required. If additional fire hydrant(s)
are required, they will be installed at the Developer’s expense. Due to the nature
of the facility, installation of an approved reduced pressure zone backflow
preventer assembly (RPZ) is required on the domestic water service. This
assembly must be installed prior to the first point of use. Central Arkansas Water
requires that upon installation of the RPZ assembly, successful test 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
(10) days of installation and annually thereafter. Contact the Cross Connection
Section at 377-1226 if you would like to discuss backflow prevention
requirements for this project.
Fire Department: Maintain access of at least twenty (20) feet; fire hydrants per
Code. Contact Fire Marshall Tony Rhodes at 607-3560 with any questions.
County Planning: No comment.
CATA: The property is located within ¼-mile of CATA Route #15, the 65th Street
Route.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the 65th Street East Planning
District. The Land Use Plan shows Service Trades District (STD) for this
property. The Service Trades District provides for a selection of office,
December 13, 2012
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-8708-B
4
warehousing, and industrial park activities that primarily serve other office service
or industrial businesses. The district is intended to allow support services to
these businesses and to provide for uses with an office component. A Planned
Zoning District is required for any development not wholly office. The applicant
has applied for a rezoning from I-2 (Light Industrial District) to PID (Planned
Industrial District) to allow for commercial and industrial uses in the existing
structure on this site.
Master Street Plan: Patterson Road is a Collector on the Master Street Plan.
The primary function of a Collector Street is to provide a connection from Local
Streets to Arterials. This street may require dedication of right-of-way and may
require street improvements for entrances and exits to the site.
Bicycle Plan: There is a Class III Bike Route shown along Patterson Road. Bike
Routes require no additional right-of-way or pavement markings, but signage to
identify and direct the route is required.
Landscape:
1. Future redevelopment of the site may require additional landscaping to be
installed.
G. SUBDIVISION COMMITTEE COMMENT: (November 15, 2012)
Ms. Jeanie Barron was present representing the request. Staff stated there were
few outstanding technical issues associated with the request. Staff stated the
use of the bays would need to match the available parking on the site. Staff also
stated a couple of the uses could cause concern of the neighbors. Staff stated
the C-3, General Commercial Zoning District allowed for a bar, tavern or lounge
and a beverage shop. Ms. Barron stated she would revise her request to
eliminate uses which sold alcoholic beverages with the exception of a restaurant
which might include bar service.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised cover letter to staff eliminating bar, lounge or
tavern and a beverage shop from the allowed C-3, General Commercial District
uses for the site. The request is a rezoning the property from I-2, Light Industrial
December 13, 2012
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-8708-B
5
to PID to add C-3, General Commercial District uses as allowable uses for the
site while retaining the allowed I-2, Light Industrial uses. There are no changes
proposed to the exterior of the building or the existing parking layout.
The site contains 87 parking spaces with access off of Patterson Road and
Hoffman Road. The building contains 29,375 square feet of gross floor area
which is divided into 13-bays. Per the typical ordinance standard parking for a
retail center (based on one parking space per 300 gross square feet of floor
area) would result in 97 required parking spaces. Staff is supportive of allowing
the requested commercial uses with the reduced number of parking spaces
provided the use mix in the building matches the parking available on the site.
Staff is supportive of the requested rezoning from I-2, Light Industrial District to
PID to add C-3, General Commercial District uses excluding bar, lounge or
tavern and beverage shop as allowable uses to the site. Otherwise to staff’s
knowledge there are no remaining outstanding technical issues associated with
the request.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends the use mix of the property match the parking available on-site
based on the typical parking requirements of the Zoning Ordinance
PLANNING COMMISSION ACTION: (DECEMBER 13, 2012)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff presented a recommendation the use mix of the property
match the parking available on-site based on the typical parking requirements of the
Zoning Ordinance.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff on the Consent Agenda. The motion carried
by a vote of 8 ayes, 0 noes and 3 absent.
December 13, 2012
ITEM NO.: 8 FILE NO.: Z-8717-A
NAME: Williams Short-form PD-R
LOCATION: Located at 401 Steven Drive
DEVELOPER:
Ethylene Williams
53 King Park Drive
Little Rock, AR 72227
SURVEYOR:
Donald Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.27 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-R
PROPOSED USE: Two-family
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
On November 17, 2011, the Little Rock Planning Commission denied a request to allow
the rezoning of this site from R-2, Single-family to PD-R, Planned Development
Residential, to allow the conversion of this existing single-family structure into a
two-family unit. The structure is two-story with the lower level being a walk-out
basement. The applicant proposed to allow one unit upstairs utilizing the existing
carport and parking pad. A new drive was proposed on Brooks Lane to allow parking
for the lower level. The request included the allowance of separate meters to serve the
two units.
December 13, 2012
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-8717-A
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The Little Rock Planning Commission’s By-laws allow a denied application to be
re-filed after one year from the date of denial. The year has passed and the
applicant is now requesting the Commission recommend approval of the same
application as denied on November 17, 2011. The applicant is seeking approval
for the rezoning of the property from R-2, Single-family to PD-R to allow the
conversion of the home into two-family. The structure is a two-story structure
with the lower level being a walk-out basement. The applicant is proposing to
allow one unit within the upstairs area and the second unit on the lower level. A
revision to the site plan from the original application has been made. The former
site plan indicated the parking pad for the second unit off Brooks Drive. The
applicant is now proposing the parking pad for the second unit on Steven Drive.
B. EXISTING CONDITIONS:
The home is located on a large corner lot located at the end of Steven Drive.
Steven Drive dead-ends into a wooded area. This area is virtually all single-
family with the exception of the commercial/office area located several blocks to
the south along West Markham Street. North of the site are State offices
including the Game and Fish, the State Plant Board and the State Crime Lab
which are accessed from Natural Resource Drive. Along West Markham Street
on Ellis Drive, which is the entrance to this subdivision, there is a church, and a
condominium development.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a few informational phone calls from area
residents. All property owners located within 200 feet of the site and the
Treasure Hill Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No comment.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project. Contact Little Rock Wastewater for
additional information.
Entergy: No structure can be built within 10-feet of the energized conductor.
Contact Entergy for additional information.
December 13, 2012
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-8717-A
3
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Contact Central Arkansas
Water regarding the size and location of the water meters. 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 off the private
fire system. Due to the nature of the facility, installation of an approved reduced
pressure zone backflow preventer assembly (RPZ) is required on the domestic
water service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZ assembly,
successful test 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 (10) days of installation and annually thereafter.
