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LITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
AUGUST 31, 2017
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present there being ten (10) members present.
II. Members Present: Craig Berry
Alan Bubbus
Buelah Bynum
Keith Cox
Rebecca Finney
Scott D. Hamilton
Troy Laha
Paul Latture
Bill May
Robert Stebbins
Members Absent: Janet Dillon
City Attorney: Shawn Overton
III. Approval of the Minutes of the July 20, 2017 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
AUGUST 31, 2017
OLD BUSINESS:
Item Number: File Number: Title:
A.Z-7500-F The Hamilton Apartments Long-form PD-R, located
behind 14524 – 14810 Cantrell Road.
B.S-867-JJJJJJJJ Chenal Valley Phases 30 and 31 Preliminary Plat, located
East of LaMarche Drive between LaMarche Drive and
Rahling Road.
C. S-293-A Waterford Apartments Revised Subdivision Site Plan
Review, located at 701 Green Mountain Drive.
D. Z-5817-I 15000 Cantrell Road Short-form PD-C, located at 15000
Cantrell Road.
E.Z-6323-X The Village at Rahling Road Revised Long-form PCD,
located on the Southwest corner of Rahling Road and
Rahling Circle.
F.Z-8643-A MnK Inc. Short-form PCD, located at 7020 Colonel Glenn
Road.
G. Z-9228 Combs Short-form PD-C, located at 9010 Hilaro Springs
Road.
H. Z-9219 Mickles Short-form PD-C, located at 2904 South Arch
Street.
Agenda, Page Two
NEW BUSINESS:
I. PRELIMINARY PLAT/REPLAT/SITE PLAN REVIEW :
Item Number:
File Number:
Title:
1. S-1797 Northern Tool Addition Preliminary /Final Plat, located at
10010 Interstate 30.
2. S-1798 LaMarche Place Villas Preliminary Plat, located on the
Northeast corner of Forest Land and LaMarche Drive.
3. S-207-C Bowman Heights Apartments Revised Subdivision Site
Plan Review, located at 420 Markham Mesa Place.
4. S-344-Q Lisa Academy Subdivision Site Plan Review, located at
12200 Westhaven Drive.
5. Z-4470-J Chenal Park Centre Zoning Site Plan Review, located at
15200 Chenal Parkway.
II. PLANNED DEVELOPMENTS:
Item Number:
File Number:
Title:
6. Z-2502-E Hougland Addition Revised Long-form PCD, located on
the Southwest corner of West 40th Street and Whitfield
Streets.
7. Z-4377-A South Oaks Apartments Revised Long-form PD-R,
located at 3401 Fair Park Boulevard.
8. Z-6079-I Little Rock Christian Academy Revised Long-form POD,
located at 19010 Cantrell Road.
9. Z-7905-B The Fountain Short-form PCD, located at 2809
Kavanaugh Boulevard.
10. Z-9244 Revel Cove Long-form PD-R, located at 15700 Pride
Valley Road.
Agenda, Page Three
II. PLANNED DEVELOPMENTS: (CONTINUED)
Item Number:
File Number:
Title:
11. Z-9245 5615 L Street Short-form PD-R, located at 5615 L Street.
12. Z-9246 19400 Lawson Road Long-form PCD, located at 19400
Lawson Road.
13. Z-9247 7624 Colonel Glenn Road Short-form PID, located at
7624 Colonel Glenn Road.
August 31, 2017
ITEM NO.: A FILE NO.: Z-7500-F
NAME: The Hamilton Apartments Long-form PD-R
LOCATION: Located behind 14524 - 14810 Cantrell Road
DEVELOPER:
Rees Commercial
11719 Hinson Road, Suite 130
Little Rock, AR 72212
ENGINEER:
Crafton Tull and Associates
10825 Financial Center Parkway, Suite 300
Little Rock, AR 72211
AREA: 10.67-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 1 CENSUS TRACT: 42.05
CURRENT ZONING: R-2, Single-family and PCD, Planned Commercial Development
ALLOWED USES: Single-family and Mixed use commercial and office
PROPOSED ZONING: PD-R
PROPOSED USE: Multi-family, 23.24-units per acre
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a rezoning of the site from R -2, Single-family and
PCD, Planned Commercial Development, to PD-R, Planned Development
Residential, to allow the development of a 10.67-acre site with a multi-family
development. The development is proposed with two (2) interior court yards
which will contain a swimming pool, outdoor cooking areas, sports courts and
seating areas. The site plan includes 442 parking spaces, 22 of which will be
under the building in garages. The parking as proposed represents a parking
August 31, 2017
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-7500-F
2
ratio of 1.88 spaces per unit. The parking lot will be l ighted with cut-off type
luminaires so that light does not spill from the site onto the neighboring
properties.
The building exterior finishes will be a combination of masonry and architectural
cementations panels. The roof will have a residential pitc h and be covered with
architectural shingles. The development will be gated with an emergency access
behind Pinnacle Station Retail Center. Detention storage will be provided on site
in surface ponds. A trash compactor will be located on the site and be serviced
during regular business hours. The site plan includes a recreational area
between the parking lot and the floodway and the developer is considering
creating a walking trail along the creek.
B. EXISTING CONDITIONS:
The site is located along the Isom Creek on the northern boundary and retail
centers along the southern boundary. There are large areas of the floodway
contained within this property which have been filled without proper clearances
and grading permits. The property to the north has frontage on Pinnacle Valley
Road and is developed with single-family homes. The property to the west is
currently under development for a single-family subdivision.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Westchester
Neighborhood Association, the Pinnacle Valley Neighborhood Association and
the Tulley Cove Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
2. A grading permit in accordance with Section 29-186 (c) & (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction. Is the project
proposed to be constructed in 1 phase?
3. The fill placed within floodway should be removed and vegetation
established, prior to the item being heard by the Little Rock Planning
Commission.
August 31, 2017
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-7500-F
3
4. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
5. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
Maintenance of the detention pond and all private drainage improvements is
the responsibility of the developer, property owner’s association and/or land
owner.
6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
7. A special Grading Permit for Flood Hazard Areas will be required per
Section 8-283 prior to construction.
8. The minimum Finish Floor elevation of at least one (1) foot or more above
the base flood elevation is required to be shown on plat and grading plans.
9. In accordance with Section 31-176, floodway areas must be shown as
floodway easements or be dedicated to the public. In addition, a 25 -foot
wide drainage and access easement is required adjacent to the floodway
boundary.
10. With portions of the proposed development within the floodway, a
Conditional Letter of Map Revision (CLOMR) must be approved prior to
issuance of a grading permit. A Letter of Map Revision (LOMR) mu st be
approved to revise the floodway prior to issuance of the building permit
even if the LOMR is being prepared by another party.
11. Due to the proposed traffic volumes, the existing driveway creates left turn
conflicts with Jerry Drive. The existing drive way should be relocated to
align with Jerry Drive to alleviate the unsafe driving condition.
12. Will the west driveway serve as an emergency access only or will provide a
2nd full access for all apartment occupants. Show on plan the emergency
access connection planned for the Village at Isom Creek Subdivision
located to the west.
13. If proposed for a 2nd access by the apartment occupants, obtain approval for
use of the shared access easement located at the Taylor Loop Road/HWY
10 Intersection.
14. Per Chapter 36, no parking is allowed within the floodway.
15. The owner and/or manager of each multi-family residence of 100 or more
dwelling units shall provide recycling and encourage participation by the
tenants, renters, or owners of each unit. Contact Melinda Glasgow at
501.371.4646 or mglasgow@littlerock.gov for more information.
August 31, 2017
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-7500-F
4
16. Show proposed location of gates, call box(s), and turnaround for a SU -30
vehicle.
17. Submit a Traffic Impact Study for the proposed project due to th e amount of
vehicular traffic on Hwy 10 and the amount of left turn movements. Study
should address trip generation and trip distribution for the development and
also should take into account existing and projected traffic growth.
18. Cantrell Road is classified on the Master Street Plan as a principal arterial.
Dedication of right-of-way to 55-feet from centerline will be required.
19. The access to the property should be provided by a shared access
easements. The access easements should be constructed to minor
commercial street standards (31 feet wide) with sidewalks. On the east the
shared access easement, street width should be 36 feet from the existing
building to Cantrell Road. The west access at the Taylor Loop Road
intersection is proposed to be taken through an existing parking lot which is
not constructed to a private commercial street standard. It has developed
with noncompliant driveway spacing, back-out parking spaces, no
pedestrian access and is not constructed to a standard street section.
20. Obtain permits for improvements within State Highway right -of-way from
AHTD, District VI.
21. Alteration of the water course will require approval from the Little Rock
District of the US Army Corps of Engineers prior to start of work.
22. A right turn lane should be constructed on Cantrell Road for the east
driveway and the taper extend to the adjacent property's driveway if access
other than emergency only access to the apartments is planned. A taper
should be provided with a 100 foot taper and 50 foot stack.
23. The proposed access easement cannot be used to back vehicles. All
parking spaces adjacent to the access easement must be removed. The
easements should be constructed to commercial street standard with
sidewalks.
24. A minimum undisturbed strip 25-feet wide except for reasonable
access shall be provided along each side of streams having a 10 year storm
>150 cfs. The undisturbed strip should be measured from the top of the
bank.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Wastewater: Sewer main relocation with new easements required as
drawn. Exchange or abandonment of easements requires Little Rock
Wastewater Review Committee approval. Capacity fee analysis required.
Contact Little Rock Wastewater Utility for additional information.
August 31, 2017
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-7500-F
5
Entergy: Entergy does not object to this proposal. There do not appear to be
any conflicts with existing electrical utilities based on the information provided.
Power lines exist to the east along Pinnacle Valley Road and to the south serving
existing customers in the area. Contact Entergy in advance to discuss electrical
service requirements, or adjustments to existing facilities (if any) as this proposal
proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. The plan indicates considerable drainage, parking lot, and driveway
improvements over two (2) existing large diameter Central Arkansas Water
water mains. These waste mains must be protected and not damaged during
construction of improvements. Central Arkansas Waster request cross
sections along the centerline of the two (2) water mains indicating elevat ions,
grades and improvement sections, subject to review and modification by
Central Arkansas Waster before any approval of this improvement is made.
3. A water main extension will be needed to provide water service to this
property.
4. 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.
5. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. Thi s fee will apply to all
connections including metered connections off the private fire system.
6. 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.
7. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
August 31, 2017
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-7500-F
6
8. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and appr oved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
Fire Department:
1. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet,
exclusive of shoulders.
2. Grade. Maintain fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire
apparatus access roads shall not exceed 10 percent in grade except as
approved by the fire chief.
3. Loading. Maintain fire apparatus access road design as per Appendix D of
the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed
shall be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
4. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D105.1 – D105.4
a. D105.1 Where Required. Where the vertical distance between the
grade plane and the highest roof surface exceed 30’, approved
aerial fire apparatus access roads shall be provided. For the
purposes of this section the highest roof surfaces shall be
determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet
walls, whichever is greater.
August 31, 2017
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ITEM NO.: A (Cont.) FILE NO.: Z-7500-F
7
b. D105.2 Width. Aerial fire apparatus access roads shall have a
minimum unobstructed with of 26’, exclusive of shoulders, i n the
immediate vicinity of the building or portion thereof.
c. D105.3 Proximity to building. At least one of the required access
routes meeting this condition shall be located within a minimum of
15 feet and a maximum of 30 feet from the building, and shall be
positioned parallel to one entire side of the building. The side of the
building on which the aerial fire apparatus access road is positioned
shall be approved by the fire code official.
d. D105.4 Obstructions. Overhead utility and power lines shall not be
located over the aerial fire apparatus access road or between the
aerial fire apparatus road and the building. Other obstructions shall
be permitted to be places with the approval of the fire code official.
5. Dead Ends. Maintain fire apparatus access roads at dead end locations as
per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of
150 feet shall be provided with width and turnaround provisions in accordance
with Table D103.4. Requirements for Dead-end fire apparatus access roads.
6. Gates. Maintain fire apparatus access road gates as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus
access road gates. Gates securing the fire apparatus access roads shall
comply with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation
by one person.
4. Gate components shall be maintained in an operable condition at all
times and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by
fire department personnel for emergency access. Emergency opening
devices shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and
padlock unless they are capable of being opened by means of forcible
entry tools or when a key box containing the keys to the lock is
installed at the gate location.
August 31, 2017
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-7500-F
8
7.Locking device specifications shall be submitted for approval by the
fire code official
8.Electric gate operators, where provided, shall be listed in accordance
with UL 325.
9.Gates, intended for automatic operation shall be designed, constructed
and installed to comply with requirements of ASTM F 2200.
7.Multi-family Residential Developments - As per Appendix D, Section D106.1
of the 2012 Arkansas Fire Prevention Code Vol. 1. Projects having more than
100 dwelling units. Multiple-family residential projects having more than
100 dwelling units shall be equipped throughout with two separate and
approved fire apparatus access roads.
a.Exception: Projects having up to 200 dwelling units may have a single
approved fire apparatus access road when all building, including
nonresidential occupancies are equipped throughout with approved
automatic sprinkler systems installed in accordance with Section 903.3.1.1
or 903.3.1.2.
b.As per Appendix D, Section D106.2 of the 2012 Arkansas Fire prevention
Code Vol. 1. Projects having more than 200 dwelling units. Multiple-family
residential projects having more than 200 dwelling units shall be provided
with two separate and approved fire apparatus access roads regardless of
whether they are equipped with an approved automatic sprinkler system.
8.Fire Hydrants. Locate Fire Hydrants as per Appendix C of the
2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction
with Central Arkansas Water (Jason Lowder 501.377.1245) and the
Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or
Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants
as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: The location is served by METRO nearby on route 25
Roland Express. The preliminary site plan does not show the road, pedestrian
connection or in this case connections to the bike trail along Pinnacle Valley
Road. Please provide more information as to how the development would
integrate to local transportation systems.
August 31, 2017
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-7500-F
9
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is subject to full commercial plan review and approval
prior to issuance of a building permit. For information on submittal requirements
and the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.gov or
Mark Alderfer at 501.371.4875; malderfer@littlerock.gov.
Planning Division: This request is located in River Mountain Planning District.
The Land Use Plan shows Residential Low Density (RL) and Transitional (T).
The Residential Low Density category provides for single family homes at
densities not to exceed six (6) units per acre. Such residential development is
typically characterized by conventional single family homes, but may include
patio or garden homes and cluster homes, provided that the density remain less
than six (6) units per acre. Transition is a land use plan designation that provides
for an orderly transition between residential uses and other more intense uses.
Uses that may be considered are low-density multi-family residential and office
uses if the proposals are compatible with the quality of life in nearby residential
areas. The applicant has applied for a rezoning from R -2 (Single Family District)
and PCD (Planned Commercial Development) to PDR (Planned Development
Residential) to allow a new apartment complex.
Master Street Plan: There are no streets shown in the immediate vicinity.
Bicycle Plan: A Class I Bike Path is shown. 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. Thirteen-foot paths are recommended when not
along streets.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. A land use buffer six (6) percent of the average width / depth of the lot will be
required when an adjacent property has a dissimilar use of a more restrictive
nature. The minimum dimension shall be nine (9) feet. The maximum
dimension required shall be fifty (50) feet. As a component of all land use
buffer requirements, opaque screening, whether a fence or other device, a
minimum of six (6) feet in height shall be required upon the property line side
of the buffer. A minimum of seventy (70) percent of the land use buffer shall
August 31, 2017
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-7500-F
10
be undisturbed. Easements cannot count toward fulfilling this requirement.
The plantings, existing and purposed, shall be provided within the landscape
ordinance of the City, Section 15-81.
3. The properties to the north, east and west are zoned R-2, Single-family. The
average width of the lot is approximately eight hundred and thirty (830) feet.
A fifty (50) foot buffer will be required in this area. The average depth of the
lot is approximately five hundred and seventy-five (575) feet. A minimum
thirty-five (35) foot will be required. The west buffer and a portion of the north
buffer is deficient.
4. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property or the right -of-way of any street. This strip shall
be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shal l
be planted for every thirty (30) linear feet of perimeter planting strip.
5. Landscape areas shall be provided between the vehicular use area used for
public parking and the general vicinity of the building, excluding truck loading
or service areas not open to public parking. These areas shall be equal to an
equivalent planter strip three (3) feet wide along the vehicular use area.
6. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). For developments with more than one hundred fifty (150) parking
spaces the minimum size of an interior landscape area shall be three hundred
(300) square feet. Interior islands must be a minimum of seven and one half
(7 ½) feet in width. Trees shall be included in the interior landscape areas at
the rate of one (1) tree for every twelve (12) parking spaces.
7. An automatic irrigation system to water landscaped areas shall be required
for developments of one (1) acre or larger.
8. The development of two (2) acres or more requires the landscape plan to be
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 fulfil ling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (May 17, 2017)
Mr. Frank Riggins was present representing the request. Staff presented an
overview of the item stating there were a number of technical issues associated
with the request in need of addressing. Staff questioned the entrance to the
development and the access proposed along the eastern portion of the site.
Mr. Riggins stated the driveway within the eastern portion of the site would be
August 31, 2017
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-7500-F
11
gated and used as emergency access only. Staff questioned the proposed
signage plan, the maximum building height and the proposed phasing plan.
Public Works comments were addressed. Staff stated t he ordinance did not
allow for parking within the floodway. Mr. Riggins stated the site plan had been
modified to remove the parking within the floodway. He stated the improvements
would be located outside the floodway. He stated there would be items wi thin
the floodplain. He stated the finished floor elevation for the building was
proposed at 295-feet above mean sea level. He stated there would be parking
within a basement of the proposed building which would be located within the
floodplain. Staff stated a Conditional Letter of Map Revision, CLOMR, was
required prior to the issuance of a grading permit. Staff stated Letter of Map
Revisions, LOMR, was required to revise the floodway prior to the issuance of
the building permit.
Staff stated the main entrance to the development was through a parking lot.
Staff stated previously they had not supported allowing access to this area via
the shopping center parking lot. Staff stated the drive was not constructed to
commercial street standard. Staff stated to allow access the developer was to
redesign the entrances to the southern parking lots and to eliminate any parking
which backed into the access easement. Staff stated in addition sidewalks were
to be placed on the access drive to allow pedestrian connectivity to the site from
adjacent streets and commercial uses.
Landscaping comments were addressed. Staff stated the new development was
to comply with the City’s landscape and buffer ordinance requirements. Staff
stated screening was required along the sites eastern, western and northern
perimeters. Staff stated a portion of the buffers were to remain undisturbed
where adjacent to residentially zoned or used property. Staff stated a perimeter
planning strip of not less than nine (9) feet was r equired around the site.
Staff stated the vehicular use area was to be landscaped at a minimum of
eight (8) percent of the paved area.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion.
The Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan and cover letter to staff addressing
most of the technical issues associated with the request. The applicant has
provided the proposed signage plan, the maximum building height and the
proposed phasing plan.
August 31, 2017
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-7500-F
12
The request is a rezoning of the site from R-2, Single-family and PCD, Planned
Commercial Development, to PD-R, Planned Development Residential, to allow
the development of a 10.67-acre site with a multi-family development containing
248 units. The development is proposed with two (2) inte rior court yards which
will contain a swimming pool, outdoor cooking areas, sports courts and seating
areas. The building exterior finishes will be a combination of masonry and
architectural cementations panels. The roof will have a residential pitch an d be
covered with architectural shingles. The maximum building height proposed is
50-feet on the south side and 60-feet on the north side. The site plan indicates
the total building footprint is 98,925 square feet or 21.2 percent of the site.
The impervious area is 6.0-acres or 56.3 percent of the site and 4.67 -acres or
43.7 percent of the site is open or green space. The development is proposed in
a single phase.
The site plan includes 442 parking spaces, 22 of which will be under the building
in the basement. The plan indicates of the 442 parking spaces 36 are in
garages, 206 are covered carport spaces and 178 are open space. Parking for a
multi-family development is typically based on one and one-half (1 ½) spaces per
unit. The typical parking required for this development would be 342 parking
spaces.
The parking lot will be lighted with cut -off type fixtures so that light does not spill
from the site onto the neighboring properties. The maximum pole height
proposed is 30-feet. The light fixtures will be cut off type fixtures to limit the
spilling of light off the site.
A trash compactor will be located on the site and be serviced during regular
business hours. The applicant has indicated the hours of service will be limited
to 7 am to 6 pm Monday through Friday.
The site plan includes a recreational area between the parking lot and the
floodway and the developer is considering creating a walking trail along the
creek. The plan includes the placement of a dog park, a detention pond with
pavilion, picnic tables and a park. The plan indicates a small area for vegetable
garden plots.
The development is proposed with a single ground sign at the entrance to the
development. The sign is proposed to be incorporated into the m asonry columns
at the main entrance to the development. The sign area is proposed to comply
with the sign area typically allowed within multi-family zones or a maximum of
24 square feet of sign area. No building signage is proposed.
August 31, 2017
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-7500-F
13
The plan indicates the placement of a six (6) foot high perimeter fence
constructed of a decorative aluminum. There will be brick or stone columns at
the main entrance to the development. The development is proposed as a gated
community. There is an area of the site which will allow for guest and office
visitors access to the site without entering the gated portion of the development.
The applicant indicates the western driveway is the primary access to the
development. The west driveway connects to the light at Tayl or loop and
Cantrell Road. The applicant states the existing driveway will be expanded to
allow 36-feet of pavement. The applicant proposes to close one of the access
openings to the parking lot at Pinnacle Creek retail center on the west side of the
access easement driveway. The applicant agrees to construct a sidewalk on the
west side of the access driveway from the ramp to the new development. The
back out parking currently located in the access drive will be removed and striped
as a no parking zone. The applicant believes the street section is built to
commercial standard. The applicant will verity the subbase and the paving to
ensure the street meets City standard for a private street. Staff recommends
should the development be approved the applicant strip two (2) through lanes
and two (2) bike lanes along the driveway.
The landscaping comments indicate buffers are required along the north, east
and west perimeters. The landscape comments indicated a 50 -foot buffer is
required along the western perimeter and a 35-foot buffer is required along the
northern perimeter. The applicant has provided the weighted average of the
width and depth of the lot which indicates the northern and southern buffer widths
should be 30.20 feet. The eastern and western buffers based on the weighted
average should be 39.02 feet. The plan as presented complies with the widths
as calculated based on the weighted average of the depth and width of the lot.
The applicant indicates the undisturbed portion of the buffer will be maintained.
The applicant submitted a traffic analysis for the project which staff is
continuing to review. Staff will provide an update and recommendation for the
traffic analysis and the proposed development plan, rezoning request, at the
June 8, 2017, public hearing.
I. STAFF RECOMMENDATION:
Staff recommendation forth coming.
PLANNING COMMISSION ACTION: (JUNE 8, 2017)
Mr. Frank Riggins of was Crafton Tull and Associates was present representing the
request. There were a number of registered objectors present. Staff informed the Chair
August 31, 2017
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-7500-F
14
Mr. Riggins wished to address the Commission prior to the staff presentation.
The Chair obliged.
Mr. Riggins requested a deferral of the item. He stated there were conditions which
were placed on the proposed development from an adjacent site. He stated his client
needed additional time to work with the adjacent property owner to resolve this
condition. He stated there could be modifications which would change the site plan
being presented.
The Commission questioned Mr. Riggins on the nature of the condition. Mr. Riggins
stated the condition as related to flooding.
The opposition was very concerned with the deferral request and requested the
Commission review the rezoning request for the multi-family development. Staff stated
if the Commission reviewed the request and the site plan changed they would then be
required to review the modified plan before the site plan could be forwarded to the
Board of Directors. Staff stated in addition to the zoning the Commission was reviewing
the overall development plan which if approved would become the official zoning of the
site.
A motion was made to defer the request to the July 20, 2017, public hearing.
The motion carried by a vote of 11 ayes, 0 noes and 0 absent.
STAFF UPDATE:
The applicant submitted a traffic analysis for the project which staff has reviewed with
the applicant’s traffic consultant. Staff’s opinion based on the data provided are -
1. Assumed directional distribution in the traffic study shows only 45% turning
left (eastbound, towards town). Existing turn movement counts at adjacent
intersections show between 50-60 % of the traffic turning eastbound. Assuming
60% of the projected traffic going eastbound towards town, there can be about
129 left-turns during the AM peak hour.
2. Currently, the intersection of Cantrell-Taylor Loop is significantly over capacity and is
operating at a level of service E. Northbound and southbound directions are
operating at level of service F. Since the intersection is already over capacity, giving
any more signal time to southbound/northbound traffic will increase delay for major
movements on Cantrell, which has a daily traffic volume of 26,000 vehicles.
3. Additional traffic on the north leg during peak hours cannot be served without
significant delay until major geometric improvements are implemented.
August 31, 2017
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-7500-F
15
4. The intersection at Cantrell Road and Pinnacle Valley is operating at level of service
A and has spare capacity. It is recommended that the proposed development
provide a second connection to Pinnacle Valley Road to lessen the demand at the
Taylor Loop signal. Eastbound traffic from the development can utilize both signals.
Without this additional access on Pinnacle Valle y Road, the level of service for the
signal at Taylor Loop will deteriorate further.
Staff is not supportive of the applicant’s request. The PCD, Planed Commercial
Development, zoned portion of the development was previously approved with roughly
one-half of the development and was approved for approximately 40,500 square feet of
office/warehouse. This area is indicated on the future land use plan as transitional. The
remainder of the property is currently zoned and indicated on the future land use pla n
for single-family or at a density not to exceed six (6) units per acre. The development
as proposed contains a total of (10.67 -acres and 250 units) which results in an overall
density of 23.4 units per acre. In staff’s opinion this development is prop osed extremely
dense and is not appropriate for this site. With the exception of the Cantrell Road
frontage which is predominately commercial, the areas off Cantrell are single -family
residential. In recent past there have been two (2) developments which were approved
with this similar concept. One located in Riverdale which has developed on property
zoned C-3, General Commercial District which as a by-right use allows multi-family per
the R-5 Zoning District or at a density of not more than 36 units per acre. The other has
been approved on property which is zoned O-2, Office and Institutional District which
with approval of a conditional use permit allows for the development of multi -family at a
density not to exceed 30 units per acre. Neither approval required a rezoning of the
sites. Staff does not feel this is an appropriate location for multi -family at the density
proposed by the developer. Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (JULY 20, 2017)
Mr. Chris Stewart was present representing the request. There were 26 registered
objectors present. Mr. Stewart addressed the Commission stating his client desired to
defer the item. He stated in his opinion the two (2) members absent were yes votes for
the project. He stated it was important to have all the members present to vote on an
item before it was presented to the Board of Directors. He requested the item be
deferred to the August 31, 2017, public hearing to allow all members to be present for
the vote.
A motion was made to defer the item to the August 31, 2017, public hearing. The
motion carried by a vote of 8 ayes, 1 no and 2 absent.
August 31, 2017
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-7500-F
16
STAFF UPDATE:
There has been no change to this application since the previous staff write -up and
update. Staff continues to recommend denial of the request.
PLANNING COMMISSION ACTION: (AUGUST 31, 2017)
Mr. John Reese was present representing the request. There were a number of
registered objectors present. Staff presented the item with a recommendation of denial.
Mr. Reese addressed the Commission on the merits of the request. He stated the
development was a quality development and as staff had indicated they wanted an in -fill
development. He stated the development contained 250 units of upscale res idential
housing. He stated the rents would range from $900 to $1,600 per month. He stated
Little Rock was growing west and it was important to offer this type housing in the West
Little Rock area. He stated the development was adjacent to retail and re staurant uses.
