HomeMy WebLinkAboutpc_06 28 2018sub
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
JUNE 28, 2018
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present there being ten (10) members present.
II. Members Present: Craig Berry
Keith Cox
Rebecca Finney
Scott D. Hamilton
Marlon D. Haynes
Troy Laha
Paul Latture
Bill May
Robert Stebbins
Diana M. Thomas
Members Absent: Buelah Bynum
City Attorney: Shawn Overton
III. Approval of the Minutes of the May 17, 2018 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
JUNE 28, 2018
OLD BUSINESS:
Item Number:
File Number:
Title:
A. S-1811 LaMarche Village Preliminary Plat, located at 16307 Taylor
Loop Road.
B. Z-9284 Stix Bar and Grill Short-form PCD, located at 3910 Asher
Avenue.
C. Z-9320 Gramercy Park at Midtown Short-form PD-R, located at
6400 West Markham Street or the Northwest corner of
West Markham Street and McKinley Street.
D. Z-9321 Calhoun Short-form PD-R, located at 4208 Fairview Road.
E. Z-9322 Townhouse Apartments Short-form PD-R, located at
15901 Taylor Loop Road.
NEW BUSINESS:
I. PRELIMINARY PLAT/REPLAT/SITE PLAN REVIEW:
Item Number:
File Number:
Title:
1. S-1809-A Breeding Addition Preliminary/Final Plat, located at 7718
Henderson Road.
2. S-1816 Valerie Place Subdivision Preliminary Plat, located at
14000 and 14617 Kanis Road.
3. S-1817 Herndon Lot 1 Preliminary/Final Plat, located at 9201
Herndon Road.
Agenda, Page Two
NEW BUSINESS:
I. PRELIMINARY PLAT/REPLAT/SITE PLAN REVIEW: (CONTINUED)
Item Number:
File Number:
Title:
4. S-1818 Mann Subdivision Preliminary/Final Plat, located at 19440
Lawson Road.
5. S-1819 65th Street Center Subdivision Site Plan Review, located at
5303 West 65th Street.
6. S-1820 Lumber 1 Subdivision Site Plan Review, located at 11610
Vimy Ridge Road.
7. Z-4470-K Lots 3 and 4 Chenal Park Centre Zoning Site Plan Review,
located at 15112 and 15104 Chenal Parkway.
II. PLANNED DEVELOPMENTS:
Item Number:
File Number:
Title:
8. Z-1002-A Sonny’s Carwash Short-form PCD, located at 7706
Cantrell Road.
9. Z-2481-D Geyer Springs Business Center Short-form PCD, located
behind 7315 Geyer Springs Road.
10. Z-3371-CCC Lots 7 – 9 Colonel Glenn Tech Centre Long-form PCD,
located on the Northeast corner of South Bowman Road
and Colonel Glenn Plaza Drive.
11. Z-3371-DDD Lumber 1 Long-form PCD, located at 10800 Colonel Glenn
Road.
12. Z-4336-TT Metropolitan Housing Authority, Powell Towers, Short-form
POD, located at 1010 Wolfe Street.
13. Z-4946-A Showroom Ready Short-form PID, located at 10118
Colonel Glenn Road.
14. Z-7899-A Britt Short-form PD-C, located at 10111 Chicot Road.
Agenda, Page Three
II. PLANNED DEVELOPMENTS: (CONTINUED)
Item Number:
File Number:
Title:
15. Z-8098-A Palmer Revised Short-form PD-R, located at 2919 – 2921
Lee Street and 1312 Kavanaugh Boulevard.
16. Z-8235-B The Village at Bella Tierra Long-form PCD and PD-R,
located on the Northeast corner of Stagecoach Road and
Alexander Road.
17. Z-8684-A Hillcrest Little Bakery Revised Short-form PCD, located at
201 & 203 North Van Buren Street.
18. Z-9228-A 9010 Hilaro Springs Road Revised Short-form PD-C,
located at 9010 Hilaro Springs Road.
19. Z-9328 39th and Stannus Short-form PD-R, located North of West
39th Street between Stannus Road and Wilder Street.
20. Z-3117-E 7415 Colonel Glenn Road Revised Short-form PCD,
located at 7415 Colonel Glenn Road.
21. Z-5365-F Geyer Springs First Baptist Church Short-form PD-O,
located at 12400 I-30.
22. Z-8292-B The House of Vision Short-form POD Revocation, located
at 1921 Wright Avenue.
III. OTHER BUSINESS:
Item Number:
File Number:
Title:
23. A-332 Kanis Road Deltic-Potlatch Annexation. A request to add
some 180-acres plus or minus along the North side of
Kanis Road, West of Iron Horse Road (generally in the
19600 through 121200 Blocks of Kanis Road) to the City of
Little Rock. The annexation request includes two (2) areas:
The larger area is contiguous to the City of Little Rock
along its North boundary. The smaller area is contiguous
along its Eastern boundary.