Contact the Cross Connection Section at 377-1226 if you would like to discuss
backflow prevention requirements for this project.
Fire Department: Maintain access of at least twenty (20) feet; fire hydrants per
Code. Contact Fire Marshall Tony Rhodes at 607-3560 with any questions.
County Planning: No comment.
CATA: The property is located about ¼-mile from CATA Route #5, the West
Markham Route, which is located south of the site along West Markham Street.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Rodney Parham Planning
District. The Land Use Plan shows Residential Low Density (RL) for this
property. Residential Low Density is for single-family homes at densities no
greater than six dwelling units per acre. The applicant has applied for a rezoning
from R-2 (Single Family District) to PDR (Planned District Residential) to allow for
conversion of the existing structure from a single-family house to a duplex.
Master Street Plan: Stephens Drive and Brooks Lane are both Local Streets on
the Master Street Plan. The primary function of a Local Street is to provide
access to adjacent properties. Local Streets that are abutted by non-residential
December 13, 2012
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-8717-A
4
zoning/use or more intensive zoning than duplexes are considered as
“Commercial Streets”. A Collector design standard is used for Commercial
Streets. This street may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape: No comment on this two (2) family development.
G. SUBDIVISION COMMITTEE COMMENT: (November 15, 2012)
Ms. Williams was present representing the request. Staff presented an overview
of the request stating there were no outstanding technical issues associated with
the request. Staff stated the Planning Commission had denied a request to allow
the conversion of the structure into a two-family dwelling in November of 2011.
Staff stated the Commission’s By-laws allowed a property owner to refile an
application one-year after a denial request. Staff noted the plan was different
than the previous plan in that the parking pad for the lower unit was now located
along Steven Drive.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
There were no outstanding issues raised at the November 15, 2012, Subdivision
Committee meeting in need of addressing via a revised site plan. The request is
a rezoning from R-2, Single-family to PD-R, Planned Development Residential, to
allow the conversion of an existing single-family structure into a two-family
residence. The structure is a two-story structure with the lower level being a
walk-out basement. The applicant is proposing to remodel the home for one unit
upstairs utilizing the existing carport and parking pad. The second unit will be in
the lower level. A new 20-foot drive is proposed from Steven Drive to allow
parking for the lower level. The request includes the allowance of separate
meters to serve the two units.
The applicant has indicated there will be very few exterior modifications to the
structure and the site. A four (4) foot fence will be placed along the western edge
of the home near the front corner extending to the north property line to separate
the yard areas for the two (2) units.
December 13, 2012
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-8717-A
5
As with the original application staff continues to not support the request. The
area is predominately single-family with the multi-family and non-residential uses
located along West Markham Street. Although to the north of this site is an office
complex, the neighborhood has a large wooded screening buffer between the
homes and the office use and the office complex is not accessed through this
neighborhood. The Bill of Assurance for the Santa Fe Park Addition is still valid
and includes the following statement: All lots shall be used for residential
property only, with exception of Lot 110 which may be used for a retail business
establishment or service activities. There appears to be no distinction regarding
the type of residential.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (DECEMBER 13, 2012)
The applicant was present. There were registered objectors present. The Chair stated
there were seven Commissioners present to hear the item. The Chair stated when
there were eight or fewer Commissioners the Commission’s policy was to allow the
applicant the option of deferral to a later hearing date. The Chair questioned the
applicant if she desired to move forward with the item or if she desired to defer the item
to the January 24, 2013, public hearing. Ms. Williams stated she desired to defer the
item.
There was no further discussion of the item. The Chair entertained a motion for
approval of the deferral request. The motion carried by a vote of 7 ayes, 0 noes and
4 absent.
December 13, 2012
ITEM NO.: 9 FILE NO.: Z-8814
NAME: Green Design Construction Company Short-form PD-R
LOCATION: Located on the northwest corner of 18th Street and Wilson Road
DEVELOPER:
Green Design and Construction Company
237 HWY 286E
Conway, AR 72032
ENGINEER:
West Land Surveying
420 A HWY 287
Vilonia, AR
AREA: 0.97 acres NUMBER OF LOTS: 3 lots FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family
PROPOSED ZONING: PD-R
PROPOSED USE: 3 buildings of duplex housing
VARIANCES/WAIVERS REQUESTED: None requested.
The applicant failed to respond to Subdivision Committee comments from the
November 15, 2012, Subdivision Committee meeting. Staff recommends deferral of this
item to the January 24, 2013, public hearing.
PLANNING COMMISSION ACTION: (DECEMBER 13, 2012)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had failed to respond to comment raised
at the November 15, 2012, Subdivision Committee meeting. Staff presented
a recommendation of deferral of the item to the January 24, 2013, public hearing.
December 13, 2012
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-8814
2
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff on the Consent Agenda. The motion carried
by a vote of 8 ayes, 0 noes and 3 absent.
December 13, 2012
ITEM NO.: 10 FILE NO.: Z-8815
NAME: Nature Conservancy of Arkansas Short-form POD
LOCATION: Located on the northeast corner of Woodlawn and N. University Avenue
DEVELOPER:
The Nature Conservancy AR Field Office
The Borne Firm Architects PA
2601 Kavanaugh Boulevard, Suite 7
Little Rock, AR 72205
ENGINEER:
Hanson & McLaughiln Engineering, Inc.
320 Executive Center Court, Suite 202
Little Rock, AR 72205
AREA: 0.91 acres NUMBER OF LOTS: 1 lot FT. NEW STREET: 0 LF
CURRENT ZONING: O-3, General Office District
ALLOWED USES: Office
PROPOSED ZONING: POD
PROPOSED USE: Construction of New Maintenance and Storage Facility – Midtown
and Hillcrest DOD
VARIANCES/WAIVERS REQUESTED: A variance from Sections 30-43 and 31-210 to
allow the drives as proposed along Woodlawn Drive.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The Nature Conservancy of Arkansas occupies the northeast corner of
Woodlawn Drive and N. University Avenue. The office building fronts on
N. University Avenue and the rear of the property (along Woodlawn Drive) is
fenced and is used as outdoor and indoor storage of vehicles, trailers and
equipment. The request is a rezoning from O-3, General Office District to POD
December 13, 2012
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8815
2
to allow the removal of the existing maintenance building and the construction of
a new maintenance and storage building. The existing 1,200 square foot
maintenance building will be removed to allow for the new 5,000 square foot
maintenance and storage facility to be constructed. The new building will be
used for housing the Nature Conservancy’s vehicles and equipment used by the
burn crew and other field activities. Equipment to be stored includes trucks,
ATV’s, trailers, hand tools etc.