He stated the residents could walk to these amenities and not have to travel in
automobiles. He stated his firm developed shopping centers and he had been in the
development business for over 30 years. He stated the previous development
proposed for the site was an office/warehouse development. He stated staff indicated
concerns with the volume of traffic generated by the office/warehouse development so
he contacted his traffic engineer to develop a plan which did not generate such great
traffic concerns. He stated Mr. Peters, of Peters and Associates, indicated multi -family
would generate less trips per day. He stated the City was growing and it was important
to provide the citizens with housing choice types. He stated although there we re a
number of persons present in opposition. He stated a number of residents had
indicated their support for the project.
Mr. Marcies Elliot addressed the Commission in support. He stated he lived in the
Ranch and was well aware of traffic in the are a. He stated the City needed growth and
progress to ensure the residents were served. He stated the new development would
generate tax revenues which would then be used to fund the public schools. He stated
the City needed to offer housing for the reside nts and to provide the housing desired by
the residents or they would go somewhere else to obtain their housing choices.
He stated the new development would benefit the young people of our City.
Mr. Ernie Peters addressed the Commission related to the traffic counts and the impact
of the development on the abutting streets. He stated the site was not a good location
for single-family. He stated based on land cost and infrastructure to develop the site
with single-family the development was not cost effective. He stated one-half of the site
was zoned residential and the other one -half was zoned for office/warehouse.
He stated based on the existing zonings the AM peak would generate 20 additional
vehicle trips and the PM peak would generate 30 additio nal vehicle trips on a daily
August 31, 2017
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-7500-F
17
basis. He stated the difference was not much. He stated queuing was on the driveway
into the shopping center and not on the City streets. He stated the congestion would be
on-site and not backing traffic onto City streets. He stated the analysis indicated a
50/50 split for east/west travelers. He stated he did not feel the development would
have a substantial impact on the abutting streets.
Mr. Frank Riggins stated the drive, building and parking represented 56 percent o f the
site development area. He stated the development would provide undisturbed buffers
on the northern and western perimeters of the site. He stated the site was located
adjacent to the floodway. He stated the development would provide detention and t he
development would be located outside the designated floodway. He stated the
elevation would be raised above the floodplain level of the adjacent creek. He stated
the development would comply with all City requirements with regard to stormwater
management.
Ms. Sissy Brandon addressed the Commission. She stated she was an adjacent
property owner and after a number of meetings with Mr. Reese she was now in support
of the request. She stated Mr. Reese had provided dialogue and a better
understanding of the proposed development. She stated based on his clarification she
was no longer opposed to the request.
Mr. Chris Stewart addressed the Commission stating he was Mr. Reese’s attorney and
indicated he was available to answer any questions concernin g the proposed
development.
Mr. Enos Jones addressed the Commission in opposition of the request. He stated he
shared a common boundary with the development. He stated Mr. Reese had placed fill
in the floodway without a permit. He stated the placemen t of the fill had caused
damage to his property. He stated erosion had occurred on his side of the creek and
the two (2) foot of fill had caused the backing up of the creek onto his property.
Mr. Robert Trammel addressed the Commission in opposition of the request. He stated
he represented the homeowners within the Pinnacle Valley Court Neighborhood
Association. He stated the City Planners indicated this area as detached residential
units. He stated Pinnacle Valley Road was a narrow two (2) lane road . He stated with
the recent City project the road was widened and bike lanes added. He stated the
widening did help but the street still could not handle the amount of traffic. He stated
the additional units would have an impact on the infrastructure in the area, the water
and sewer. He stated Pinnacle Valley Road had flooded on a number of occasions. He
stated in the recent April flood cars were stalled and had to be towed. He stated the
property was zoned for suburban development and the development was proposed as
an urban development. He stated the high density proposed would create high traffic
volumes in the area.
August 31, 2017
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-7500-F
18
Ms. Mindy Merrell addressed the Commission on behalf of the Pinnacle Valley
Neighborhood Association. She stated there were 250 plus homes represented by the
Pinnacle Valley Neighborhood Association and none had indicated support for the
apartment development. She stated the neighborhood was not opposed to multi -family
but was opposed to a development at a density of 25 to 26 units per acre. She stated
this was not the place for a development as dense as currently proposed by the
developer.
Mr. Kelton Brown addressed the Commission in opposition of the request. He stated he
had developed residential housing in this area for 30 plus years. He stated the project
would flood Pinnacle Valley Road. He stated he worked with the City and Highway
Department on the current widening project which was started more than 30 years ago.
He stated the current proposal by the Highway Department to add an additional lane in
each direction would not be completed in the next 10 to 15 years. He stated he felt
there was a better location for a development of multi-family at the density proposed.
He stated he did not feel this was th e right location for the development and it would be
better suited at the Ranch.
Ms. Celia Martin addressed the Commission representing the Westchester
Neighborhood Association. She stated she had been involved with the development of
the Highway 10 Corridor since 1988 and had seen a number of changes. She stated
the Highway 10 Design Overlay District (DOD) was put in place to offer a peaceful
transition for the City to the far reaching areas of the City. She stated in the early
1990’s once you pasted Walton Heights all changed and you felt a more peaceful area
of the City, a country road feel. She stated this was no longer the case. She stated
before the redevelopment along Highway 10 one transitioned from a developed urban
area to a suburban area. She provided the Commission with a copy of the Highway 10
DOD and requested the Commission keep in mind the purpose and intent of the
Overlay.
Mr. Kith Wingfield addressed the Commission in opposition of the request. He stated
he was developing a single-family subdivision immediately west of the development
and felt this area was prime for single -family development. He stated he felt the
four (4) story building overlooking the new residential homes would have a direct
impact. He stated if developed as single-family 16 units could be placed on the site. He
stated this would generate a lot less traffic and have less impact on the congestion in
the area. He stated this was a classic case of up zoning. He stated it was cheaper to
buy residentially zoned property and zone the property for a higher use. He stated
he felt the land use plan should be upheld and the development of multi -family not
be allowed.
August 31, 2017
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-7500-F
19
Mr. Nick Alsop addressed the Commission in opposition of the request. He stated he
felt the development to intense and did not support the placement of the multi -family at
this location. He stated he did not have an interest in seeing a four (4) story apartment
at this location.
Ms. Kathleen Oleson, representing the League of Women Voters, addressed the
Commission in opposition of the request. She stated it was important for the City to
follow their adopted plans. She stated there were citizens in the area who had
purchased their homes with an expectation of how the property would be devel oped.
She stated to allow the rezoning would allow changing the land use plan which the
residents had felt were assurance of how the property would develop. She stated it was
important to enforce the City’s adopted plans so the residents and persons buyi ng their
homes could have trust in the people making decision for the City.
The Commission questioned Public Works staff concerning the stormwater detention,
the placement of fill within the floodway and the flooding of Pinnacle Valley Road. Staff
stated the April storms did top a number of City streets. Staff stated they could not
verify the topping of Pinnacle Valley Road but felt it was likely. Staff stated the
development would provide detention on-site and the discharge was into Isom Creek.
The Commission questioned the traffic study and their concern with the traffic analysis.
Staff stated their concern was the trip distribution and the current and expected capacity
of the Taylor Loop Road/Cantrell Road intersection. Staff stated the current level of
service was an E. Staff stated with the additional traffic the level of service would drop.
Staff stated Mr. Peters based his traffic analysis on a 50/50 split of traffic and they felt
more of the traffic would travel east bound into downtown. Staff stated this was a
judgement call and not based on any data or fact. Staff stated if this was the case then
traffic would back up and cause delays for the residents leaving the apartment
development. Staff stated once the delays occurred then the residents would be calling
the City to request more time for the signal which could not be provided. Staff stated to
change the timing of one (1) light impacted all other lights in the sequence.
Commissioner Bubbus questioned Mr. Peters on his analysis a nd the number of
additional cars this development would generate over the allowed zoning and uses for
the property. Mr. Peters stated based on the current zoning of residential and
office/warehouse there would be an additional 20 automobiles in the AM pea k and
30 additional automobiles in the PM peak.
Commissioner Cox noted this area was not the problem area for the long term. He
stated the Commission and Board of Directors had approved a development less than
two (2) miles west of this site that wou ld allow 718,000 square feet of office, retail,
a hotel and conference space along with 1,525 parking spaces. He stated that
development would cause traffic along Cantrell Road. He stated the area of long term
August 31, 2017
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: Z-7500-F
20
growth was to the west. He stated for the last 20 to 25 years the City had encouraged
westward growth. He stated this development was infill development and felt the
development was appropriate for the site.
There was a general discussion by the Commission concerning traffic in the area and
traffic to be generated by this development. It was noted the traffic was already in place
and would continue to grow with or without this development.
Commissioner Berry stated he felt the design elements of the Overlay were still valid but
felt the land use was out of date. He stated the Citizen Committee developed the plan
in the 1980’s and felt the plan should be reviewed again to determine if the plan was still
valid. He stated he did not feel the areas of large tract development of residential we re
still a viable argument. He stated he wished everyone lived and worked in downtown
but this was not the case. He stated the population was changing. He stated residents
were aging in place and not moving out of their homes. He stated more than 45 pe rcent
of the households were rental. He stated the existing apartment developments were at
capacity. He stated there was a demand for apartments and the City needed to provide
the units.
A motion was made to approve the request including all staff rec ommendations and
comments except that of denial. The motion failed by a vote of 5 ayes, 5 noes and
1 absent.
August 31, 2017
ITEM NO.: B FILE NO.: S-867-JJJJJJJJ
NAME: Chenal Valley Phases 30 and 31 Preliminary Plat
LOCATION: Located East of LaMarche Drive between LaMarche Drive and Rahling
Road
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: 115-acres NUMBER OF LOTS: 227 FT. NEW STREET: 14,400 LF
WARD: 5 PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.12
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 19 - Chenal
CENSUS TRACT: 42.11
VARIANCE/WAIVERS: A variance from the Land Alteration Ordinance to allow grading
of future phases with the development of the first phase.
BACKGROUND:
On August 18, 2005, the Little Rock Planning Commission approved a preliminary plat
request for this site to allow the subdivision of a 115-acre tract into 227 single-family
residential lots averaging 85-feet by 135-feet or 11,475 square feet in area. The
applicant indicated a density of 1.97 units per acre consistent with the development
pattern in the area. The applicant indicated the development would be constructed in
three (3) phases with Blocks 125-126 being constructed in the first phase. The second
phase consisted of Blocks 129-130 and Lots 1-22, Block 127 and Lots 14-37,
Block 128. The final phase was to consist of Block 131 and Lots 23 -74, Block 127 and
Lots 1-13, Block 128.
August 31, 2017
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: S-867-JJJJJJJJ
2
The request included the placement of an alternative pedestrian circulation system
within the subdivision in the form of pedestrian trails through tracts of open space in lieu
of sidewalks (Section 31-175). The approval allowed the trail to be constructed of a
hard packed surface to allow access to the trails throughout the year. That
development did not occur.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The current request is to allow the development of 116.62 -acres with 246 single-
family residential lots. The development is indicated in multiple phases occurring
over eight (8) phases. The preliminary plat indicates Phase 30 -1 will include the
development of Lots 1 – 18 and 76, Block 125, Lots 1 – 9, Block 126 and Lots 1,
2 and 15, Block 127. Phase 30-2 includes Lots 59 – 75, Block 125 and Lots 3 –
14, Block 127. Phase 30-3 contains Lots 19 – 58, Block 125. Phase 31-1
includes the development Lots 1 – 3, Block 128, Lots 59 – 73, Block 128, Lots 1,
40 and 41, Block 129 and Lots 25- 32, Block 130. Phase 31-2 includes Lots 36-
58, Block 128 and Lots 16 – 24, Block 130. Phase 31-3 includes Lots 4 – 18,
Block 128 and Lots 2 – 15, Block 129. Phase 31-4 includes Lots 25 – 38, Block
129, Lots 1 – 13, Block 130 and Phase 31 – 5 includes the development of
Lots 19 – 35, Block 128 and Lots 16 – 25, Block 129.
The applicant is seeking approval of alternative pedestrian paths in -lieu of
sidewalks. The Subdivision Ordinance, Section 31-175, outlines the minimum
construction requirements for the construction of internalized pedestrian paths
when replacing the sidewalk. The ordinance indicates internalized pedestrian
circulation system in the form of paved paths may be substituted for sidewalks
along collector and residential streets upon the request of the applicant and the
approval of the Planning Commission.
B. EXISTING CONDITIONS:
The site is a vacant tree covered site extending from Rahling Road to LaMarche
Drive. There are currently single-family homes located to the west of this site.
Valley Falls Estates is located to the north of the site and Charleston Heights is
located to the east of the site. The site is currently zoned R-2, Single-family
with property to the south of this development, adjacent to Rahling Road,
zoned MF-6.
C. NEIGHBORHOOD COMMENTS:
All abutting property owners were notified of the public hearing. There is not an
active, registered with the City of Little Rock, Neighborhood or Property Owners
Association located in this area.
August 31, 2017
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: S-867-JJJJJJJJ
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. With site development, provide the design of street conforming to the
Master Street Plan. Construct street improvement to these streets with the
planned development.
2. Access ramps should be provided at intersections of pedestrian trails and
streets. An access ramps should be installed on the west side of LaMarche
Drive at the proposed intersection.
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. Provide further
explanation of what phases are proposed to be advance grade d with
construction of a previous phase.
4. Property flooding routinely occurs downstream of the proposed subdivision.
Per Section 29-102 an evaluation should be conducted on the basis of
existing downstream development and an analysis of stormwater runoff w ith
and without the proposed development. If the proposed development will
cause or increase downstream flooding conditions, the downstream
drainage infrastructure should be improved to pass the expected flows or
detention provided in excess of the 25 year storm event to the downstream
infrastructure capacity.
5. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
6. All public drainage easements must be unobstructed and access provided
to the public right-of-way by constructed infrastructure and/or documented
on the final plat. All public drainage easements must contain drainage
infrastructure approved by the City of Little Rock Public Works Department.
100-year overflow swales must be constructed and placed within public
drainage easements.
7. Stormwater detention ordinance applies to this property. Maintenance of
the detention pond and all private drainage improvements is the
responsibility of the developer and/or property owner's association.
8. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
9. Obtain a franchise agreement from Bennie Nicolo, Public Works,
bnicolo@littlerrock.gov, 501.371.4818 for the private improvements located
in the right-of-way.
August 31, 2017
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: S-867-JJJJJJJJ
4
10. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Greg Simmons, Traffic
Engineering, 501.379.1813 or gsimmons@littlerock.gov for more
information.
11. Hauling of fill material on or off site over municipal streets and roads
requires approval prior to a grading permit being issued. Contact Travis
Herbner, Public Works Traffic Engineering, 501.379.1805 or
therbner@littlerock.gov for more information.
12. The suffix in Evran Loop should be changed due to it d oes not intersect
Evran Drive in two (2) or more locations. It is suggested that Molieres Lane
be changed to Molieres Drive since it provides the primarily entrance into
the subdivision.
13. Access to detention ponds must be provided to the public right -of-way
and/or access easement for future maintenance by the developer and/or
local property owners’ association.
14. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the proposed intersection(s) comply with 2004 AASHT O
Green Book standards.
15. 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.
16. No walls/landscaping at intersection with La Marche should be constructed
that cause sight obstructions. If entrance walls are constructed, they must
be set back enough to provide unobstructed view of traffic on La Marche
Drive.
17. Traffic calming measures should be constructed on Evran Drive (north leg)
between Evran Lane and Evran Drive (east leg); Evran Drive (east leg)
between Evran Drive (north leg) and Evran Lane; Evran Lane between
Evran Loop and Evran Drive (east leg); and Molieres Lane between
Molieres Circle and Molieres Way.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer main extension required with
easements if new sewer service is required for this project. Capacity fee analysis
required. Contact Little Rock Water Reclamation Authority for additional
information.
August 31, 2017
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: S-867-JJJJJJJJ
5
Entergy: Entergy does not object to this proposal. There do not appear to be
any conflicts with existing electrical utilities based on the information provided.
There is an existing three phase, underground power line running along the
western side of Lamarche Drive which can be used to feed the proposed
development. Contact Entergy in advance to discuss electrical service
requirements, or adjustments to existing facilities (if any) as this project
proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of requ est for
water service must be met.
2. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures f or installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
3. This development will have minor impact on the existing water distributio n
system. Proposed water facilities will be sized to provide adequate pressure
and fire protection.
4. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer .
5. Additional fire hydrant(s) will be required. Contact the Little Rock Fire
Department to obtain information regarding the required placement of the
hydrant(s) and contact Central Arkansas Water regarding procedures for
installation of the hydrant(s).
Fire Department:
1. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet,
exclusive of shoulders.
2. Grade. Maintain fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire
August 31, 2017
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: S-867-JJJJJJJJ
6
apparatus access roads shall not exceed 10 percent in grade except as
approved by the fire chief.
3. Loading. Maintain fire apparatus access road design as per Appendix D of
the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed
shall be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus we ighing at
least 75,000 pounds.
4. Dead Ends. Maintain fire apparatus access roads at dead end locations as
per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of
150 feet shall be provided with width and turnaround provisions in accordance
with Table D103.4. Requirements for Dead-end fire apparatus access roads.
5. Gates. Maintain fire apparatus access road gates as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus
access road gates. Gates securing the fire apparatus access roads shall
comply with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation
by one person.
4. Gate components shall be maintained in an operable condition at all
times and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by
fire department personnel for emergency access. Emergency opening
devices shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and
padlock unless they are capable of being opened by means of forcible
entry tools or when a key box containing the keys to the lock is
installed at the gate location.
7. Locking device specifications shall be submitted for approval \by the
fire code official
8. Electric gate operators, where provided, shall be listed in accordance
with UL 325.
9. Gates, intended for automatic operation shall be designed, constructed
and installed to comply with requirements of ASTM F 2200.
August 31, 2017
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: S-867-JJJJJJJJ
7
6. One- or Two-Family Residential Developments. As per Appendix D, Section
D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two-Family
dwelling residential developments. Developments of one- or two-family
dwellings where the number of dwelling units exceeds 30 shall be provided
with two separate and approved fire apparatus access roads, and shall meet
the requirements of Section D104.3.
1. Exceptions: Where there are more than 30 dwelling units on a single
public or private fire apparatus access road and al dwelling units are
equipped throughout with an approved automatic sprinkler system in
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas
Fire Code, access from two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with
future development, as determined by the fire code official.
7. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the
2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction
with Central Arkansas Water (Jason Lowder 501.377.1245) and the
Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or
Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants
as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is not currently served by METRO but is in our
long range plans. We recommend reducing the “lollipop” ended streets in the
current design. Future fixed route service planned for this area would necessitate
METRO Links paratransit service. Dead-end streets create unnecessary miles
added to paratransit service which is an unfunded requirement for transit
authorities. We would like to compliment the developer on the proposed walking
paths and sidewalks which create a desirable, livable neighborhood and easier
access to transit for residents.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: The 2012 AR Fire Prevention Code Vol. III for one (1) and
two (2) family dwellings requires foundations meet the following Sectio ns of the
Code. If the foundation cannot be verified by the building official at the time of
the footing inspection the building official may require verification the foundation
meets the required elevation by a licensed engineer.
August 31, 2017
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: S-867-JJJJJJJJ
8
R403.1.7.3 Foundation elevation. On grade sites, the top of any exterior
foundation shall extend above the elevation of the street gutter at point of
discharge or the inlet of an approved drainage device a minimum of 12 -inches
(305 mm) plus two (2) percent.
R403.1.7.4 Alternate setback and clearances. Alternate setbacks and
clearances are permitted, subject to the approval of the building official. The
building official is permitted to require an investigation and recommendation of a
qualified engineer to demonstrate that the intent of this Section has been
satisfied. Such an investigation shall include consideration of materials, height of
slope, slope gradient, load intensity and erosion characteristics of slope material.
Please address any questions to the building inspectors at 501.371.4833 or
501.371.4834.
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (June 28, 2017)
Mr. Tim Daters of White-Daters and Associates was present representing the
request. Staff presented an overview of the item stating there were a few
outstanding technical issues associated with the request in need of addressing
prior to the Commission acting on the request. Staff stated it appeared there
were phases proposed with 30 or more lots which were not providing secondary
access. Staff requested the preliminary plat include the zoning classifications
within the plat boundary and of abutting tracts. Staff also requested the applicant
provide the names of owner of unplatted tracts abutting the plat and the names of
owner of platted tracts in excess of two and one -half (2 ½) acres.
Public Works comments were addressed. Staff questioned the phase when
advanced grading would take place. Staff also questioned the proposed
detention for the development. Staff stated there were concerns from residents
down-stream which experienced flooding. Staff requested Mr. Daters review the
drainage and provide a sketch grading and drainage plan.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
August 31, 2017
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: S-867-JJJJJJJJ
9
H. ANALYSIS:
The applicant submitted a revised preliminary plat to staff addressing most of the
technical issues associated with the request. The applicant has indicated the
zoning classification within the plat and the names of owners of abutting tracts
and parcels.
The request is to allow the subdivision of 116.62 -acres with 246 single-family
residential lots. The development is indicated in multiple phases occurring over
eight (8) phases. The lots are indicat ed with an average lot size of 80-feet by
130-feet. The plat indicates 25-foot front and rear yard setbacks and
the standard side yard setback per the R-2, Single-family Zoning District of
ten (10) percent of the lot width not to exceed eight (8) feet.
The plat includes several tracts of open space. The areas of open space will be
maintained by the property owners association as common green space. The
plat also includes an area set aside for a community park. The community park
will require approval via a conditional use permit request to the Planning
Commission before construction.
The plat indicates the construction of an emergency access from Rahling Road
to serve the new development and comply with the request of the Fire
Department. The secondary access will be constructed as required by the Fire
Chief. The applicant states they do not want to build the emergency drive as a
street to provide direct access to Rahling Road due to concerns the street will
create a cut-through street from Chenal Valley Drive to Pebble Beach.
The request includes a variance from the Land Alteration Ordinance to allow
grading of future phases with the development of the first phase. Advance
grading of Phase 31-1 through 31-5 will occur with the construction of streets and
utilities in Phase 31-1. Included along the northern and eastern perimeters the
plat includes a 25-foot wide grading buffer with existing vegetation to remain in
this area.
The applicant is seeking approval of alternative pedestrian paths in-lieu of
sidewalks. The Subdivision Ordinance, Section 31-175, outlines the minimum
construction requirements for the construction of internalized pedestrian paths
when replacing the sidewalk. The ordinance indicates an internalized pedestrian
circulation system in the form of paved paths may be substituted for sidewalks
along collector and residential streets upon the request of the applicant and the
approval of the Planning Commission.
August 31, 2017
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: S-867-JJJJJJJJ
10
The applicant is requesting several variances from Chapter 29 of City code as
part of the application. The applicant is requesting a variance to advance grade
Phases 31-2 thru 31-5 with the issuance of the grading permit for Phase 31-1
due to the applicant’s desire to balance the cut and fill on site. Staff recommends
approval of this variance subject to a preliminary grading and drainage plan
being developed for Phases 31-2 thru 31-5 prior to the issuance of the grading
permit for Phase 31-1. Secondly, the applicant is requesting a variance for
slopes at the south side of the lots in Phase 31-3 to be graded to a 2:1 slope
which exceed the maximum 3:1 slope due to the existing angle of the shale
plane. Staff recommends approval of the variance for the 2:1 slope. Lastly, the
applicant is requesting to exceed the maximum water surface storage elevation
in the stormwater detention ponds of four (4) feet due to the applicant’s desire to
construct detention ponds which can detain stormwater beyond the minimum
requirements and to make modifications to the drainage discharge locations
within the subdivision to balance the discharge flow from the site to possibly
improve some of the existing downstream flooding issues. Staff recommends
approval of the variance due to the belief this will lessen some of the historical
downstream flooding.
Staff is supportive of the applicant’s request. The applicant is seeking
preliminary plat approval to allow the development of a single -family subdivision
with a density of 2.12 units per acre. The plat as indicated complies with the
typical development standards of the zoning and subdivision ordinance. The
request does include a variance from the Land Alteration Ordinance to allow
grading of future phases with the development of the first phase. The applicant
indicates this is necessary to balance the site. 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 approval of the variance request from the City’s Land
Alteration Ordinance to allow grading of future phase with the development of the
first phase.
Staff recommends approval of the variance request to allow the 2:1 slope.
Staff recommends approval of the variance request to allow the detention pond
to exceed the maximum water surface storage elevation for the stormwater
detention ponds.
August 31, 2017
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: S-867-JJJJJJJJ
11
PLANNING COMMISSION ACTION: (JULY 20, 2017)
The applicant was present. There were registered objectors present. Staff presented a
recommendation deferral of the item to the August 31, 2017, public hearing. The item
was placed on the consent agenda and approved as recomme nded by staff by a vote of
9 ayes, 0 noes and 2 absent.
STAFF UPDATE:
The applicant and staff are continuing to discuss traffic calming measure on LaMarche
Drive to ensure there is adequate sight stopping distance for the intersection of the new
street, Evran Drive, and LaMarche Drive.
PLANNING COMMISSION ACTION: (AUGUST 31, 2017)
Mr. Tim Daters and Mr. Bill Spivey were present representing the request. There were
persons present with cards indicating opposition and neutral to the request. Staf f
presented the item stating the applicant submitted a letter indicating a desire to work
with staff. Staff stated the intersection of Evran Drive and LaMarche Drive did not
provide adequate intersection sight distance. Staff stated the intersection was to (shall)
be modified to provide safe access for the Chenal Valley Phase 30 and 31 subdivision
and the traveling public on LaMarche Drive in a method approved by the Public Works
Department. Staff stated no permits, including advance grading permits, for the
construction of this subdivision would be issued by staff until the intersection design was
approved. Staff stated the applicant’s letter stated Deltic Timber Corporation, with their
Engineer, White-Daters and Associates, would work with staff to desi gn a safe
intersection which Public Works staff could support. Staff presented a recommendation
of approval of the requested preliminary plat and the associated variances subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report.
Mr. Tim Daters addressed the Commission stating he and Mr. Spivey had worked with
the Madison Valley Neighborhood to resolve a number of their concerns. He stated
Deltic had prepared a letter addressed the City which was to become a part of the
approved preliminary plat application file. He stated there were nine (9) concerns raised
by the residents which Deltic was committed to providing as a part of the approved
request: (1) The post development stormwater discharge to the creek west of Madison
Valley and east of Carter Lane would not exceed existing discharge for the 25 -year
rainfall event. (2) The post development stormwater discharge to the three (3) Storm
drains which were stubbed out to the south side of Madison Valley would not exceed
the existing discharge for the 25-year rain fall event. (3) Post development stormwater
August 31, 2017
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: S-867-JJJJJJJJ
12
discharge to swale across the rear of Lot 70 in the southeast corner of Madison Valley
would not exceed the existing discharge for the 25-year rainfall event. (4) A cut off ditch
would be constructed to intercept the flow from the proposed fill slope on the rear of
Lots 7 – 20 along the north side of Evran Drive and south of Madison Valley. Flow from
the cut off ditch would be directed into th e existing culvert on the south side of Madison
Valley and to the proposed detention area in the behind Lots 20 and 21 on Evran Drive.
(5) Deltic will preserve an undisturbed buffer adjacent to the lots in Madison Valley. The
width of the buffer will vary from 25 feet to 50 feet. The majority of the buffer will be
50 feet. Deltic will stabilize and plant low maintenance grasses, seedlings, and trees on
the slope area to the south of the buffer. The width of the planted buffer will vary from
40 feet to 75 feet. Additional plantings will be used in those areas where the preserved
buffer is less than 50 feet. (6) Construction traffic related to the advanced grading and
construction of streets and utilities will be along LaMarche Drive, not Taylor Loop R oad.
