HomeMy WebLinkAboutpc_12 14 2017
LITTLE ROCK PLANNING COMMISSION
PLANNING – REZONING – CONDITIONAL USE HEARING
MINUTE RECORD
DECEMBER 14, 2017
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present being ten (10) in number.
II. Members Present: Craig Berry
Alan Bubbus
Buelah Bynum
Keith Cox
Janet Dillon
Rebecca Finney
Scott Hamilton
Troy Laha
Paul Latture
Bill May
Members Absent: Robert Stebbins
City Attorney: Shawn Overton
III. Approval of the Minutes of the October 26, 2017 Meeting of the Little
Rock Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
PLANNING – REZONING – CONDITIONAL USE HEARING
DECEMBER 14, 2017
4:00 P.M.
I. OLD BUSINESS:
Item Number:
File Number:
Title:
A. Z-9264 Rezoning from R-2 to R-7A
3500 Coffer Lane
II. NEW BUSINESS:
Item Number:
File Number:
Title:
1. Z-7935-B Vedant Society of Arkansas – Revised Conditional Use
Permit
10224 Nash Lane
2. Z-9272 Springer Chicken Food Store under 5,000 square feet
with sales of beer or wine – Conditional Use Permit
4616 Springer Blvd.
3. Z-9275 2223 West Markham Food Store under 5,000 square feet
with sales of beer or wine – Conditional Use Permit
2223 West Markham
4. Z-9276 Garland Elementary Charter School – Conditional Use
Permit
3615 West 25th Street
5. Z-9277 1224 Aldersgate Multifamily – Conditional Use Permit
1224 Aldersgate Road
Agenda, Page Two
II. NEW BUSINESS: (CONTINUED)
Item Number:
File Number:
Title:
6. S-867-
MMMMMMMM
Lots 4C and 4D Tract 4 Chenal Valley Revised
Preliminary Plat located on Rahling Road west of
Founders Drive and the Bank of the Ozarks.
7. A-331 Copper Run Annexation (16000-17000 Blocks Pride
Valley Road)
South side of Pride Valley Road between Tele Road and
Layman Lane
8. G-25-221 Chenal Heights Circle Street Name Change to Chenal
Village Drive
December 14, 2017
ITEM NO.: A FILE NO.: Z-9264
Owner: Ramon Sanchez
Applicant: Maria Elena Almanza Perez
Location: 3500 Coffer Lane
Area: 0.38 Acre
Request: Rezone from R-2 to R-7A
Purpose: Single wide manufactured home
Existing Use: Vacant lot
SURROUNDING LAND USE AND ZONING
North – Shopping center; zoned C-2
South – Mobile home park (across Coffer Lane); zoned R-2
East – Single family residence and mobile home park; zoned R-2
West – Single family residence and undeveloped property; zoned R-2
A. PUBLIC WORKS COMMENTS:
No Comments.
B. PUBLIC TRANSPORTATION ELEMENT:
The site is not located on a Rock Region Metro bus route. Route #23
(Baseline/Southwest Route) runs along Baseline Road and Scott Hamilton Drive
to the north.
C. PUBLIC NOTIFICATION:
All owners of property located within 200 feet of the site and the Upper Baseline
and SWLR United for Progress Neighborhood Associations were notified of the
public hearing.
December 14, 2017
ITEM NO.: A (Cont.) FILE NO.: Z-9264
2
D. LAND USE ELEMENT:
Planning Division: This request is located Geyer Springs East Planning District.
The Land Use Plan shows Residential Medium (RM) for this property. The
Residential Medium Density (RM) category accommodates a broad range of
housing types including single family attached, single family detached, duplex,
town homes, multi-family and patio or garden homes. Any combination of these
and possibly other housing types may fall in this category provided that the
density is between (six) 6 and twelve (12) dwelling units per acre. The applicant
has applied for rezoning from R2 (Single Family District) to R7A (Manufactured
Home District) to allow one (1) single-wide manufactured home.
Master Street Plan: South of the property is Coffer Lane and it is shown as a
Local Street on the Master Street Plan. The primary function of Local Streets is
to provide access to adjacent properties. Local Streets that are abutted by
non-residential zoning/use or more intensive zoning than duplexes are
considered as “Commercial Streets”. 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.
E. STAFF ANALYSIS:
Ramon Sanchez, owner of the 0.38 acre property located at 3500 Coffer Lane,
is requesting to rezone the property from “R-2” Single Family District to “R-7A”
Manufactured Home District. The property is located on the north side of Coffer
Lane, approximately 600 feet east of Hilaro Springs Road. The rezoning is
requested to allow placement of one (1) 16 foot by 60 foot manufactured home
on the property.
The property is currently undeveloped and mostly grass covered. A small storage
building on a concrete slab is located along the east property line near the center
of the lot. A gated access drive is located at the southeast corner of the prope rty.
The applicant proposes to remove the storage building from the site, and place the
16 foot by 60 foot manufactured home along the east property line, as noted on the
attached site plan.
The properties east, west and south of the site are zoned R -2 and contain single
family residences. A mobile home park containing approximately 23 manufactured
homes is located across Coffer Lane to the south. Single family homes are
located immediately east and west of the site, with additional undeveloped propert y
December 14, 2017
ITEM NO.: A (Cont.) FILE NO.: Z-9264
3
to the west. A second mobile home park is located to the east, at the corner of
Coffer Lane and Auxor Road. This mobile home park contains approximately
24 manufactured homes. C-2 zoned property is located immediately north of the
site and contains a large multi-tenant commercial building.
The City’s Future Land Use Plan designates this property as Residential Medium
Density. The requested R-7A zoning does not require a change to the Land
Use Plan.
The R-7A Zoning District is a site plan review district. The following are the siting
criteria for manufactured homes in the R-7A District as per Section 36-262(d) (2)
of the City’s Zoning Ordinance:
a. A pitched roof of three (3) in twelve (12) or fourteen (14) degrees or greater.
b. Removal of all transport features.
c. Permanent foundation.
d. Exterior wall finished in a manner compatible with the neighborhood.
e. Underpinning with permanent materials.
f. Orientation compatible with placement of adjacent structures.
g. Off-street parking per single-family dwelling standards.
Staff is supportive of the requested R-7A rezoning. Staff views the request as
reasonable. As noted above, there are a number of other manufactured homes
in this immediate residential area. Most of these manufactured homes are
nonconforming and have existed as part of the neighborhood for a number of
years. Therefore, the placement of the manufactured home at 3500 Coffer Lane
is not out of character with the neighborhood. To staff’s knowledge the proposed
manufactured home will comply with the siting criteria found in Section 36-262(d)
(2) of the City’s Zoning Ordinance. Additionally, the manufactured home complies
with the minimum setback requirements for the R-7A Zoning District. Any
additions to the manufactured home (steps, porch, etc.) or accessory structures
(carport, storage building, etc.) placed on the site must comply with the minimum
ordinance required setbacks from property lines. Staff believes the requested
R-7A zoning will have no adverse impact on the adjacent properties o r the
general area.
F. STAFF RECOMMENDATION:
Staff recommends approval of the requested R-7A rezoning.
December 14, 2017
ITEM NO.: A (Cont.) FILE NO.: Z-9264
4
PLANNING COMMISSION ACTION: (OCTOBER 26, 2017)
Staff informed the Commission that the applicant failed to send the required notifications
to surrounding property owners. Staff recommended that the application be deferred to
the December 14, 2017 agenda.
The application was placed on the Consent Agenda for deferral to the December 14,
2017 agenda. The vote was 11 ayes, 0 nays and 0 absent. The application was
deferred.
PLANNING COMMISSION ACTION: (DECEMBER 14, 2017)
The applicant was present. There were no objectors present. Staff presented the
application with a recommendation of approval.
The application was placed on the Consent Agenda for approval as recommended by
staff. The vote was 10 ayes, 0 nays and 1 absent. The application was approved.
December 14, 2017
ITEM NO.: 1 FILE NO.: Z-7935-B
NAME: Vedant Society of Arkansas – Revised Conditional
Use Permit
LOCATION: 10224 Nash Lane
OWNER/APPLICANT: Vedant Society of Arkansas/Terry Burruss, Architect
PROPOSAL: A revision to the previously approved conditional use
permit is requested to allow for the addition of new
parking and a new building to this existing religious
facility. The 5.76 acre tract is zoned R-2.