June 28, 2018
ITEM NO.: A FILE NO.: S-1811
NAME: LaMarche Village Preliminary Plat
LOCATION: Located at 16307 Taylor Loop Road
DEVELOPER:
Forward Properties LLC
15 Butterfield Lane
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Forward Properties LLC, Andrew Atkins Owner
White-Daters and Associates, Agent
SURVEYOR/ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 2.67-acres NUMBER OF LOTS: 14 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 – Chenal CENSUS TRACT: 42.12
CURRENT ZONING: R-2, Single-family
VARIANCE/WAIVERS: A variance from Section 31-256 to allow platted building lines
on collector street less than the 30-feet typically required.
The applicant submitted a request dated May 1, 2018, requesting deferral of this item to
the June 28, 2018, public hearing.
PLANNING COMMISSION ACTION: (MAY 17, 2018)
The applicant was present. There were no registered objectors present. Staff presented
the item stating the applicant had submitted a request dated May 1, 2018, requesting
deferral of this item to the June 28, 2018, public hearing. There was no further
discussion. The item was placed on the consent agenda and approved as recommended
by staff by a vote of 8 ayes, 0 noes and 3 absent.
May 17, 2018
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1811
2
STAFF UPDATE:
Staff recommends deferral of this item to the August 9, 2018, hearing. The applicant and
staff have been unable to resolve staff’s concerns related to the driveway placement and
access and circulation on the site.
PLANNING COMMISSION ACTION: (JUNE 28, 2018)
The applicant was present. There were no registered objectors present. Staff presented
the item with a recommendation of deferral of this item to the August 9, 2018, hearing.
Staff stated the applicant and staff had been unable to resolve staff’s concerns related to
the driveway placement and access and circulation on the site. There was no further
discussion. The item was placed on the consent agenda and approved as recommended
by staff by a vote of 9 ayes, 0 noes, 1 absent and 1 recusal (Commissioner Laha).
June 28, 2018
ITEM NO.: B FILE NO.: Z-9284
NAME: Stix Bar and Grill Short-form PCD
LOCATION: Located at 3910 Asher Avenue
DEVELOPER:
Stix Bar and Grill
Cedric Love
2221 Marr Street
North Little Rock, AR 72114
OWNER/AUTHORIZED AGENT:
Glynda Gibson – Owner
Cedrick Love and Tomerra Cooney – Agent
SURVEYOR/ENGINEER:
South Point Surveying
1082 Grant 708
Sheridan, AR 72150
AREA: 0.44-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 9 – I-630 CENSUS TRACT: 12
CURRENT ZONING: C-3, General Commercial District
ALLOWED USE: General Retail
PROPOSED ZONING: PCD
PROPOSED USE: Private club and Events center
VARIANCE/WAIVERS: None requested.
June 28, 2018
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9284
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing a rezoning of the site from C-3, General Commercial
District, to PCD, Planned Commercial Development District, to allow the use of the
property as a private club and events center. The applicant proposes live music,
bands and groups as well as comedy and karaoke. There will also be pool tables
located on site. The hours of operation are from 11 am to midnight Monday
through Thursday and from 11 am to 2 am Friday and Saturday. The building
contains 4,200 square feet of floor area. The site plan submitted indicates
31 parking spaces.
B. EXISTING CONDITIONS:
The property contains a commercial building which has been tagged as
condemned by the fire marshal. There is a paved drive from this site to Cedar
Street which is located on property owned by the Allen Temple African Methodist
Church. Other uses in the area include single-family homes north of the site,
primarily single-family north of West 27th Street, and commercial/industrial uses
along Asher Avenue.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Love
Neighborhood Association, the Midway Neighborhood Association and the
Goodwill Neighborhood Association were notified of the public hearing. The notice
to Mid-way Neighborhood Association was returned marked unable to forward.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Asher Avenue is classified on the Master Street Plan as a principal arterial with
special design standards. Dedication of right-of-way to 45-feet from centerline
will be required. The area being dedicated should not include the building
footprint.
2. Pine Street is classified on the Master Street Plan as a collector street.
A dedication of right-of-way 30-feet from centerline will be required. The area
being dedicated should not include the building footprint.
3. A 20-foot radial dedication of right-of-way is required at the intersection of
Asher Avenue and Pine Street. Due to the building footprint being within this
area, the radial dedication is not required.
June 28, 2018
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9284
3
4. Provide a proposed parking and circulation plan.
5. Obtain permits for improvements within State Highway right-of-way from AHTD,
District VI.
6. Remove all existing driveway aprons which are not proposed to be used in the
parking plan.