A separate 312 square foot building for the storage of gasoline in small
containers, chainsaws and other small gasoline powered equipment will also be
constructed within the northern portion of the site. Additionally, covered storage
for boats, trailers and vehicles will be added on the north side of the site.
The enclosed building will be structural clay masonry (8”X4”X16”) construction
with standing seam metal roofs and concrete slab on grade floors; the covered
structures will be light steel frames and metal roof. The site will be paved with
new asphalt paving. The existing westernmost curb cut will remain in its current
location and will be slightly widened. The eastern curb cut will be relocated to
the east.
There currently exists an open ditch running from a catch basin located at the
northwest corner of the site meandering through the site and exiting at the street
at the southeast corner; the owner is proposing piping this stormwater in order to
increase the useable area of the site.
B. EXISTING CONDITIONS:
This area contains a mixture of uses including residential, office, commercial and
a school. There are two (2) shopping centers located south of the site at the
intersection of West Markham and University Avenue. There is a private school
located to the west of the site and a public school located two (2) blocks to the
north of the site. East, northeast and southeast of the site are single-family
homes. There is a condominium development located southeast of the site on
the corner of Lee Avenue and North Pierce Street.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a few informational phone calls from area
residents. All property owners located within 200 feet of the site and the Hillcrest
Residents Neighborhood Association were notified of the public hearing.
December 13, 2012
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8815
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Due to the proposed use of the property, the Master Street Plan specifies that
Woodlawn Drive for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline.
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. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
4. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
5. Stormwater detention ordinance applies to this property if the proposed
impervious area is more than existing impervious area. Show the proposed
location for stormwater detention facilities on the plan.
6. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. A variance must be requested
for the 2 driveways not meeting the required 250 foot spacing.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project. Contact Little Rock Wastewater for
additional information.
Entergy: No comment received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Contact Central Arkansas
Water regarding the size and location of the water meter. If there are facilities
that need to be adjusted and/or relocated, contact Central Arkansas Water. That
work would be done at the expense of the developer. Contact Central Arkansas
Water if additional fire protection or metered water service is required. The
Little Rock Fire Department needs to evaluate this site to determine whether
additional public and/or private fire hydrant(s) are required. If additional fire
hydrant(s) are required, they will be installed at the Developer’s expense. Due to
December 13, 2012
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8815
4
the nature of the facility, installation of an approved reduced pressure zone
backflow preventer assembly (RPZ) is required on the domestic water service.
This assembly must be installed prior to the first point of use. Central Arkansas
Water requires that upon installation of the RPZ assembly, successful test 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
(10) days of installation and annually thereafter. Contact the Cross Connection
Section at 377-1226 if you would like to discuss backflow prevention
requirements for this project. The facilities on-site will be private. When meters
are planned off private lines, private facilities shall be installed to Central
Arkansas Water’s material and construction specifications and installation will be
inspected by an engineer licensed to practice in the State of Arkansas.
Execution of a Customer Owned Line Agreement is required.
Fire Department: Maintain access. Contact Fire Marshall Tony Rhodes at
607-3560 with any questions.
County Planning: No comment.
CATA: CATA Route #21, the University Avenue Route, is located adjacent to
this site.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Heights/Hillcrest 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 POD (Planned Office District) to allow for the development of
accessory support structures for storage and training on the site. The site is
within the Midtown & Hillcrest Design Overlay Districts which require certain
design and use elements.
Master Street Plan: University Avenue is Principal Arterial and Woodlawn 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 University Avenue. The primary function of a
Local Street is to provide access to adjacent properties. Local Streets that are
December 13, 2012
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8815
5
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 Lane is shown along University Avenue. 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 and the Midtown Design Overlay District.
2. The zoning buffer ordinance requires a nine foot wide (9’) land use buffer
along the eastern perimeter of the site next to the residentially zoned
property. Seventy percent (70%) of this area must remain undisturbed.
3. The zoning buffer ordinance requires a fourteen foot wide (14’) land use
buffer along the northern perimeter of the site next to the residentially zoned
property. Seventy percent (70%) of this area must remain undisturbed.
4. Eight percent (8%) of the parking lot must be comprised of green space and
landscaping per Chapter fifteen (15) of the City of Little Rock’s Landscape
Ordinance. The interior islands must be distributed evenly throughout the
site.
5. A small amount of building landscaping will be required.
6. A controlled automatic irrigation system is required for all new landscaped
areas.
7. Prior to the issuance of a building permit, it will be necessary to provide
landscape plans 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.
9. The Landscape Ordinance requires a nine foot (9’) wide perimeter landscape
strip around the sites entirety. The site is located within the Designated
Mature Area of the City which allowes the minimum landscape strip to be
reduced to six (6) feet nine (9) inches. A variance from the City Beautiful
Commission will be required prior to the issuance of a building permit.
December 13, 2012
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8815
6
G. SUBDIVISION COMMITTEE COMMENT: (November 15, 2012)
Mr. Robin Borne was present representing the request. Staff presented an
overview of the development stating the site was located within the Midtown
Design Overlay District and the Hillcrest Design Overlay District. Staff stated
within the Midtown DOD the submission of a PZD was required for new
construction. Staff stated there were a number of items which needed
clarification pertaining to the development criteria of the DOD. Staff also stated
the building was not a public building but was a replacement building for an
existing maintenance building.
Public Works comments were addressed. Staff stated right of way dedication to
30-feet from centerline was required to meet the Master Street Plan. Staff also
stated the driveway locations and widths did not comply with the typical spacing
requirements of the Master Street Plan and the Subdivision Ordinance and would
require a variance.
Landscaping comments were addressed. Staff stated the Landscape Ordinance
required a minimum landscape strip of 6-feet 9-inches around the sites
perimeter. Staff also stated some interior and building landscaping would be
required to comply with the minimum standards of the Landscape Ordinance.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted written responses to comments raised at the November
15, 2012, Subdivision Committee meeting. The proposal is a rezoning from O-3,
General Office District to PD-O, Planned Development Office, to allow the Nature
Conservancy of Arkansas to construct a new maintenance building which will
replace an existing maintenance building. The property is located within the
Midtown and Hillcrest Design Overlay District thus the required review thru the
PZD process. The Midtown DOD and the Hillcrest DOD have similar
development criteria standards. Materials, elevations, projections and building
height are specified. In addition limits are placed on parking within the Districts
and utilities are to be placed underground.