1. SITE LOCATION:
The property is located on the west side of Nash Lane, one lot north of
Mabelvale West Road.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The Vedant Society has occupied this site since late 2005. A 2006
revision to the CUP indicated a new parking lot and an area set aside for a
future, new building. Two churches are located just south of this site, on
either side of Nash Lane at Mabelvale West Road. Other uses in the area
include a third church, a U.S. Post Office and a LRSD school campus.
Areas of undeveloped commercial and industrial properties are located
south of Mabelvale West Road. Single family homes are located to the
north, east and west. The proposed new building is indicated on the south
side of the property, near another church. Continued use of the property,
including the proposed new building, should be compatible with the
neighborhood.
Notice of the public hearing was sent to all owners of properties located
within 200 feet of the site and the SWLR United for Progress and Pinedale
Neighborhood Associations.
3. ON SITE DRIVES AND PARKING:
The site is currently served by a single driveway off of Nash Lane. A small
area of paved parking is located adjacent to the existing building. The
applicant is proposing to construct a gravel parking lot as Phase I. The
existing driveway will be constructed and paved to satisfy staff to assure
that gravel is not pulled onto the street. The gravel parking area will be
contained by an appropriate device to define and contain the parking area.
A two year deferral of the paving requirement is requested. In conjunction
December 14, 2017
ITEM NO.: 1 (Cont.) FILE NO.: Z-7935-B
2
with construction of the new building (Phase III) an additional small area
of parking, a drop-off and a second driveway onto Nash Lane will be
constructed. The new driveway will be located 250 feet south of the existing
driveway and approximately 130 feet north of the south property line .
4. SCREENING AND BUFFERS:
Site plan must comply with the City’s minimal landscape and buffer
ordinance requirements.
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. In addition to the required screening, buffers are to
be landscaped at the rate of one (1) tree and three (3) shrubs for every
thirty (30) linear feet.
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.
A land use buffer six (6) percent of the average width / depth of the lot will
be required when an adjacent property has a dissimilar use of a more
restrictive nature. The property to the west is zoned R2. The maximum
dimension required shall be fifty (50) feet. The minimum dimension shall be
one-half (½) the full width requirement but in no case less than nine (9) 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. In addition to the required
screening, buffers are to be landscaped at the rate of one (1) tree and
three (3) shrubs for every thirty (30) linear feet.
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.
Building landscape areas shall be provided at the rate equivalent to planter
strip three (3) feet wide along the vehicular use area. One (1) tree and four
December 14, 2017
ITEM NO.: 1 (Cont.) FILE NO.: Z-7935-B
3
(4) shrubs shall be planted in the building landscape areas for each forty
(40) linear feet of vehicular use area abutting the building.
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.
A landscape irrigation system shall be required for development s of one
(1) acre or larger.
The development of two (2) acres or more requires the landscape plan to
be stamped with the seal of a Registered Landscape Architect.
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.
5. PUBLIC WORKS:
1. Nash Lane 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 design of street conforming to the
Master Street Plan. Construct one-half street improvement to Nash
Lane including 5-foot sidewalks with planned development. The new
back of curb should be placed at the same width as the existing
street improvements to the south with that street width maintained
adjacent to the subject property.
3. Repair or replace any curb and gutter or sidewalk that is damaged in
the public right-of-way prior to occupancy.
4. A grading permit in accordance with section 29-186 (c) & (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 construction proposed to be phased? Is a variance being
requested to advance grade future phases with construction of the
first phase?
December 14, 2017
ITEM NO.: 1 (Cont.) FILE NO.: Z-7935-B
4
5. Storm water 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.
6. If disturbed area is 1 or more acres, obtain a NPDES storm water
permit from the Arkansas Department of Environmental Quality prior
to the start of construction.
7. In accordance with Section 31-176, floodway areas must be shown
as floodway easements or be dedicated to the public. In addition, a
25 foot wide drainage and access easement is required adjacent to
the floodway boundary.
8. A special Grading Permit for Flood Hazard Areas will be required per
Sec. 8-283 prior to construction.
9. The minimum Finish Floor elevation of at least 1 ft. abo ve the base
flood elevation is required to be shown on plat and grading plans.
10. Street lights are required by Section 31-403 of the LR code. Provide
plans for approval to Traffic Engineering. Street lights must be
installed prior to platting/certificate of occupancy. Contact Traffic
Engineer 379-1813 (Greg Simmons) for more info.
11. Hauling of fill material on or off site over municipal streets and roads
requires approval prior to a grading permit being issued. Contact
Public Works Traffic Engineering at 621 S. Broadway, (501) 379-1805
(Travis Herbner) for more information.
12. All driveways shall be concrete aprons per City Ordinance.
13. 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.
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
Little Rock Water Reclamation Authority: Sewer Available to this site,
across Nash Lane. Separate service connection required for each
building.
Entergy: Entergy Distribution does not object to this proposal. There do
not appear to be any conflicts with existing electrical lines based on the
information provided. There is an existing overhead, three phase power
line running along the east side of Nash Lane. Contact Entergy
December 14, 2017
ITEM NO.: 1 (Cont.) FILE NO.: Z-7935-B
5
Distribution in advance to discuss electrical service requirements, or
adjustments to existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comments received.
AT&T: No comments received.
Central Arkansas Water: All Central Arkansas Water requirements in
effect at the time of request for water service must be met.
Please submit plans for water facilities and/or fire protection system to
Central Arkansas Water for review. Plan revisions may be required after
additional review. Contact Central Arkansas Water regarding procedures
for installation of water facilities and/or fire service. Approval of plans by
the Arkansas Department of Health Engineering Division and Little Rock
Fire Department is required.
If there are facilities that need to be adjusted and/or relocated, contact
Central Arkansas Water. That work would be done at the expense of the
developer.
Contact Central Arkansas Water regarding the size and location of the
water meter.
The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water's
material and construction specifications and installation will be inspected
by an engineer, licensed to practice in the State of Arkansas. Execution of
Customer Owned Line Agreement is required.
Due to the nature of this facility, installation of an approved reduced
pressure zone backflow preventer assembly (RPZ) is required on the
domestic water service. This assembly must be installed prior to the first
point of use. Central Arkansas Water (CAW) requires that upon installation
of the RPZA, successful tests of the assembly must be completed by a
Certified Assembly Tester licensed by the State of Arkansas and approved
by CAW. The test results must be sent to CAW's Cross Connection
Section within ten days of installation and annually thereafter. Contact the
Cross Connection Section at 377-1226 if you would like to discuss
backflow prevention requirements for this project.
Fire sprinkler systems which do not contain additives such as antifreeze
shall be isolated with a double detector check valve assembly. If additives
are used, a reduced pressure zone backflow preventer shall be required.
December 14, 2017
ITEM NO.: 1 (Cont.) FILE NO.: Z-7935-B
6
Fire Department: Full plan review.
Building Codes: 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.
7. TRANSPORTATION/PLANNING:
County Planning: No comments.
Rock Region METRO: Location is .28 miles from Route 22 University
Ave/Mabelvale. We have no objections to conditional use.
Planning Division: No comments.
SUBDIVISION COMMITTEE COMMENT: (NOVEMBER 15, 2017)
The applicants were present. Staff presented the item and commented that a
great deal of additional information was needed regarding the design and uses
proposed for the new building and property. Staff informed the committee that
the applicants were requesting a two-year deferred of the paving requirement for
the parking lot and were also requesting to be able to grade the building pad area
in conjunction with the preparation of the parking lot. It was discussed that any
paving deferral would be for no more than two years or until construction of the
new building, whichever occurred first. Staff stated the driveway off of Nash
Lane would have to be improved and paved for some length to accommodate the
use and to keep gravel from being pulled onto the street.
Public Works Comments were presented and discussed. Staff stated they could
support a deferral of the required improvements to Nash Lane until phase II. The
applicant stated there could actually be three (3) phases or a phase on e and
phases two A & B. Phase one would be the gravel parking. Phase 2 -A could be
paving of the parking lot and phase 2-B would be construction of the new
building. He stated phases 2-A and B could occur separately or together,
depending on timing. The applicant was advised to meet with his clients to
discuss the timing of the commitment to complete street improvements prior to
submitting a response to staff.
December 14, 2017
ITEM NO.: 1 (Cont.) FILE NO.: Z-7935-B
7
The comments from other reviewing agencies were noted. The applicant was
advised to submit responses to staff issues by November 22, 2017. The
Committee forwarded the item to the full Commission.