7. The handicap access ramp should be reconstructed at the intersection of Asher
Avenue and Pine Street.
8. Repair or replace any curb and gutter or sidewalk that is damaged in the public
right-of-way prior to occupancy.
9. Additional comments may apply following submittal of the parking and
circulation plan.
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Sewer available to this site. EAD
Analysis required. Contact Little Rock Water Reclamation Authority for additional
information.
Entergy: Entergy does not object to this proposal. Service is already being
provided to the structures on this property with no apparent conflicts with existing
facilities. There are a couple power poles with cable secondary feeding lights in
the existing proposed parking area. Contact Entergy in advance to discuss any
changes to electrical service requirements, or adjustments to existing facilities
(if any) as this proposal proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No comment received.
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
June 28, 2018
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9284
4
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. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the
2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with
Central Arkansas Water (Jason Lowder 501.377.1245) and the
Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or
Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as
per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
F. Building Codes/Landscape:
Building Code: Property has many deficient building code violations that must be
corrected/repaired before occupancy is acceptable. Review and approval is
required by Building Codes Division before occupancy takes place. For information
on previous permits and the items remaining a review must be done. Contact
a commercial plans examiner, Curtis Richey at 501.371.4724 or
crichey@littlerock.org.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. Any new development shall adhere to the current landscape code.
3. The City Beautiful Commission recommends preserving as many existing trees
as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
June 28, 2018
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9284
5
G. Transportation/Planning:
Rock Region Metro: The site is located on Rock Region Metro Route #14, the
Rosedale Route.
Planning Division: This request is located in I-630 Planning District. The Land Use
Plan shows Commercial I for this property The Commercial category includes a
broad range of retail and wholesale sales of products, personal and professional
services and general business activities. Commercial activities vary in type and
scale, depending on the trade area that they serve. The applicant has applied for
a rezoning from C-3 (General Commercial District) to PCD (Planned Commercial
Development) to allow the use of the site as a private club and events center.
Master Street Plan: The north side of the property is Asher Avenue and it is shown
as a Minor Arterial on the Master Street Plan Streets. A Minor Arterial provides
connections to and through an urban area and their primary function is to provide
short distance travel within the urbanized area. Entrances and exits should be
limited to minimize negative effects on traffic and pedestrians on Asher Avenue
since it is a Minor Arterial. This street may require dedication of right-of-way and
may require street improvements for entrances and exits to the site.
Bicycle Plan: A Class II Bike Lane is shown along Asher Avenue. Bike Lanes
provide a portion of the pavement for the sole use of bicycles.
H. SUBDIVISION COMMITTEE COMMENT: (December 20, 2017)
The applicant was present. Staff presented an over view of the item stating there
were a number of outstanding technical issues associated with the request in need
of addressing related to the site plan. Staff requested the applicant provide the
proposed parking layout and circulation plan. Staff also requested the applicant
provide any parking agreements with adjacent property owners.
Public Works comments were addressed. Staff stated right of way dedication was
required on all abutting streets. Staff stated handicap access ramps should be
reconstructed at the intersection of Asher Avenue and Pine Street. Staff also
stated any broken curb, gutter or sidewalk located in the right of way was to be
replaced prior to the issuance of a certificate of occupancy.
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.
June 28, 2018
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9284
6
I. ANALYSIS:
The applicant has provided staff an updated site plan which includes the proposed
parking and circulation plan addressing comments raised at the December 20,
2017, Subdivision Committee meeting. The applicant has not included parking on
areas that are not currently under their proposed ownership.
The request is a rezoning of the site from C-3, General Commercial District, to
PCD, Planned Commercial Development District, to allow the use of the property
as a private club and events center. The applicant proposes live music, bands and
groups as well as comedy and karaoke. There will also be pool tables located on
site. The use of the property does include ticketed events.
The zoning ordinance defines an event center as any privately owned property,
building or portion of a building, the primary purpose of which is to be rented or
leased for parties, entertainment functions, conventions, conferences, seminars,
assemblies or meetings. This definition shall not include those facilities, banquet
halls or meeting facilities which are an ancillary use to a permitted use within a
zoning district. A private club with dining or bar service is defined in the zoning
ordinance as a group of people associated or formally organized for a common
purpose, interest or pleasure. Facilities include dining or bar accommodations,
none of which are available except to members or their guests.
Separation requirements for event centers and private clubs are to be determined
by the Planning Commission so as not to adversely impact the neighborhood.
Event center review shall consider the following additional requirement: (a) An
event center shall not be located within seven hundred fifty (750) feet of the
following: (1) A church or other religious facility. (2) A sexually -oriented business
as defined by Chapter 17 of the Code of Ordinances. (3) A public or private
elementary, secondary or postsecondary school, a day care center or any facility
that operates programs for children or youth. (4) Any single -family or multifamily
residential use, except a hotel or motel, or a residential use that is within a unified
development that contains both the event center and the residential use. There
are single-family homes located immediately north of this site.