The new construction will be accessory use buildings for the Nature
Conservancy. The site plan indicates the construction of a 50-foot by 100-foot
new maintenance and storage building and a new 12-foot by 26-foot hazardous
December 13, 2012
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8815
7
materials storage building and two areas of covered storage will be provided
on the site.
When comparing the new construction to the Midtown DOD there are a number
of variations. Since the building will not have a customer entrances nor will the
building contain customer parking staff does not feel these variations are a
concern. The paved areas around the area of new construction will be used by
employees of the Nature Conservancy for vehicle storage for the Nature
Conservancy’s vehicles and equipment. The applicant has indicated the new
construction will not comply with the minimum standards of the Landscape
Ordinance with regard to interior landscaping nor the perimeter landscape strip.
The applicant has indicated due to maneuvering needs on the site interior
landscaping can not be provided. The site will be fenced with a six (6) foot chain
link fence. The drives will be gated with the gates closed at all times with the
exception of Nature Conservancy vehicles entering and exiting the site.
Per the Midtown DOD a minimum of 60 percent of the ground floor level facing
internal pedestrian public circulation areas or streets is to be glass-windows,
entry features or displays. The primary façade of the building is to be oriented
parallel with the street, or the principal vehicular or pedestrian routes of travel
whether public or private. Wall projections or recesses a minimum of three feet
deep and a minimum of twenty contiguous feet north to extend over twenty
percent of the façade is required. Arches, display windows enter areas or
awnings are to exist along at least sixty percent of the façade. The building is to
have at least one primary entrance oriented to the street. The building does not
fully comply with the typical standards.
Exterior building materials and colors are to be aesthetically pleasing and
compatible with materials and colors used in neighboring developments. The
predominant exterior building material is to be of high quality materials; such as
but not limited to: brick, wood, stone, tinted stucco, EIFS (exterior insulation finish
system) concreted masonry units. Façade colors are to be low reflectant subtle,
neutral or earth tone with trim and accents brighter colors. Predominant exterior
building materials shall not be smooth-faced concrete block, tilt-up concrete
panels or prefabricated steel panels. The new building will be constructed of
structural clay brick with a standing seam metal roof. The colors will be neutral
tones as specified within the DOD. The building height will be well below the
60-foot allowable height per the Midtown DOD.
The building is set at 20-feet from Woodlawn Drive as specified in the Midtown
DOD. The side yard and rear yard setbacks comply with the typical standards of
the DOD. The side yard setback along the east where abutting single-family
December 13, 2012
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8815
8
zoning and homes is indicated well over the minimum four (4) foot setback. The
rear yard is adjacent to a commercial parking lot on R-5 zoned property. The
setback exceeds the 25-foot specified in the Midtown DOD.
There are two (2) drives located on the property currently and the applicant is
requesting to maintain the drives. The Nature Conservancy stores large trucks
and trailers within this area which require a large maneuvering area. According
to the applicant the two (2) drives are necessary to allow the site to continue to
function. The Midtown DOD states there should be no more than one curb cut
per block face. Driveways and parking lot entrance-exits are to be combined and
where appropriate located in alleys. The applicant is seeking a variation from
this typical requirement.
The utilities to the new maintenance building will be located underground. All
trash enclosures will be located away from public view and screen per typical
ordinance standards.
There is no public parking within the area of redevelopment. All employees and
guests will continue to use the parking lot located between the new building and
the existing office building. The only items to be parked within this area are the
Nature Conservancy’s vehicle inventory and equipment.
No new signage is proposed for the redevelopment area. A small identification
sign will be placed on the building on the façade abutting Woodlawn Drive. All
lighting will comply with the Midtown DOD criteria.
The site plan indicates the placement of a landscape strip along Woodlawn
Drive. The DOD typically requires the placement of Land Use Buffers where
adjacent to single-family or duplex zoning or used property. Surface parking lots
are to be landscaped per City’s Landscape Ordinance requirements. The
applicant has indicated the parking areas will not contain interior landscape
islands nor will the perimeter have the required landscaped strips.
The Hillcrest DOD states the street-level façade is to reflect the same building
materials as the existing commercial buildings in the one-block area adjacent to
and across from the location. Predominate exterior building materials may be
any standard material, except corrugated or ribbed materials, smooth-faced
concrete block, tilt-up concrete panels or prefabricated steel panels. Setbacks
may align with existing structures on the block face and the maximum building
height allowed in 39-feet. Parking, lighting, underground utilities and signage
have similar standards of the Midtown DOD.
December 13, 2012
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8815
9
Although the site does not fully comply with the typical standards of the Midtown
and Hillcrest DOD’s staff is supportive of the redevelopment. The new building is
not proposed as a public building but as an accessory building to serve the
Nature Conservancy for vehicle and equipment storage. The existing building
which will be removed is constructed with metal and the new construction will be
of a higher quality material. Currently a large amount of the inventory is stored in
the parking lot and with the new construction a number of these items will be
placed within the enclosed building or on the rear of the site under the covered
storage. To staff’s knowledge there are no remaining outstanding technical
issues associated with the request. Staff feels the development as proposed is
appropriate for the site and the area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the landscaping as presented by the applicant.
Staff recommends approval of the driveways as proposed on the site plan.
PLANNING COMMISSION ACTION: (DECEMBER 13, 2012)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff presented a recommendation of approval of the
landscaping as presented by the applicant. Staff also presented a recommendation of
approval of the driveways as proposed on the site plan.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff on the Consent Agenda. The motion carried
by a vote of 8 ayes, 0 noes and 3 absent.