STAFF ANALYSIS:
The Vedant Society of Arkansas occupies the R-2 zoned, 5.76 acre tract located
at 10224 Nash Lane. On October 13, 2005, the Commission approved on
conditional use permit to allow the society to use the existing residential structure
for a place of worship and Indian cultural activities. Occup ancy was proposed for
40 persons. The existing driveway was to be widened and 10 parking spaces
provided.
On November 9, 2006, a revision to the CUP was approved to allow for an
increase to 200 persons. Associated with this increase, the Society proposed
constructing a 51 space parking lot on the southern portion of the property. A
space for a future building was indicated near the middle of the site, between the
proposed parking lot and the existing residential structure. A 24 -month deferral
of the paving requirement for the new parking lot was approved. That
development did not occur and neither the parking lot nor the new building were
constructed.
The Society is now proposing a revision to the CUP to allow for construction of a
100 space parking lot and a new building with a worship center capacity of 400
persons. The development is proposed in 3 phases. Phase I consists of
constructing a gravel parking lot near the middle of the site. The parking lot will
be sized for 100 vehicles. A 24 month deferral of the paving and landscaping
requirement for the new parking lot is requested. Phase II is paving and
landscaping the new parking lot. Phase III is construction of the new building. It
is possible that Phases II and III could occur together. Phase III also contains a
second driveway, a small area of additional parking and a drop-off.
The unpaved parking lot will have a gravel base and will be maintained in a
manner to ensure that dust, mud or silt are not created. The unpaved area will
be graded in a manner that does not result in standing water. The existing entry
driveway will be widened and paved to a length to satisfy staff and assure that
the gravel is not dragged onto the street. The driveway apron will be constructed
to meet City Code requirements. The gravel parking area will be contained in a
manner to satisfy staff.
The proposed new building will have a height not to exceed 32 feet. Any
additional architectural elements such as Gopurams (similar to minarets) will be
an additional 25 – 30 feet in height. Building materials will consist of masonry
December 14, 2017
ITEM NO.: 1 (Cont.) FILE NO.: Z-7935-B
8
(brick/split-face block or stone), EIFS, and/or metal cladding. The west and north
elevation may be metal siding.
The seating capacity of the main worship area will not exceed 400 persons. The
temple is generally open from 8:00 a.m. – noon and from 5:00 p.m. – 9:00 p.m.
daily. Utilization is typically small groups in the 4 – 40 range. Once a week and
on religious holidays, there will be a larger gathering. No additional uses such as
a day care or private school are proposed.
The site is enclosed with a chain link fence. The fencing will remain and may be
replaced in future phasing. A dumpster location is indicated on the plan near
the northwest corner of the parking lot. Due to the proximity of neighboring
residences, servicing of the dumpster should be limited to 7:00 a.m. – 6:00 p.m.,
Monday – Friday. Signage will comply with that allowed in office and institutional
zones. The ground-mounted sign may utilize an LED electronic message center.
No outside use areas are proposed.
The applicant is requesting approval to advance grade the building site in
conjunction with the grading of the parking area. This portion of the property is
fairly heavily wooded and an undisturbed, wooded buffer will be retained on the
south and east (street) perimeters to screen the site. A waiver of the buffer
requirement on the west is requested due to the presence of a floodway along
that perimeter. The floodway is to remain undisturbed.
The applicant is requesting a deferral of the required street improvements until
the Phase III construction of the new building. Staff supports the deferral since
the new building is likely what will actually generate additional traffic to the site.
Additionally, the CUP for all phases is only valid for three years.
36-108. (c) (CUP conditions) states:
(c) Conditions may include time limits for exercise of authorization.
However, the maximum allowable time shall be three (3) years from the date of
approval. Required permits must be obtained within the allotted period, unless
an extension of time is granted by the commission. Otherwise, the conditional
use permit 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 conditional use review.
December 14, 2017
ITEM NO.: 1 (Cont.) FILE NO.: Z-7935-B
9
STAFF RECOMMENDATION:
Staff recommends approval of the requested CUP subject to compliance with the
following conditions:
1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6
of the agenda staff report.
2. Dumpster service hours are to be limited to 7:00 a.m. – 6:00 p.m., Monday
through Friday.
Staff recommends approval of the advance grading request to allow grading of the
new building pad with the grading of the parking area.
Staff recommends approval of a 24 month deferral of the paving requirement for
the new parking lot subject to staff approval of the material and design of the
unpaved parking area.
Staff recommends approval of deferral of boundary street improvements to Nash
Lane until Phase III (new building).
Staff recommends approval of a waiver of the buffer requirement on the west
perimeter of the site due to the floodway.
PLANNING COMMISSION ACTION: (DECEMBER 14, 2017)
The applicants were present. There were no objectors present. Staff
presented the item and a recommendation of approval as outlined in the “staff
recommendation” above. Staff recommended approval of the advance grading
request, the 24 month deferral of the paving requirement, the deferral of boundary
street improvements until phase III (new building) and the waiver of the buffer
requirement on the west perimeter, all as outlined in the “staff recommendation”
above. There was no further discussion. The item was placed on the consent
agenda and approved as recommended by staff. The vote was 10 ayes, 0 noes
and 1 absent.
December 14, 2017
ITEM NO.: 2 FILE NO.: Z-9272
NAME: Springer Chicken Food Store under 5,000 square feet
with sales of beer or wine – Conditional Use Permit
LOCATION: 4616 Springer
OWNER/APPLICANT: Chang Ho Lee/Young Chun
PROPOSAL: A conditional use permit is requested to allow this
existing food store under 5,000 square feet in area
to have sales of beer or wine. The property is
zoned C-3.
STAFF REPORT:
The property is zoned C-3 which permits the food store (basically a convenience
store without gas pumps). The property is located at 4616 Springer Blvd. The
issue is Chapter 4, Section 4-93 of the code which states: ”it shall be unlawful to
sell beer or light wines within 300 feet of any church in the residential section of
the city. The residential section of the city shall be any part thereof that is
outside of the fire zone as now or hereafter be fixed by the board of directors.
The business section of the city is that part of the city within the fire zone. The
distance shall be measured from the nearest point of the church to the nearest
point of the building where the beer or light wine is sold.” The property is not in
the fire zone. It is directly adjacent to a church and well within the noted 300 foot
separation.
STAFF RECOMMENDATION:
Staff recommends withdrawal of the CUP as the proposed sales of beer at this
location is in violation of Chapter 4, Section 4-93 of the Code of Ordinances.
PLANNING COMMISSION ACTION: (DECEMBER 14, 2017)
The applicant was not present. There were no objectors present. Staff informed
the commission that the proposed sale of beer at this location is in violation of
Chapter 4, Section 4-93 of the Code of ordinances. Staff recommended
withdrawal of the item. There was no further discussion. The item was placed
on the consent agenda and approved for withdrawal by a vot e of 10 ayes, 0 noes
and 1 absent.
December 14, 2017
ITEM NO.: 3 FILE NO.: Z-9275
NAME: 2223 West Markham Food Store under 5,000 square
feet with sales of beer or wine – Conditional Use
Permit
LOCATION: 2223 West Markham
OWNER/APPLICANT: LLP, LLC/Lance Levi
PROPOSAL: A conditional use permit is requested to allow a food
store under 5,000 square feet in area with sales of
beer or wine. The property is zoned C-3.
STAFF REPORT AND RECOMMENDATION:
On November 14, 2017, the applicant requested withdrawal of the item. Staff
recommends approval of the withdrawal request.
PLANNING COMMISSION ACTION: (DECEMBER 14, 2017)
The applicant was not present. There were no objectors present. Staff informed
the commission that the applicant had requested withdrawal of the item on
November 14, 2017. Staff recommended approval of the withdrawal request.
There was no further discussion. The item was placed on the consent agenda
and approved for withdrawal by a vote of 10 ayes, 0 noes and 1 absent.
December 14, 2017
ITEM NO.: 4 FILE NO.: Z-9276
NAME: Garland Elementary Charter School – Conditional
Use Permit
LOCATION: 3615 West 25th Street
OWNER/APPLICANT: KLS Leasing, LLC/John Greer, WER Architects
PROPOSAL: A conditional use permit is requested to allow this
vacant, former LRSD school building to be occupied
by a K – 5 charter elementary school. The property
is zoned R-3.
1. SITE LOCATION:
The property is located on the east side of Maple Street, between West
24th and West 25th Streets; two blocks north of Asher Avenue.
2. COMPATIBILITY WITH NEIGHBORHOOD:
Garland Elementary School has been located at this site since 1924. A
church is located across Maple Street to the west. Single family
residential properties are located in all directions immediately around the
site. Along Asher Avenue, one block to the south, the uses are varied;
including residential, office and commercial. The proposed re-use of this
existing elementary school building for a K – 5 elementary school appears
to be a continuation of a long-time neighborhood use.