(7) Construction activities related to the advanced grading and construction of streets
and utilities will not begin prior to 7:30 AM. If weather conditions require equipment
to be started prior to 7:30 AM, it shall be minimized as much as possible.
(8) No construction will begin on this project until detailed street and drainage plans
have been approved by Little Rock Public Works. Deltic has no objection to the detailed
plans being shared with any other parties. (9) The gated emergency access fr om the
cul-de-sac on the end of Evran Drive to Brionne Lane will be gated on each end. The
Bill of Assurance for Phase 31 may allow the Property Owners Association to
install operational motorized gates to allow restricted use of the access to and from
Brionne Lane.
Mr. Dates stated in addition the Property Owners Association had requested
three (3) additional stormwater detention ponds be included on the proposed plat.
Mr. Daters stated the location was shown but did not at this point know the s ize. He
stated the size would be determined with final design and review/approval by Public
Works. He stated the Property Owners Association would have an opportunity to
review the plans prior to the issuance of a grading permit. He stated no trees, shr ubs or
foliage would be removed in the advanced grading buffer with the exception of crossing
the buffer to make connections to the storm drains. He stated the restoration of the
slope would take place within one (1) year of the grading activities. He st ated the slope
plantings would include oaks and maples, planted 50 -foot on center in two (2) staggered
rows with a minimum of one (1) to one and one -half (1 ½) inch caliper trees. He stated
loblolly pine saplings would be planted ten (10) feet on center o n staggered rows and
weeping love grass would be hydro-seeded on the slope. He stated in the areas where
advanced grading buffer was less than 50 feet an evergreen screen would be placed to
include Green Giant Arborvitae’s , planted 15 -feet on center, five (5) to six (6) feet high
staggered in two (2) rows. He indicated the hours of construction activity was limited to
the grading activities on the site and not to the individual home construction.
Mr. Daters stated a 25-foot undisturbed buffer would be added along the
DiPippa property.
August 31, 2017
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: S-867-JJJJJJJJ
13
Mr. Joseph Perrone addressed the Commission stating he was appreciative of
Mr. Daters and Mr. Spivey on behalf of Deltic working with the residents of Madison
Valley. He stated he felt they would be a good neighbor.
Ms. Sylvia Delso addressed the Commission stating she was thankful for the assistance
Mr. Daters and Mr. Spivey had provided to the neighborhood. She stated they had
worked with the neighborhood to increase the buffer and to address some of the
drainage concerns. She stated the subdivision was also interested in the developer
installing the gated entrance from Brionne Lane to allow the resident’s access to
Rahling Road. She stated the concern was traffic on Taylor Loop Road. She stated
with the subdivision an increase of traffic would result. She stated with the gated
entrance the new subdivision would have options for access and lessen the impact of
traffic on Taylor Loop Road.
Mr. John DiPippa addressed the Commission with concerns and in opposi tion. He
stated his home was located on Demming Place at the northwest corner of the
proposed development. He stated he was concerned with privacy and the proposed
access. He stated he did not speak for his neighbors but felt they too would like the
buffer to extend adjacent to their property. He stated he felt the Commission should
require the gated entrance from Brionne Lane with the development of the first lots in
the subdivision and not leave the entrance to the Property Owners Association. He
stated with the only access from LaMarche Drive there would be a great number of cars
passing by his home. He stated 250 lots times eight (8) trips per day would result in
2,000 vehicles passing by his home. He stated if the gates was included in the
development residents of the subdivision would have an option other than
LaMarche Drive.
Ms. Karen DiPippa addressed the Commission in opposition of the request. She stated
she felt the application should include saving as much of the buffer as possible to cut
down on light pollution, noise and erosion. She stated the developer should avoid clear
cutting. She stated she felt the gate located at the back of the subdivision would help in
reducing traffic adjacent to her home.
Mr. Daters stated the buffer would be extended to the east. He stated he was unsure
as to how far the buffer could be extended but he would review the grading plans to
provide an extended buffer along the northwestern property line. He stated the
developer did not want to commit to installing the gate. He stated the gate would be
installed in a manner that nothing had to be removed and the gated entrance would be
of little cost to the property owners association. He stated there would be funds
available to the property owners association to install the gates if the POA desired.
August 31, 2017
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: S-867-JJJJJJJJ
14
There was a general discussion by the Commission concerning the proposed request
and drainage in the area. Mr. Daters stated the development would not fix all the
drainage problems in the area but would not create any additional drainage problems.
He stated the development was providing detention above the City requirement.
There was a general discussion by the Commission concerning the placement of the
gate at Brionne Lane. Mr. Dates stated the developer was not willing to commit to
installation of the gate with the development of the first lots in the subdivision.
He stated he felt the gated entrance was a decision the property owners should make
and not the developer. He stated the gate would be an added expense to the
homeowners and he did not want to place the expense on the POA if the residents did
not want the gate.
Commissioner Stebbins questioned Brionne Lane and the street classification.
Mr. Daters stated the street was not on the Master Street Plan but was constructed to a
commercial street standard since the abutting property was zoned multi -family.
A motion was made to approve the request as amended and to include all staff
recommendations and comments and including the proposed variances to the Land
Alteration Ordinance and the Stormwater Detention Ordinance. The motion carried by a
vote 10 ayes, 0 noes and 1 absent.
August 31, 2017
ITEM NO.: C FILE NO.: S-293-A
NAME: Waterford Apartments Revised Subdivision Site Plan Review
LOCATION: Located at 701 Green Mountain Drive
DEVELOPER:
Arkansas Sign and Neon
8225 Distribution Drive
Little Rock, AR 72209
AREA: 13 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 4 PLANNING DISTRICT: 2 – Rodney Parham CENSUS TRACT: 22.09
CURRENT ZONING: MF-24, Multi-family 24-units per acre
VARIANCE/WAIVERS: A variance from Section 36-552 to allow an increase in the
height and sign area for the existing multi-family development.
BACKGROUND:
On January 25, 1983, the Little Rock Planning Commission approved the Shadow
Mountain Subdivision Preliminary Plat and Site Plan Review for the Shadow Mountain
apartment development. The plan proposed 20 buildings with a total of 256 units. The
plan indicated two (2) service buildings and pool areas. The request included a
variance for sidewalk placement along both Shackleford Road and Green Mountain
Drive. The applicant was to construct sidewalks along the frontage of Green Mountain
Drive.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The Waterford Apartment development is requesting a revision to their previously
approved signage plan. The development was approved with signage as
allowed in multi-family zones or a maximum of six (6) feet in height and
24 square feet in sign area. The current proposal will allow the sign to be placed
on a 36-inch base 120-inches in length. The plan includes a cascading water
feature placed on top of the base with a maximum height of 102 -inches. The
sign lettering is proposed 84-inches in height and 36-inches in width. The overall
height of the sign is 11-feet 6-inches with the base being 10-feet in length.
August 31, 2017
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S-293-A
2
The applicant is also proposing the placement of a second sign at the northern
driveway entrance to the development. The sign is indicated with a 24-inch high
base 48-inches in length. The sign area is 36-inches wide and 84-inches high.
B. EXISTING CONDITIONS:
The site is fully developed with the multi-family apartments. Within the area there
are both apartments, condos and property owned as a horizontal property
regime. South of the site is the Bristol Commons HPR and west of the site is
Green Mountain Condo HPR. There are single-family homes located to the
southeast, east and north of the site.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Walnut
Valley Property Owners Association and the Woodland Hills/Aspen Highland
Property Owners Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Due to a concern for the sufficient sight distance, show on the plan the
distance of the proposed sign from the access ramp curb cut at the south
driveway?
E. SUBDIVISION COMMITTEE COMMENT: (June 28, 2017)
The applicant was not present. Staff presented an overview of the item stating
there were no outstanding technical issues associated with the request. Staff
stated they would work with the applicant to resolve any concerns prior to the
item being forwarded to the Commission for final action. There were no more
issues for discussion. The Committee then forwarded the item to the full
Commission for final action.
F. ANALYSIS:
There were few outstanding technical issues associated with the request in need
of addressing related to the site plan. The request is a revision to their previously
approved signage plan. The request includes a variance from Section 36 -552 to
allow an increase in the height and sign area for two (2) sign locati ons to serve
an existing multi-family development. The development was approved with
signage as allowed in multi-family zones or a maximum of six (6) feet in height
and 24 square feet in sign area. The zoning ordinance states the height of a sign
August 31, 2017
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S-293-A
3
is measured as the vertical distance measured from the highest point of the sign,
including decorate embellishments to the grade of the adjacent street or the
surface grade beneath the sign, whichever is less. Sign area is defined as that
area enclosed by one (1) continuous line connecting the extreme points or edge
of a sign. The area shall be determined using the largest sign area or silhouette
visible at any one (1) time from any one (1) point. This area does not include the
main supporting sign structure but all other ornamental attachments, inner
connecting links, etc., which are not a part of the main supports of the sign, are to
be included in determining sign area.
The current proposal is to allow the sign to be placed on a 36 -inch base
120-inches in length. The plan includes a cascading water feature placed on top
of the base with a maximum height of 102 -inches. The sign lettering is proposed
84-inches in height and 36-inches in width. The overall height of the sign is
11-feet 6-inches with the base being 10-feet in length for a total sign area of
115 square feet.
The applicant is also proposing the placement of a second sign at the northern
driveway entrance to the development. The sign is indicated with a 24 -inch high
base 48-inches in length. The sign face with the lettering is 36 -inches wide and
84-inches high. The total height is nine (9) feet and the overall width is
three (3) feet and a total sign area of 27 square feet.
The applicant has not provided staff with detailed drawing of the proposed sign
including the location and placement related to the abutting street. Staff
recommends prior to the issuance of a sign permit the applicant provide to traffic
engineering detailed drawings of the sign with regard to placement and location
and the applicant work with traffic engineering to determine the best placement to
eliminate any potential sight distance concerns and visual barriers for motorist
from the placement of the new sign.
Staff is supportive of the request. To staff’s knowledge there are no remaining
outstanding technical issues associated with the request. The signs are
proposed with architectural enhancements which has become common around
the City and with this type development.
G. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to the applicant providing to
traffic engineering detailed drawings of the sign location and dimensions for
approval prior to the issuance of a sign permit.
August 31, 2017
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S-293-A
4
Staff recommends approval of a variance from Section 36-552 to allow an
increase in the height and sign area for the two (2) signs to serve the existing
multi-family development.
PLANNING COMMISSION ACTION: (JULY 20, 2017)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had failed to provide proper notice of the
request before the Commission. Staff stated in addition the notice was not provided in a
timely manner. Staff presented a recommendation of deferral of the item to the
August 31, 2017, public hearing to allow the proper notice to be provided to the property
owners. There was no further discussion. The item was placed on the consent agenda
and approved as recommended by staff by a vote of 9 ayes, 0 noes and 2 absent.
STAFF UPDATE:
The applicant has provided notice as required by the Planning Commission By-laws.
Staff continues to recommend approval of the request to allow the placement of the
signage as proposed by the applicant.
PLANNING COMMISSION ACTION: (AUGUST 31, 2017)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to the
applicant providing to traffic engineering detailed drawings of the sign locati on and
dimensions for approval prior to the issuance of a sign permit. Staff presented a
recommendation of approval of a variance from Section 36 -552 to allow an increase in
the height and sign area for the two (2) signs to serve the existing multi -family
development. There was no further discussion. The item was placed on the consent
agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and
1 absent.
August 31, 2017
ITEM NO.: D FILE NO.: Z-5817-I
NAME: 15000 Cantrell Road Short-form PD-C
LOCATION: Located at 15000 Cantrell Road
DEVELOPER:
Rector Phillips Morse
1501 N. University Avenue, Suite
Little Rock, AR 72207
SURVEYOR:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 1.53-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 1- River Mountain CENSUS TRACT: 42.12
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family
PROPOSED ZONING: PD-C
PROPOSED USE: Restaurant
VARIANCE/WAIVERS: None requested.
The applicant submitted a request dated July 5, 2017, requested deferral of this item to
the August 31, 2017, public hearing.
PLANNING COMMISSION ACTION: (JULY 20, 2017)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated July 5, 2017,
requested deferral of this item to the August 31, 2017, public hearing. There was no
further discussion. The item was placed on the consent agenda and app roved as
recommended by staff by a vote of 9 ayes, 0 noes and 2 absent.
August 31, 2017
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-5817-I
2
STAFF UPDATE:
The applicant submitted a request dated August 15, 2017, requesting deferral of this
item to the October 12, 2017, public hearing. Staff is supportive of the deferral r equest.
PLANNING COMMISSION ACTION: (AUGUST 31, 2017)
The applicant was present. There were registered objectors present. Staff presented
the item stating the applicant had submitted a request dated August 15, 2017,
requesting deferral of this item to the October 12, 2017, public hearing. Staff stated
they were supportive of the deferral request. There was no further discussion. The item
was placed on the consent agenda and approved as recommended by staff by a vote of
10 ayes, 0 noes and 1 absent.
August 31, 2017
ITEM NO.: E FILE NO.: Z-6323-X
NAME: The Village at Rahling Road Revised Long-form PCD
LOCATION: Located on the Southwest corner of Rahling Road and Rahling Circle
DEVELOPER:
Deltic Timber Corporation
7 Chenal Club Circle
Little Rock, AR 72223
SURVEYOR:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 6.08 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.15
CURRENT ZONING: PCD
ALLOWED USES: C-2, Shopping Center District uses
PROPOSED ZONING: Revised PCD
PROPOSED USE: C-2, Shopping Center District uses
VARIANCE/WAIVERS: A variance from the Land Alteration Ordinance to allow grading
of both lots with the development of the first lot.
The applicant submitted a request dated July 6, 2017, requesting deferral of this item to
the August 31, 2017, public hearing.
PLANNING COMMISSION ACTION: (JULY 20, 2017)
The applicant was present. There were no registered objec tors present. Staff
presented the item stating the applicant had submitted a request dated July 6, 2017,
requesting deferral of this item to the August 31, 2017, public hearing. There was no
further discussion. The item was placed on the consent agenda a nd approved as
recommended by staff by a vote of 9 ayes, 0 noes and 2 absent.
August 31, 2017
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-6323-X
2
STAFF UPDATE:
The applicant submitted a request dated August 15, 2017, requesting deferral of this
item to the October 12, 2017, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (AUGUST 31, 2017)
The applicant was present. There were no registered objectors present.
Staff presented the item stating the applicant had submitted a request dated August 15,
2017, requesting deferral of this item to the October 12, 2017, public hearing. Staff
stated they were supportive of the deferral request. There was no further discussion.
The item was placed on the consent agenda and approved as recommended by staff by
a vote of 10 ayes, 0 noes and 1 absent.
August 31, 2017
ITEM NO.: F FILE NO.: Z-8643-A
NAME: MnK Inc. Short-form PCD
LOCATION: Located at 7020 Colonel Glenn Road
DEVELOPER:
Miguel Ramirez
3519 Sussex Circle
Little Rock, AR 72204
SURVEYOR:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
ARCHITECT:
Terry Burruss AIA
11912 Kanis Road, Suite F-8
Little Rock, AR 72211
AREA: 1.35-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 10 CENSUS TRACT: 24.06
CURRENT ZONING: C-3, General Commercial District
ALLOWED USES: General retail
PROPOSED ZONING: PCD
PROPOSED USE: Add an events center as an allowable use
VARIANCE/WAIVERS: None requested.
BACKGROUND:
On April 7, 2011, the Little Rock Planning Commission approved a conditional use
permit request to allow an auto repair garage and an office warehouse (janitorial
August 31, 2017
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-8643-A
2
service) to locate in portions of the buildings on this C-3, General Commercial District
zoned property.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to rezone the site from C-3, General Commercial
District, to PCD, Planned Commercial Development, to add an events center as
an allowable use for the property. The building contains 3,600 square feet of
occupyable space, 2,100 square feet for food prep and storage and 1,200 square
feet of storage and restroom space. The site plan indicates 69 parking spaces.
The applicant has indicated the hours of operation are from 8 am to 11 pm
Sunday through Thursday and from 8 am to 2 am Friday and Saturday.
The applicant is proposing to maintain the existing auto repair garage and an
office warehouse, janitorial service uses to continue to operate from the site.
B. EXISTING CONDITIONS:
The property is located in an area of mixed uses and zoning. The Rock Creek
floodway bounds the site to the north and east. A private club, food store and a
restaurant building are adjacent on the site along the western boundary.
A variety of smaller commercial uses and a church a re located across Colonel
Glenn Road to the south. Beyond the floodway to the east is a mobile home park
and numerous commercial uses.
The site is accessed via a single-driveway off Colonel Glenn Road. There are
29 parking spaces on the concrete paved area located between the two (2) larger
buildings.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the John Barrow
Neighborhood Association and the Westwood Neighborhood Association were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Show the existing floodplain and floodway on the plan. Some of the existing
parking is within the floodway which is not allowed as found in Chapter
36-341.
August 31, 2017
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-8643-A
3
2. In accordance with Section 31-176, floodway areas must be shown as
floodway easements or be dedicated to the public.
3. A substantial area of the site lies within the regulated floodway and floodplain
of Rock Creek. No future construction of any structures, improvements to th e
structures over 50 percent of the market value of the structure, parking areas,
or placement of fill material are allowed within the floodway.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer available to this site. Existing
easements must be retained. Contact Little Rock Water Reclamation Authority
for additional information.
Entergy: Entergy does not object to this proposal. Service is already being
provided to this property from the west side of the property with no apparent
conflicts with existing facilities. However, care should be used in the placement
of the proposed dumpsters as overhead lines are in the vicinity. Proper
clearance to the overhead lines must be maintained. Contact Entergy in
advance to discuss any changes to electrical service requirements, or
adjustments to existing facilities (if any) as this proposal proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the
Developer’s expense.
3. Please submit plans for water facilities and/or fire protection system to
Central Arkansas Water for review. Plan revisions may be required after
additional review. Contact Central Arkansas Water regarding procedures
for installation of water facilities and/or fire service. Approval of plans by the
Arkansas Department of Health Engineering Division and the Little Rock
Fire Department is required.
4. 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.
August 31, 2017
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-8643-A
4
5. Contact Central Arkansas Water regarding the size and location of the
water meter.
6. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s
materials and construction specifications and installation will be inspected
by an engineer, licensed to practice in the State of Arkansas. Execution of
a Customer Owned Line Agreement is required.
7. Due to the nature of this facility, installation of an approved reduced
pressure zone backflow preventer assembly (RPZA) is required on the
domestic water service. This assembly must be installed prior to the first
point of use. Central Arkansas Water requires that upon installation of the
RPZA, successful tests of the assembly must be completed by a Certified
Assembly Tester licensed by the State of Arkansas and approved by
Central Arkansas Water. The test results must be sent to Central Arkansas
Water’s Cross Connection Section within ten days of installation and
annually thereafter. Contact the Cross Connection Section at 501.377.1226
if you would like to discuss backflow prevention requirements for this
project.
8. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s
materials and construction specifications and installation will be inspected
by an engineer, licensed to practice in the State of Arkansas. Execution of
a Customer Owned Line Agreement is required.
9. Fire sprinkler systems which do not contain additives such as antifreeze
shall be isolated with a double detector check valve assembly. If additives
are used, a reduced pressure zone back flow preventer shall be required.
10. The development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate
pressure and fire protection.
Fire Department: Full plan review.
1. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet,
exclusive of shoulders.
2. Grade. Maintain fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire
apparatus access roads shall not exceed 10 percent in grade except as
approved by the fire chief.
August 31, 2017
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-8643-A
5
3. Loading. Maintain fire apparatus access road design as per Appendix D of
the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed
shall be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
4. Commercial and Industrial Developments – 2 means of access. - Maintain
fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1
a. Section D104.1 Buildings exceeding three stories or 30 feet in
height. Building or facilities exceeding 30 feet or three stories in
height shall have at least two means of fire apparatus access for
each structure.
b. Section D104.2 Building exceeding 62,000 square feet in area.
Buildings or facilities having a gross building area of more than
62,000 square feet shall be provide with two separate and
approved fire apparatus access roads.
c. Exception: Projects having a gross building area of up to
124,000 square feet that have a single approved fire apparatus
access road when all building are equipped throughout with
approved automatic sprinkler systems.
d. D104.3 Remoteness. Where two fire apparatus access roads are
required, they shall be placed a distance apart equal to not less
than one half of the length of the maximum overall diagonal
dimension of the lot or area to be served, measured in a straight
line between accesses.
5. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D105.1 – D105.4
a. D105.1 Where Required. Where the vertical distance between the
grade plane and the highest roof surface exceed 30’, approved
aerial fire apparatus access roads shall be provided. For the
purposes of this section the highest roof surfaces shall be
determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet
walls, whichever is greater.
b. D105.2 Width. Aerial fire apparatus access roads shall have a
minimum unobstructed with of 26’, exclusive of shoulders, in the
immediate vicinity of the building or portion thereof.
August 31, 2017
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-8643-A
6
c. D105.3 Proximity to building. At least one of the required access
routes meeting this condition shall be located within a minimum of
15 feet and a maximum of 30 feet from the building, and shall be
positioned parallel to one entire side of the building. The side of the
building on which the aerial fire apparatus access road is positioned
shall be approved by the fire code official.
d. D105.4 Obstructions. Overhead utility and power lines shall not be
located over the aerial fire apparatus access road or between the
aerial fire apparatus road and the building. Other obstructions shall
be permitted to be places with the approval of the fire code official.
6. Gates. Maintain fire apparatus access road gates as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus
access road gates. Gates securing the fire apparatus access roads sh all
comply with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation
by one person.
4. Gate components shall be maintained in an operable condition at all
times and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by
fire department personnel for emergency access. Emergency opening
devices shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and
padlock unless they are capable of being opened by means of forcible
entry tools or when a key box containing the keys to the lock is
installed at the gate location.
7. Locking device specifications shall be submitted for approval by the fire
code official.
8. Electric gate operators, where provided, shall be listed in accordance
with UL 325.
9. Gates, intended for automatic operation shall be designed, constructed
and installed to comply with requirements of ASTM F 2200.
7. Dead Ends. Maintain fire apparatus access roads at dead end locations as
per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of
150 feet shall be provided with width and turnaround provisions in accordance
with Table D103.4. Requirements for Dead-end fire apparatus access roads.
August 31, 2017
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-8643-A
7
8. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the
2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction
with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little
Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John
Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table
C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
F. BUILDING CODES/LANDSCAPE:
Building Code: Project is a change in occupancy and is therefore subject to
current building code requirements. Review an d approval is required by Building
Codes Division before occupancy takes place. For information on submittal
requirements and the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724, crichey@littlerock.org or
Mark Alderfer at 501.371.4875, malderfer@littlerock.org.
NOTE: Contact FM Capt. Chris Sanders to coordinate an on -site review
501.918.3782
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. Any new site development shall adhere to the current landscape code.
3. If building rehabilitation exceeds fifty percent (50%) of the replacement cost
then the landscaping and buffer must also come into compliancy accordingly.
4. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch cal iper or
larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: Location is currently served by route 14 Rosedale. Route
14 is a heavily used transit route. Service along Colonel Glenn is very important
to the system. Pedestrian infrastructure is sorely needed. As a result of the
improvements to the property we support installing sidewalks along Colonel
Glenn Road.
August 31, 2017
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-8643-A
8
Planning Division: This request is located in Boyle Park Planning District. The
Land Use Plan shows Park/Open Space (PK/OS). The Park/Open Space
category includes all public parks, recreation facilities, greenbelts, flood plains,
and other designated open space and recreational land. The applicant has
applied for a rezoning from C-3 (General Commercial District) to PCD (Planned
Commercial Development) to add an events center as an allowable use.
Master Street Plan: South of the property is Colonel Glenn Road and it 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 Colonel Glenn Road since it is a Principal
Arterial. This street may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: A Class II Bike Lane is shown along Colonel Glenn Road. Bike
Lanes provide a portion of the pavement for the sole use of bicycles.
H. SUBDIVISION COMMITTEE COMMENT: (June 28, 2017)
Mr. Terry Burruss was present representing the request. Staff presented an
overview of the item stating there were few outstanding technical issues in need
of addressing related to the site plan. Staff quest ioned the proposed activities,
events, taking place at the site. Staff questioned the days and hours of the event
activities and the total square footage of the area designated for the events
center.
Public Works comments were addressed. Staff stated a portion of the site was
located in the floodway. Staff requested Mr. Burruss coordinate a site visit with
the Building Codes staff, Public Works staff and the Fire Marshall. Staff stated
floodway areas were to be shown as floodway easements or dedicated to
the City.
Landscaping comments were addressed. Staff stated any new site development
would require improvements to the landscaped areas.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
August 31, 2017
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-8643-A
9
I. ANALYSIS:
The applicant submitted a revised site plan and cover letter to staff addressing
most of the technical issues associated with the request. The applicant has
indicated the days and hours of operation, the placement of dumpsters, the
dumpster service hours and the proposed signage plan.
The request is to rezone the site from C-3, General Commercial District, to PCD,
Planned Commercial Development, to add an events center as an allowable use
for the property. The applicant has indicated food is typically not prepared on
site but is catered to the site by a catering company. The applicant also stated
the business does not provide alcohol but the patrons are allowed to bring
alcohol to the site for an event.
The building contains 6,800 square feet of floor area. Of the building area
3,600 square feet of building is occupiable space. Within the building there is
2,100 square feet of food prep area to allow the catering activities to plate and
serve the food. There is also 1,200 square feet of storage and restroom space.
The building and a portion of the new proposed parking is located within the
floodway. The applicant is proposing to maintain the parking located within the
floodway as gravel and place wheel stops to protect the landscape area along
the Rock Creek levee. The exception to this is the applicant is proposing to pave
nine (9) parking spaces to serve as handicap spaces in front of the building.
Typically the ordinance does not allow parking or improvements within the
floodway. Staff feels since the cars can be easily moved should there be a threat
of flooding the parking as proposed is appropriate.
The site plan indicates 69 parking spaces. Parking for an events center is
typically based on one (1) parking space per 100 gross square feet of floor area.
The building containing 6,800 gross square feet of floor area would typically
require the placement of 68 parking spaces.
The applicant has indicated the hours of operation are from 8 am to 11 pm
Sunday through Thursday and from 8 am to 2 am Friday and Saturday. The
events center leases for event venues such as weddings, corporate events,
birthday celebrations, and other special occasions.
The applicant is proposing signage as allowed in commercial zones or a
maximum of 36-feet in height and 160 square feet in sign area. The applicant
has indicated building signage will be placed on the front facades of the building
and on the facades abutting the public streets.
August 31, 2017
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-8643-A
10
The site plan indicates two (2) locations for dumpster placement and enclosures.
One (1) of the locations is located within the floodway. Staff recommends this
dumpster be placed on the site in an area that is outside the regulatory floodway.
The applicant has indicated the hours of dumpster service are from 7 am to 6 pm
Monday through Friday.
The applicant is proposing to maintain the existing auto repair garage and an
office warehouse, janitorial service uses to continue to operate from the site.
Staff is supportive of the applicant’s request. The applicant is seeking approval
to add an events center as an allowable use for the property. The site contains
adequate on-site parking to meet the typical minimum requirements of the
ordinance. To staff’s knowledge there are no remaining outstanding technical
issues associated with the request. Staff feels the rezoning request is
appropriate.
J. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
PLANNING COMMISSION ACTION: (JULY 20, 2017)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated July 5, 2017,
requesting deferral of this item to the Au gust 31, 2017, public hearing. There was no
further discussion. The item was placed on the consent agenda and approved as
recommended by staff by a vote of 9 ayes, 0 noes and 2 absent.
PLANNING COMMISSION ACTION: (AUGUST 31, 2017)
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. The item was placed on the
consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes
and 1 absent.
August 31, 2017
ITEM NO.: G FILE NO.: Z-9228
NAME: Combs Short-form PD-C, located at 9010 Hilaro Springs Road
LOCATION: Located at 9010 Hilaro Springs Road
DEVELOPER:
Steve and Sandra Combs
9701 I-30
Little Rock, AR 72209
SURVEYOR:
Brooks Surveying Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.36-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 14 – Geyer Springs East
CENSUS TRACT: 41.08
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-C
PROPOSED USE: C-3, General Commercial District uses
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a rezoning of the site from R -2, Single-family to
PD-C, Planned Development Commercial, to allow the reuse of the existing
commercial building for retail uses. The applicant has indicated there will be no
change to the exterior of the building or existing parking. The building was
previously used as the applicant’s furniture and appliance store. The building
has also been used as a church and daycare center and by community outreach
August 31, 2017
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: Z-9228
2
organizations. The request includes the allowance of C-3, General Commercial
District uses as allowable uses for the site.
B. EXISTING CONDITIONS:
The site contains a vacant commercial building located on t he west side of Hilaro
Springs Road just south of Baseline Road. To the north of the site is Baseline
Elementary School. South of the site is a single -family home. Across Hilaro
Springs Road is a shopping center which contains the former Family Dollar S tore
and Sawyers Grocery Store, both of which have either moved or closed
their business.
Hilaro Springs Road is constructed as a two (2) lane road with open ditches for
drainage. There are no sidewalks in place along the property frontage.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Upper
Baseline Neighborhood Association and Southwest Little Rock United for
Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Hilaro Springs Road is classified on the Master Street Plan as a minor
arterial. A dedication of right-of-way 45-feet from centerline will be required.
Provide updated survey showing the right-of-way width and centerline
adjacent to the subject property.
2. With future site development or expansion, provide the design of street
conforming to the Master Street Plan. Construct one -half street
improvements to Hilaro Springs Road with the future development.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer available to this site. Existing
easements must be retained. Contact Little Rock Water Reclamation Authority
for additional information.
Entergy: Entergy does not object to this proposal. Service is already being
provided to this property from the north and west side of the property with no
apparent conflicts with existing facilities. Contact Entergy in advance to discuss
any changes to electrical service requirements, or adjustments to existing
facilities (if any) as this proposal proceeds.
August 31, 2017
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: Z-9228
3
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No objection.
Fire Department:
1. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet,
exclusive of shoulders.
2. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the
2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction
with Central Arkansas Water (Jason Lowder 501.377.1245) and th e
Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or
Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants
as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is served by METRO on route 23 Baseline
Southwest. We have no objection to recognizing these existing uses for the
building at this address.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: (IF) Project is a change in occupancy and is therefore subject to
current building code requirements. Review and approval is required by Building
Codes Division before occupancy takes place. For information on submittal
requirements and the review process, contact a comm ercial plans examiner:
Curtis Richey at 501.371.4724, crichey@littlerock.org or
Mark Alderfer at 501.371.4875, malderfer@littlerock.org.
NOTE: Contact Fire Marshal Capt. Chris Sanders to coordinate an on-site
review. 501.918.3782.
August 31, 2017
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: Z-9228
4
If this is not yet a furniture store it is restricted to 2,500 square feet in size or it
must have fire sprinkler installations. If it is an existing furniture store it can
remain a furniture store with no modifications.
Planning Division: This request is located in Geyer Springs East Planning
District. The Land Use Plan shows Residential Low Density (RL) for the
application area. The Residential Low Density category provides for single family
homes at densities not to exceed 6 units per acre. Such residential development
is typically characterized by conventional single family homes, but may include
patio or garden homes and cluster homes, provided that the density remain less
than 6 units per acre. The applicant has applied for a rezoning from R-2 (Single
Family District) to PDC (Planned Development Commercial) to allow C-3,
General Commercial District uses as allowable uses.
Master Street Plan: East of the property is Hilaro Springs Road and it is shown
as a Minor Arterial on the Master Street Plan. A Minor Arterial provides
connections to and through an urban area and their primary function is to provide
short distance travel within the urbanized area. Entrances and exits should be
limited to minimize negative effects of traffic and pedestrians on Hilaro Springs
Road since it is a Minor Arterial. This street may require dedication of right-of-
way and may require street improvements for entrances and exits to the site.
Bicycle Plan: A Class II Bike Lane is shown along Hilaro Springs Road. Bike
Lanes provide a portion of the pavement for the sole use of bicycles.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (June 28, 2017)
The applicant was present representing the request. Staff presented an overview
of the item stating there were additional items necessary to complete the review
process. Staff questioned the proposed use of the property. Staff stated there
was limited parking on the site and a number of potential uses would not have
parking to support their use. Staff questioned the days and hours of operation.
Staff also questioned if the site would have a dumpster and if so the proposed
location for the dumpster.
Public Works comments were addressed. Staff stated right of way dedication to
45-feet from centerline was required with the approval of the rezoning request.
Staff stated any future site development would require street improvements to
Hilaro Springs Road conforming to the Master Street Plan requirements.
Landscaping comments were addressed. Staff stated any future redevelopment
of the site would require additional landscaping to be installed.
August 31, 2017
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: Z-9228
5
Staff noted the comments from the various other departments and age ncies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised cover letter to staff addressing the technical
issues associated with the request raised at the June 28, 2017, Subdivision
Committee meeting. The applicant has indicated the days and hours of
operation from 6 am to midnight seven (7) days per week. If a dumpster is
located on the site it will be properly screened and the service hours will be
limited to 7 am to 6 pm Monday through Friday.
The request is a rezoning of the site from R-2, Single-family to PD-C, Planned
Development Commercial, to allow the reuse of the existing commercial building
for retail uses utilizing C-3, General Commercial District uses as allowable uses.
The plan indicates seven (7) parking spaces along the front of the building and
seven (7) spaces along the side of the building. The building contains
9,690 gross square feet of floor area.
Parking for a general retail commercial business is typically based on
one (1) parking space per 300 gross square feet of floor area. This would result
in a typical parking requirement of 32 parking spaces. Parking for a restaurant is
based on one (1) to 100 gross square feet of floor area and for a barber/beauty
salon the parking is based on one (1) parking space per 200 gross square feet of
floor area. Staff is supportive of allowing the site to be rezoned for commercial
uses but staff feels any use of the site must match the parking available on
the site.
The applicant has not indicated the proposed signage plan. Staff recommends
all signage comply with signage typically allowed in commercial zones or a
ground sign with a maximum height of 36-feet and a maximum sign area of
160 square feet. Building signage is limited to ten (10) percent of the facade
which has direct street frontage.
Staff is supportive of the applicant’s request. The applicant is requesting
approval of a rezoning to allow the reuse of the existing commercial building with
uses as allowed in the C-3, General Commercial Zoning District. The applicant
has indicated there will be no change to the exterior of the building or existing
parking. To staff’s knowledge there are no remaining outstanding technical
issues associated with the request. Staff feels the rezoning as proposed is
appropriate for the site.
August 31, 2017
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: Z-9228
6
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends any future use of the building match the parking available
on the site.
PLANNING COMMISSION ACTION: (JULY 20, 2017)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of deferral of the item to the August 31,
2017, public hearing. Staff stated the applicant failed to notify property owners as
required by the Commission’s By-laws. The item was placed on the consent agenda
and approved as recommended by staff by a vote of 9 ayes, 0 noes and 2 absent.
STAFF UPDATE:
The applicant has provided notice as required by the Planning Commission By-laws.
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: (AUGUST 31, 2017)
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. The item was placed on the consent agenda
and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent.
August 31, 2017
ITEM NO.: H FILE NO.: Z-9219
NAME: Mickles Short-form PD-C
LOCATION: Located at 2904 South Arch Street
DEVELOPER:
Linda Mickles
4810 Cyclone Street
Bryant, AR 72022
SURVEYOR:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.14 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 5
CURRENT ZONING: R-4, Two-family
ALLOWED USES: One and two family residential
PROPOSED ZONING: PD-C
PROPOSED USE: Beauty salon
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting of zoning of the site from R -4, Two-family District
to PD-C, Planned Development Commercial, to allow the use of the existing
1 ½ story frame house as a beauty salon. The applicant has ind icated the salon
will house up to four (4) operators. The applicant is proposing to allow parking
for four (4) vehicles within the rear yard of the existing home.
August 31, 2017
SUBDIVISION
ITEM NO.: H (Cont.) FILE NO.: Z-9219
2
B. EXISTING CONDITIONS:
The area is primarily single-family homes with the non-residential property
located north of this site on South Arch Street between West 28 th and West 29th
Streets. There are single-family homes located to the north and south of this site
and across South Arch Street. There is an alley located along the western
boundary of this property. There are sidewalks in place along South Arch Street.
There is no street parking allowed on this section of South Arch Street.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the
Meadowbrook Neighborhood Association were notified of the public hearing.
There is not a contact person listed for the MLK Neighborhood Association.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Arch Street is classified on the Master Street Plan as a principal arterial with
special design standards. Dedication of right-of-way to 35-feet from centerline
will be required.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
3. Backing into the public right-of-way on Arch Street creates safety hazards and
is not permitted.
4. Show the proposed parking configuration. At least 40 -feet wide parking area
is required for 90 degree parking.
5. Obtain permits for improvements within State Highway right-of-way from the
Arkansas Department of Transportation, ARDOT, District VI.
6. The existing driveway is too narrow for two (2) way traffic.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer is available to this site.
Entergy: Entergy does not object to this proposal. Service is already being
provided to this property from the alley to the west of the property to the back of
the building. Contact Entergy in advance to discuss any ch anges to electrical
service requirements, or adjustments to existing facilities (if any) as this proposal
proceeds.
August 31, 2017
SUBDIVISION
ITEM NO.: H (Cont.) FILE NO.: Z-9219
3
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic wate r
service. This assembly must be installed prior to the first point of use.
Central Arkansas Water requires that upon installation of the RPZA,
successful tests of the assembly must be completed by a Certified Assembly
Tester licensed by the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water’s Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 501.377.1226 if you would li ke to
discuss backflow prevention requirements for this project.
3. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are
used, a reduced pressure zone back flow preventer shall be required.
Fire Department: Full plan review.
Parks and Recreation: No comment received.
County Planning: No comment.
F. BUILDING CODES/LANDSCAPE:
Building Code: Project is a change in occupancy and is therefore subject to
current building code requirements. Review and approval is required by Building
Codes Division before occupancy takes place. For information on submittal
requirements and the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.gov or
Mark Alderfer at 501.371.4875; malderfer@littlerock.gov.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
August 31, 2017
SUBDIVISION
ITEM NO.: H (Cont.) FILE NO.: Z-9219
4
2. Any new site development will need to adhere to the current landscape code.
3. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: Location is served nearby by route 2 South Main. Metro
does not support addition of surface parking in the residential neighborhood
when there is ample on street parking.
Planning Division: This request is located in Central City Planning District. The
Land Use Plan shows Residential Low Density (RL). The Residential Low
Density category provides for single family homes at densities not to exceed
six (6) units per acre. Such residential development is typically characterized by
conventional single family homes, but may include patio or garden homes and
cluster homes, provided that the density remain less than six (6) units per acre.
The applicant has applied for a rezoning from R-4 (Single Family District) to PCD
(Planned Commercial Development) to allow for a beauty salon.
Master Street Plan: East of the property is South Arch Street and it 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 South Arch Street since it is a Principal
Arterial. This street may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: A Class II Bike Lane is shown along South Arch Street. Bike Lanes
provide a portion of the pavement for the sole use of bicycles.
H. SUBDIVISION COMMITTEE COMMENT: (May 17, 2017)
The applicant was present. Staff presented an overview of the item stating th ere
were a few additional items necessary to complete the review process. Staff
requested information concerning the proposed signage plan. Staff also
requested information concerning the days and hours of operation for the salon.
Public Works comments were addressed. Staff stated vehicles backing into the
street was not allowed. Staff stated in this area street parking was not allowed.
Staff suggested the applicant reconsider the proposed parking plan. Staff stated
August 31, 2017
SUBDIVISION
ITEM NO.: H (Cont.) FILE NO.: Z-9219
5
a right of way dedication was required along South Arch Street. Staff stated a
dedication of right of way to 35-feet from centerline would be required.
Landscaping comments were addressed. Staff stated any new paved areas
would require a minimum landscape strip of nine (9) feet whic h may be reduced
to six (6) feet nine (9) inches (6’ 9”). Staff stated in addition screening of the
northern and southern perimeters of the site was required.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
I. ANALYSIS:
The applicant submitted a revised site plan to addresses staff’s concerns raised
at the May 17, 2017, Subdivision Committee meeting related to the proposed
parking layout for the site. The applicant has provided staff with the proposed
signage plan and the number of stylists who will operate from the site. There will
not be a dumpster located on the site.
The applicant is requesting rezoning of the site from R -4, Two-family District
to PD-C, Planned Development Commercial, to allow the use of the existing
1 ½ story frame house as a beauty salon. The applicant has indicated the salon
will house up to four (4) operators. The building contains 1,106 square feet on
the first floor and 448 square feet on the second level. The applicant is
proposing to extend the existing drive from South Arch Street to the rear yard,
allowing one-way access to the rear yard, and to place a paved parking area
within the rear yard. The customers will then exit the site onto the existing alley
located behind the home which is paved the entire length from West 29th to West
30th Streets.
Parking for a beauty salon is typically based on one (1) parking space per
200 gross square feet of floor area. The typical parking required for a structure
containing 1,554 gross square feet of floor area is seven (7) parking spaces. In
addition to the salon use the site contains an existing accessory dwelling within
the rear yard area of the home. The accessory dwelling will remain which would
typically require an additional parking space.
The applicant is proposing to provide parking for four (4) vehicles within the rear
yard of the existing home. The applicant has also provided a letter of agreement
from the nearby business, T.R.U.E. Riders Motorcycle Club located at
August 31, 2017
SUBDIVISION
ITEM NO.: H (Cont.) FILE NO.: Z-9219
6
2822 South Arch Street, to utilize eight (8) to ten (10) parking spaces and also to
use the “back parking lot” if additional parking is needed to support her
salon use.
The applicant has indicated signage will be placed within the front yard of the
home. The sign is proposed with a maximum height of six (6) feet and a
maximum sign area of 24 square feet. Building signage will be placed on the
front façade of the building and will be limited to a maximum of ten (10) percent
of the front façade area.
The applicant has indicated the hours of operation will be by appointment only.
The stylists will set their schedules and provide the appointment times. The
anticipated hours of operation are from 8:00 am to 7:00 pm Monday through
Saturday.
The lot is a 50-foot wide lot which does not allow for the typical minimum required
landscape strip along the northern and southern perimeters adjacent to the
proposed drive extending from South Arch Street to the rear yard nor adjacent to
the proposed parking pad in the rear yard area. Adjacent to the driveway along
the southern perimeter a one (1) foot eight (8) inch landscape strip is proposed.
As the drive extends into the rear yard the landscape strip along the northern and
southern perimeters is indicated at five (5) feet. Since the site is located within
the Designated Mature Area of the City the Landscape Ordinance would typically
require the placement of a minimum landscape strip of six (6) feet nine (9)
inches. The Zoning Ordinance would also typically require t he placement of a
land use buffer a minimum of six (6) feet nine (9) inches also allowed to be
reduced due to the site being located within the Designated Mature Area of the
City. Screening of the adjacent properties is also required as a component of the
land use buffer requirements.
Staff is not supportive of the applicant’s request. The site is located within an
area that is single-family residential and is indicated as Residential Low on the
City’s Future Land Use Plan. Although there are commercial uses located to the
north the commercial uses do not extend south of West 29 th Street. Staff does
not feel this is an appropriate location for the placement of a commercial
business.
J. STAFF RECOMMENDATION:
Staff recommends denial of the request.
August 31, 2017
SUBDIVISION
ITEM NO.: H (Cont.) FILE NO.: Z-9219
7
PLANNING COMMISSION ACTION: (JUNE 8, 2017)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated May 24, 2017,
requesting deferral of this item to the July 20, 2017, public hearing to allow additional
time to resolve staff’s concern related to parking layout. There was no further
discussion. The item was placed on the consent agenda and approved as
recommended by staff by a vote of 11 ayes, 0 noes and 0 absent.
STAFF UPDATE:
There has been no change in this application and the applicant has not provided staff
with an updated site plan to address staff’s concerns related to the parking layout. Staff
recommends deferral of this item to the August 31, 2017, public hearing.
PLANNING COMMISSION ACTION: (JULY 20, 2017)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating there had been no change in this application and the
applicant had not provided staff with an updated site plan to address staff’s concerns
related to the parking layout. Staff presented a recommendation of deferral of this item
to the August 31, 2017, public hearing. There was no further discussion. The item was
placed on the consent agenda and approved as recommended by staff by a vote of
9 ayes, 0 noes and 2 absent.
PLANNING COMMISSION ACTION: (AUGUST 31, 2017)
Ms. Linda Mickles was present representing the request. There was one (1) registered
objector present. Staff presented the item with a recommendation of denial.
Ms. Mickles stated the request was to allow an existing home which was her mother’s
home to be converted into a beauty salon. She stated the building in the rear yard
would be removed to allow additional parking spaces within the rear yard. She stated in
the location of the building two (2) additional parking spaces could be added. She stated
a nearby business had signed a letter committing to allow her to use their parking. She
stated the business was TRUE Riders Motorcycle Club and their activities did not take
place during the daytime hours. She stated the parking was located within 50 -feet of
her property. She stated this would allow adequate parking to serve the beauty salon.
August 31, 2017
SUBDIVISION
ITEM NO.: H (Cont.) FILE NO.: Z-9219
8
Ms. Rosalyn Scruggs addressed the Commission stating her home was located at
2900 South Arch Street which was directly north of the proposed business. She stated
the parking in the rear yard would remove several beautiful trees. She stated she was
supportive of Ms. Mickles idea but felt the placement was in the wrong place. She
stated she felt this was the correct vision but in the wrong location.
Ms. Mickles stated the trees would be removed regardless. She stated the beauty
salon would increase value to the community. She stated the salon would be
something positive in the neighborhood and in an area where there were few positive
things taking place. She stated the salon and the reinvestment into the neighborhood
would have a positive impact on the youth in the area.
There was a general discussion by the Commission as to the location of the proposed
additional parking and the other uses in the area. Staff stated the parking was located
on the northwest corner of 28th and South Arch Street. Staff stated the uses south of
West 29th Street for several blocks was single-family residential.
A motion was made to approve the request as filed including all staff recommendations
and comments except that of denial. The motion failed by a vote of 1 aye, 9 noes and
1 absent.
August 31, 2017
ITEM NO.: 1 FILE NO.: S-1797
NAME: Northern Tool Addition Preliminary/Final Plat
LOCATION: Located at 10010 Interstate 30
DEVELOPER:
Oppidan Holdings, LLC
c/o Barber Law Firm
425 West Capitol, Suite 3400
Little Rock, AR 72201
SURVEYOR:
Keen Surveying, LLC
203 South Main Street
Salem, AR 72576
ENGINEER:
Keri Williams, Greenberg Farrow
21 South Evergreen Avenue, Suite 200
Arlington, IL 60005
AREA: 2.916 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 15 CENSUS TRACT: 41.03
CURRENT ZONING: C-4, Open Display District (pending)
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to plat a 2.961-acre tract of land to be known as the
Northern Tool Addition to the City of Little Rock. The property is being platted
from a larger 14.17-acre tract. The remaining 11.74-acres will remain unplatted.
A request to rezone the site from R-2, Single-family to C-4, Open Display District,
was approved by the Planning Commission on August 3, 2017. The Board of
Directors will hear the request on September 5, 2017.
August 31, 2017
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1797
2
B. EXISTING CONDITIONS:
The property is located on the north side of Interstate 30 near the intersect ion
with Baseline Road. There are a number of commercial uses in the area
including motorcycle sales, a liquor store, a hotel, furniture and appliance sales.
There is a large amount of property owned and used by the Arkansas
Department of Transportation as their offices and for storage of vehicles in the
general area.
C. NEIGHBORHOOD COMMENTS:
All abutting property owners along with the West Baseline Neighborhood
Association and Southwest Little Rock United for Progress were notified of the
public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Stormwater detention ordinance applies to this property. Detention will be
required to be provided with the site development.
2. Obtain permits for improvements within State Highway right -of-way from the
Arkansas Department of Transportation, ARDOT, District VI.
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Sewer available to this site. Existing
easements must be retained. Contact Little Rock Water Reclamation Authority
for additional information.
Entergy: Entergy does not object to this proposal. A three (3) phase power line
exists along the north side of the access road along I-30 at this location, but does
not appear to be in conflict with the proposed development. Contact Entergy in
advance to discuss electrical service requirements, or adjustments to existing
facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No comment received.
August 31, 2017
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1797
3
Fire Department:
1. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet,
exclusive of shoulders.
2. Grade. Maintain fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire
apparatus access roads shall not exceed 10 percent in grade except as
approved by the fire chief.
3. Loading. Maintain fire apparatus access road design as per Appendix D of
the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed
shall be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
4. Commercial and Industrial Developments – 2 means of access. - Maintain
fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1
a. Section D104.1 Buildings exceeding three stories or 30 feet in
height. Building or facilities exceeding 30 feet or three stories in
height shall have at least two means of fire apparatus access for
each structure.
b. Section D104.2 Building exceeding 62,000 square feet in area.
Buildings or facilities having a gross building area of more than
62,000 square feet shall be provide with two separate and
approved fire apparatus access roads.
c. Exception: Projects having a gross building area of up to
124,000 square feet that have a single approved fire apparatus
access road when all building are equipped throughout with
approved automatic sprinkler systems.
d. D104.3 Remoteness. Where two fire apparatus access roads are
required, they shall be placed a distance apart equal to not less
than one half of the length of the maximum overall diagonal
dimension of the lot or area to be served, measured in a straight
line between accesses.
August 31, 2017
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1797
4
5.30’ Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D105.1 – D105.4
a.D105.1 Where Required. Where the vertical distance between the
grade plane and the highest roof surface exceed 30’, approved
aerial fire apparatus access roads shall be provided. For the
purposes of this section the highest roof surfaces shall be
determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet
walls, whichever is greater.
b.D105.2 Width. Aerial fire apparatus access roads shall have a
minimum unobstructed with of 26’, exclusive of shoulders, in the
immediate vicinity of the building or portion thereof.
c.D105.3 Proximity to building. At least one of the required access
routes meeting this condition shall be located within a minimum of
15 feet and a maximum of 30 feet from the building, and shall be
positioned parallel to one entire side of the building. The side of the
building on which the aerial fire apparatus access road is positioned
shall be approved by the fire code official.
d.D105.4 Obstructions. Overhead utility and power lines shall not be
located over the aerial fire apparatus access road or between the
aerial fire apparatus road and the building. Other obstructions shal l
be permitted to be places with the approval of the fire code official.
6.Gates. Maintain fire apparatus access road gates as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus
access road gates. Gates securing the fire apparatus access roads shall
comply with all of the following criteria:
1.Minimum gate width shall be 20 feet.
2.Gates shall be of swinging or sliding type.
3.Construction of gates shall be of material that allow manual operation
by one person.
4.Gate components shall be maintained in an operable condition at all
times and replaces or repaired when defective.
5.Electric gates shall be equipped with a means of opening the gate by
fire department personnel for emergency access. Emergency opening
devices shall be approved by the fire code official.
6.Manual opening gates shall not be locked with a padlock or chain and
padlock unless they are capable of being opened by means of forcible
August 31, 2017
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1797
5
entry tools or when a key box containing the keys to the lock is
installed at the gate location.
7.Locking device specifications shall be submitted for approval by the
fire code official
8.Electric gate operators, where provided, shall be listed in accordance
with UL 325.
7.Gates intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
8.Fire Hydrants. Locate Fire Hydrants as per Appendix C of the
2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction
with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little
Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John
Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table
C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
F.Building Codes/Landscape:
Building Code: No comment.
Landscape: No comment.
G.Transportation/Planning:
Rock Region Metro: Location is served by METRO nearby on route 23
Baseline Southwest. We have no objection to the plat as drawn.
Planning Division: No comment.
H.SUBDIVISION COMMITTEE COMMENT: (August 9, 2017)
Mr. Mark Hodge was present representing the request. Staff presented an
overview of the item stating there were few outstanding technical issues in need
of addressing related to the proposed plat. Staff questioned the size of the
remaining parcel from which the plat was being created. Staff also stated the
notification had been provided.
Public Works comments were addressed. Staff stated the City’s Stormwater
Detention Ordinance would apply to the development of the property. Staff
August 31, 2017
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1797
6
stated improvements within the right of way would require approval from the
Arkansas Department of Transportation, ARDOT.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
I. ANALYSIS:
There were no outstanding technical issues associated with the request in need
of addressing raised at the August 9, 2017, Subdivision Committee meeting. The
applicant is proposing a combination preliminary/final plat for a parcel containing
2.961-acres to be known as the Northern Tool Addition to the City of Little Rock.
The platted lot is being created from a larger 14.17 -acre tract. The remaining
11.74-acres will remain unplatted.
A request to rezone the site from R-2, Single-family to C-4, Open Display District,
was approved by the Planning Commission on August 3, 2017, and is being
forwarded to the Board of Directors for final action. The Board of Directors will
hear the request on September 5, 2017.
Staff is supportive of the applicant’s request. The applicant is seeking
preliminary/final plat approval to allow the creation of a single lot for future
development. The applicant indicates the lot will be developed in accordance
with the development criteria within the C-4, Open Display Zoning District. To
staff’s knowledge there are no remaining outstanding technical issues associated
with the request. Staff feels the plat as proposed will not have any adverse
impact on this development or the area.
J. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in Paragraphs D, E and F of the agenda
staff report.
PLANNING COMMISSION ACTION: (AUGUST 31, 2017)
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 age nda staff
report. There was no further discussion. The item was placed on the consent agenda
and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent.
August 31, 2017
ITEM NO.: 2 FILE NO.: S-1798
NAME: LaMarche Place Villas Preliminary Plat
LOCATION: Located on the Northeast corner of Forest Lane and LaMarche Drive
DEVELOPER:
Calex Enterprises-1, LLC
3615 Doral Drive
Little Rock, AR 72212
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 2.03 acres NUMBER OF LOTS: 13 FT. NEW STREET: 350 LF
WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.12
CURRENT ZONING: R-2, Single-family
VARIANCE/WAIVERS: A variance from the City’s Land Alteration Ordinance to allow
grading of the entire site with the placement of the basic infrastructure.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to subdivide 2.033 -acres into 13 single-family zero lot
line lots. The preliminary plat is proposed with lot development standard s as
outlined in Section 31-234 of the Little Rock Code of Ordinances. The lots are
indicated 37-feet wide and varying in depth from 118 -feet to 162-feet. Each
home is proposed with a five (5) foot separation.
The plat is indicated with 350 linear fee t of new public street. The street is
proposed with a 45-foot right of way and 27-feet of pavement.
The applicant is requesting a variance from the City’s Land Alteration Ordinance
to allow grading of the entire development area with the placement of t he basic
infrastructure.