December 13, 2012
ITEM NO.: 11 FILE NO.: Z-8816
NAME: School for Integrated Academics & Technologies Short-form PID
LOCATION: Located at 6724 I-30 Bypass Road
DEVELOPER:
Larry Cheshire
c/o David Carpenter
5111 Jerry Five, Suite B
Little Rock, AR 72223
SURVEYOR:
James L. Butler
5323 JFK Boulevard
North Little Rock, AR 72116
AREA: 0.94 acres NUMBER OF LOTS: 1 lot FT. NEW STREET: 0 LF
CURRENT ZONING: I-2, Light Industrial
ALLOWED USES: Industrial
PROPOSED ZONING: PID
PROPOSED USE: Add a school as an allowable use
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The request is a rezoning from I-2, Light Industrial Zoning District to PID,
Planned Industrial Development, to allow the use of an existing building as a
Charter School. The School for Integrated Academics and Technologies
(SIATech Little Rock) opened its doors on August 15, 2011. The school is
located on the Little Rock Job Corps Center on Scott Hamilton Road. Students
have credentialed teachers in all areas. Students will have a unique opportunity
to attend the SIATech classes to complete ADE required class work and be
certified in career technical education training through Job Corps as well.
SIATech provides an opportunity for students who may have previously dropped
out of school to re-engage with academics and get back on-track to high school
December 13, 2012
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-8816
2
graduation. The endpoint of the SIATech program is the award of a high school
diploma. Graduates leave SIATech prepared for college and career. SIATech
Little Rock, in partnership with Job Corps and the U.S. Department of Labor,
provide services as a means to break the cycle of poverty and underachievement
for disadvantaged students. SIATech Little Rock will deliver a curriculum that
uses state-of-the-art technologies to integrate academic knowledge and
real-world applications within a professional, work-like setting. Students are
engaged by the technology and involved with the outcome-based project
curriculum. Students work at an individually-appropriate pace and are expected
to make learning gains in dramatically less time than in the traditional school
setting. The enrollment averages 140 students.
The site contains a 12,000 square foot building and 40 parking spaces. The
State Board of Education has approved the school for a maximum of
275 students. There will be 10 – 15 staff members serving the site.
B. EXISTING CONDITIONS:
The property is located on the I-30 Frontage Road within an industrial area of the
City. The building was constructed as an office building but has been used as a
daycare facility. Uses in the area include a trucking company and a convenience
store located to the north. South of the site is the Coca Cola Bottling Company.
West 68th Street is constructed to a commercial street standard with the
exception sidewalks are not in place. There are no sidewalks located along the
I-30 Frontage Road.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a few informational phone calls from area
residents. All property owners located within 200 feet of the site, the Upper
Baseline Neighborhood Association and Southwest Little Rock United for
Progress were notified of the public hearing. Upper Baseline Neighborhood
Association has called staff in support of the request.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project. Contact Little Rock Wastewater for
additional information.
December 13, 2012
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-8816
3
Entergy: Approved as submitted.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Contact Central Arkansas
Water regarding the size and location of the water meter. If there are facilities
that need to be adjusted and/or relocated, contact Central Arkansas Water. That
work would be done at the expense of the developer. Contact Central Arkansas
Water if additional fire protection or metered water service is required. The
Little Rock Fire Department needs to evaluate this site to determine whether
additional public and/or private fire hydrant(s) are required. If additional fire
hydrant(s) are required, they will be installed at the Developer’s expense. 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. Due to
the nature of the facility, installation of an approved reduced pressure zone
backflow preventer assembly (RPZ) is required on the domestic water service.
This assembly must be installed prior to the first point of use. Central Arkansas
Water requires that upon installation of the RPZ assembly, successful test 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
(10) days of installation and annually thereafter. Contact the Cross Connection
Section at 377-1226 if you would like to discuss backflow prevention
requirements for this project.
Fire Department: Maintain access of at least twenty (20) feet; fire hydrants per
Code. Contact Fire Marshall Tony Rhodes at 607-3560 with any questions.
County Planning: No comment.
CATA: The site is within a short distance of CATA Route #17A, the
Mabelvale-UALR Route, which is located north of the site on West 65th Street.
The site will be in proximity of CATA Bus Route #22, Mabelvale-Midtown in 2013.
Parks and Recreation: No comment received.
December 13, 2012
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-8816
4
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the 65th 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 District) to
allow for the use of the existing structure for an educational facility.
Master Street Plan: Interstate 30 is a Freeway and 68th Street is a Local Street
on the Master Street Plan. Freeways are regional and national routes with
controlled access. There is a one-way access road along Interstate 30.
Entrances and exits should be limited to minimize negative effects of traffic and
pedestrians on Interstate 30. 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 are no bike routes shown in the immediate vicinity.
Landscape:
1. The rehabilitation of the building may include a requirement for additional
landscaping to be installed on the site. If the rehabilitation costs exceeds
(50%) fifty percent of the replacement cost, then the landscaping will need to
be brought into compliancy respectively. This may include the removal of
asphalt.
G. SUBDIVISION COMMITTEE COMMENT: (November 15, 2012)
Mr. David Carpenter was present representing the request. Staff presented an
overview of the development stating there were additional items necessary to
complete the review process. Staff questioned the student make-up and the
hours of service. Staff also questioned if there was an outdoor play area
proposed with the development. Staff requested the applicant provide the
proposed signage plan and the dumpster location.
Public Works comments were addressed. Staff stated any broken curb, gutter or
sidewalk located within the right of way was to be repaired prior to the issuance
of a certificate of occupancy.
December 13, 2012
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-8816
5
Staff noted if the rehabilitation cost of the building exceeded 50 percent of the
replacement cost of the building then landscaping was to be brought into
compliance accordingly.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised cover letter and site plan to staff addressing
the issues raised at the November 15, 2012, Subdivision Committee meeting.
The revised plan indicates the placement of a dumpster and an area for outdoor
activities. The applicant has also provided the student make-up for the Charter
School. The school serves non-traditional students, older children and young
adults, seeking their GED. The request is a rezoning from I-2, Light Industrial
Zoning District to PID, Planned Industrial Development, to allow the use of the
existing building as a Charter School. The building contains a 12,000 square foot
building with 40 parking spaces. There is a 20-foot by 60-foot fenced area which
will be used as an activity area for the students.
Although, the school does not currently serve the maximum number of students
permitted the State Board of Education has approved the school for a maximum
of 275 students. One instructor serves approximately 20-students. There will be
10 – 15 staff members serving the school.
Parking for a school is based on six parking spaces per classroom plus one
space for each teacher, employee and administrator on the largest shift. This is
a non-traditional school in that students are provided a course curriculum which
they follow in an independent study program. Instructors are available to provide
assistance to the students. There will be five to ten classrooms/lab areas within
the building. If parking is calculated as typically required for a traditional school
there would be a need for 40 to 75 parking spaces depending on the number of
students/classrooms and the number of staff. As noted there are 40 parking
spaces located on-site. Staff feels the available parking is adequate to serve the
use. A number of the students do not drive.