Notice of the public hearing was sent to all owners of properties located
within 200 feet of the site and the Hope, Love, Midway and Stephens Area
Faith Neighborhood Associations.
3. ON SITE DRIVES AND PARKING:
The parking requirement for an elementary school is 1 space per classroom
plus 1 space for every employee. The school has 23 classrooms and is
proposed to have 42 employees when at full capacity. The required parking
is 65 spaces. The site contains 43 parking spaces. Circulation through the
site will be one-way only, with the entrance being on Maple Street and the
exit on West 24th Street. At the time of this writing, a traffic impact study
was being prepared.
December 14, 2017
ITEM NO.: 4 (Cont.) FILE NO.: Z-9276
2
4. SCREENING AND BUFFERS:
Site plan must comply with the City’s minimal landscape and buffer
ordinance requirements.
Any existing vehicular use area that does not meet current code
requirements may continue as nonconforming until such time a building
permit is issued to rehabilitate a structure on the property exceeding fifty
(50) percent of the current replacement cost of the structure. At such time
fifty (50) percent of the existing vehicular use area shall be brought into
compliance with current code and shall continue to full compliance on a
graduated scale based upon the percentage of rehabilitation cost.
A land use buffer will be required when an adjacent property has a
dissimilar use of a more restrictive nature. The property to the east is
zoned R2. The maximum dimension required shall be fifty (50) feet. The
minimum dimension shall be one-half (½) the full width requirement but
in no case less than nine (9) 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. In addition to the required screening, buffers are to be
landscaped at the rate of one (1) tree and three (3) shrubs for every thirty
(30) linear feet.
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.
5. PUBLIC WORKS:
1. Due to the proposed use of the property, the Master Street Plan
specifies that W. 24th St. for the frontage of this property must meet
commercial street standards. Dedicate right-of-way to the street side
of the retaining walls.
2. A 20 feet radial dedication of right-of-way is required at the intersection
of Maple St. and W. 24th Street.
3. A 20 feet radial dedication of right-of-way is required at the intersection
of Maple St. and W. 25th Street.
4. All handicap access ramps should be checked for conformance with
CLR Public Works access ramp details. The nonconforming ramps
should be replaced.
December 14, 2017
ITEM NO.: 4 (Cont.) FILE NO.: Z-9276
3
5. Submit a Traffic Impact Study for the proposed project. Study should
address trip generation and trip distribution for the development and
also should take into account existing and projected traffic growth.
The study should show the predicted vehicle queies, drop off/pick up
locations and timing. Impacts to neighboring City streets should be
limited.
6. 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.
7. It is suggested that a request be made to the City of Little Rock to
abandon the existing unimproved 10 ft. wide right-of-way/alley
between 24th Street and 25th Street.
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
Little Rock Water Reclamation Authority: Sewer Available to this site.
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 comments received.
AT&T: No comments received.
Central Arkansas Water: All Central Arkansas Water requirements in
effect at the time of request for water service must be met.
The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required.
If additional fire hydrant(s) are required, they will be installed at the
Developer's expense.
Please submit plans for water facilities and/or fire protection system to
Central Arkansas Water for review. Plan revisions may be required after
additional review. Contact Central Arkansas Water regarding procedures
for installation of water facilities and/or fire service. Approval of plans by
the Arkansas Department of Health Engineering Division and Little Rock
Fire Department is required.
December 14, 2017
ITEM NO.: 4 (Cont.) FILE NO.: Z-9276
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.
Contact Central Arkansas Water regarding the size and location of the
water meter.
The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water's
material and construction specifications and installation will be inspected
by an engineer, licensed to practice in the State of Arkansas. Execution
of Customer Owned Line Agreement is required.
Due to the nature of this facility, installation of an approved reduced
pressure zone backflow preventer assembly (RPZ) is required on the
domestic water service. This assembly must be installed prior to the
first point of use. Central Arkansas Water (CAW) requires that upon
installation of the RPZA, successful tests of the assembly must be
completed by a Certified Assembly Tester licensed by the State of
Arkansas and approved by CAW. The test results must be sent to
CAW's Cross Connection Section within ten days of installation and
annually thereafter. Contact the Cross Connection Section at 377 -1226
if you would like to discuss backflow prevention requirements for this
project.
Fire sprinkler systems which do not contain additives such as antifreeze
shall be isolated with a double detector check valve assembly. If additives
are used, a reduced pressure zone backflow preventer shall be required.
Fire Department: Full plan review.
Building Codes: Property requires a building permit for any planned
alterations to the building. 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.
7. TRANSPORTATION AND PLANNING:
County Planning: No comments.
Rock Region METRO: Location would be served by Route 14 Rosedale
along Roosevelt. We have no objections to proposed conditional use.
December 14, 2017
ITEM NO.: 4 (Cont.) FILE NO.: Z-9276
5
Planning Division: No comments.
SUBDIVISION COMMITTEE COMMENT: (NOVEMBER 15, 2017)
The applicant was present. Staff presented the item and noted little additional
information was needed. The applicant was asked to provide the total number of
employees (administrators, teachers, aides and support staff) for each phase.
Public Works Comments were presented. The applicant was advised to submit
the required Traffic Impact Study in a timely manner to allow staff adequate time
for review and comments.
Landscape Comments were presented. The applicant was advised that
screening was required on the east perimeter where the site was adjacent to
residential.
Other Agency Comments were noted.
The applicant was advised to respond to staff comments by November 22, 2017.
The Committee forwarded the item to the full Commission.
STAFF ANALYSIS:
The former LRSD Garland Elementary School occupies the R -3 zoned, 2+ acre
tract located at 3615 West 25th Street. The development consists of a two-story,
38,716 square foot building, 43 paved parking spaces and driveway and an area
of outdoor playground.
Garland Elementary School was completed in 1924 with subsequent additions in
1938 (cafeteria), 1952 (classroom wings) and 1970’s (auditorium infill and
renovations). The building operated as an elementary school from 1924 -2001
when it was subsequently used to house athletics offices, safety and security
offices and central file storage for the Little Rock School District. The district
maintained ownership of the property until 2017 when it was purchased by
Einstein Charter Schools. Einstein proposes to rehabilitate the building and
property for use as a K – 5 Charter Elementary School.
Einstein proposes to open the building in 2018 with grades K – 3 for a total of
300 students. An additional grade (75 students per grade) will be added each
year until the building reaches full capacity in 2020 as a K – 5 elementary school
with a total of 450 students.
December 14, 2017
ITEM NO.: 4 (Cont.) FILE NO.: Z-9276
6
The building contains twenty-three (23) classrooms, cafeteria/kitchen,
administration offices, restrooms and miscellaneous support spaces. All
mechanical, electrical, plumbing and fire protection systems will be replaced and
brought up to code. Restrooms will be remodeled to meet current ADA code. An
elevator and accessible entrances to the building and playground will be added.
There are no new additions planned for the building. The building is being
placed on the National Register of Historic Places and will be preserved
according to the Secretary of the Interior Guidelines.
Landscaping will be improved to meet code compliance since the proposed
renovations will exceed 50% of the replacement value of the building. The
existing playground area will be repaired and playground equipment replaced.
The site contains a paved parking lot with single driveways on Maple Street and
West 24th Street. The parking and drives will be repaired, seal-coated and
restriped.
Much of the site is enclosed by a 6 – 8 foot tall chain link fence. Portions of the
fencing will remain, primarily enclosing the playground and outdoor use area.
The fencing will be repaired and replaced as needed.
The service area is located on the south side of the building. Any dumpster will
have to be screened to comply with code requirements. Due to the proximity of
residential properties, servicing of the dumpster should be limited to 7:00 a.m. –
6:00 p.m., Monday through Friday.
A single ground-mounted monument style sign is proposed to be placed near the
main entrance to the building. The sign will comply with the size and height
allowed in office and institutional zones. Wall signage may be placed on the
building facades with direct street frontage.
All site lighting is to be low-level and directional, aimed downward and into the
site.
The bulk of the site is unplatted, with no bill of assurance. A portion of the site is
in Everett Addition. The 1912 plat/bill of assurance does not address use issues.