August 31, 2017
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1798
2
B. EXISTING CONDITIONS:
The property is located on the east side of LaMarche Drive just north of the
Taylor Loop Road and LaMarche Drive intersection. The area is predominately
single-family with a number of the homes being newe r construction. There are
two (2) homes located on the site which are older homes and appear to have
been constructed in the 1950’s and 1960’s. These homes will be removed with
the new development. There is an elementary school located to the northwest of
the site. Across LaMarche Drive to the west is a church. East of the
development area is a single-family subdivision, Bella Rosa Estates.
C. NEIGHBORHOOD COMMENTS:
All abutting property owners were notified of the public hearing. There is not a
contact listed for the Katillus Court Property Owners Association.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. LaMarche Drive is classified on the Master Street Plan as a collector street.
A dedication of right-of-way 30 feet from centerline will be required.
2. If a private street is proposed, a concrete apron must be constructed at the
subdivision entrance.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
4. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
Where does stormwater run downstream of the subject property with the
fences and backyards?
5. Per Section 29-102 an evaluation should be conducted on the basis of
existing downstream development and any an alysis of stormwater runoff
with and without the proposed development. If the proposed development
will cause or increase downstream flooding conditions, provisions to
minimize such flooding conditions should be included in the design of the
storm management improvements. Such provisions may include
downstream improvements and/or detention of stormwater runoff and is
regulated discharge to the downstream storm drainage system.
6. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
Maintenance of the detention pond and all private drainage improvements is
the responsibility of the developer and/or property owners association.
August 31, 2017
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ITEM NO.: 2 (Cont.) FILE NO.: S-1798
3
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. If the access easement/fire apparatus access road turnaround is located on
Lot 7, the plat should reflect no parking allowed adjacent to Lots 6 and 7
and Tract C. No Parking signage should be installed following construction.
9. With a vehicle parked outside the proposed garage on Lot 7, the access
easement, fire apparatus road turnaround will be reduced less than the
required 70 foot length as required by the Fire Code.
10. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Greg Simmons, Traffic
Engineering, 501.379.1813 or gsimmons@littlerock.gov for more
information.
11. No residential waste collection service will be provided on private streets
unless the property owners association provides a waiver of damage claims
for operations on private property.
12. Damage to public and private property due to hauling operations or
operation of construction related equipment from a nearby construction site
shall be repaired by the responsible party prior to issuance of a certificate of
occupancy.
13. All public drainage easements must be unobstructed and access provided
to the public right-of-way by constructed infrastructure and/or documented
on the final plat.
14. All public drainage easements must contain drainage infrastructure
approved by the City of Little Rock Public Works Department.
15. 100-year overflow swales must be constructed and placed within public
drainage easements.
16. Access to detention ponds must be provided to the public right -of-way
and/or access easement for future maintenance by the developer and/or
local property owners’ association.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer available to this site. Existing
easements must be retained. Contact Little Rock Water Reclamation Authority
for additional information.
Entergy: Entergy does not object to this proposal. There do not appear to be
any conflicts with existing electrical utilities based on the information provided.
August 31, 2017
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1798
4
There are existing three (3) phase, and single phase underground power lines
running along the western side of LaMarche Drive which might be used to feed
the proposed development. Contact Entergy in advance to discuss electrical
service requirements, or adjustments to e xisting facilities (if any) as this project
proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No comment received.
Fire Department:
1. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet,
exclusive of shoulders.
2. Grade. Maintain fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire
apparatus access roads shall not exceed 10 percent in grade except as
approved by the fire chief.
3. Loading. Maintain fire apparatus access road design as per Appendix D of
the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed
shall be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
4. Dead Ends. Maintain fire apparatus access roads at dead end locations as
per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of
150 feet shall be provided with width and turnaround provisions in accordance
with Table D103.4. Requirements for Dead-end fire apparatus access roads.
1. Electric gate operators, where provided, shall be listed in accordance
with UL 325.
2. Gates, intended for automatic operation shall be designed, constructe d
and installed to comply with requirements of ASTM F 2200.
August 31, 2017
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1798
5
5. One- or Two-Family Residential Developments. As per Appendix D, Section
D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two-Family
dwelling residential developments. Developments of one- or two-family
dwellings where the number of dwelling units exceeds 30 shall be provided
with two separate and approved fire apparatus access roads, and shall meet
the requirements of Section D104.3.
1. Exceptions: Where there are more than 30 dwelling uni ts on a single
public or private fire apparatus access road and al dwelling units are
equipped throughout with an approved automatic sprinkler system in
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the
Arkansas Fire Code, access from two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road
shall not be increased unless fire apparatus access roads will connect
with future development, as determined by the fire code official.
8. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the
2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction
with Central Arkansas Water (Jason Lowder 501.377.1245) and the
Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or
Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants
as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
Little Rock Post Master: No comment received.
F. BUILDING CODES/LANDSCAPE:
Building Code: The 2012 AR Fire Prevention Code Vol. III for one (1) and two (2)
family dwellings requires foundations meet the following Sections of the Code. If
the foundation cannot be verified by the building official at the time of the footing
inspection the building official may require verification the foundation meets the
required elevation by a licensed engineer.
R403.1.7.3 Foundation elevation. On grade sites, the top of any exterior
foundation shall extend above the elevation of the street gutter at point of
discharge or the inlet of an approved drainage device a minimum of 12 -inches
(305 mm) plus two (2) percent.
R403.1.7.4 Alternate setback and clearances. Alternate setbacks and
clearances are permitted, subject to the approval of the building official. The
August 31, 2017
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1798
6
building official is permitted to require an investigation and recommendation of a
qualified engineer to demonstrate that the intent of this Section has been
satisfied. Such an investigation shall include consideration of materials, height of
slope, slope gradient, load intensity and erosion characteristics of slope material.
Please address any questions to the building inspectors at 501.371.4833 or
501.371.4834.
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: Location is served by METRO on route 25 Pinnacle
Mountain. METRO has this area in our long range plans for future full time
service. We have experienced an increase in reverse commuting to this a rea with
more frequency requests. METRO supports fewer dead-end “lollipop” roads and
a more connected street network which is transit supportive. Is there a way to
connect Forrest Lane with new development street instead of leaving a stub end
road?
Planning Division: No comment.
H. SUBDIVISION COMMITTEE COMMENT: (August 9, 2017)
Mr. Brian Dale and Mr. Bruce Henry were present representing the request. Staff
presented an overview of the item stating there were additional items necessary
to complete the review process. Staff stated the request was for preliminary plat
approval to allow the development of a zero lot line single -family subdivision.
Staff questioned if the plat would include the allowance of accessory structures
and if the buildable areas included the accessory structures or if they would be
allowed as typically allowed within the R-2, Single-family Zoning District. Staff
questioned if the development would include a subdivision identification sign.
Public Works comments were addressed. Staff stated the City’s Stormwater
Detention Ordinance would apply to the development of the property. Staff
stated an evaluation should be conducted to determine the impact of this
development on the downstream flooding conditions and provision should be
included within the development to minimize flooding conditions. Staff stated any
broken curb, gutter or sidewalk damaged within the public right of way should be
repaired and/or replaced prior to the signing of the final plat.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
August 31, 2017
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1798
7
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
I. ANALYSIS:
The applicant submitted a revised preliminary plat to staff addressing the
technical issues associated with the request raised at the August 9, 2017,
Subdivision Committee meeting. The applicant has indicated a subdivision
identification sign will be provided. The sign is indicated as allowed within the
single-family sign development criteria of the zoning ordinance or a maximum of
six (6) feet in height and 32 square feet in area. The plat indicates buildable
areas for the homes. All accessory structures will be placed as allowed per the
R-2, Single-family Zoning District.
350 linear feet of new public street is proposed. The street is indicated with a
45-foot right of way and 27-feet of pavement. Detention will be provided within
the two (2) tracts located north of the proposed new street within underground
storage pipes.
The applicant is proposing to subdivide 2.033 -acres into thirteen (13) single-
family zero lot line lots. Section 36-254 of the Little Rock Code of Ordinances
defines the lot development standards for zero lot line home development. The
ordinance states for purposes of zero-lot-line lots, the minimum lot width may be
reduced to not less than thirty-five (35) feet. The lot area shall not be less than
four thousand (4,000) square feet. The lots are indicated 37-feet wide and
varying in depth from 118-feet to 162-feet. Each home is proposed with a
five (5) foot separation.
Section 31-234 of the Little Rock Code of Ordinances states submission of a plat
creating a zero-lot-line development shall be accompanied by a generalized site
plan showing the proposed locations and dimensions of all buildings, accessory
uses and other improvements. Platted building lines shall be shown on all sides
of each lot for purposes of delineating the maximum buildable area of each lot
and specify the zero-lot-line yard.
The applicant is requesting a variance from the City’s Land Alteration Ordinance
to allow grading of the entire site with the placement of the basic infrastructure.
The applicant indicates the grading is necessary to balance the site. Staff is
supportive of the applicant’s request.
The applicant has indicated fencing is proposed as allowed wit hin the R-2,
Single-family Zoning District. The applicant has also indicated there will be six
(6) foot fences placed along the property line for the lots abutting Lucky Lane and
Forrest Lane, both private access easements. In addition the plat indicates the
August 31, 2017
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1798
8
placement of a ten (10) foot no right of vehicular access easement along the rear
lot lines of the lots abutting these two (2) private access easements.
Garbage collection will take place on the north side of the proposed new street,
LaMarche Place. The plat indicates an easement within the tract area along the
north side of LaMarche Place and also on Lots 11 – 13 to allow the residents on
the south side of the street to place their trash containers.
Staff is supportive of the applicant’s request. The proposed preliminary plat is
indicated with setbacks, lot sizes and layouts as typically allowed within the R -2,
Single-family Zoning District. The proposed zero lot line plat appears to fully
comply with the typical development standards of the R-2, Single-family Zoning
District. To staff’s knowledge there are no remaining outstanding technical
issues associated with the request. Staff feels the development as proposed is
appropriate.
J. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the variance request from the Land Alteration
Ordinance to allow grading of the development with the installation of the basic
infrastructure.
PLANNING COMMISSION ACTION: (AUGUST 31, 2017)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the reques t subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff presented a recommendation of approval of the variance
request from the Land Alteration Ordinance to allow grading of the development with the
installation of the basic infrastructure. There was no further discussion. The item was
placed on the consent agenda and approved as recommended by staff by a vote of
10 ayes, 0 noes and 1 absent.
August 31, 2017
ITEM NO.: 3 FILE NO.: S-207-C
NAME: Bowman Heights Apartments Revised Subdivision Site Plan Review
LOCATION: Located at 420 Markham Mesa Place
DEVELOPER:
Arkansas Sign and Neon
Attn. Kevin Honea
8525 Distribution Drive
Little Rock, AR 72209
AREA: 3.54 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 2 CENSUS TRACT: 22.09
CURRENT ZONING: MF-24
VARIANCE/WAIVERS: A variance from Section 36-552 to allow an increased sign
height and sign area for the existing apartment development.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The property was zoned MF-24 in 1971. It appears the apartments were
developed in 1981. The site was developed with signage as allowed in
multi-family zones or a maximum of six (6) feet in height and 24 square feet in
sign area. The current request is to allow the placement of a new entry sign
along Mara Lynn which is proposed with a sign cradled in brick columns. The
columns are indicated 8.8-feet high. The overall sign width is 9.6-feet wide. The
face of the sign is 6.75-feet high and 6.08-feet wide resulting in the face of the
size containing 41.06 square feet.
B. EXISTING CONDITIONS:
The site is developed with a number of apartments including some duplex and
fourplex units. There are apartments and condos located to the north, south,
east and west of this site. Further south of this site are commercial uses fronting
onto West Markham Street. There is a single -family neighborhood located to the
northwest of this site, the Woodland Hills Subdivision.
August 31, 2017
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-207-C
2
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200 feet of the site along with the Beverly Hills
Property Owners Association, the Walnut Valley Property Owners Association
and the Woodland Hills/Aspen Highland Property Owners Associ ation were
notified of the public hearing.
D. SUBDIVISION COMMITTEE COMMENT: (August 9, 2017)
The applicant was not present. Staff presented an overview of the item stating
there were no outstanding technical issues associated with the request. Staff
stated the applicant was seeking approval for the placement of a sign which
exceeded the height and area allowed per Section 36 -552 of the Little Rock
Code of Ordinances. Staff stated the maximum sign height allowed per the
ordinance was six (6) feet and the maximum sign area allowed was 32 square
feet. There were no more issues for discussion. The Committee then forwarded
the item to the full Commission for final action.
E. ANALYSIS:
There were few outstanding technical issues associated with the request in need
of addressing related to the site plan. The request is a revision to their previously
approved signage plan. The request includes a variance from Section 36 -552 to
allow an increase in the height and area for the proposed sign to serve the
existing multi-family development. The development was approved with signage
as allowed in multi-family zones or a maximum of six (6) feet in height and
24 square feet in sign area. The zoning ordinance states the height of a s ign is
measured as the vertical distance measured from the highest point of the sign,
including decorate embellishments to the grade of the adjacent street or the
surface grade beneath the sign, whichever is less. Sign area is defined as that
area enclosed by one (1) continuous line connecting the extreme points or edge
of a sign. The area shall be determined using the largest sign area or silhouette
visible at any one (1) time from any one (1) point. This area does not include the
main supporting sign structure but all other ornamental attachments, inner
connecting links, etc., which are not a part of the main supports of the sign, are to
be included in determining sign area.
The applicant is seeking approval to allow the placement of a new entry sig n
along Mara Lynn which is proposed with a sign cradled in brick columns. The
columns are indicated 8.8-feet high. The overall sign width is 9.6-feet wide. The
face of the sign is 6.75-feet high and 6.08-feet wide resulting in the face of the
sign containing 41.06 square feet. There are no other modifications proposed to
the previously approved site/development plan.
August 31, 2017
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-207-C
3
Staff is supportive of the applicant’s request. The applicant is seeking approval
of the new sign as an enhancement to the developed site. To staff’s knowledge
there are no remaining outstanding technical issues associated with the request.
Staff feels the development sign as proposed is appropriate.
F. STAFF RECOMMENDATION:
Staff recommends approval of the request to allow a modification to the
previously approved signage plan as proposed by the applicant.
Staff recommends approval of a variance from Section 36 -552 to allow an
increase in the height and sign area for the existing multi-family development.
PLANNING COMMISSION ACTION: (AUGUST 31, 2017)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request to allow a
modification to the previously approved signage plan as proposed by the applicant.
Staff presented a recommendation of approval of a variance from Section 36 -552 to
allow an increase in the height and sign area for the existing multi -family development.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent.
August 31, 2017
ITEM NO.: 4 FILE NO.: S-344-Q
NAME: Lisa Academy Subdivision Site Plan Review
LOCATION: Located at 12200 Westhaven Drive
DEVELOPER:
LISA Academy
23 Corporate Hill Drive
Little Rock, AR 72206
SURVEYOR:
Blaylock Threet Phillips and Associates
1501 South Broadway Street
Little Rock, AR 72202
ARCHITECT:
Kenneth King AIA
219 West South Street
Benton, AR 72015
AREA: 5.87 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.16
CURRENT ZONING: C-2, Shopping Center District
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting site plan review approval per Section 31-13 of the
Little Rock Code of Ordinances. The site contains a 31,795 square foot building
which is being used by LISA Academy for their elementary classrooms space.
The request is to add a 66-foot by 96-foot portable classroom building which will
add seven (7) classrooms. The buildings are temporary classrooms and are
necessary for additional students that have enrolled in the school and additional
programming requirements for the school. The school’s current enrollment is
520 students and the new enrollment will be 560 students. LISA Academy is
currently anticipating to occupy the temporary classroom space for a period of
two (2) to three (3) years, at which time the classrooms will be returned to the
company renting the units to the school. The project consists of six (6) units
August 31, 2017
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-344-Q
2
being delivered and configured to be one (1) building under roof. Each
classroom is approximately 650 square feet in size. The units will be ADA
accessible.
B. EXISTING CONDITIONS:
The site is located in a commercial area with restaurants, a bank and a medical
clinic adjacent to the site. Westhaven Drive is a commercial street with
sidewalks in place. Bowman Road is located to the east of this site and Chenal
Parkway to the southwest of the site.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200 feet of the site along with the Parkway
Place Property Owners Association were notified of the public hearing. There is
no contact information listed on the City’s Neighborhood A ssociation listing for
the Gibralter Heights Neighborhood Association.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. The proposed building will block the approved vehicular route and student
drop off area. Revise traffic control plan to consider loss of vehicular route
and drop off area.
2. Handicap parking spaces are being removed by proposed building location.
Handicap parking spaces should be relocated. Show the new locations.
3. A parking lot drainage swale is located where the building is proposed to
be located.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer available to this site. Capacity
fee analysis required. Contact Little Rock Water Reclamation Authority for
additional information.
Entergy: Entergy does not object to this proposal. There do not appear to be
any conflicts with existing electrical utilities based on the information provided.
There is an existing three (3) phase, overhead power line running alon g the
south side of this property which might be used to feed the proposed portable
classroom. Contact Entergy in advance to discuss electrical service
requirements, or adjustments to existing facilities (if any) as this project
proceeds.
August 31, 2017
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-344-Q
3
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No comment received.
Fire Department: Full plan review required. Contact the Little Rock Fire
Marshal’s Office, Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754.
Parks and Recreation: No comment received.
County Planning: No comment.
F. BUILDING CODES/LANDSCAPE:
Building Code: Project is subject to full commercial plan review and approval
prior to issuance of a building permit. For information on submittal requirements
and the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.gov or
Mark Alderfer at 501.371.4875; malderfer@littlerock.gov.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance requirements.
2. Any existing landscape areas shall be protected as per City of Little Rock Landscape
Ordinance (Section 15-100). Any trees or vegetation located in close proximity to
construction shall have the area within the dripline fenced and protected from
development activities. Any existing landscape or irrigation disturbed by construction
shall be repaired or replaced before completion and final acceptance of the project.
3. Existing vehicular use areas may continue as nonconforming until such time as a
building permit is granted to enlarge or reconstruct a structure on the property
exceeding ten (10) percent of the existing gross floor area. At such time
ten (10) percent of the existing vehicular use area shall be brought into compliance
with the landscape ordinance and shall continue to full compliance on a graduated
scale. Verify existing building and addition square footage.
4. The City Beautiful Commission recommends preserving as many existing trees as
feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can
be given when preserving trees of six (6) inch caliper or larger.
August 31, 2017
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-344-Q
4
G. TRANSPORTATION/PLANNING:
Rock Region Metro: Location is served by METRO on route 5 West Markham.
We have no objections to the addition of a temporary classroom addition to the
existing building.
Planning Division: No comment.
H. SUBDIVISION COMMITTEE COMMENT: (August 9, 2017)
The applicant was present representing the request. Staff presented an
overview of the item stating there were outstanding technical issues in need of
addressing related to the proposed development plan. Staff questioned if there
were any other modifications to the site plan than the proposed portable building.
Public Works comments were addressed. Staff requested the applicant provide
an updated traffic control plan. Staff also requested the applicant provide details
of the proposed building placement with regard to the drainage swale located
within the parking lot of the site. Mr. King stated the building placement would
not block the drainage swale and the water would continue to drain through the
swale.
Landscaping comments were addressed. Staff stated if the placement of the
building exceeded ten (10) percent of the existing building square footage then
the landscaping was required to be upgraded accordingly. Staff stated any
existing landscaped areas were to be protected and any dead, damaged or
diseased landscaping was to be replaced.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
I. ANALYSIS:
The applicant submitted a revised site plan and an updated traffic circulation plan
for the site. The applicant has also indicated the building placement does not
exceed ten (10) percent of the existing building square footage located on the
site.
The applicant is requesting site plan review approval per Section 31-13 of the
Little Rock Code of Ordinances to allow the addition of a 66-foot by 96-foot
portable buildings to the site which currently contains a 31,795 square foot
building. The site is developed and used by LISA Academy for their elementary
August 31, 2017
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-344-Q
5
classroom space. The project consists of six (6) units being delivered and
configured to be one (1) building under roof to create seven (7) classrooms.
Each classroom is approximately 650 square feet in size. The unit will be ADA
accessible. The portable building will add seven (7) classrooms.
The school’s enrollment for 2016 – 2017 was 520 students and the new
enrollment for 2017 – 2018 will be 560 students. The school enrollment per
grade is as follows:
Grade Level Student Count Classrooms
Kindergarten 80 4
1st Grade 72 3
2nd Grade 72 3
3rd Grade 72 3
4th Grade 54 2
5th Grade 54 2
6th Grade 156 6
Total number of students 560 23* Total classrooms
Total number of staff 49
*There are seven (7) classrooms being added for additional programming
requirements and classrooms space for arts, science, special education,
computer lab, etc. A total of 36 classrooms are on the site.
Parking for an elementary school, grades 1 – 5, is based on one (1) space per
classroom plus one (1) space for every teacher, employee and administrator
on the largest shift. Parking for middle school, grades 6 – 8, is based on
one (1) space per classroom plus one (1) space for each teacher, employee and
administrator on the largest shift. Stacking space for drop -off and pick-up is
required on site. Stacking space is to be adequate to accommodate private
vehicles and school buses. Currently there are 312 standard parking space and
eight (8) handicap parking spaces on the site. After the placement of the
temporary classroom, the new handicap spaces are on the northwest side of the
building near the drop-off area. The new parking count is 282 standard spaces
and eight handicap spaces all of which are eleven (11) feet wide with a
five (5) foot side aisle. The new requirement will be 85 parking spaces, two (2) of
which are required to be handicap accessible.
LISA Academy is currently anticipating to occupy the temporary classroom space
for a period of two (2) to three (3) years, at which time the classrooms will be
removed from the site. The applicant has indicated at the time of removal an
evaluation of their needs for classroom space will be reviewed and
accommodations will be made to provide adequate classrooms space for
the students.
August 31, 2017
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-344-Q
6
The request is for a Subdivision/Multiple Building Site Plan Review as per
Section 31-13 of the Little Rock Code of Ordinances. The Subdivision Ordinance
states 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 relationships with adjoining properties.
Ordinance No. 20,839 adopted by the Little Rock Board of Directors on February
11, 2014, modified Section 31-13(f) of the Little Rock Code to limit the term of
approval of a site plan to a maximum of three (3) years from the date of approval.
If an approved multi-phase development, has not been completed within
three (3) years of the date of approval the site plan must be reviewed and
reapproved by the Commission in the same manner as the initial site plan review.
A previous traffic study provided by the applicant’s Traffic Engineer dated
February 4, 2016, provided for a maximum student enrollment of 700 students in
Grades K – 6. The maximum student population proposed for the 2017 – 2018
school year is 560 students. As staff requested the applicant has provided an
update to the traffic study which the primary focus of the update is to assess if
the access plan is adequate to serve the site with the addition of the temporary
buildings. The temporary buildings are to be in an existing parking area on the
southwest side of the school building. Although the area was recommended as
an additional pick-up/drop-off area, to be used if needed, it was found to not be
needed and therefore was not utilized as pick -up/drop-off space. The only effect
to the existing internal traffic operations that the temporary buildings will have is
on exiting vehicles, after the vehicles have loaded or unloaded students, along
the northwest side of the school, will alter their route to a slightly differe nt area of
the parking lot. With the revised traffic plan there is approximately 3,220 linear
feet of on-site vehicle queuing available and is expected to continue to be
adequate without vehicles queuing onto the adjacent roadways.
Staff is supportive of the applicant’s request. The applicant is seeking approval
to allow the placement of temporary classroom space on the site to
accommodate additional students but to also allow space for additional program
requirements of the school. The building placement is adequate to meet the
setbacks typically required per the C-3, General Commercial Zoning District. The
parking as indicated is more than adequate to serve the school. To staff’s
knowledge there are no remaining outstanding technical issues associated with
the request. Staff feels the placement of the temporary classrooms as proposed
is appropriate.
August 31, 2017
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-344-Q
7
J. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
PLANNING COMMISSION ACTION: (AUGUST 31, 2017)
The applicant was present. There were no registered objectors present. Staff presented
the item with a recommendation of approval of the request subject to c ompliance with
the comments and conditions as outlined in paragraphs D, E and F of the agenda staff
report. There was no further discussion. The item was placed on the consent agenda
and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent.
August 31, 2017
ITEM NO.: 5 FILE NO.: Z-4470-J
NAME: Chenal Park Centre Zoning Site Plan Review
LOCATION: Located at 15200 Chenal Parkway
DEVELOPER:
LLEJ Lot 8, LLC
1 Remington Drive #100
Little Rock, AR 72204
ENGINEER:
Crafton Tull and Associates
10825 Financial Centre Parkway, Suite 300
Little Rock, AR 72211
AREA: 0.95 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.16
CURRENT ZONING: C-2, Shopping Center District
VARIANCE/WAIVERS: A variance from Section 36-300(e) to allow a reduced side
yard setback on the eastern perimeter.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
A preliminary plat for the property was approved by the Planning Commission on
November 19, 2015. Along with the approval of the preliminary plat the
Commission also granted a variance from the City’s Land Alteration Ordinance to
allow grading of the three (3) lots with the development of the first lot. The
applicant is working to proceed to the final plat stage which should occur within
the next few months. The property is zoned C -2, Shopping Center District, which
per the zoning ordinance requires site plan review prior to development. Per
Section 36-126 of the Little Rock Code of Ordinances the site plan review
process is a development review process that provides for case by case
consideration of project particulars including the provision of parking and
landscaping, site of buildings and the compatibility of the proposed development
with adjacent uses.
August 31, 2017
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4470-J
2
The request is to allow the construction of a 7,828 square foot commercial
building on the property. The plan indicates building setbacks which meet or
exceed the 40-foot minimum setbacks per the zoning district with the exception
of the eastern perimeter, which is located adjacent to the private access drive.
The plan indicates a 15-foot building setback along this property line.
The plan indicates the placement of a minimum landscape strip of ten (10) feet
along Chenal Parkway. The plan indicates the placement of a monument sign
along Chenal Parkway. The sign will comply with signage allowed within the
Financial Center/Chenal Parkway Design Overlay District or a maximum of eight
(8) feet in height and one hundred (100) square feet in sign area.
B. EXISTING CONDITIONS:
The property is located on the north side of Chenal Parkway near the intersection
with Wellington Hills Road. Adjacent to the site the Parkway is westbound only.
There are apartments located to the north of this site and a commercial center
located to the west. Along this section of Chenal Parkway there are no sidewalks
in place. There are however sidewalks located along the developed property to
the west.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200 feet of the site along with the Parkway
Place Property Owners Association, the St. Charles Community Association and
the Villages of Wellington 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 Chenal
Parkway including 5-foot sidewalks with the planned development. The
back of curb should be located at the same width as the existing curb and
gutter to the west and provide a total of three (3) 11-foot lanes and a 2-foot
curb and gutter (at least 35 feet).
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. Is a variance
being requested to advance grade future lots with construction on this lot?
August 31, 2017
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4470-J
3
3. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
4. A special Grading Permit for Flood Hazard Areas will be required per
Section 8-283 prior to construction.
5. The minimum Finish Floor elevation of at least one (1) foot above the base
flood elevation is required to be shown on plat and grading plans. Show
finished floor elevation on plan.
6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
7. Street Improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
8. Streetlights are required by Section 31-403 of the Little Rock code.
Provide plans for approval to Traffic Engineering. Streetlights must be
installed prior to platting/certificate of occupancy. Contact Greg Simmons,
Traffic Engineering, 501.379.1813 or gsimmons@littlerock.gov for more
information.
9. In accordance with Section 31-210 (h) (12), access driveways running
parallel to the street shall not create a four (4) way intersection within
75 feet of the future curb line of the street.
10. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the intersection(s) comply with 2004 AASHTO Green Book
standards.
11. 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.
12. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
13. No clearing or tree removal is allowed within the right-of-way located in the
middle of the divided Chenal Parkway.
14. Sidewalks with appropriate handicap ramps are required in accordance with
Section 31-175 of the Little Rock Code and the Master Street Plan along the
proposed shared main access easement adjacent to the subject property.
15. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
16. Prior to construction of retaining walls, an engineer's certification of design
and plans must be submitted to Public Works for approval. After
construction, an as-built certification is required for construction of the
retaining wall.
August 31, 2017
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4470-J
4
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer available to this site. EAD,
Environmental Assessment Division, approval required. Contact Little Rock
Water Reclamation Authority for additional information.
Entergy: Entergy does not object to this proposal. There do not appear to be
any conflicts with existing electrical utilities based on the information provided.
There is an existing three (3) phase, overhead power line running along the east
side of Wellington Hills Road, and another one (1) along the south side of the
east bound lanes of Chenal Parkway. Either one (1) of which might be used to
feed the proposed development. Contact Entergy in advance to discuss
electrical service requirements, or adjustments to existing facilities (if any) as this
project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No comment received.
Fire Department:
1. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet,
exclusive of shoulders.
2. Grade. Maintain fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire
apparatus access roads shall not exceed 10 percent in grade except as
approved by the fire chief.
3. Loading. Maintain fire apparatus access road design as per Appendix D of
the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed
shall be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
4. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D105.1 – D105.4
August 31, 2017
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4470-J
5
a. D105.1 Where Required. Where the vertical distance between the
grade plane and the highest roof surface exceed 30’, approved
aerial fire apparatus access roads shall be provided. For the
purposes of this section the highest roof surfaces shall be
determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet
walls, whichever is greater.
b. D105.2 Width. Aerial fire apparatus acce ss roads shall have a
minimum unobstructed with of 26’, exclusive of shoulders, in the
immediate vicinity of the building or portion thereof.
c. D105.3 Proximity to building. At least one of the required access
routes meeting this condition shall be located within a minimum of
15 feet and a maximum of 30 feet from the building, and shall be
positioned parallel to one entire side of the building. The side of the
building on which the aerial fire apparatus access road is positioned
shall be approved by the fire code official.
d. D105.4 Obstructions. Overhead utility and power lines shall not be
located over the aerial fire apparatus access road or between the
aerial fire apparatus road and the building. Other obstructions shall
be permitted to be places with the approval of the fire code official.
5. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the
2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction
with Central Arkansas Water (Jason Lowder 501.377.1245) and the
Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or
Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants
as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
F. BUILDING CODES/LANDSCAPE:
Building Code: Project is subject to full commercial plan review and approval
prior to issuance of a building permit. For information on submittal requirements
and the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.gov or
Mark Alderfer at 501.371.4875; malderfer@littlerock.gov.
August 31, 2017
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4470-J
6
Landscape:
1.Site plan must comply with the City’s landscape and buffer ordinance requirements
and the requirements of the Chenal/Financial Center Design Overlay District.
2.Street buffers will be required at six (6) percent of the average depth of the lot. The
minimum dimension shall be one-half (½) the full width requirement but in no case
less than nine (9) feet. The maximum dimension required shall be fifty (50) feet. The
property is located in the City’s designated mature area.
3.Screening requirements will need to be met for the vehicular use areas adjacent to
street right-of-ways. Provide screening shrubs with an average linear spacing of not
less at three (3) feet within the required landscape area. Provide trees with an
average linear spacing of not less than thirty (30) feet.
4.A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property or the right-of-way of any street. This strip shall be at least
nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for
every thirty (30) linear feet of perimeter planting strip. Due to the retaining wall in the
west perimeter planting strip a consistent nine (9) foot width is not being met.
5.Eight percent (8%) of the vehicular use area must be designated for green space;
this green space needs to be evenly distributed throughout the parking area(s). The
minimum size of an interior landscape area shall be one hundred fifty (150) square
feet for developments with one hundred fifty (150) or fewer parking spaces. Interior
islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall be
included in the interior landscape areas at the rate of one (1) tree for every twelve
(12)parking spaces.
6.Landscape areas shall be provided between the vehicular use area used for public
parking and the general vicinity of the building, excluding truck loading or service
areas not open to public parking. These shall be provided at the rate equivalent to
planter strip three (3) feet wide along the vehicular use area. One (1) tree and four
(4)shrubs shall be planted in the building landscape areas for each forty (40) linear
feet of vehicular use area abutting the building. Landscape areas will need to be
added for the commercial building.
7.An automatic irrigation system to water landscaped areas shall be required for
developments of one (1) acre or larger.
8.The City Beautiful Commission recommends preserving as many existing trees as
feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can
be given when preserving trees of six (6) inch caliper or larger.
G.TRANSPORTATION/PLANNING:
Rock Region Metro: Location is not served by METRO currently but is in our
long range plans. Provide pedestrian connection to retail center for access to
jobs from the transit route.
August 31, 2017
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4470-J
7
Planning Division: No comment.
H.SUBDIVISION COMMITTEE COMMENT: (August 9, 2017)
Mr. Brad Peterson was present representing the request. Staff presented an
overview of the item stating there were few outstanding technical issues in need
of addressing related to the site plan. Staff stated if there was an order board
this would require screening. Staff questioned the proposed use mix of the
development indicating parking for a restaurant was greater than parking for a
general retail use. Staff stated parking was to match the uses of the site or seek
a variance.
Public Works comments were addressed. Staff stated no clearing of trees within
the median would be allowed. Staff stated the City’s Stormwater Detention
Ordinance would apply to the development of the site. Staff stated sidewalks
along the private drive should be included on both sides of the street. Staff
stated damage to public and private property was to be repaired by the
responsible party prior to the issuance of a certificate of occupancy.
Landscaping comments were addressed. Staff stated a landscape plan was
required with the submission of the building permit. Staff stated the dumpster
and retaining wall were indicated within the nine (9) foot landscape strip along
the western perimeter of the site.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
I.ANALYSIS:
The applicant submitted a revised site plan and cover letter to staff addressing
most of the technical issues associated with the request raised at the August 9,
2017, Subdivision Committee meeting. The applicant has provided the order
board screening, the placement of sidewalks along both sides of the proposed
access drive and removed the dumpster from the required landscape strip.
The property is zoned C-2, Shopping Center District which per Section 36-126 of
the Little Rock Code of Ordinances identifies the zoning districts which require
site plan approval prior to development. This section outlines the procedures for
processing site plans and establishes the standards for development within the
zoning district. The site plan review process is a development review process
that provides for case by case consideration of project particulars including the
August 31, 2017
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4470-J
8
provision of parking and landscaping, site of buildings and the compatibility of the
proposed development with adjacent uses.
The current request is to allow the construction of a 7,828 square foot
commercial building on the property along with 48 parking spaces. The pl an
indicates the placement of 33,255 square feet (80.72%) of impervious area, and
7,944 square feet (19.28%) of pervious area. The building coverage proposed is
19.3 percent.
The plan indicates building setbacks which meet or exceed the 40 -foot minimum
setbacks per the zoning district with the exception of the eastern perimeter,
which is located adjacent to the private access drive. The plan indicates a
15-foot building setback along this property line. The applicant is seeking a
variance from Section 36-300 to allow the eastern setback as proposed.
The plan indicates the placement of a minimum landscape strip of nine (9) feet
along Chenal Parkway. The applicant indicates minimum landscape strips along
the western and northern perimeters also of nine (9) feet. Building landscaping
will be provided along the eastern perimeter as required by the Landscape
Ordinance.
The plan indicates the placement of a monument sign along Chenal Parkway.
The sign will comply with signage allowed within the Chenal/Financial Center
Design Overlay District or a maximum of eight (8) feet in height and one hundred
(100) square feet in sign area. Building signage will be placed on the front
facade of the building. Building signage will be limited to a maxim um of
ten (10) percent of the total façade area on the façade abutting the public street.
The Zoning Ordinance typically requires a screening wall at least six (6) feet in
height and twenty (20) feet in length to be placed along the lane opposite the
order board speaker location. The wall is to be constructed of masonry or wood
with a textured finish to diminish sound reflection. The applicant is seeking
approval of a waiver of the required placement of the order board screening.
Based on the location of the site and the proximity of residential uses to the
site staff is supportive of the requested waiver of the order board
screening requirement.
The applicant has indicated the placement of a dumpster pad along the western
perimeter of the site. The applicant has indicated the hours of dumpster service
will be limited to 7 am to 6 pm Monday through Friday.
The site plan indicates the placement of an area for outdoor dining along the
eastern portion of the site. The applicant notes fencing will be placed around the
outdoor dining area as required by State Law should the area be used as an
August 31, 2017
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4470-J
9
outdoor dining area for a restaurant which serves alcohol. The applicant notes
all ADA access will be maintained with regard to the fencing placement around
the area proposed for outdoor seating.
The site plan indicates the placement of a building containing 7,828 square feet
of floor area and the placement of 48 parking spaces. The applicant has
indicated final use of the building has not been determined. The applicant notes
the maximum area planned for potential restaurant uses is 5,330 square feet.
Parking for a shopping center is typically based on one (1) parking space per
225 gross square feet of floor area. Based on the development criteria for
shopping centers 35 parking spaces would typically be required to serve this
development. Parking based on the potential use mix with 5,330 square feet
being a restaurant use of the remaining area, 2,498 square feet, leased as
commercial space based on the typical ordinance requirements the site should
provide 61 parking spaces. Once the site is fully developed there will be cross
access and parking for the development site. Staff is supportive of the parking
as proposed.
The plan indicates the placement of a pick-up window and the placement of an
area for outdoor dining which could both potentially be restaurant uses. Staff
recommends the use mix of the development match the parking available on
the site.
Section 36-126 outlines the time for approval of a site plan. The ordinance states
any applicant receiving approval of a site plan shall be limited to a maximum of
three (3) years from the date of approval to obtain all required permits unless an
extension of time is granted by th e planning commission. Otherwise, the site plan
approval shall be considered void. In an approved multiple -phased development,
any phases for which the required permits have not been obtained within three
(3) years of the date of approval must be reviewed and approved by the
planning commission in the same manner as established for the initial zoning site
plan review.
Staff is supportive of the applicant’s request. The applicant is seeking site plan
approval to allow the development of the site with a r etail building and associated
parking. The plan as indicated is not in full compliance with the typical
development standards of the Zoning District but staff does not feel the
requested variances will significantly impact the development. To staff’s
knowledge there are no remaining outstanding technical issues associated with
the request. Staff feels the development as proposed is appropriate.
August 31, 2017
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-4470-J
10
J. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the variance request from Section 36 -300(e) to
allow a reduced side yard setback on the eastern perimeter.
Staff recommends approval of the variance request to allow the reduced parking
as indicated on the site plan.
Staff recommends approval of the requested waiver of the order board
screening requirement.
PLANNING COMMISSION ACTION: (AUGUST 31, 2017)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff presented a recommendation of approval of the variance
request from Section 36-300(e) to allow a reduced side yard setback on the eastern
perimeter. Staff presented a recommendation of approval of the variance request to
allow the reduced parking as indicated on the site plan. Staff presented a
recommendation of approval of the requested waiver of the order board screening
requirement. There was no further discussion. The item was placed on the consent
agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and
1 absent.
August 31, 2017
ITEM NO.: 6 FILE NO.: Z-2502-E
NAME: Hougland Addition Revised Long-form PCD
LOCATION: Located on the Southwest corner of West 40 th and Whitfield Streets
DEVELOPER:
Carolyn Hougland
c/o Moses Tucker Real Estate
200 River Market Avenue Suite 501
Little Rock, AR 72201
SURVEYOR:
Global Surveying Consultants, Inc.
6511 Heilman Court
North Little Rock, AR 72118
ARCHITECT:
Woods Group
2200 South Main Street
Little Rock, AR 72206
AREA: 13.62 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 10 CENSUS TRACT: 24.06
CURRENT ZONING: PCD
ALLOWED USES: Single-family residential, Elderly housing, Masjid, School,
Community Center, Retail and Office – Approval of a development concept plan
PROPOSED ZONING: Revised PCD
PROPOSED USE: Church and C-3, General Commercial District uses
VARIANCE/WAIVERS: None requested.
The applicant submitted a request dated July 31, 2017, requesting withdrawal of this
item, without prejudice. Staff is supportive of the withdrawal request.
August 31, 2017
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-2502-E
2
PLANNING COMMISSION ACTION: (AUGUST 31, 2017)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated July 31, 2017,
requesting withdrawal of this item, without prejudice. Staff stated they were supportive
of the withdrawal request. There was no further discussion. The item was placed on the
consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes
and 1 absent.
August 31, 2017
ITEM NO.: 7 FILE NO.: Z-4377-A
NAME: South Oaks Apartments Revised Long-form PD-R
LOCATION: Located at 3401 Fair Park Boulevard
DEVELOPER:
Arkansas Sign and Neon
Attn. Kevin Honea
8525 Distribution Drive
Little Rock, AR 72209
AREA: 5.46 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 9 CENSUS TRACT: 19
CURRENT ZONING: PD-R
ALLOWED USES: Multi-family
PROPOSED ZONING: Revised PD-R
PROPOSED USE: Allow a revision to the approved signage plan
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting approval to allow a modification to the previously
approved signage plan. The new entry sign is proposed along Fair Park
Boulevard replacing the existing apartment development sign. The sign is
indicated with brick columns. The columns are indicated 8.8 -feet high. The
overall sign width including the columns is 10.8 -feet wide. The face of the sign is
6.75-feet high and 7.8-feet wide resulting in the face of the site containing
52.65 square feet.
B. EXISTING CONDITIONS:
The site is developed as an apartment complex. Across Fair Park Boulevard is
the University of Arkansas Little Rock (UA Little Rock) campus. The section of
Fair Park Boulevard contains a mixture of uses including residential, commercial
and office uses. There is an auto related business located on the northwest
August 31, 2017
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-4377-A
2
corner of Fair Park Boulevard and Asher Avenue, a muffler shop. There is an
auto parts store on the northeast corner of Fair Park Boulevard and Asher
Avenue.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200 feet of the site along with the South of
Asher Neighborhood Association, the Curran Conway Neighborhood Association
and the University District Partnership were notified of the public hearing.
D. SUBDIVISION COMMITTEE COMMENT: (August 9, 2017)
The applicant was not present. Staff presented an overview of the item st ating
there were no outstanding technical issues associated with the request. Staff
stated the applicant was seeking approval for the placement of a sign which
exceeded the height and area allowed per Section 36 -552 of the Little Rock
Code of Ordinances. Staff stated the maximum sign height allowed per the
ordinance was six (6) feet and the maximum sign area allowed was 24 square
feet. There were no more issues for discussion. The Committee then forwarded
the item to the full Commission for final action.
E. ANALYSIS:
There were no outstanding technical issues in need of addressing related to the
request. The applicant is seeking approval to allow the placement of a new
development sign along Fair Park Boulevard. The sign is indicated with bric k
columns 8.8-feet high and an overall sign width, including the columns, of
10.8-feet. The face of the sign is 6.75-feet high and 7.8-feet wide resulting in the
face of the sign containing 52.65 square feet. There are no other changes
proposed for the site.
Staff is supportive of the applicant’s request. To staff’s knowledge there are no
remaining outstanding technical issues associated with the request. The signs
are proposed with architectural enhancements which has become common
around the City and with this type development. Staff feels the development sign
as proposed is appropriate for the site.
F. STAFF RECOMMENDATION:
Staff recommends approval of the request to allow a modification to the
previously approved signage plan as proposed by the applicant.
August 31, 2017
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-4377-A
3
PLANNING COMMISSION ACTION: (AUGUST 31, 2017)
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. The item was placed on the consent agenda
and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent.
August 31, 2017
ITEM NO.: 8 FILE NO.: Z-6079-I
NAME: Little Rock Christian Academy Revised Long-form POD
LOCATION: Located at 19010 Cantrell Road
DEVELOPER:
Little Rock Christian Academy
19010 Cantrell Road – P.O. Box 17450
Little Rock, AR 72223
SURVEYOR:
White Daters and Associates
24 Rahling Road
Little Rock, AR 72221
ARCHITECT:
Lewis Architects Engineers
11225 Huron Suite 104
Little Rock, AR 72211
AREA: 72.08 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 20 CENSUS TRACT: 5
CURRENT ZONING: POD and R-2, Single-family
ALLOWED USES: Master Plan for a private elementary, middle and high school
PROPOSED ZONING: Revised POD
PROPOSED USE: Master Plan for a private elementary, middle and high school –
Expand the land area for the school campus
VARIANCE/WAIVERS: A variance from the Land Alteration Ordinance to allow grading
of a larger portion of the site without immediate construction plans and a deferral of the
required boundary street improvements along Cantrell Road .
August 31, 2017
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6079-I
2
BACKGROUND:
On December 12, 1995, the Planning Commission approved the first conditional use
permit to allow the school, then known as Walnut Valley Christian Academy, to build a
new campus on a 20-acre site. The school was originally approved to have an
enrollment of 1,040 students with a staff of 100.
On June 26, 1997, the Commission approved a revision to the conditional use permit
allowing for expansion of the school onto an adjacent 10 -acre tract. Enrollment stayed
at 1,040 and employee numbers increased to 110.
On September 3, 1998, the Commission approved a second revision to the conditional
use permit allowing for a change in the phasing plan and an increase in enrollment to
1,100 students. Employee numbers stayed at 110.
On May 11, 2000, the Commission approved a third revision to the conditional use
permit allowing for the introduction of a new phase. The site stayed at 30± acres and
enrollment and employee numbers stayed at 1,100 and 110 respectively.
On January 9, 2003, the Commission approved a fourth revision to the conditional use
permit allowing for expansion onto an adjacent 20-acre tract; resulting in a total of 50±
acres. The revision allowed for expansion of the school and an increase in student
enrollment and employee numbers to 1,700 and 170 respectively. The plan included
the introduction of several new buildings, a track and practice field, a baseball field and
additional parking. Some of the previously approved buildings were relocated under the
new plan.
The Commission reviewed and approved a fifth revision to the school’s site plan at their
February 3, 2005, public hearing. The school proposed a revision to the C.U.P.
allowing for a slight increase in student population and building square footage. The
phases for future construction were revised to accommodate the school’s current and
projected needs. The student and faculty/staff numbers were proposed as 2,058 and
220 respectively. The total building square footage was proposed to increase from
264,924 square feet to 309,424 square feet. The baseball field was eliminated from the
plan and the practice field and track were relocated from the front of the site to the rear.
There was some slight modification of the driveways and parking.
A 5.19± acre parcel at the southwest corner was removed from the plan. There were no
specific plans for that parcel, although it was anticipated that some sort of office
rezoning request would be proposed at a later date. The new driveway was shown as
entering the school campus from the west. The driveway would tie into a new collector
street which was to be built west of the campus. The new street and school access
would be constructed to coincide with Phase I of the campus plan. This new street
August 31, 2017
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6079-I
3
would be signalized at its intersection with Cantrell Road. City staff, the adjacent land
owner and the school all agreed to the new plan. Due to the change in the driveway
alignment, a total of 680 parking spaces would be provided on site.
Below is a summary of the joint access basic design elements agreed to by the parties.
1. LRCA-Pfeifer shared access to a new traffic signal controlled intersection on
Highway 10 at the location Pfeifer proposed for the collector street (Northwest
Territory Parkway). This would be withou t affecting the location of the existing
Wal-Mart truck drive on the south side of Hwy. 10. The traffic signal operation
would utilize what is termed as “split-phasing”, with the north and south legs
operating as distinct separate signal phases. This wou ld permit dual left-turning
movements southbound to eastbound onto Hwy. 10. This would also allow left
turns from the Wal-Mart truck drive to be served by the traffic signal, but green
time would only be called for northbound to westbound left turn vehicl e demand
(northbound right turns would be in available gaps with right -turn-on-red).
2. LRCA Drive would be constructed to a 4-lane width and intersect Northwest
Territory Parkway approximately 500 feet north of Hwy. 10. As necessary, LRCA
would employ off-duty police officers to direct traffic at the intersection of
Northwest Territory Parkway and LRCA Drive.
3. Future east-west commercial drive access to Northwest Territory Parkway would
be permitted at approximately 250 feet north of Hwy. 10 (subject to worki ng out
the Entergy ownership issue) to serve the out parcels on the south edge of the
LRCA site.
4. Northwest Territory Parkway would be constructed to a 4 -lane width north
from Hwy. 10 to some distance past the proposed Northwest Territory
Court intersection to the west. This would allow separate (side-by-side,
opposite-direction) left turn lanes to Northwest Territory Court and to LRCA Drive
so no center left turn lane use conflicted in the offset area between the two
intersections. Alternately, Northwest Territory Court could be re-aligned to
intersect Northwest Territory Parkway further north and thereby provide sufficient
distance between the offset intersections to allow bi -directional left-turn
lane usage.
5. No changes would be made to the existing LRCA Boulevard intersection with
Hwy. 10. LRCA would effect all left in and left out movements at the signal
controlled intersection (Northwest Territory Parkway intersection with Hwy. 10),
not at LRCA Boulevard and Hwy. 10 during AM arrival and PM dismiss al peak
school periods. LRCA Boulevard and Hwy. 10 would not be controlled by
off-duty police officers.
6. The only access to Hwy. 10 between Northwest Territory Parkway and LRCA
Boulevard would be a single right-in-right-out access drive to the out parcels.
All issues related to the Cantrell Road access were subject to concurrence by Arkansas
Department of Transportation. The Northwest Territory Parkway (the Divide Parkway)
had been constructed but had not been accepted by the City as a public right of w ay.
An annexation request for a 19-acre tract was approved by the Little Rock Board of
Directors at their May 17, 2005, Public Hearing.
August 31, 2017
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6079-I
4
Ordinance No. 19,960 adopted by the Little Rock Board of Directors on May 6, 2008,
allowed a rezoning of the site from R-2, Single-family with a CUP, Conditional Use
Permit to POD, Planned Office Development. Little Rock Christian Academy acquired a
3.6-acre tract of land bordering its property on the west. The academy also owned a
5-acre tract contiguous to the original 43.8-acres to the southwest fronting Cantrell
Road and west of the entrance drive. The CUP request which was approved in 1997
and revised in 2005 did not include the two (2) smaller parcels. The school wished to
establish a master plan for its entire property inclusive of all 53.8-acres of land therefore
applying for a POD, Planned Office District. The POD incorporated the same uses and
student population as the previously approved CUP only with a slightly larger area of
land. There was a slight modification for placement of buildings and athletic fields on
the site with the baseball fields proposed within the newly added site area located
adjacent to Cantrell Road.
The school intended to gradually develop its campus to provide facilities for u p to
2,058 students, K-4 through Grade 12. Improvements included additional buildings to
house classrooms, athletic and artistic venues along with supporting infrastructure,
drives and parking. Vehicular traffic reconfiguration on campus was proposed to
facilitate vehicular circulation and alleviate traffic stacking on public roadways.
The purposes of the POD application was a portion of the structures, the visitor
bleachers, would lie within the 100-foot building setback as established by the Highway
10 Design Overlay District. With the encroachment into the 100 -foot building setback
the Highway 10 Design Overlay District required the property be rezoned.
The applicant sought and was approved a five (5) year deferral of the required street
construction to Cantrell Road and the placement of the bicycle path along the Divide
Parkway. The applicant also sought a variance from the Land Alteration Ordinance to
allow advanced grading of the site. This request was also approved.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
Little Rock Christian Academy (LRCA), located at 19010 Cantrell Road, has
acquired an additional 18.28-acre tract of land bordering its property on the north.
This, along with the Academy’s 53.8 -acres under the current POD (2008, revised
in 2012), brings the campus size to 72.08-acres. The school wishes to revise the
POD to include this additional property in the form of an updated Master Plan for
its entire property. The current student enrollment for the campus, K -3 – 12, is
1,425. The current POD reflects the schools intend to gradually develop its
campus to provide facilities for up to 2,058 students. K -4 through Grade 12. As
noted here, the campus total would not change, however, K -3 has been added to
the education levels offered.
August 31, 2017
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6079-I
5
Additions to the current POD are oriented around the additional 18 -acres to the
north. With the addition of this northern property, the campus will be greatly
enhanced with the addition of a proposed new education facility and an outdoor
athletics area for soccer and track and field. This would allow the school to
streamline current campus traffic by pulling a portion of traffic out of the main flow
to the north and accessed directly from The Divide Parkway. Potential campus
flow patterns are shown on the revised Master Plan. The addition of this new
facility would also be a catalyst for growth campus wide as current facilities are
adapted to house other grade levels. A proposed High School classroom
building and a proposed welcome center housing administration would fill the
remaining campus needs to support the projected growth.
Currently LRAC is working on an indoor athletic facility located near the football
field. Immediately following this indoor project, will be the basketball complex
located north of the current High School facility.
As part of the submission LRCA would like to request the following
variances/deferrals:
1. A variance to clear and grade a multi-phase development where
construction is not imminent on all phases of the development. The
reason for this request is to balance cut/fills for the upcoming Indoor and
Basketball sites and to minimize construction cost and time for the
remaining phases. This request is for the additional property north of the
current campus.
2. A deferral of the required boundary street improvements along Cantrell
Road in accordance with Section 31-175 of the Little Rock Code of
Ordinance and the Master Street Plan.
B. EXISTING CONDITIONS:
The site is located in an area of mixed uses and zoning located along Cantrell
Road. The properties to the east contain a variety of uses including residential,
commercial and office. Undeveloped tracts are located directly to the west and
north. The Cantrell Road and Chenal Parkway intersection is just west of
the site. This intersection includes a mixture of uses, including a big box retail
store, convenience store and mini-warehouse development. A church and a
single-family subdivision, Bishop Place, are located to the south.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200 feet of the site along with the Aberdeen
Court Property Owners Association and the Maywood Manor Neighborhood
Association were notified of the public hearing.
August 31, 2017
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6079-I
6
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. No construction is imminent. The proposed steepest cut face is 85 f eet
vertical at a 70 percent slope with a total width of about 2,000 feet. The City
of Little Rock code allows the maximum cut of 3:1 or 33 percent slope.
2. Purposes of the Land Alteration Ordinance as found in Section 29-168 are:
1. Prevent excessive grading, clearing, filling, cutting or similar activities;
2. To conceal hillside scars; and 3. to preserve the contours of the natural
landscape and land forms.
3. Very little considerations was given to adjusting the grades and layout of the
sports field and future education building to reduce the proposed slopes and
amount of cut.
4. The hillside scar will be viewable by the public from Cantr ell Road and The
Divide Parkway. It is staff's experience that vegetation will not grow on
shale with a 70 percent slope.
5. The existing pond on the west provides regional stormwater detention for
the upstream properties. Passing of the discharge from the pond through
the campus must be considered when designing the grading and drainage
plan for future development.
6. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction.
7. Stormwater detention ordinance applies to this property and must be
provided for the proposed area to be graded. Show the proposed location
for stormwater detention facilities on the plan. Maintenance of the detention
pond and all private drainage improvements is the responsibility of the
developer and/or property owner.
8. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
9. The median in the new proposed driveway should be moved outside of the
pedestrian pathway.
10. Restriping of The Divide Parkway will be required to be provided by the
applicant at time of construction of the proposed driveway.
11. The new proposed driveway should be moved to 300 f eet south of the
proposed west curb cut to provide sufficient vehicle stack.