There is an existing sign located on the property. The applicant has indicated the
sign will be refaced. Building signage will comply with signage allowed in
industrial zones or a maximum of ten percent of the façade of the building with
public street frontage.
December 13, 2012
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-8816
6
The applicant has indicated the school serves non-traditional students and will
host classes from 7:00 am to 7:00 pm to meet the students outside work
schedules.
Staff is supportive of the request. Staff feels the addition of a school as an
allowable use for the property maintaining the existing I-2, Light Industrial uses
will not have any adverse impact on the area. To staff’s knowledge there are no
remaining outstanding technical issues associated with the request.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
PLANNING COMMISSION ACTION: (DECEMBER 13, 2012)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff on the Consent Agenda. The motion carried
by a vote of 8 ayes, 0 noes and 3 absent.
December 13, 2012
ITEM NO.: 12 FILE NO.: Z-8817
NAME: Stone's Throw Brewing Short-form PD-C
LOCATION: Located at 402 E. 9th Street
DEVELOPER:
Theron Cash
Stone’s Throw Brewing, LLC
7 Creekside Court
Little Rock, AR 72211
SURVEYOR:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.092 acres NUMBER OF LOTS: 1 lot FT. NEW STREET: 0 LF
CURRENT ZONING: R-4A
ALLOWED USES: Multi-family residential
PROPOSED ZONING: PD-C
PROPOSED USE: Add a brewery as an allowable uses
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a zoning change for the property located at 402 East
Ninth Street from R-4A to PD-C. The applicant is requesting the rezoning to
allow use of the existing building as a Microbrewery. The outward appearance
and form of the property will remain unaltered. The business will be created and
operated within the confines of the Arkansas Native Brewery Act as established
in Title 3 of Arkansas Code, Subchapter 12, as well as all applicable Federal
Laws. 1,900 square feet of the building will be dedicated to production and
storage of beer and malt beverage. This includes all consumables and
equipment required.
December 13, 2012
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8817
2
A small portion of the space is planned to be used as a small tasting room, with a
limited retail function, to be used in conjunction with brewing tours, as required in
regulations. In the tasting room small samples of product will be given after the
tour, with opportunity to buy packages for off premise consumption, as well as
by-the-glass sales. Within the area 750 square feet will be brewery production,
320 square feet for keg cleaning, 235 square feet for storage and cooler space,
360 square feet for the tasting room and 110 square feet for the tasting bar.
There will be a maximum occupancy of 20 customers within the bar area.
The hours of operation for the tour and retail aspect of the business are
very limited.
B. EXISTING CONDITIONS:
This area contains a mixture of uses including the Arts Center, a high rise
multi-family building, offices and single-family homes. There are two (2) large
churches in the area, a homeless day center and retail uses. The building was
constructed as a non-residential building and has housed a number of uses over
the years. There is currently a barber shop on the lower level with a residence
on the upper level. There is a graveled parking lot to the north of the building
which provides parking for the building.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a few informational phone calls from area
residents. All property owners located within 200 feet of the site, the MacArthur
Park Property Owners Association and the Downtown Neighborhood Association
were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy. Sidewalk is damaged adjacent to
Rock Street.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer service unknown for this property. Sewer main located in
alley east of the property. Contact Little Rock Wastewater for additional
information.
Entergy: No comment received.
December 13, 2012
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8817
3
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Contact Central Arkansas
Water regarding the size and location of the water meters. If there are facilities
that need to be adjusted and/or relocated, contact Central Arkansas Water. That
work would be done at the expense of the developer. Contact Central Arkansas
Water if additional fire protection or metered water service is required. The Little
Rock Fire Department needs to evaluate this site to determine whether additional
public and/or private fire hydrant(s) will be required. If additional fire hydrant(s)
are required, they will be installed at the Developer’s expense. Due to the nature
of the facility, installation of an approved reduced pressure zone backflow
preventer assembly (RPZ) is required on the domestic water service. This
assembly must be installed prior to the first point of use. Central Arkansas Water
requires that upon installation of the RPZ assembly, successful test 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
(10) days of installation and annually thereafter. Contact the Cross Connection
Section at 377-1226 if you would like to discuss backflow prevention
requirements for this project.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is located within a few blocks of several central CATA Bus
Routes. The CATA Bus Route #20 – the College Station Route, runs along East
9th Street adjacent to this site. CATA Bus Routes #2, #16, #19 and #20 travel
north and south along S. Scott Street which is located two (2) blocks west of the
site.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Downtown Planning District.
The Land Use Plan shows Residential Medium Density (RM) for this property.
The Residential Medium Density category accommodates a broad range of
housing types including single family attached, single family detached, duplex,
town homes, multi-family and patio or garden homes. Any combination of these
and possibly other housing types may fall in this category provided that the
December 13, 2012
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8817
4
density is between six (6) and twelve (12) dwelling units per acre. The applicant
has applied for a rezoning from R-4A (Low Density Residential District) to PD-C
(Planned District Commercial) to allow for the use of the existing structure for a
Micro-Brewery.
Master Street Plan: 9th Street is a Collector and Rock Street is a Local Street on
the Master Street Plan. The primary function of a Collector Street is to provide a
connection from Local Streets to Arterials. 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 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. Landscaping, per Chapter 15 of the City of Little Rock’s Landscape
Ordinance, will be required in conjunction with any new parking associated
with this site.
G. SUBDIVISION COMMITTEE COMMENT: (November 15, 2012)
The applicants were present representing the request. Staff presented an
overview of the development stating there were a number of questions
concerning the process of brewing. Staff also questioned if the applicant would
be using the parking lot located to the north of the site. Staff questioned the days
and hours of operation and if there would be any events held at the site such as
tastings. Staff also questioned if the existing residential use would continue on
the upper floor of the building.
Public Works comments were addressed. Staff stated customer access and
parking to the site was very limited. Staff also stated any broken curb, gutter or
sidewalk located within the public right of way was to be repaired prior to the
issuance of a certificate of occupancy.
Landscaping comments were addressed. Staff stated street trees were
recommended within this area. Staff also stated any new paved areas would
require landscaping to meet the City’s Landscape Ordinance requirements.