The concept of reusing the Garland School building and site for a K – 5
elementary school seems appropriate to staff. The building was operated as an
elementary school for nearly 80 years. The primary issue of concern with this
current application is traffic impact. Going from a traditional public school with
bus service for the majority of students to a charter public school with no bus
service raises the possibility of traffic impact on the streets in the surrounding
neighborhood. As the time of this writing, a traffic impact study was being
prepared. Staff will be prepared to address the issue at the public hearing.
December 14, 2017
ITEM NO.: 4 (Cont.) FILE NO.: Z-9276
7
STAFF RECOMMENDATION:
Staff’s recommendation is forthcoming.
PLANNING COMMISSION ACTION: (DECEMBER 14, 2017)
The applicants were present. There were no objectors present. Dana Carney,
of the planning staff, presented the item. Copies of a final site plan had been
distributed to the commissioners. He advised the commission that the applicant
had addressed planning staff’s concerns by adding an additional 22 parking
spaces on the site plan. Mr. Carney stated the applicant had submitted a traffic
impact study. He stated there were additional comments that would be read into
the record as conditions in response to the traffic study. Mr. Carney stated the
applicant had been working with the staffs of planning and public works and, in
staff’s opinion, all issues had been addressed. Staff recommended approval of
the item subject to compliance with the following conditions:
1. Compliance with the comments and conditions outlined in Sections 4, 5
and 6 of the agenda staff report.
2. Compliance with the following additional comments and conditions
presented in response to the applicant-submitted traffic study:
(a) Pick up and drop off queuing must be confined to 25th Street and the
newly-proposed dual-lane drop off zone in front of the school.
(b) Staff agrees with the recommendation from the Traffic Study to
reverse the one-way direction on 24th Street and 25th Street between
Maple Street and Martin Street for an elementary charter school at
this location.
(c) Queuing must be confined to curb-side lane on 25th Street and allow
for easy passage of through traffic in outside lanes.
(d) Vehicular traffic dropping off or picking up students shall not stop, wait
or delay other vehicular movements. Vehicle queuing shall not block
or obstruct driveways of adjacent properties.
(e) Garland Charter School agrees to have their Traffic Engineer
present at the opening day of school and subsequent days as long
as necessary, to monitor the school traffic and identify any traffic
problems/issues or potential traffic problems/issues during the times
of school pick up and drop off. When problems/issues are identified,
corrective measures should be taken to address those
problems/issues.
(f) Should conditions warrant for orderly flow of traffic around the school,
Garland Charter School agrees to hire, at no cost to the City of Little
December 14, 2017
ITEM NO.: 4 (Cont.) FILE NO.: Z-9276
8
Rock, off-duty police officers, as required, to execute the Traffic
Control Plan at key identified locations around the school and
adjacent to the school in the public right-of-way.
(g) It will be the responsibility of Garland Charter School to install any
school flasher warning system, if desired. Plans must be submitted
to Public Works Traffic Engineering for prior review and approval.
(h) Prior to opening the school, all crosswalk markings, stripping and
other pavement markings within roadway and at intersections
adjacent to the school must be inspected and if faded, weathered
or missing and restriped with thermoplastic material.
(i) Prior to opening the school, No Parking between 7 to 9 and 2 to 4
signage should be installed along 24th Street and 25th Street.
(j) Garland Charter School should communicate with the property
owners adjacent to the 24th Street and 25th Street right-of-ways
between Maple Street and Martin Street and provide neighborhood
feedback to the City of Little Rock of the proposed changes to the
vehicular flow pattern on 24th Street and 25th Street City of Little Rock
shall determine final traffic flow pattern to be implemented.
(k) A section of 24th Street (between Valentine Street and Valmar Street)
is significantly substandard with a narrow paved section and ditches
on both sides. It is recommended that this section be improved to
handle the projected increase in traffic flow and also pedestrian
access for children walking to the school.
(l) Garland Charter School should install sidewalk adjacent to 25th Street.
(m) Garland Charter School should place staff daily along the queuing
zone to monitor and assist in efficient traffic flow during times of pick
up and drop off.
There was no further discussion. The item was placed on the consent
agenda and approved as recommended, including all staff comments
and conditions. The vote was 10 ayes, 0 noes and 1 absent.
December 14, 2017
ITEM NO.: 5 FILE NO.: Z-9277
NAME: 1224 Aldersgate Multifamily – Conditional Use Permit
LOCATION: 1224 Aldersgate Road
OWNER/APPLICANT: Oaland Co. LLC/A. J. Gilbert, Jason Bouwknegt
PROPOSAL: A conditional use permit is requested to allow a one-
building, 16-unit multifamily development on this O-3
zoned tract.
1. SITE LOCATION:
The property is located on the west side of Aldersgate Road, one lot south
of Kanis Road.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property is located on the western edge of a medical office park. East
of Aldersgate Road, south of Kanis, the area is developing as a smaller
medical office park. It currently contains several medical offices and
clinics. This site is located on the fairly narrow strip between Aldersgate
and I-430. A contractor’s office is located to the north. A new multifamily
development is currently under construction immediately adjacent to the
south. Farther south, additional office uses are located on the west side of
Aldersgate. This proposed 16-unit multifamily development on the fringe
of an office park appears to staff to be an appropriate use.
Notice of the public hearing was sent to all owners of properties located
within 200 feet of the site and the John Barrow, Twin Lakes and Twin
Lakes “B” Neighborhood Associations.
3. ON SITE DRIVES AND PARKING:
The 16 apartments require 24 parking spaces at 1 ½ space per unit. The
applicant is proposing 26 spaces with a single driveway onto Aldersgate
Road. The driveway is located near the southern property line. A
connecting driveway joins this project with the applicant’s other multifamily
development under construction to the south. This driveway will allow for
the removal of an emergency-only second driveway located on the northern
perimeter of the project to the south.
December 14, 2017
ITEM NO.: 5 (Cont.) FILE NO.: Z-9277
2
4. SCREENING AND BUFFERS:
Site plan must comply with the City’s minimal landscape and buffer
ordinance requirements.
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. A minimum ten (10) foot
wide buffer (6% of the average lot width) is required adjacent to
Aldersgate Road. Street buffer north of the site entrance is deficient.
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.
Building landscape areas shall be provided at the rate equivalent to planter
strip three (3) feet wide along the vehicular use area. One (1) tree and four
(4) shrubs shall be planted in the building landscape areas for each forty
(40) linear feet of vehicular use area abutting the building.
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.
Dumpsters and trash containment areas shall not be located within the
front yard setback area or street side or exterior side yard setback area.
A landscape irrigation system shall be required for developments of one
(1) acre or larger. For developments less than one (1) acre that do not
provide an automatic irrigation system there shall be a water source within
seventy-five (75) feet of the plants to be irrigated.
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.
December 14, 2017
ITEM NO.: 5 (Cont.) FILE NO.: Z-9277
3
5. PUBLIC WORKS:
1. With site development, provide design of street conforming to the
Master Street Plan. Construct one-half street improvement to these
streets including 5-foot sidewalks with planned development. The
new back of curb should connect with the existing curb and gutter on
the north and south.
2. Repair or replace any curb and gutter or sidewalk that is damaged in
the public right-of-way prior to occupancy.
3. Aldersgate Road is classified on the Master Street Plan as a collec tor
street. A dedication of right-of-way 30 feet from centerline will be
required.
4. Storm water 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.
5. If disturbed area is 1 or more acres, obtain a NPDES storm water
permit from the Arkansas Department of Environmental Quality prior
to the start of construction.
6. All driveways shall be concrete aprons per City Ordinance.
7. 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.
8. 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.
9. Are gates proposed to be installed? If so, show the location of the
gates and call box located to provide 60 ft. of vehicle stack from
Aldersgate Road.
10. Driveway locations and widths do not meet the traffic access and
circulation requirements of Sections 30-43 and 31-210. The proposed
driveway should be located at least 250 ft. from the existing driveway
to the north. The width of driveway must not exceed 36 feet.
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
Little Rock Water Reclamation Authority: Sewer main extension required
with easements if new sewer service is required for this project. Capacity
Fee Analysis required.
December 14, 2017
ITEM NO.: 5 (Cont.) FILE NO.: Z-9277
4
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, overhead power line running
along the east side of Aldersgate Road. Contact Entergy in advance to
discuss electrical service requirements, or adjustments to existing facilities
(if any) as this project proceeds.
Centerpoint Energy: No comments received.
AT&T: No comments received.
Central Arkansas Water: All Central Arkansas Water requirements in
effect at the time of request for water service must be met.