August 31, 2017
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6079-I
7
12. The new proposed driveway should be moved further south of the proposed
west curb cut to prevent future conflicts from vehicle stack in the center
turn lane.
13. The maximum driveway width is 36 feet.
14. If student enrollment is proposed to increase above the permitted maximum,
submit a Traffic Impact Study for the proposed project. Stud y should
address trip generation and trip distribution for the development and also
should take into account existing and projected traffic growth.
15. 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.
16. All driveways shall be concrete aprons per City Ordinance.
17. Hauling of fill material on or off site over municipal streets and roa ds
requires approval prior to a grading permit being issued. Contact Travis
Herbner, Public Works Traffic Engineering, 501.379.1805 or
therbner@littlerock.gov for more information.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer available to this site. EAD,
Environmental Assessment Division, analysis required. Capacity fee analysis
required. Contact Little Rock Water Reclamation Authority for additio nal
information.
Entergy: Entergy does not object to this proposal. There are existing
three (3) phase, power line exists on the east and west side of this property
providing service to the existing buildings. It is difficult to determine if a ny of
them will be in conflict with the proposed plans on the north end of the property.
Contact Entergy in advance to discuss future service requirements, new facilities
locations and adjustments to existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No comment received.
August 31, 2017
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6079-I
8
Fire Department:
1. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet,
exclusive of shoulders.
2. Grade. Maintain fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire
apparatus access roads shall not exceed 10 percent in grade except as
approved by the fire chief.
3. Loading. Maintain fire apparatus access road design as per Appendix D of
the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed
shall be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
4. Commercial and Industrial Developments – 2 means of access. - Maintain
fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1
a. Section D104.1 Buildings exceeding three stories or 30 feet in
height. Building or facilities exceeding 30 feet or three stories in
height shall have at least two means of fire apparatus access for
each structure.
b. Section D104.2 Building exceeding 62,000 square feet in area.
Buildings or facilities having a gross building area of more than
62,000 square feet shall be provide with two separate and
approved fire apparatus access roads.
c. Exception: Projects having a gross building area of up to
124,000 square feet that have a single approved fire apparatus
access road when all building are equipped throughout with
approved automatic sprinkler systems.
d. D104.3 Remoteness. Where two fire apparatus access roads are
required, they shall be placed a distance apart equal to not less
than one half of the length of the maximum overall diagonal
August 31, 2017
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6079-I
9
dimension of the lot or area to be served, measured in a straight
line between accesses.
5. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D105.1 – D105.4
a. D105.1 Where Required. Where the vertical distance between the
grade plane and the highest roof surface exceed 30’, approved
aerial fire apparatus access roads shall be provided. For the
purposes of this section the highest roof surfaces shall be
determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet
walls, whichever is greater.
b. D105.2 Width. Aerial fire apparatus access roads shall have a
minimum unobstructed with of 26’, exclusive of shoulders, in the
immediate vicinity of the building or portion thereof.
c. D105.3 Proximity to building. At least one of the required access
routes meeting this condition shall be located within a minimum of
15 feet and a maximum of 30 feet from the building, and shall be
positioned parallel to one entire side of the building. The side of the
building on which the aerial fire apparatus access road is positioned
shall be approved by the fire code official.
d. D105.4 Obstructions. Overhead utility and power lines shall not be
located over the aerial fire apparatus access road or between the
aerial fire apparatus road and the building. Other obstructions shall
be permitted to be places with the approval of the fire code official.
6. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the
2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction
with Central Arkansas Water (Jason Lowder 501.377.1245) and the
Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or
Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants
as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
August 31, 2017
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6079-I
10
F. BUILDING CODES/LANDSCAPE:
Building Code: Project is subject to full commercial plan review and approval
prior to issuance of a building permit. Fo r information on submittal requirements
and the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.gov or
Mark Alderfer at 501.371.4875; malderfer@littlerock.gov.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance requirements.
2. A land use buffer six (6) percent of the average width / depth of the lot will be
required when an adjacent property has a dissimilar use of a more restrictive nature.
The maximum dimension required shall be fifty (50) feet. As a component of all land
use buffer requirements, opaque screening, whether a fence or other device, a
minimum of six (6) feet in height shall be required upon the property line side of the
buffer. A minimum of seventy (70) percent of the land use buffer shall be
undisturbed. Easements cannot count toward fulfilling this requirement. Existing and
planted vegetation may be used to achieve the required screening.
3. Note on plan any existing trees or groups of trees that are to remain. Trees selected
for preservation shall have the area within the dripline fenced with protective fencing
and protected from development activities. Graphically indicate the area to be
protected on the plan and provide detail of the protective fencing.
4. Any exiting landscape or irrigation disturbed by construction shall be repaired or
replaced before completion and final acceptance of the project.
5. An automatic irrigation system to water landscaped areas shall be required for
developments of one (1) acre or larger.
6. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
7. The City Beautiful Commission recommends preserving as many existing trees as
feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can
be given when preserving trees of six (6) inch caliper or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: METRO serves this location on route 25 Pinnacle
Mountain. We have no objections to the campus additions. However, we support
the addition of pedestrian infrastructure to the master plan connecting the
campus to the transit route.
Planning Division: This request is located in Pinnacle Planning District. The Land
Use Plan shows Public/Institutional (PI) for these properties. This category
August 31, 2017
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6079-I
11
includes public and quasi-public facilities that provide a variety of services to the
community such as schools, libraries, fire stations, churches, utility substations,
and hospitals. The applicant has applied for a revision to an existing POD
(Planned Office Development) to add additional land area to the overall Master
Plan site area. The request is within the Highway 10 Overlay District.
Master Street Plan: South of the property is Cantrell Road and it is shown as a
Principal Arterial on the Master Street Plan. The primary function of a Principal
Arterial Street is to serve through traffic and to connect major traffic generator or
activity centers within an urbanized area. Entrances and exits should be limited
to minimize negative effects of traffic and pedestrians on Cantrell Road since it is
a Principal Arterial. This street may require dedication of right-of-way and may
require street improvements for entrances and exits to the site.
Bicycle Plan: There is a Class I Bike Path shown along the Cantrell Road.
A Bike Path is to be a paved path physically separate for the use of bicycles.
Additional right-of-way or/and easement is recommended. Nine-foot (9’) paths
are recommended to allow for pedestrian use as well as bicycles, replacing the
sidewalk.
H. SUBDIVISION COMMITTEE COMMENT: (August 9, 2017)
The applicant was present representing the request. Staff presented an
overview of the item stating there were a few outstanding technical issues
associated with the request in need of addressing related to the site plan and the
proposed variance request to the City’s Land Alter ation Ordinance. Staff
questioned the proposed time frame for construction of the northern buildings.
Staff stated it appeared there were buildings which had been constructed which
were indicated as future on the site plan. Staff requested clarification of the
existing and proposed future construction of the buildings.
Public Works comments were addressed. Staff stated the variance request
indicated a steep cut along the northeastern portion of the site. Staff stated the
Cantrell Road frontage was located at a 315-foot grade elevation and the area
proposed for the top of the cut was located at a 350 -foot grade elevation.
Staff stated the Land Alteration Ordinance would allow for cuts and fills at a
three (3) to one (1) bench terrace. Staff questio ned the plant materials that
would grow on the cut-slope since the area was heavy shale.
Landscaping comments were addressed. Staff stated all interior parking lots and
paved areas were to be landscaped. Staff stated a land use buffer was required
around the sites perimeters which abutted single-family zoned or used property.
Staff stated screening of these abutting properties was also required.
August 31, 2017
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6079-I
12
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
I. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the
technical issues associated with the request. The applicant has removed from
their request the variance to exceed the cut, fill and slope requirements of the
Land Alteration Ordinance. The applicant is requesting to allow grading of future
phases of the School’s Master Plan without imminent construction within this
area. The applicant has indicated the variance is necessary to balance cut/fills
for the upcoming indoor athletic facility and basketball sites and to minimize
construction cost and time for the remaining phases.
The request is to revise the previously approved POD, Planned Office
Development, to allow additional land area to be included within the school’s
overall master plan. The school has purchased an additional 18.28-acres
located to the north of their existing campus and proposes future construction
with an education building and football/soccer/track practice field. The building
summary includes the existing buildings and the buildings proposed for
future construction.
Existing Buildings Square Footage
Multi-purpose Building 15,500
Elementary Building 39,424
Junior High Building 23,000
Middle School Building 15,200
Gymnasium 20,000
Administration Building 2,900
High School Building 56,000
Warrior Hall 24,547
Football Concession/toilets 1,800
Baseball Concession/toilets 840
Future Buildings Square Footage
Athletic Gymnasium 50,000
Educational Building 80,000
Administration Building 7,000
Indoor Athletic Facility 54,460
High School Addition 20,000
Middle School Addition 6,500
August 31, 2017
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6079-I
13
The applicant has provided the student break down by grade and number of
classrooms. The following indicates the student population and proposed
growth:
No. of
Classrooms
Students/Class No. of Students
Early Childhood
K-3 3 14 42
K-4 7 15 105
K-5 7 17 119
Elementary
1st 7 22 154
2nd 7 22 154
3rd 7 22 154
4th 7 22 154
5th 7 22 154
Middle
6th 7 22 154
7th 7 22 154
8th 7 22 154
High School
9th 7 20 140
10th 7 20 140
11th 7 20 140
12th 7 20 140
Total Student 2,058
Total Staff 220
All existing signs are to remain on the site. The applicant has indicated the
placement of a new sign along the northern driveway entrance on the Divide
Parkway. The plan indicates the placement of a sign on each side of the
driveway. The sign height and area is proposed to comply with the Highway 10
Design Overlay District or a maximum of ten (10) feet in height and 100 square
feet in area. Directional signage is proposed to be decorative in nature and is
proposed to comply with the typical ordinance standards.
The request includes a waiver of the land use buffer along the western perimeter
of the site adjacent to the Entergy Transmission line and easement. T he zoning
ordinance requires land use buffer when an adjacent property has a dissimilar
use of a more restrictive nature. The property to the west is zoned R-2, Single-
family but is not nor will the property be a residential use. The ordinance states a
minimum of seventy (70) percent of the buffer area is to remain undisturbed. The
site plan indicates the proper width of the buffer in this area but the applicant is
requesting to allow grading within the buffer.
August 31, 2017
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6079-I
14
The request includes a deferral of the Boun dary Street Improvements along
Cantrell Road. The required boundary street improvements along Cantrell Road
(Highway 10) adjacent to the school property include curb and gutter on the west
side of the entrance driveway and sidewalk along the entire street frontage. The
applicant is requesting a deferral of the improvements until the development of
the educational building located along the northern portion of the school campus.
Staff is supportive of the applicant’s request. The applicant is seeking approval
of a revision to the overall master plan for the school campus and to incorporate
additional land area into the campus master plan. The applicant has minimized
staff’s concerns related to the Land Alteration Ordinance by eliminating the
request to exceed the cut, fill and slope requirements of the Land Alteration
Ordinance. To staff’s knowledge there are no remaining outstanding technical
issues associated with the request. Staff feels the revision to the existing POD,
Planned Office Development, zoning is appropriate.
J. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the deferral request for the Boundary Street
Ordinance requirements for the required street improvements to Cantrell Road
until the development of the education building.
Staff recommends approval of the variance request from the City’s Land
Alteration Ordinance to allow grading of future phases of the development site
with the construction of the indoor athletic field and basketball facility.
Staff recommends approval of the waiver request of the land use buffer along the
western perimeter of the site where adjacent to the Entergy easement and
transmission line.
PLANNING COMMISSION ACTION: (AUGUST 31, 2017)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the re quest subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff presented a recommendation of approval of the deferral
request for the Boundary Street Ordinance requirements for the requi red street
improvements to Cantrell Road until the development of the education building. Staff
presented a recommendation of approval of the variance request from the City’s Land
August 31, 2017
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6079-I
15
Alteration Ordinance to allow grading of future phases of the development si te with the
construction of the indoor athletic field and basketball facility. Staff presented a
recommendation of approval of the waiver request of the land use buffer along the
western perimeter of the site where adjacent to the Entergy easement and tra nsmission
line. There was no further discussion. The item was placed on the consent agenda and
approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent.
August 31, 2017
ITEM NO.: 9 FILE NO.: Z-7905-B
NAME: The Fountain Short-form PCD
LOCATION: Located at 2809 Kavanaugh Boulevard
DEVELOPER:
James D. Bryant
319 President Clinton Avenue, Suite 202A
Little Rock, AR 72201
SURVEYOR:
Global Surveying Consultants, Inc.
6511 Heilman Court
North Little Rock, AR 72118
AREA: 0.11 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 4 CENSUS TRACT: 15.01
CURRENT ZONING: C-3, General Commercial District
ALLOWED USES: General Commercial/Retail
PROPOSED ZONING: PCD
PROPOSED USE: Allow an existing deck to be replaced and allow additional square
footage to be added without providing on -site parking.
VARIANCE/WAIVERS: None requested.
BACKGROUND:
On August 29, 2005, the Little Rock Zoning Board of Adjustment approved a variance
request for this site to allow a parking variance for the Fountain. The zoning ordinance
would typically require the placement of 15 off-street parking spaces for the use.
Although there was on-street parking the site contained no off-street parking.
August 31, 2017
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-7905-B
2
On April 24, 2006, the Little Rock Zoning Board of Adjustment approved a variance to
allow a deck addition with a reduced setback and a variance from the off -street parking
requirement. With the deck addition five (5) additional parking spaces would have
typically been required to serve the use. There was no off -street parking proposed with
the deck addition. The deck was proposed uncovered with only hand rails around the
perimeter. The deck was proposed with a 4.75-foot to 5-foot rear yard setback. The
C-3, General Commercial Zoning District typically requires a 25-foot rear yard setback.
Conditions of approval required the deck structure to remain uncovered and unenclosed
on its south and west sides, a building permit was required for the deck construction
and there was to be no outdoor speakers or amplification for the outdoor seating/deck
area. In addition after meeting with the Hillcrest Residents Neighborhood Association
the applicant offered the following additional conditions: The employees of the Fountain
were to park in the Delta Trust parking lot, the Fountain was to place signs on the front
door/windows of 2809 Kavanaugh Boulevard informing customers of the available
parking in the Delta Trust parking lot and the deck was to be shortened by four (4) feet
to allow the underside (south side) of the structure to be screened with lattice and
planter boxes.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a rezoning of the site from C -3, General Commercial
District, to PCD, Planned Commercial Development District, to allow the Hillcrest
Fountain located at 2809 Kavanaugh Boulevard to replace an aging wood deck
and covered bar located on the south side of the building with a new deck and
enclosed bar. The Fountain, a bar, occupies 1,980 sq uare feet of the building
and Canon Grill, a restaurant, occupies 2,242 square feet of the building. The
new deck is proposed containing 508 square feet unenclosed space and an
enclosed bar containing 510 square feet. The new deck and enclosed bar will b e
utilized primarily by the Hillcrest Fountain with a portion being utilized for egress
by the Canon Grill. The proposed project also attempts to work around existing
trees located on the south edge of the deck and will include landscape
improvements on the south side of the project.
The applicant is proposing to construct a roof deck and stairs, that will not
exceed 349 square feet of floor area to be constructed above the newly created
bar area.
The applicant is also proposing renovation of approximately 375 square feet of
interior space to allow the conversion of an existing storage area into an office,
restrooms and space for a small walk-in cooler.
August 31, 2017
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-7905-B
3
B. EXISTING CONDITIONS:
The property is located within the business district of Hillcrest. T here are
commercial uses located to the north, south, east and west of the site. There is a
large parking lot located to the south of the site which is shared by a number of
the businesses in the area. There are however single-family homes located to
the west of this site along Palm Street and to the north of the site across
Kavanaugh Boulevard along I Street.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200 feet of the site along with the Hillcrest
Residents Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No comment.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer available to this site.
Entergy: Entergy will likely need to meet on site and review the plans more
closely for this proposal. An Entergy pole with three (3) phase power and a
transformer bank exists on the southwest corner of the proposed deck
replacement/extension area. All OSHA and NESC required clearance
requirements to electrical lines will need to be maintained during and after
construction activities. Contact Entergy in advance to discuss future service
requirements, new facilities locations and adjustments to existing facilities (if any)
as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No comment received.
Fire Department: No comment.
Parks and Recreation: No comment received.
County Planning: No comment.
August 31, 2017
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-7905-B
4
F. BUILDING CODES/LANDSCAPE:
Building Code: Project is subject to full commercial plan review and approval
prior to issuance of a building permit. For information on submittal requirements
and the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.gov or
Mark Alderfer at 501.371.4875; malderfer@littlerock.gov.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance requirements.
2. Any existing landscape areas shall be protected as per City of Little Rock Landscape
Ordinance (Section 15-100). Any trees or vegetation located in close proximity to
construction shall have the area within the dripline fenced and protected from
development activities. Any exiting landscape or irrigation disturbed by construction
shall be repaired or replaced before completion and final acceptance of the project.
3. The City Beautiful Commission recommends preserving as many existing trees as
feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can
be given when preserving trees of six (6) inch caliper or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: Location is served by METRO on route 1 Pulaski Heights.
We have no objections to the deck replacement project.
Planning Division: This request is located in Heights Hillcrest 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. Comme rcial
activities vary in type and scale, depending on the trade area that they serve.
The applicant has applied for rezoning from C-3 (General Commercial District) to
PCD (Planned Commercial District) to replace an existing deck and increase the
floor area by adding a roof deck without providing any additional parking. The
request is within the Hillcrest Overlay District.
Master Street Plan: North of the property is Kavanaugh Boulevard and it is
shown as a Collector Street on the Master Street Plan. Plan. The primary
function of a Collector Road is to provide a connection from Local Streets to
Arterials. This street may require dedication of right-of-way and may require
street improvements for entrances and exits to the site.
August 31, 2017
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-7905-B
5
Bicycle Plan: There is a Class III Bike Route shown on Kavanaugh Boulevard.
These bike routes require no additional right-of-way, but either a sign or
pavement marking to identify and direct the route.
H. SUBDIVISION COMMITTEE COMMENT: (August 9, 2017)
The applicant was not present. Staff presented an overview of the item stating
they would work with the applicant to resolve any outstanding technical issues
associated with the request prior to the Commission hearing the item. There
were no more issues for discussion. The Committee then forwarded the item to
the full Commission for final action.
I. ANALYSIS:
The applicant submitted a revised cover letter to staff addressing their concerns
from the August 9, 2017, Subdivision Committee meeting. The applica nt has
indicated the southern setback previously provided and the landscape and plant
materials in place will not be removed. The applicant has also indicated the deck
will be larger than currently constructed but the expanded area is along the west
side of the deck. The applicant indicates all commitments made with the
2006 Board of Adjustment approval will continue to apply.
The request is a rezoning of the site from C-3, General Commercial District, to
PCD, Planned Commercial Development District, to allow the Hillcrest Fountain
to replace an aging wood deck, allow a portion of the deck to be enclosed with a
bar and allow a roof deck over the proposed bar area. The deck is located on
the south side of the building.
There are two (2) businesses located within the structure separated by a
common wall. The Fountain occupies 1,980 square feet of the building and
Canon Grill occupies 2,242 square feet of the building. The new deck is
proposed containing 508 square feet of unenclosed space and the e nclosed bar
is proposed containing 510 square feet. The area will be utilized primarily by the
Hillcrest Fountain with a portion being utilized for egress by the Canon Grill. The
applicant is proposing to construct a roof deck with stairs over the bar ar ea which
will not exceed 349 square feet of floor area. The roof deck will be below the
existing building height.
The applicant is also proposing renovation of approximately 375 square feet of
interior space to allow the conversion of an existing storage area into an office,
restrooms and space for a small walk-in cooler.
The total square footage proposed by the applicant including indoor and outdoor
space is 3,345 square feet. As indicated the site is located within the Hillcrest
August 31, 2017
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-7905-B
6
Design Overlay District which has development standards related to parking.
The Overlay states parking requirements within the District shall be
fifty (50) percent of that required by Article VIII of the Little Rock Code of
Ordinances. The maximum parking allowed for this District shall be the minimum
standard established in Article VIII of the Little Rock Code of Ordinances. Parking
for a restaurant/bar is typically based on one (1) parking space per 100 gross
square feet of floor area. With the allowed fifty (50) pe rcent reduction of the
Overlay this would result in the need for 16 on-site parking spaces.
The Overlay also states where on-street parking is allowed it shall be credited
toward the parking requirements at a rate of one (1) space per ten (10) linear fe et
of street frontage. It appears the building, both for the Cannon Grill and the
Fountain, has a total of 54.35 linear feet of street frontage. This would allow for
five (5) on street parking spaces for the building.
The applicant indicates the proposed project will work around the existing trees
located on the south edge of the deck and will include landscape improvements
on the south side of the project.
The applicant has indicated there are no other changes proposed for the site.
The request includes the allowance of all C-3, General Commercial Zoning
District uses as allowable uses for the site. The applicant is also requesting the
allowance of signage and fencing as allowed within the Commercial Zones and
within the Hillcrest Design Overlay District.
Staff is supportive of the applicant’s request. The applicant is seeking a rezoning
from C-3, General Commercial Zoning District to PCD, Planned Commercial
Development District, to allow an expansion of the total square footage for the
site. The applicant has indicated there will be no outdoor speakers or
amplification for the outdoor seating/deck area and all landscaped areas will be
maintained. To staff’s knowledge there are no remaining outstanding technical
issues associated with the request. Staff does not feel the reconstruction of the
deck and the additional seating area will have a significant impact on the area.
J. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
August 31, 2017
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-7905-B
7
Staff recommends the development continue to comply with the 2006 Zoning
Board of Adjustment conditions as follows:
a. There is to be no outdoor speakers or amplification for the outdoor seating/deck
area.
b. The employees of the Fountain are to park in the Delta Trust parking lot.
c. The Fountain is to place signs on the front door/windows of 2809 Kavanaugh
Boulevard informing customers of the available parking in the Delta Trust
parking lot.
d. The deck is to be four (4) feet from the southern property line to allow the
underside (south side) of the structure to be screened with lattice and planter
boxes.
PLANNING COMMISSION ACTION: (AUGUST 31, 2017)
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 re commendation the development continue
to comply with the 2006 Zoning Board of Adjustment conditions as follows:
a. There is to be no outdoor speakers or amplification for the outdoor
seating/deck area.
b. The employees of the Fountain are to park in the Delta Trust parking lot.
c. The Fountain is to place signs on the front door/windows of 2809 Kavanaugh
Boulevard informing customers of the available parking in the Delta Trust
parking lot.
d. The deck is to be four (4) feet from the southern property line to allo w the
underside (south side) of the structure to be screened with lattice and
planter boxes.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent.
August 31, 2017
ITEM NO.: 10 FILE NO.: Z-9244
NAME: Revel Cove Long-form PD-R
LOCATION: Located at 15700 Pride Valley Road
DEVELOPER:
Thunder Cloud, LLC
P.O. Box 242146
Little Rock, AR 72223
ENGINEER:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 9.5 acres NUMBER OF LOTS: 34 FT. NEW STREET: 845 LF
WARD: N/A PLANNING DISTRICT: 18 CENSUS TRACT: 42.07
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-R
PROPOSED USE: Single-family residential
VARIANCE/WAIVERS:
1. A variance request from the City’s Land Alteration Ordinance to allow grading of the
entire development with the installation of the basic infrastructure.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The property contains approximately 9.5-acres and is located at 15700 Pride
Valley Road. The property is currently zoned R-2, Single-family and currently
has a single-family residence on the site. The applicant is proposing a rezoning
of the site from R-2, Single-family to PD-R, Planned Development Residential, to
August 31, 2017
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-9244
2
allow the development of the site with 34 single-family residences. The
developer is proposing a large common area to the north and to allow the
placement of a mail kiosk for mail delivery service to the subdivision should this
type mail delivery service be required by the United States Postal Service.
The developer is proposing to construct the Boundary Street improvements per
the Master Street Plan for the frontage along Pride Valley Road in conjunction
with the development of the subdivision. The developer is proposing to complete
the site grading with the development of the subdivision which includes grading
of the lots with the installation of the streets and basic infrastructure.
Upon approval of the rezoning request the applicant proposes to seek
annexation to the City of Little Rock to allow the development to receive sewer
service from the Little Rock Water Reclamation Authority.
B. EXISTING CONDITIONS:
The site is located outside the City limits of Little Rock but abuts the City limits on
the west and northern perimeters of the property. There is a single -family
residence on the site. East of the site are single -family homes also located in the
County. Southwest Power Pool is located to the west of the site. Rock Creek
runs along the northern boundary of the property.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200 feet of the site along with the Kanis Creek
Property Owners Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Pride Valley Road is classified on the Master Street Plan as a collector
street. A dedication of right-of-way 30 feet from centerline will be required.
2. With site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to the street
including 5-foot sidewalks with the planned development. The new back of
curb on Pride Valley Road should be located 18 feet from the centerline and
connect with the existing curb and gutter to the west and maintain the same
width.
3. The mail cluster box (kiosk) should be removed from the center of the cul de
sac and relocated. The cluster box should be located at least 5 feet off the
back of curb and access provided to conform with ADA standards.
August 31, 2017
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-9244
3
4. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction. A variance is
being requested to advance grade the lots with the street construction.
5. Stormwater detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
Maintenance of the detention pond and all private drainage improvements is
the responsibility of the developer and/or property owner's association.
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. A special Grading Permit for Flood Hazard Areas will be required per
Section 8-283 prior to construction.
8. The minimum Finish Floor elevation of at least one (1) foot above the base
flood elevation is required to be shown on plat and grading plans.
9. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
10. In accordance with Section 31-176, floodway areas must be shown as
floodway easements or be dedicated to the public. In addition, a 25 -foot
wide drainage and access easement is required adjacent to the floodway
boundary.
11. Streetlights are required by Section 31-403 of the Little Rock code.
Provide plans for approval to Traff ic Engineering. Streetlights must be
installed prior to platting/certificate of occupancy. Contact Greg Simmons,
Traffic Engineering, 501.379.1813 or gsimmons@littlerock.gov for more
information.
12. The island in the center of cul de sac should be removed or the plat should
show "No Parking allowed on street from Lot 14 to Lot 21.
13. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the intersection(s) comply with 2004 AASHTO Green Book
standards.
14. Street Improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
15. 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.
August 31, 2017
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-9244
4
16. All public drainage easements must be unobstructed and access provided
to the public right-of-way by constructed infrastructure and/or documented
on the final plat.
17. All public drainage easements must contain drainage infrastructure
approved by the City of Little Rock Public Works Department.
18. Obtain a franchise agreement from Bennie Nicolo, Public Works,
bnicolo@littlerock.gov or 501.371.4818 for the mail cluster box if located in
the right-of-way prior to approval of the final plat.
19. The floodway should be rezoned open space.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer main extension required with
easements if new sewer service is required for this project. Existing sewer
easement(s) must be retained. Contact Little Rock Water Reclamation Authority
for additional information.
Entergy: Entergy does not object to this proposal. A three (3) phase power line
exists along the north side of Pride Valley Road at this location, but does not
appear to be in conflict with the proposed development. Contact Entergy in
advance to discuss electrical service requirements, or adjustments to existing
facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No comment received.
Fire Department:
1. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet,
exclusive of shoulders.
2. Grade. Maintain fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Gra de. Fire
apparatus access roads shall not exceed 10 percent in grade except as
approved by the fire chief.
August 31, 2017
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-9244
5
3. Loading. Maintain fire apparatus access road design as per Appendix D of
the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed
shall be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
4. Dead Ends. Maintain fire apparatus access roads at dead end locations as
per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of
150 feet shall be provided with width and turnaround provisions in accordance
with Table D103.4. Requirements for Dead-end fire apparatus access roads.