December 13, 2012
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8817
5
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised cover letter to staff addressing a number of the
issues raised at the November 15, 2012, Subdivision Committee meeting. The
revised cover letter states the ingredients will include grains and hops which will
be received in bulk. The applicant states orders will be enough to satisfy the
needs for two to three months. The deliveries will be made by truck or box van.
The goods as well as all the products and equipment will be stored internally to
the building. All excess waste including spent grains and water will be disposed
of properly. Water will be expelled to the sanitary sewer by use of floor drains.
The spent grains will be stored in a bin internally to the building until they are
picked up to be used in livestock feed.
There are no employees of the business. There are four members of the LLC
who will brew the products. The brewing hours will be during daylight hours and
on weekends. There is limited noise produced by the brewing process. Limiting
the brewing hours to daylight hours will minimize impacts on the nearby
residential uses.
The applicant plans for retail sales and tasting as a portion of the business.
There will not be set days and hours of operation but it is anticipated the retail
business will not be open more than five (5) days per week with the hours
between 2 pm and 9 pm. Special tasting events will occasionally be held but no
more than 12 per year. The events will be during normal business hours on the
weekends. During weekday events the applicant has stated they will be open
slightly later than 10 pm. Staff is unclear on the proposed closing time and feels
all events and sales should be limited to 2 pm to 9 pm.
The brewery will not occupy the entire building. On the ground level, there is a
barber shop. Above the barber shop is an apartment which is currently occupied.
The applicant has stated they do have access to an adjacent parking lot. There
are approximately ten (10) spaces within the parking area. The applicant has
access to five (5) of the spaces. The parking area is graveled. The McArthur
Park Guidelines for Rehabilitation and New Construction states parking for
commercial, office and institutional parking should be limited to the rear yard
area. If this is not possible, parking may be in a side yard but located to the rear
December 13, 2012
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8817
6
of the front wall of the structure. Fencing or shrubbery should screen the parking
area. Parking lots between buildings should align edge screening with the front
facades of adjacent buildings and the site property lines. Parking areas should
be surfaced with gravel or concrete, not asphalt, aggregate or brick. Any
modification to the paved areas must be approved by the McArthur Park Historic
District Commission.
The applicant is not proposing any ground signage. The site is located within the
McArthur Park Historic District which regulates signage. The guidelines for
rehabilitation and new construction state signs attached to the building should not
cover or obscure architectural features. The Guidelines for Commercial
Structures states signs on commercial buildings should be in proportion to the
building and should be made of historic materials, such as finished carved wood,
glass, copper or bronze letters. Signs of plastic, plywood or unfinished wood are
not appropriate. Signs should be placed at traditional locations, such as on
storefront beltcourses, upper façade walls, hanging or mounted inside windows,
or projecting from the face of the building. Lighting for signs should be
concealed; up-lit or spot lighting is recommended. “Ghost” signs (historic painted
wall signs, frequently on sides of brick building) should be preserved and not
removed. All signs must be approved by the McArthur Park Historic District
Commission.
Staff is supportive of the request. Staff feels however the existing parking area
should be resurfaced with a hard surface material. Staff is supportive of a
deferral of the hard surfacing material for a period of two (2) years. The applicant
will need to coordinate with the Historic District Commission on the preferred
materials and construction specifications. At the time of resurfacing additional
landscaping may be required. Staff feels the rezoning of this building from R4-A
to PD-C to allow the continued use of the building as a barber shop and a
residential unit and to add a brewery to the building is appropriate provided the
applicant provide the upgrades to the existing parking area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends the existing parking area be resurfaced with a hard surface
material within two (2) years of the date of the issuance of the certificate of
occupancy for the building.
December 13, 2012
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8817
7
PLANNING COMMISSION ACTION: (DECEMBER 13, 2012)
The applicants were 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 also presented a recommendation the existing parking
area be resurfaced with a hard surface material within two (2) years of the date of the
issuance of the certificate of occupancy for the building.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff on the Consent Agenda. The motion carried
by a vote of 8 ayes, 0 noes and 3 absent.
December 13, 2012
ITEM NO.: 13 FILE NO.: Z-8168-A
NAME: Water's Edge Tract B Long-form PD-R Revocation
LOCATION: Located North of David O Dodd, East of I-430
DEVELOPER:
H & L Properties
505 West Dixon Road
Little Rock, AR 72209
ENGINEER:
McGetrick and McGetrick Engineers
10 Otter Creek Court, Suite A
Little Rock, AR 72210
AREA: 6.506 acres NUMBER OF LOTS: 1 FT. NEW STREET: 350 LF
CURRENT ZONING: PD-R
ALLOWED USES: 36-unit condominium housing
PROPOSED ZONING: R-2, Single-family
PROPOSED USE: Single-family
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
Ordinance No. 19,738 adopted by the Little Rock Board of Directors on April 3, 2001,
rezoned 6.05 acres located at the northeast corner of I-430 and David O Dodd Road
from R-2, single-family to PD-R. The approval allowed the development of a 36-unit
condominium project. A six foot wood and brick fence was proposed to enclose the
project. Signage was proposed in accordance with the City of Little Rock specifications
for multi-family development. The development was not constructed. Staff and the
owner are now requesting revocation of the approved PD-R and the restoration of the
previously held R-2, Single-family zoned.
December 13, 2012
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-8168-A
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
Per Section 36-458(a) Cause for revocation as enforcement action. The
Planning Commission may recommend to the Board of Directors that any PUD or
PD approval be revoked and all building permits or certificates of occupancy be
voided under the following circumstances: (1) The applicant has not submitted a
final development plan to staff. Where a staged development plan is approved
the Board of Directors may revoke the entire preliminary plan or may revoke
only that stage on which a final plan has not been submitted and approved.
(2) Construction has not commenced within the time allowed. (3) The applicant
has not adhered to the development schedule as stated in the approved
preliminary plan.
In addition, to the revocation for cause, Section 36-454(e) final development plan
states the applicant shall have three years from the date of passage of the
ordinance approving the preliminary approval to submit the final development
plan. Request for extensions of time shall be submitted in writing to the Planning
Commission which may grant one extension of not more than two years. Failure
of the applicant to file a timely extension shall be cause for revocation of the PUD
as provided in the ordinance.