Please submit plans for water facilities and/or fire protection system to
Central Arkansas Water for review. Plan revisions may be required after
additional review. Contact Central Arkansas Water regarding procedures
for installation of water facilities and/or fire service. Approval of plans by
the Arkansas Department of Health Engineering Division and Little Rock
Fire Department is required.
Contact Central Arkansas Water regarding the size and location of the
water meter.
The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water's
material and construction specifications and installation will be inspected
by an engineer, licensed to practice in the State of Arkansas. Execution
of Customer Owned Line Agreement is required.
Due to the nature of this facility, installation of an approved reduced
pressure zone backflow preventer assembly (RPZ) is required on the
domestic water service. This assembly must be installed prior to the first
point of use. Central Arkansas Water (CAW) requires that upon installation
of the RPZA, successful tests of the assembly must be completed by a
Certified Assembly Tester licensed by the State of Arkansas and approved
by CAW. The test results must be sent to CAW's Cross Connection Section
within ten days of installation and annually thereafter. Contact the Cross
Connection Section at 377-1226 if you would like to discuss backflow
prevention requirements for this project.
Fire sprinkler systems which do not contain additives such as antifreeze
shall be isolated with a double detector check valve assembly. If additives
are used, a reduced pressure zone backflow preventer shall be required.
December 14, 2017
ITEM NO.: 5 (Cont.) FILE NO.: Z-9277
5
Fire Department: Full plan review.
Building Codes: 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.
7. TRANSPORTATION AND PLANNING:
County Planning: No comments.
Rock Region METRO: Location is served by Route 3 Baptist Medical
Centers on Kanis Rd. We have no objections to the proposed conditional
use.
Planning Division: No comments.
SUBDIVISION COMMITTEE COMMENT: (NOVEMBER 17, 2017)
The applicants were present. Staff presented the item and noted little additional
information was needed. The applicant was asked to provide the square footage
and number of bedrooms for the proposed apartments. Staff asked the applicant
to provide a signage plan.
Public Works Comments were discussed. It was noted that the proposed
driveway location did not comply with the code requirement as far as distance
from the driveway on the property to the north. It was noted that the applicant’s
project currently under construction to the south had two driveways; a full access
drive to the south and a fire access only drive to the north. Staff suggested
moving the driveway for this current proposed project more to south and
eliminating the fire access drive on the adjacent property. Since the two projects
are connected by a cross-driveway, the new driveway on this project can also
serve as the required second access to the project under construction. In
response to a question from staff, the applicant reiterated that there would be no
gates on the driveways.
Landscape Comments were discussed. It was noted that the landscape strip on
the front (street) perimeter fell below the allowable minimum width. The applicant
stated he would make the needed modification to the plan to address that issue.
December 14, 2017
ITEM NO.: 5 (Cont.) FILE NO.: Z-9277
6
Other Agency Comments were noted.
The applicant was advised to respond to staff issues by November 22, 2017.
The Committee forwarded the item to the full Commission.
STAFF ANALYSIS:
The applicant is requesting approval of a conditional use permit to allow for
construction of a single, two-story, 16-unit multifamily development on this
undeveloped, .80± acre tract. The development is proposed to consist of the one
building and an asphalt-paved parking lot with access off of Aldersgate Road.
The parking is designed to have a driveway connection to the multifamily
development under construction to the south (also owned by this applicant).
The two-story building will contain 8 units per floor. All units are two-bedroom
and will contain 1,100 square feet. The building will have an exterior finish of
brick and Hardie panel with a pitched, shingled roof. Site lighting will consist of
wallpac on the building with cut-off lens to contain the lighting in the site. The
asphalt-paved parking lot will contain 26 spaces. 24 spaces are required per the
code-required rate of 1 ½ spaces per apartment. Signage will comply with that
allowed in multifamily zones.
The dumpster will be located on the north side of the property, near the rear
(west) of the building. A no-parking turn-around is provided to accommodate the
backing movement of the dumpster service vehicle. The dumpster will have a
concrete block enclosure to comply with screening requirements.
The required landscape areas are indicated. The building has been moved
slightly from the initial submittal to provide adequate landscape area at the front
of the site. A portion of the street buffer does fall slightly below the required
width. Other portions of that buffer exceed the requirement. The required
30-foot buffer along the I-430 perimeter is maintained in its entirety.
As suggested by staff, the driveway onto Aldersgate Road has been moved to
the south. A driveway on the south perimeter of this site ties into the adjacent
multifamily project currently being constructed by this same applicant. This will
allow the overall project to have two driveways. It should result in the elimination
of an emergency access driveway on the northern end of the project to the south,
with LRFD concurrence.
Staff is supportive of the proposed 16-unit multifamily project. The property is
located on the western edge of a medical office park; between the office park
and the adjacent interstate. It is directly north of, and tied to, a multifamily
December 14, 2017
ITEM NO.: 5 (Cont.) FILE NO.: Z-9277
7
development currently being built by this same applicant. The applicant has
responded to the issues raised by staff.
There is no bill of assurance for this acreage tract.
STAFF RECOMMENDATION:
Staff recommends approval of the requested CUP, subject to compliance with the
comments and conditions outlined in Section 4, 5 and 6 of the agenda staff report.
PLANNING COMMISSION ACTION: (DECEMBER 14, 2017)
The applicants were present. There were no objectors present. Staff
presented the item and a recommendation of approval as outlined in the “staff
recommendation” above. There was no further discussion. The item was placed
on the consent agenda and approved by a vote of 10 ayes, 0 noes and 1 ab sent.
December 14, 2017
ITEM NO.: 6 FILE NO.: S-867-MMMMMMMM
NAME: Lots 4-C and 4-D Tract 4 Chenal Valley Revised Preliminary Plat
LOCATION: Rahling Road West of Founders Drive and the Bank of the Ozarks
DEVELOPER:
Deltic Timber Corporation
7 Chenal Club Circle
Little Rock, AR 72223
SURVEYOR:
Keen Surveying, LLC
203 South Main Street
Salem, AR 72576
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 4.39 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.13
CURRENT ZONING: C-3, General Commercial District
VARIANCE/WAIVERS: A variance from the Land Alteration Ordinance to allow grading
of both lots with the development of the first lot.
BACKGROUND:
A preliminary plat for a larger area, which included this site, was approved by the
Little Rock Planning Commission on May 24, 2007. The entire plat area contained
13.73-acres and was zoned C-3, General Commercial District (11.79-acres) and O-3,
General Office District (1.94-acres). The lots abutted Rahling Road, which was a newly
developing arterial roadway extending from Chenal Parkway southeast to Kanis Road.
The plat was proposed with shared drives to minimize the number of access points on
December 14, 2017
ITEM NO.: 6 (Cont.) FILE NO.: S-867-MMMMMMMM
2
Rahling Road. A 60-foot common access and utility easement was located along the
rear of the proposed lots and along the common lot lines of Lots 4 -B and 4-C and 4-D
and 4-E. The commercially zoned lots range d in size from 1.98-acres to 2.79-acres.
The office zoned lot contained 1.94-acres. The phasing of the lots was proposed based
on market demand. The lots were not final platted and the plat has since expired.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The current project contains approximately 4.39-acres and is proposed to be
subdivided into two (2) commercial lots, Lots 4-C and 4-D. The lots are
located on Rahling Road, just west of the Bank of the Ozarks and Chenal
Parkway. The developer is proposing the subdivision to allow for future
development of the lots with uses as allowed within the C-3, General Commercial
Zoning District. The lots as currently proposed removes the rear cross access
for these proposed lots.
The request includes a variance from the Land Alteration Ordinance to allow
grading of both lots with the development of the first lot. The developer indicates
the advanced grading will allow the site to balance and eliminate the need to haul
materials from the site over City streets.
B. EXISTING CONDITIONS:
The site is wooded and lies just west of the Bank of the Ozarks. Rahling Road
adjacent to the site is a four (4) lane divided Median Street complete with curb
and gutter. South of the site is the Promenade at Chenal. A wooded tract is
located north of the proposed plat area and is indicated on the Chenal Valley
Master Plan for development with single-family homes. Further north are single-
family homes situated around the Chenal Valley Golf Course.
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 Association located in
this area.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. 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
December 14, 2017
ITEM NO.: 6 (Cont.) FILE NO.: S-867-MMMMMMMM
3
submitted and approved prior to the start of construction. A variance is
being requested to grade and clear both lots with the construction on one
(1) lot.
2. Sidewalks with appropriate handicap ramps are required in accordance with
Section 31-175 of the Little Rock Code and the Master Street Plan to be
constructed on both sides of the shared access and utility easements.