5. One- or Two-Family Residential Developments. As per Appendix D, Section
D107.1 of the Arkansas Fire Prevention Code Vol. 1, One- or Two-Family
dwelling residential developments. Developments of one- or two-family
dwellings where the number of dwelling units exceeds 30 shall be provided
with two separate and approved fire apparatus access roads, and shall meet
the requirements of Section D104.3.
1. Exceptions: Where there are more than 30 dwelling units on a single
public or private fire apparatus access road and al dwelling units are
equipped throughout with an approved automatic spri nkler system in
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the Arkansas
Fire Code, access from two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with
future development, as determined by the fire code official.
6. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the
2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction
with Central Arkansas Water (Jason Lowder 501.377.1245) and the
Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or
Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants
as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
Little Rock Post Master: No comment received.
August 31, 2017
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-9244
6
F. BUILDING CODES/LANDSCAPE:
Building Code: The 2012 AR Fire Prevention Code Vol. III for one (1) and
two (2) family dwellings requires foundations meet the following Sections of the
Code. If the foundation cannot be verified by the building official at the time of
the footing inspection the building official may require verification the foundation
meets the required elevation by a licensed engineer.
R403.1.7.3 Foundation elevation. On grade sites, the top of any exterior
foundation shall extend above the elevation of the street gutter at point of
discharge or the inlet of an approved drainage device a minimum of 12 -inches
(305 mm) plus two (2) percent.
R403.1.7.4 Alternate setback and clearances. Alternate setbacks and
clearances are permitted, subject to the approval of the building official. The
building official is permitted to require an investigation and recommendation of a
qualified engineer to demonstrate that the intent of this Section has been
satisfied. Such an investigation shall include consideration of materials, height of
slope, slope gradient, load intensity and erosion characteristics of slope material.
Please address any questions to the building inspectors at 501.371.4833 or
501.371.4834.
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: Location is not served by METRO currently but is in our
long range plans. METRO supports fewer dead-end “lollipop” roads and a more
connected street network which is transit supportive. We also support sidewalks
and complete streets policy. METRO suggests the sidewalks be installed with the
initial build.
Planning Division: This request is located in Ellis Mountain Planning District. The
Land Use Plan shows Residential Low Density (RL) for the application area. The
Residential Low Density category provides for single family homes at densities
not to exceed six (6) units per acre. Such residential development is typically
characterized by conventional single family homes, but may include patio or
garden homes and cluster homes, provided that the density remain less than
six (6) units per acre. The applicant has applied for rezoning from R-2 (Single
Family District) to PDR (Planned Development Residential) to allow the
construction of a single-family subdivision.
August 31, 2017
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-9244
7
Master Street Plan: South of the property is Pride Valley Road and it is shown as
a Collector Street on the Master Street Plan. Plan. The primary function of a
Collector Road is to provide a connection from Local Streets to Arterials. This
street may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
H. SUBDIVISION COMMITTEE COMMENT: (August 9, 2017)
Mr. Brian Dale and Mr. Scott Hurley were present representing the request. Staff
presented an overview of the item stating there were f ew outstanding technical
issues associated with the request. Staff questioned if the development was
proposed with a subdivision identification sign. Staff also questioned if accessory
structures and/or fences would be allowed as within the R -2, Single-family
Zoning District.
Public Works comments were addressed. Staff stated the mail kiosk could not
be located within the public right of way. Staff stated the placement of the kiosk
was not acceptable due to turning movements and there was not adequat e area
for the service vehicles to make the turn if there was a car parked on the street at
the end of the cul-de-sac. Staff stated a portion of the property was located
within the regulatory floodway which would be zoned OS, Open Space with the
approval of the PD-R, Planned Development Residential, zoning. Staff
requested Mr. Dale provide a note on the proposed site plan indicating the
minimum finished floor elevation.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
I. ANALYSIS:
The applicant submitted a revised site plan/plat plan to staff addressing most of
the technical issues associated with the request. The applicant has indicated a
subdivision identification sign, the allowance of accessory structures and the
proposed placement of fencing within the subdivisions.
The property contains approximately 9.5-acres and is zoned R-2, Single-family.
The request is to rezone the property from R-2, Single-family to PD-R,
Planned Development Residential, to allow the development of the si te with
34 single-family residential lots. Within the development the developer is
proposing a large common area to the north and along the northern and southern
August 31, 2017
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-9244
8
perimeters which will be used as common space and also for detention. The
plan also indicates a location for a mail kiosk for mail delivery service to the
subdivision within a tract and not in the public right of way.
The developer is proposing to construct the Boundary Street Improvements per
the Master Street Plan for the frontage along Pride Valley Road in conjunction
with the development of the subdivision. The development is proposed in a
single phase. The developer is proposing to complete the site grading with the
development of the subdivision which includes grading of the lots with the
installation of the streets and basic infrastructure. To allow the grading as
proposed will require a variance from the City’s Land Alteration Ordinance.
The original proposal requested a payment in-lieu of stormwater detention. Staff
did not support that request. The applicant has indicated on -site detention will be
provided as requested by staff.
The development is proposed with a front yard setback of 20 -feet, a rear yard
setback of 20-feet and 5-foot side yard setbacks. The project is proposed
containing 34-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 1,600 to
2,200 square feet with a sales price ranging from $250,000 to $300,000. The
homes are proposed with brick, stone, stucco and or hardi -board exteriors and
architectural shingled roofs. Vinyl may be used for the soffit and/or facia.
The applicant has indicated fences will be allowed as per the R-2, Single-family
Zoning District. Fences are proposed along the rear and side yard lot lines
between the required building setback line and the street right of way of
six (6) feet in height. Fencing along the eastern property line is indicated
eight (8) feet in height. Accessory structures will be allowed per the R -2,
Single-family Zoning District to include setbacks as allowed within the
Single-family Zoning District. The buildable areas indicated on the proposed
plat/plan are not reflective of the placement of accessory structures.
With the development of the subdivision 875 linear feet of new public street will
be added. The street is proposed within a 45 -foot right of way with 27-feet of
pavement. No sidewalk is proposed to serve the proposed subdivision.
Upon approval of the rezoning request the applicant proposes to seek
annexation to the City of Little Rock to allow the development to receive sewer
service from the Little Rock Water Reclamation Authority.
Staff is supportive of the applicant’s request. The applicant is seeking
preliminary plat approval via a rezoning to a PD-R, Planned Development
August 31, 2017
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-9244
9
Residential, to allow the development of a single-family subdivision with lot
widths and lot areas less than the typical lot width and area allowed within the
R-2, Single-family Zoning District. The applicant has indicated lot widths of
50-feet rather than the typical 60-foot lot width and lot areas with an average of
5,750 square feet rather than the typical 7,000 square feet to allow for
development of lots with a more affordable cost. The lots are similar in size
to lots currently being developed just to the north of this site also along
Pride Valley Road. To staff’s knowledge there are no remaining outstanding
technical issues associated with the request. Staff feels the subdivision as
proposed is appropriate.
J. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends approval of the variance request from the City’s Land
Alteration Ordinance to allow grading of the lots with the installation of the basic
infrastructure for the subdivision.
PLANNING COMMISSION ACTION: (AUGUST 31, 2017)
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 out lined in paragraphs D, E and F of
the agenda staff report. Staff presented a recommendation of approval of the variance
request from the City’s Land Alteration Ordinance to allow grading of the lots with the
installation of the basic infrastructure for th e subdivision. There was no further
discussion. The item was placed on the consent agenda and approved as
recommended by staff by a vote of 10 ayes, 0 noes and 1 absent.
August 31, 2017
ITEM NO.: 11 FILE NO.: Z-9245
NAME: 5615 L Street Short-form PD-R
LOCATION: Located at 5615 L Street
DEVELOPER:
Craig Renard
1500 Pine Valley
Little Rock, AR 72207
SURVEYOR:
Brooks Surveying Inc.
20820 Arch Street Pike
Hensley, AR 72065
ARCHITECT:
Fennell Purifoy Architects
100 Morgan Keegen Drive, Suite 320
Little Rock, AR 72202
AREA: 0.17 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 4 CENSUS TRACT: 16
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-R
PROPOSED USE: Single-family residential allow an accessory structure which
exceeds the rear yard coverage allowed per the Hillcrest Design Overlay District
VARIANCE/WAIVERS: None requested.
August 31, 2017
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-9245
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a rezoning of the site from R-2, Single-family to
PD-R, Planned Development Residential, to allow the placement of an accessory
building on the lot to serve as an accessory dwelling and occasionally a home
office. The applicant is proposing to construct an addition to the existing building
containing 670 square feet. The property is located within the Hillcrest Design
Overlay District which has development criteria related to setbacks and in this
case rear yard coverage. The Overlay states accessory building coverage within
the twenty-five (25) foot setback from the rear property line shall be no more than
40 percent of the area in that section. Based on the lot width the maximum rear
yard coverage allowed per the Overlay is 700 square feet. The addition to the
accessory dwelling and the existing accessory dwelling results in a rear yard
coverage of 1,193.5 square feet or 68.2 percent.
B. EXISTING CONDITIONS:
The site contains a single-family residence, a detached garage and a
block building which appears to be an accessory dwelling. The area is
predominately single-family. There are apartments located to the west of the site
and single-family homes to the north of the site in the Prospect Terrace
Subdivision. L Street is a very narrow street with no curb and gutter or sidewalk
in place.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200 feet of the site along with the Prospect
Terrace Association Inc. were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No comment.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer available to this site. Existing
easements must be retained. Contact Little Rock Water Reclamation Authority
for additional information.
Entergy: Entergy does not object to this proposal. However, there appear to be
existing power lines which run along the alley where the proposed addition is
located. Caution should be used when constructing structures near overhead
August 31, 2017
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-9245
3
power lines to ensure that all proper clearances are maintained. Contact Entergy
in advance to discuss electrical service requirements, or adjustments to existing
facilities (if any) as this proposal proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No comment received.
Fire Department: No comment.
Parks and Recreation: No comment received.
County Planning: No comment received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comment.
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: METRO serves this location nearby on route 22 University
Ave and route 1 Pulaski Heights. We have no objections to the proposed
residential addition.
Planning Division: This request is located in Heights Hillcrest Planning District.
The Land Use Plan shows Residential Low Density (RL) for the application area.
The Residential Low Density category provides for single family homes at
densities not to exceed six (6) units per acre. Such residential development is
typically characterized by conventional single family homes, but may include
patio or garden homes and cluster homes, provided that the density remain less
than six (6) units per acre. The applicant has applied for a rezoning from R -2
(Singe Family District) to PDR (Planned Development Residential) to allow the
development of an accessory structure in the rear yard of an existing
single-family residence. The request is within the Hillcrest Overlay District.
Master Street Plan: North of the property is L Street and it is shown as a Local
Street on the Master Street Plan. Plan. The primary function of Local Streets is to
provide access to adjacent properties. Local Streets that are abutted by
non-residential zoning/use or more intensive zoning than duplexes are
considered as “Commercial Streets”. A Collector design standard is used for
August 31, 2017
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-9245
4
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.
H. SUBDIVISION COMMITTEE COMMENT: (August 9, 2017)
The applicant was present. Staff presented an overview of the item stating there
were few outstanding technical issues associated with the request. Staff stated
the applicant was seeking approval to allow the removal of a garage and
reconstruction of the former garage area with an addition to an existing
accessory dwelling. Staff stated the site was located within the Hillcrest Design
Overlay District which had specific development criteria related to rear yard
coverage. Staff stated the development as proposed exceeded the maximum
40 percent coverage as allowed per the Overlay. Staff questioned if the request
included separate meters for the home and the accessory dwelling.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
I. ANALYSIS:
There were few outstanding technical issues in need of addressing raised at the
August 9, 2017, Subdivision Committee meeting. The applicant has indicated a
request to allow separate meters for the site should an occasion rise in the future
that would warrant separate meters.
The request is to rezone the site from R-2, Single-family to PD-R, Planned
Development Residential, to allow the placement of an accessory dwelling on the
lot which will also serve as a home office. Currently there is an a ccessory
dwelling and a dilapidated garage on the rear portion of the lots. The garage will
be removed and reconstructed as an addition to the existing accessory dwelling
as finished living space. The new construction will contain 670 square feet of
floor area and the existing structure contains 624 square feet of floor area.
The property is located within the Hillcrest Design Overlay District which has
development criteria related to setbacks and in this case rear yard coverage.
The Overlay states accessory building coverage within the twenty-five (25) foot
setback from the rear property line shall be no more than 40 percent of the area
in that section. Based on the lot width the maximum rear yard coverage allowed
per the Overlay is 700 square feet. The new construction results in a rear yard
coverage of 1,193.5 square feet or 68.2 percent.
August 31, 2017
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-9245
5
Staff is supportive of the applicant’s request. The applicant is seeking approval
to allow an accessory dwelling within the rear yard which exceeds the typic al
allowance per the Hillcrest Design Overlay District. The site is developed with a
single-family residence and an accessory dwelling which do not appear to have
impacted the site or general area. Located on the site appear to be adequate
areas for outdoor living space shared between the home and the accessory
dwelling. To staff’s knowledge there are no remaining outstanding technical
issues associated with the request. Staff feels the applicant’s request to rezone
the site to allow the accessory structure within the rear yard as proposed is
appropriate.
J. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
PLANNING COMMISSION ACTION: (AUGUST 31, 2017)
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. The item was placed on the consent agenda
and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent.
August 31, 2017
ITEM NO.: 12 FILE NO.: Z-9246
NAME: 19400 Lawson Road Long-form PCD
LOCATION: Located at 19400 Lawson Road
DEVELOPER:
Nathan Mann
19400 Lawson Road
Little Rock, AR 72210
SURVEYOR:
Smith and Goodson
7509 Cantrell Road, Suite 227
Little Rock, AR 72207
AREA: 7.240 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 22 CENSUS TRACT: 42.07
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PCD
PROPOSED USE: Medical marijuana dispensary
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a rezoning of the property located behind
19400 Lawson Road from R-2, Single-family to PCD, Planned Commercial
Development. Access to the site is proposed from Vickie Lane. The applicant is
seeking the rezoning to allow for the placement of a 40 -foot by 40-foot metal
building on the property to be used as a medical marijuana dispensary as defined
by the City of Little Rock’s Zoning Ordinance.
August 31, 2017
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9246
2
B. EXISTING CONDITIONS:
Vickie Lane extends from Beauchamp Road and is an unimproved narrow road
which is indicated at a 40-foot road easement on the survey provided.
Vickie Lane dead ends into the sites western boundary. The site is tree covered .
There are single-family homes located along Vickie Lane. To the south of the
site is undeveloped R-2, Single-family zoned property owned by this applicant.
Further south is property owned by the applicant which is zoned PD -C.
The zoning was approved to allow a plant nursery on the property.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200 feet of the site were notified of the public
hearing. There is not a registered with the City of Little Rock Neighborhood
Association located near this site.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. With site development, provide the design of street conforming to the Master
Street Plan. Construct street improvements to Vickie Lane with the planned
development. At a least 20 foot width of asphalt should be provided on
Vickie Lane from Beauchamp Road to the property.
2. Provide a site plan along with a sketch Grading and Drainage Plan per
Section 29-18.
3. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or land owner.
4. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Outside the service boundary.
No comment.
Entergy: Entergy does not object to this proposal. A three (3) phase power line
exists along the north side of Lawson Road at this location, but does not appear
to be in conflict with the proposed development. Contact Entergy in advance to
August 31, 2017
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9246
3
discuss electrical service requirements, or adjustments to existing facilities
(if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No comment received.
Fire Department: Provide a letter from the area volunteer fire department
indicating their knowledge to the project and their ability to serve the proposed
new business.
Parks and Recreation: No comment received.
County Planning: No comment received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comment.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance requirements.
2. Any new development shall adhere to the current landscape code.
3. The City Beautiful Commission recommends preserving as many existing trees as
feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can
be given when preserving trees of six (6) inch caliper or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: Location is not served by METRO. We have no objections
to proposed development. With all retail spaces though we do recommend
sidewalks for access and consideration of complete streets needs of the future.
Planning Division: This request is located in West Fourche Planning District.
The Land Use Plan shows Residential Low Density (RL) for the application area.
The Residential Low Density category provides for single family homes at
densities not to exceed six (6) units per acre. Such residential development is
typically characterized by conventional single family homes, but may include
patio or garden homes and cluster homes, provided that the density remain less
than six (6) units per acre. The applicant has applied for a rezoning from R-2
(Single-family) to PCD (Planned Commercial Development) to allow new
construction of a retail pharmacy at this location.
August 31, 2017
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9246
4
Master Street Plan: Vickie Lane is shown as a Local Street on the Master Street
Plan. Plan. The primary function of Local Streets is to provide access to adjacent
properties. Local Streets that are abutted by non -residential zoning/use or more
intensive zoning than duplexes are considered as “Commercial Streets”.
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.
H. SUBDIVISION COMMITTEE COMMENT: (August 9, 2017)
The applicant was not present. Staff presented an overview of the item stating
they would work with the applicant to resolve any outstanding technical issues
associated with the request prior to the Commission hearing the item. There
were no more issues for discussion. The Committee then forwarded the item to
the full Commission for final action.
I. ANALYSIS:
The applicant has provided staff with an updated site plan and cover letter to
address staff’s concerns related to the proposed request. The request is a
rezoning of the property located behind 19400 Lawson Road and at the end of
Vickie Lane from R-2, Single-family to PCD, Planned Commercial Development.
All access to the site is from Vickie Lane.
The request is to allow the placement of a 40-foot by 40-foot metal building on
the property to be used as a medical marijuana dispensary as defined by the City
of Little Rock’s Zoning Ordinance. The plan indicates the placement of a paved
parking area along the southern and western sides of the building. The applicant
has indicated a minimum pavement width of 20-feet will be extended from the
current end of the paving on Vickie Lane to the property.
The applicant has indicated there will be a dumpster located on the site. The
applicant indicates the dumpster hours of service will be limited to 7 am to 6 pm
Monday through Friday. The dumpster will be fully screened per the typical
ordinance standards or an opaque fence placed around the dumpste r pad with a
height a minimum of two (2) feet above the container. The gate will also be an
opaque material.
The applicant has indicated signage will be placed on the front façade of the
building. The signage will not exceed ten (10) percent of the front façade area.
Ground signage is indicated 12-feet in height and 32 square feet in area.
August 31, 2017
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9246
5
The applicant has indicated the days and hours of operation. The business is
proposed to operate from 9 am to 9 pm Monday through Saturday.
The plan indicates the placement of a ten (10) foot security fence around the
perimeter of the site. The applicant notes the height and construction material of
the fence is a requirement by the State Licensing Board. The fence will be a
chain link fence.
Staff is not supportive of the applicant’s request. The applicant is seeking a
rezoning of the site from residential to commercial to allow a commercial
business on the site. The site is located at the end of a substandard street and is
within a residential area. The commercial uses in this area are limited to Lawson
Road. There are no commercial uses located in the area along Beauchamp
Road which will be used to access Vickie Lane and the site. The site is indicated
on the City’s Future Land Use Plan as Residential Low. This category is typically
low density residential uses commonly single-family homes. Staff does not feel
this is an appropriate location for the placement of a commercial use.
J. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (AUGUST 31, 2017)
Mr. Nathan Mann was present representing the request. There were no registered
objectors present. Staff presented an overview of the item and presented a
recommendation of denial of the request.
Mr. Mann addressed the Commission stating his request was a rezoning to allow for the
placement of the business on a portion of a 40 acre tract he owned. He stated the
location was selected due to the State requirements with regard to distan ces between
schools, churches and daycare centers. He stated the location indicated met the
1,500 foot requirement of the State from each of these uses. He stated access to the
site was via a legal easement. He stated this area was a very peaceful area . He stated
he felt this would allow customers a peaceful area to come to get their medications. He
stated the business would be good for other businesses in the area.
There was a general discussion by the Commission concerning the proposed uses and
the proposed location for the business. The Commission indicated the State had
required the use to be treated as a pharmacy or drug store. The Commission noted
their charge was to determine if this location was appropriate for a pharmacy or for a
commercial business.
August 31, 2017
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9246
6
Commissioner Latture questioned based on the State requirements if there were any
locations which would allow the placement of this use and still meet the required
setbacks of the State. Commissioner Berry stated he felt there were site wh ich would
meet the criteria and also be zoned appropriately for the use.
A motion was made to approve the request as filed including all staff recommendations
and comments except that of denial. The motion failed by a vote of 1 aye, 9 noes and
1 absent.
August 31, 2017
ITEM NO.: 13 FILE NO.: Z-9247
NAME: 7624 Colonel Glenn Road Short-form PID
LOCATION: Located at 7624 Colonel Glenn Road
DEVELOPER:
Rafael Martinez
8621 41st Street
Little Rock, AR 72204
ENGINEER:
Brooks Surveying Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.57 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 10 CENSUS TRACT: 24.06
CURRENT ZONING: I-2, Light Industrial
ALLOWED USES: Industrial District
PROPOSED ZONING: PID
PROPOSED USE: Add events center as an allowable use.
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a rezoning of the site from I -2, Light Industrial District
to PID, Planned Industrial Development, to add an events center as an allowable
use for the site. The site contains La Popular Tienda and Taqueria which is a
neighborhood convenience store which also offers hot items from a restaurant
located within the convenience store. The building contains 8,260 square feet of
floor area. There are 27 parking spaces located on the site.
August 31, 2017
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9247
2
B. EXISTING CONDITIONS:
The site is the former Deb’s Family Market, a neighborhood grocery store.
Tortilleria Brenda is located next door to the site. The buildings share a common
wall and are currently owned by the applicant. There are single -family homes
located to the north of this site. East of the site is a vacant commercial building.
West of the site is undeveloped property zoned PCD which was once proposed
for development as the New Africa Village Long-form PCD. South of the site is
Davis Equipment. Colonel Glenn Road adjacent to this site has been
constructed to a four (4) lane street and a center turn lane. There are no
sidewalks in place along the property frontage. The property has a continuous
curb cut along Colonel Glenn Road.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200 feet of the site along with the John Barrow
Neighborhood Association and the Westwood Neighborhood Association were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. At the time Whitfield Street is constructed south to Colonel Glenn Road, the
west driveway should be closed and access taken to Whitfield Street.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer available to this site. Existing
easements must be retained. Contact Little Rock Water Reclamation Authority
for additional information.
Entergy: Entergy does not object to this proposal. Service is already being
provided to this property with no apparent conflicts with existing facilities.
Contact Entergy in advance to discuss any changes to electrical service
requirements, or adjustments to existing facilities (if any) as this proposal
proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No comment received.
August 31, 2017
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9247
3
Fire Department: Fire inspection required before opening. Contract the
Little Rock Fire Marshal’s Office, Capt. Tony Rhodes 501.918.3757 or
Capt. John Hogue 501.918.3754.
Parks and Recreation: No comment received.
County Planning: No comment.
F. BUILDING CODES/LANDSCAPE:
Building Code: Project is a change in occupancy and is therefore subject to
current building code requirements. Review and approval is required by Building
Codes Division before occupancy takes place. For information on submittal
requirements and the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724, crichey@littlerock.gov or
Mark Alderfer at 501.371.4875, malderfer@littlerock.gov.
NOTE: Contact Fire Marshall Capt. Chris Sanders to coordinate an on-site
review 501.918.3782.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance requirements.
2. Any new development shall adhere to the current landscape code.
3. The City Beautiful Commission recommends preserving as many existing trees as
feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can
be given when preserving trees of six (6) inch caliper or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: Location is served by METRO on route 14 Rosedale.
We have no objection to adding an additional use to this location.
Planning Division: This request is located in Boyle Park Planning District. The
Land Use Plan shows Mixed Use (MX). The Mixed Use category provides for a
mixture of residential, office and commercial uses to occur. A Planned Zoning
District is required if the use is entirely office or commercial or if the use is a
mixture of the three (3). The applicant has applied for a rezoning from I -2 (Light
Industrial District) to PCD (Planned Commercial Development) to add an events
center as an allowable use.
August 31, 2017
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9247
4
Master Street Plan: South of the property is Colonel Glenn Road and it 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 Colonel Glenn Road since it is a Principal
Arterial. This street may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: A Class II Bike Lane is shown along Colonel Glenn Road. Bike
Lanes provide a portion of the pavement for the sole use of bicycles.
H. SUBDIVISION COMMITTEE COMMENT: (August 9, 2017)
The applicant was not present. Staff presented an overview of the item stating
they would work with the applicant to resolve any outstanding technical issues
associated with the request prior to the Commission hearing the item. There
were no more issues for discussion. The Committee then forwarded the item to
the full Commission for final action.
I. ANALYSIS:
The applicant has provided staff with the additional information necessary to
allow staff to move forward with the review process as indicated at the August 9,
2017, Subdivision Committee meeting. The applicant has indicated the location
of the proposed dumpster, the days and hours of operation and the square
footage proposed for the events center.
The request is a rezoning of the site from I -2, Light Industrial District to PID,
Planned Industrial Development, to add an events center as an allowable use for
the site. The former neighborhood convenience store and restaurant will no
longer operate from this site.
The building contains 8,260 square feet of floor area. The applicant indicates
7,736 square feet of the structure will be used for the event activities. The
remaining area will be used as storage of tables and chairs. The events are
proposed on weekends, Friday, Saturday and Sunday with activities taking place
from 9 am to 1 am.
The applicant indicates the event center is proposed as a place where families
can celebrate birthdays and family reunions. The applicant indicates there will be
no live music. The site will allow DJ’s or karaoke. The applicant will not provi de
alcohol, however, they will allow persons renting the events center to bring their
own beverages and food if they desire.
August 31, 2017
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9247
5
There are 27 parking spaces located on the site. Parking for an events center is
typically based on one (1) parking space per 100 gross square feet of floor area.
Parking for the square footage of the building would typically result in the need
for 82 parking spaces. As indicated there are 27 parking spaces on the site.
The applicant has signage will be as allowed within th e industrial zones or a
maximum of 30-feet in height and 72 square feet in area. Building signage will
be limited to the facades with public street frontage, the southern and western
facades, and will be limited to a maximum of ten (10) percent of the faç ade area
on each side of the building.
The applicant indicates a dumpster will be placed east side of the building. The
dumpster service hours will be limited to 7 am to 6 pm Monday through Friday.
No new fencing is proposed with the redevelopment of the site. Although the
property to the north is zoned I-2, Light Industrial District, the property is being
used as single-family. Screening should be provided along this property line.
Staff is not supportive of the applicant’s request. The on -site parking is not
adequate to meet the typical minimum parking required for an events center.
There are few options in this location for the applicant to secure additional
parking. The property to the west is undeveloped. The site to the south would
force patrons to cross a busy five (5) lane road which staff feels is a very
dangerous endeavor.
J. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (AUGUST 31, 2017)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated August 28,
2017, requesting deferral of this item to the October 12, 2017, 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. A motion was made to approve the By-laws waiver request with regard to the
late withdrawal request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent.
DATE
PLANNING COMMISSION VOTE RECORD
MEMBER
BERRY, CRAIG
BUBBUS, ALAN
BYNUM, BUELAH
COX, KEITH
DILLON, JANET
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FINNEY, REBECCA
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Meeting Adjourned �' o P.M.
AYE NAYS A ABSENT &L ABSTAIN �RECUSE
August 31, 2017
There being no further business before the Commission, the meeting was adjourned
at 6:50 p.m.
Date
Chairman Secretary