Per the ordinance requirement of the procedure for revocation, staff has
contacted the applicant indicating the default of approval and setting a time to
appear before the Planning Commission to show cause why steps should not be
made to totally or partially revoke the PD-R zoning classification. According to
the ordinance, the Planning Commission shall provide a recommendation which
shall be forwarded to the Board of Directors for disposition as in the original
approval. The applicant is agreeable to the revocation of the PD-R zoning and
the restoration of the previously held R-2, Single-family zoning classification.
B. EXISTING CONDITIONS:
The site is located to the west of the Waters Edge Subdivision, a newly
developing single-family subdivision. The area is predominately single-family
residential with a few duplex structures located at the southeast corner of David
O Dodd and I-430. A number of the homes are located on large lots with
acreage but in recent past three subdivisions have been developed with new
homes; Kenwood Estates, Woodridge Estates and Shady Brook.
December 13, 2012
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-8168-A
3
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
property owners located within 200 feet of the site, the Stagecoach Dodd
Neighborhood Association and Southwest Little Rock United for Progress
Neighborhood Association were notified of the public hearing.
D. SUBDIVISION COMMITTEE COMMENT: (November 15, 2012)
The applicant was not present. Staff presented the item stating the request was
a revocation of the previously approved, expired, PD-R zoning. Staff stated there
were no outstanding technical issues associated with the request. There was no
further discussion of the item. The Committee then forwarded the item to the full
Commission for final action.
E. STAFF RECOMMENDATION:
Staff feels the approval should be voided since the applicant has failed to satisfy
the requirements of the approval process. Staff recommends the current PD-R
zoning classification be revoked and the previously held R-2, Single-family
zoning be restored.
PLANNING COMMISSION ACTION: (DECEMBER 13, 2012)
The applicant was present. There were no registered objectors present. Staff
presented the item stating they felt the approval of the PD-R should be voided since the
applicant had failed to satisfy the requirements of the approval process. Staff presented
a recommendation the current PD-R zoning classification be revoked and the previously
held R-2, Single-family zoning be restored.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff on the Consent Agenda. The motion carried
by a vote of 8 ayes, 0 noes and 3 absent.
December 13, 2012
ITEM NO.: 14 FILE NO.: LA-0048
NAME: Saddle Creek, Phase 2 Advance Grading Variance Request
LOCATION: Northwest Corner of Highway 10 and Ranch Blvd.
APPLICANT: Ranch Properties, Inc.
APPLICANT’S REPRESENTATIVE: White-Daters & Associates, Inc.
AREA: Approximately 3.7 acres
CURRENT ZONING: Planned Commercial Development
VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration
Regulations to advance grade by clearing and filling approximately 3.7 acres.
A. PROPOSAL/REQUEST:
The applicant is requesting a variance from the Land Alteration Regulations to
advance grade by clearing and filling approximately 3.7 acres northwest corner of
the intersection of Highway 10 and Ranch Blvd. The variance would allow staff
to issue a grading permit for the advance grading activities without imminent
construction. The property is proposed to be filled with approximately
8,000 cubic yards from the Saddle Creek Phase 1 development located on the
east side of Ranch Blvd.
B. EXISTING CONDITIONS:
The 3.7 acre area proposed to be excavated is located on the northwest corner
of Highway 10 and Ranch Blvd. The area has approximately 10 trees and is
divided by an east-west road off Ranch Blvd. The property is currently zoned
PCD.
North of the advanced graded area is undeveloped grass covered pasture land
zoned C-3 with an office development on the north side of Ranch Drive. East of
the advanced graded area is Ranch Blvd and on the east side of Ranch Blvd. is
the existing Saddle Creek development. South of the advanced graded area is
Highway 10. South of Highway 10 is Cheveaux Subdivision with residential
housing and an office development. West of the advanced graded area is a First
Security Bank. West of First Security Bank is again undeveloped grass covered
pasture land zoned C-3.
C. NEIGHBORHOOD COMMENTS:
Staff has not been provided proof of notifications being mailed by the applicant to
all adjacent property owners including those across streets and alleys. As of the
time of writing, staff has not received any telephone calls or emails with
questions or desiring additional information.
December 13, 2012
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: LA-0048
2
D. ENGINEERING COMMENTS:
1. A grading permit in accordance with Section 29-186 (c) & (d) will be required
prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
2. 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.
3. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
4. 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.
5. Erosion controls must be installed to reduce discharge of polluted stormwater.
6. Provide location of vehicle tracking pad constructed per Little Rock Code
Section 29-190(12).
7. Vegetation must be established on disturbed area within 14-days of
completion of grading activities.
E. PLANNING STAFF COMMENTS:
No comments
F. SUBDIVISION COMMITTEE:
Tim Daters of White-Daters & Associates was present representing the applicant.
Staff presented an overview of the variance application stating the applicant’s
desire to advance grade by filling approximately 3.7 acres on the northwest
corner of Highway 10 and Ranch Blvd. There was no further discussion of the
item. The Committee then forwarded the item to the full Commission for final
action.
G. ANALYSIS:
The applicant is proposing to clear 10 trees and fill approximately 3.7 acres with
fill material from Saddle Creek Phase 1 development located on the northeast
corner of Highway 10 and Ranch Blvd. Approximately 8,000 cubic yards of fill
material is proposed to be filled. The Saddle Creek Phase 1 development has an
advanced grading variance to clear and grade the entire site with development
on at least one lot. The fill material will be trucked across Ranch Blvd. to the
subject property. A gravel construction entrance will be located off the paved
access easement on the north side of Lot D-3.
December 13, 2012
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: LA-0048
3
Mud, dirt or any debris tracked on paved surfaces must be periodically removed.
Erosion control devices will be used during grading operations. The property will
be graded to sheet flow stormwater and not pond on the property. Within
14 days of completion of the filling and final grading the disturbed area will be
seeded and vegetated with native grasses. When vegetation is established, the
erosion control devices can then be removed. Damage to City streets must be
repaired immediately.
H. RECOMMENDATION:
Staff recommends approval of the advanced grading variance request subject to
compliance with the comments and conditions as outlined in paragraphs D of the
agenda staff report.
PLANNING COMMISSION ACTION: (DECEMBER 13, 2012)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the advanced grading
variance request subject to compliance with the comments and conditions as outlined in
paragraphs D of the agenda staff report.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff on the Consent Agenda. The motion carried
by a vote of 8 ayes, 0 noes and 3 absent.
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December 13, 2012
There being no further business before the Commission, the meeting was adjourned at
5.50 P.M.
LIId11I11011