3. Shared access and utility easements should be constructed with concrete
aprons per City Ordinance.
4. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
5. The private shared access and utility easements should be constructed to
commercial street standards with a 36 foot wide street.
6. Stormwater detention ordinance applies to this property. Regional detention
is provided for this property.
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. Hauling of fill material on or off site over municipal streets and roads
requires approval prior to a grading permit be ing issued. Contact Public
Works Traffic Engineering, 621 South Broadway Street, Travis Herbner,
therbner@littlerock.gov or 501.379.1805 for more information.
9. In accordance with Section 32-8, no obstruction to visibility shall be located
within a triangular area 50-feet back from the intersecting right-of-way line
(or intersecting tangent lines for radial dedications) at the intersection of
Rahling Road with the private access easement driveways.
10. 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.
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Sewer available to this site. Contract
Little Rock Water Reclamation Authority for any additional information.
Entergy: Entergy does not object to this proposal. There do not ap pear to be
any conflicts with existing electrical utilities based on the information provided.
There is an existing underground, three phase power line running along the west
side of Rahling Road in front of this property. Contact Entergy in advance to
December 14, 2017
ITEM NO.: 6 (Cont.) FILE NO.: S-867-MMMMMMMM
4
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 objection. All Central Arkansas Water requirements
in effect at the time of request for water service must be met.
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 acc ess 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
December 14, 2017
ITEM NO.: 6 (Cont.) FILE NO.: S-867-MMMMMMMM
5
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. 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.
6. 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
December 14, 2017
ITEM NO.: 6 (Cont.) FILE NO.: S-867-MMMMMMMM
6
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 ob structions shall
be permitted to be places with the approval of the fire code official.
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.
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 D istribution 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: This location is not currently served by METRO. We have
no objections to the preliminary plat.
December 14, 2017
ITEM NO.: 6 (Cont.) FILE NO.: S-867-MMMMMMMM
7
Planning Division: No comment.
H. SUBDIVISION COMMITTEE COMMENT: (November 15, 2017)
Mr. Brian Dale of White-Daters and Associates 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 requested Mr. Dale provide any proposed cross access and/or cross
parking which would be located on the lots. Staff also requested Mr. Dale
provided the names of all abutting property owners.
Public Works comments were addressed. Mr. Dale questioned if the re quest for
sidewalks were on the abutting access easements or within the access
easements within the plat area. Staff stated the easements were to be placed on
the abutting access easements and not the easements proposed within the plat
area. Staff stated the City’s stormwater detention ordinance would apply to the
development of the lots.
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 preliminary plat to staff addressing most of the
technical issues associated with the request raised at the November 15, 2017,
Subdivision Committee meeting. The plat indicates the placement of the
proposed cross access easement. A note on the plat also indicates cross
parking will be addressed within the Bill of Assurance for the two (2) lots.
The request is to allow the creation of a two (2) lot plat for this property
containing approximately 4.39-acres. The lots are zoned C-3, General
Commercial District which typically requires a minimum lot size of 14,000 square
feet. The lots are proposed containing 1.64-acres and 2.76-acres. A minimum
lot width of 100-feet is typically required per the zoning district. The lots are
indicated with a lot width of 179.22-feet and 311.85-feet. The lots are to have a
front building setback of 25-feet and a rear yard setback of 25-feet. The plat
indicates a 40-foot building setback along Rahling Road. There is no side yard
setback required except when abutting residentially zoned property. The
adjacent property is also zoned C-3, General Commercial District.
The plat indicates the placement of a cross access easement to allow the lots to
share common access. The easement is located within the parking lot of the lots
and along the common lot line of Lots 4-C and 4-D extending northward to the
December 14, 2017
ITEM NO.: 6 (Cont.) FILE NO.: S-867-MMMMMMMM
8
northern property line. There are median breaks on Rahling Road which align
with the proposed 60-foot common access easements located along the eastern
perimeter of Lot 4-C and the western perimeter of Lot 4-D.
The request includes a variance from the Land Alteration Ordinance to allow
grading of both lots with the development of the first lot. The developer indicates
the advanced grading will allow the site to balance and eliminate the need to haul
materials from the site over City streets.
Staff is supportive of the applicant’s request. The applicant is seeking approval
of a two (2) lot preliminary plat to allow for future development of the lots with
uses as identified within the C-3, General Commercial Zoning District. To staff’s
knowledge there are no remaining outstanding technical issues associated with
the request. Staff feel the plat 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 both lots with the development of the
first lot.
PLANNING COMMISSION ACTION: (DECEMBER 14, 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 a s outlined 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 both lots with the
development of the first lot. 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.
December 14, 2017
ITEM NO.: 7 FILE NO.: A-331
NAME: Copper Run Annexation
REQUEST: Accept 104 acres plus or minus to the City
LOCATION: Along the south side of Pride Valley Road, west of Zanzibar Street
(16000-17000 Blocks of Pride Valley Road)
SOURCE: Brian Dale, White Daters agent for Thundercloud LLC
GENERAL INFORMATION:
The County Judge’s Annexation Order was filed on November 20, 2017.
Some of the tracts are developed with large lot single family homes (five).
One tract has a small mobile home park of approximately a dozen units.
Much of the acreage is undeveloped with approximately 48 of these acres
proposed for a 139 unit single-family subdivision.
There are nine property owners of which six (6) have signed the petition
for annexation.
The site is contiguous to the City of Little Rock on the northwest corner.
The annexation request is to obtain City services.
The site is irregular in shape within a rectangular area, east-west of some
1950 feet and north-south of some 3940 feet. The frontage along Pride
Valley Road is some 1327 feet in length.
The western and southern most portion of the site (48 to 50 acres) has
been approved for a Planned District Residential with 139 parcels for
homes.
AGENCY COMMENTS:
Public Safety:
Fire: No Comment Received.
Police: The Little Rock Police Department has indicated they have no issues or
concerns with the proposed annexation.
Infrastructure and Community Facilities:
Rock Region METRO Transit: No Comment Received.
December 14, 2017
ITEM NO. : 7 (Cont.) FILE NO. A -331
2
Parks and Recreation: No Comment Received.
Public Works: Little Rock Solid W aste has indicated they have no issues with the
proposed annexation. Little Rock Public Works Department has indicated they
have no issues with the proposed annexation.
Pulaski County Planning: No Comment Received.
Arkansas Geographic Information Office: AGIO expressed no concerns with the
annexation and noted the applicant had followed ARK CODE 14 -40-101.
Utilities:
Central Arkansas Water (CAW): No Comment Received.
Entergy: Entergy has indicated they have no issues or concerns with this
proposed annexation.
Reliant-Energy: No Comment Received.
Little Rock Water Reclamation Authority (LRWRA): Once annexed if the project
engineers can demonstrate they are proposing the most feasible solution to
extend sewer service to the area and beyond, then they will be allowed to
connect to the City system. This is providing they meet the LRWRA Standard
Specifications and terms and conditions.
AT&T: No Comment Received.
Schools:
Little Rock: No Comment Received.
The annexation area is not within the Little Rock School District.
Pulaski County Special: No Comment Received.
The annexation area is within the Pulaski County Special School District.
ANALYSIS:
The area requesting annexation has a small mobile home park of approximately
a dozen units (just under 6 acres), five (5) single-family homes on larger tracts
(generally between 0.7 and 1.8 acres in size) and six (6) undeveloped generally
wooded tracts (0.8 to 70 acres in size). The applicant has proposed a 139 lot
single-family development using the Planned Development – Residential process
for just under fifty (50) of these acres. The head waters of Brodie Creek
traverses the southernmost portion of the annexation area.
December 14, 2017
ITEM NO. : 7 (Cont.) FILE NO. A -331
3
The area is contiguous at the northeast corner. Annexation 319, Pride Valley
Road Annexation, annexed to the south right -of-way of Pride Valley Road in
May 2010. The northeastern corner of northeastern most tract of this annexation
touches the point. This annexation does include Pride Valley Road, i.e. to the
north right-of-way line for Pride Valley Road. This would mean that width of the
right-of-way for Pride Valley Road would be contiguous to the current city limits,
so sixty (60) feet in length.
Except for this 60 foot wide right-of-way all other portions of the annexation are
adjacent to areas that will remain outside of the corporate limits for the City and
are all zoned R-2 Single Family. To the east is the Oakhill Estates Subdivision of
one to five acre tracts with homes and a hundred plus wood tract owned by Real
Properties Inc. To the south are generally wooded tracts five (5) to ten (10)
acres in size with various owners. To the west are large tracts some wooded
and some with homes. To the north is the Chenal West Estates Subdivision with
tracts around five (5) acres most with homes.
The head waters of Brodie Creek flows through the southern portion of the
annexation area flowing to the southeast. Brodie Creek flows through the
annexation area at an elevation of 456 feet along the west annexation line some
1890 feet north of the southeast corner of the annexation area. There are five (5)
hill tops within the annexation area ranging from a high of 570 feet to 486 feet.
The county review has found that the annexation area meets all the requirements
for annexation – is contiguous, petitioners represent majority of the land to be
annexed, the land will be used for an urban purpose and the documents filed are
correct and accurate representations of the area. The County did notify all the
property owners via U.S. mail of the hearing on the annexation request. Only
staff members and the representatives of the application were present. The
Pulaski County Judge in his Annexation Order has included all public streets
and right-of-way abutting the annexation area. This includes right-of-ways for
Layman Lane, Tele Road and Pride Valley Road. The City’s annexation
ordinance will be in conformance with the Pulaski County Judge’s Order and
include adjacent street rights-of-way into the City of Little Rock.
The proposed annexation would include adding some 1327 linear feet of Pride
Valley Road to the city. This road is shown on the Master Street Plan as a
collector but is not currently constructed to that standard. The road has open
ditches and no sidewalks. Layman Lane is not shown on the Master Street Plan
and is considered a local street, but it is not built to local street standards.
Layman Lane has a substandard right-of-way and only a short segment of road
exists within the right-of-way. Tele Road is close to the proposed alignment for
the West Loop which is an arterial on the Master Street Plan. Neither the right -
of-way nor the existing pavement meet the Master Street Plan requirements for
even a ‘Local Street’. As a result of this annexation the City would assume
December 14, 2017
ITEM NO. : 7 (Cont.) FILE NO. A -331
4
maintenance responsibility for the portions of both Tele Road and Layman Lane
constructed and the 1327 additional linear feet of Pride Valley Road.
Initially five (5) homes would be added to the solid waste disposal system of the
City. Over time as the proposed single-family subdivision is developed an
additional 169 homes will be added for service. There will be remaining land
zoned for single-family development available after the Copper Run Subdivision
is fully developed. So in the years to come over 200 additional homes are
realistically possible within the annexation area. Little Rock Solid Waste has
indicated they have no issues with the annexation as proposed.
With the new subdivision proposed in the earlier approval of the Copper Run
Planned Development Residential, the existing mobile home park in the 16900
block of Pride Valley Road would be removed. In addition some 169 home sites
would be included on approximately 48 acres of land. This area to be developed
as a single family subdivision is generally between Pride Valley Road and Brodie
Creek, Layman Lane and Tele Road.
There is a 20 inch water main along Pride Valley Road from which any new
development would have to have service extended from this line at the cost of
the developer. There is no waste water line in the area. The natural service line
would come from the southeast along Brodie Creek. This line is an 18 -inch line
and currently stops around 4000 feet from the annexation area and would require
crossing three properties not within the corporate limits of Little Rock. An
extension of this line would be at the cost and efforts of the developer not the
utility. The utility and property developer will have an agreed to plan for
connection to the Little Rock Wastewater system prior to any development of the
proposed subdivision within the annexation area.
The closest fire station (Station 20) is located at 300 Oak Meadow Drive. From
this station via existing streets is just approximately 2.2 miles to the annexation
area. Station 19, located at 17000 Chenal Valley Drive, is the next closest
station with runs of approximately 2.4 miles to the annexation area. The Little
Rock Police Department reported they have no concerns or issues with the
annexation. After this annexation city police would have to patrol Layman Lane
and an additional 1327 feet of Pride Valley Road. The City would also be
responsible for responding to any incidents at the five (5) homes and small
mobile home park current within the annexation area.
The property owner at 16625 Pride Valley Road provided the City a written
request not to be annexed. This letter was dated October 8, 2017. Their
property is just east of Layman Lane on the south side of Pride Valley Road
within the petition area for annexation.
December 14, 2017
ITEM NO. : 7 (Cont.) FILE NO. A -331
5
Staff Recommendation:
Approval
PLANNING COMMISSION ACTION: (DECEMBER 14, 2017)
The item was placed on the consent agenda for approval. By a vote of 10 for,
0 against, and 1 absent the Consent Agenda was approved.
December 14, 2017
ITEM NO.: 8 FILE NO.: G-25-221
Name: Chenal Heights Circle Street Name Change to Chenal Village Drive
Location: Chenal Heights Circle off of Chenal Heights Drive
Petitioner: Silver Development Company, developer of Chenal Village
Request: To change the name of Chenal Heights Circle to Chenal Village Drive
Abutting Uses:
Three properties abut this short public street; Brookdale assisted living, Chenal Heights
Nursing and Rehab and Chenal Village (applicant). The street runs between Brookdale
and Chenal Heights and turns into Chenal Village Drive where it becomes a private
street.
Neighborhood Effect:
The name change will have no effect on any properties. Both Brookdale assisted living
and Chenal Heights Nursing and Rehab take addresses on Chenal Heights Drive.
Neighborhood Position:
The petition supporting the name change was signed by representatives of Chenal
Heights Nursing and Rehab and Silver Development Company, developers of Chenal
Village. The third abutting business, Brookdale Assisted Living was notified of the
proposed street name change. Notice was sent to a representative of the Chenal
neighborhoods. No opposition by any party has been voiced.
Public Service Agencies Comments:
Public Works:
One street name sign will need to be changed at the applicant’s expense.
Utilities and Fire Department/County Planning:
Little Rock Water Reclamation Authority: No comment.
Entergy: Entergy does not object to this proposal. Processes exist to change street
names as they take place.
Centerpoint Energy: No comments received.
December 14, 2017
ITEM NO.: 8 (Cont.) FILE NO.: G-25-221
2
AT&T: No comments received.
Water: No comments.
Fire Department: No comments.
Building Codes: No comments.
County Planning: No comments.
Rock Region METRO: This location is not currently served by METRO. We have no
objections to the proposed name change.
STAFF ANALYSIS:
Silver Development Company, developer of Chenal Village, is requesting that the name
of Chenal Heights Circle be changed to Chenal Village Drive. Chenal Heights Circle is
a short public street that extends off of Chenal Heights Drive. The street becomes
Chenal Village Drive at the point it enters the Chenal Village Development .
Chenal Heights Circle is located between Brookdale Assisted Living and Chenal
Heights Nursing and Rehab. Both of those businesses take an address from Chenal
Heights Drive; #1 and #3 respectively.
Changing the street name will not affect any properties. It will help to identify access to
the now-developing Chenal Village active senior adult residential community.
To staff’s knowledge, there are no issues. No objection to the proposed name change
has been voiced.
STAFF RECOMMENDATION:
Staff recommends approval of the request to change the name of Chenal Heights Circle
to Chenal Village Drive.
PLANNING COMMISSION ACTION: (DECEMBER 14, 2017)
The applicant was not present. There were no objectors present. Staff informed the
commission that the applicant had failed to complete proper notification and the item
needed to be deferred. There was no further discussion. The item was placed on the
December 14, 2017
ITEM NO.: 8 (Cont.) FILE NO.: G-25-221
3
consent agenda and approved for deferral to the January 25, 2018 agenda by a vote of
10 ayes, 0 noes and 1 absent.
DATE "blc:. I�. lD\ 1 PLANNING COMMISSION VOTE RECORD
Cot-J Sirv1 A &-bvh�
=u;.,..�%"-;:t;,....,,IJH=iiS(Eii..,.,,Y.r.:""""!:O&'"""IA
BERRY, CRAIG BUBBUS, ALAN
BYNUM, BUELAH
COX, KEITH
DILLON, JANET
FINNEY, REBECCA
HAMI-LTON, SCOTT LAHA, TROY
LATTURE, PAUL
MAY, BILL B.
STEBBIN S, ROBERT (\
BERRY, CRAIG
BUBBUS, ALAN BYNUM, BUELAH COX, KEITH DILLON, JANET
FINNEY, REBECCA
HAMIL TON, SCOTT
LAHA, TROY
LATTURE, PAUL MAY, BILL B. STEBBINS, ROBERT
/AYE � NAVE AABSENT A&AB STAIN _b_RECU SE Meeting Adjourned 1/ ,' 13 P.M.
December 14, 2017
There being no further business before the Commission, the meeting
was adjourned at 4:13 p.m.
Date
e