The hours of operation are from 11 am to midnight Monday through Thursday and
from 11 am to 2 am Friday and Saturday. The hours of dumpster service will be
limited to 7 am to 6 pm Monday through Friday.
The building contains 4,200 square feet of floor area. Parking for an events center
is typically based on one (1) parking space per 100 gross square feet of floor area.
Based on the square footage of the building 42 parking spaces would typically be
required. The site plan submitted indicates 31 parking spaces.
June 28, 2018
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9284
7
The applicant has not indicated the proposed signage plan. The building has
frontage on Asher Avenue and on South Pine Street. Staff recommends signage
be limited to signage allowed in commercial zones or a maximum of ten (10)
percent of the façade area abutting the public streets. Any ground sign is to be
limited to a maximum of 36-feet in height and 160 square feet in sign area.
Staff is not supportive of the applicant’s request. The site plan as indicated does
not include adequate parking to serve the proposed use. In addition, portions of
the parking will be located within the right of way once right of way dedication is
completed. The applicant indicates food service will be provided via a food truck
service. If this is the case then parking spaces will be lost to allow the food truck
to set-up. The plan does not include an upgrade to the existing landscaping
located on the site. The site is currently and will continue to be solely pavement
and building. Staff feels the use of the building as an events center and private
club is too intense for this site.
J. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (JANUARY 11, 2018)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had failed to provide staff with the requested
parking and circulation plan and the parking agreement(s) with adjacent property owners.
Staff presented a recommendation of deferral of this item to the February 22, 2018, public
hearing. There was no further discussion. The item was placed on the consent agenda
and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent.
STAFF UPDATE:
The applicant has not provided staff with the requested parking layout and circulation
plan. Staff recommends deferral of this item to the April 5, 2018, public hearing.
PLANNING COMMISSION ACTION: (FEBRUARY 22, 2018)
The applicant was not present. There were no registered objectors present. Staff
presented the item with a recommendation of deferral stating the applicant had not
provided staff with the requested parking layout and circulation plan. Staff presented a
June 28, 2018
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9284
8
recommendation the item be deferred to the April 5, 2018, public hearing. There was no
further discussion. The item was placed on the consent agenda and approved as
recommended by staff by a vote of 10 ayes, 0 noes and 1 absent.
PLANNING COMMISSION ACTION: (APRIL 5, 2018)
The applicant was present representing the request. There were no registered objectors
present. Staff presented the item with a recommendation of denial.
Ms. Tomerra Cooney, the applicant, addressed the Commission stating she was meeting
with the pastor of the adjacent property next week to gain a parking agreement from his
church to allow her business to utilize his parking.
Staff questioned if she was amending her application. Ms. Cooney stated she felt the
additional parking would address one of staff’s concerns. Staff stated if the application
was being amended the item was to be deferred.
A motion was made to defer the item to the May 17, 2018, public hearing. The motion
carried by a vote of 11 ayes, 0 noes and 0 absent.
STAFF UPDATE:
The applicant has contacted staff and indicated they are working to secure the parking
agreement with the adjacent property owner. As of this writing staff has not received the
parking agreement. Staff will provide an update on the status of the parking agreement
and staff’s recommendation at the May 17, 2018, public hearing.
PLANNING COMMISSION ACTION: (MAY 17, 2018)
The applicant was not present. There was one (1) registered objector present. Staff
stated since the applicant was not present the item was to be deferred to the June 28,
2018, public hearing to allow for due process and allow the applicant to be present
to represent their request. Staff stated they would send the applicant a letter informing
them that if they were not present at the June 28, 2018, public hearing that the
Commission would act on the request regardless of their attendance. The Chair
entertained a motion for deferral of the item to the June 28, 2018, public hearing. The
motion carried by a vote of 8 ayes, 0 noes and 3 absent.
June 28, 2018
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9284
9
STAFF UPDATE:
There has been no change to the application request since the previous staff write-up.
The applicant has not provided staff with the requested parking agreement with the
adjacent church. Staff continues to recommend denial of the request. Staff has concerns
with the proposed development, the use of the site as an events center and the potential
impact on the adjacent residential homes.
PLANNING COMMISSION ACTION: (JUNE 28, 2018)
The applicant was present representing the request. Staff presented an overview of the
item stating the applicant had provided staff with the requested parking agreement. Staff
stated they were still concerned with the placement of an events center at this location
due to the closeness of the homes located to the north. Staff stated they felt an events
center at this location would have a negative impact on the nearby homes.
Mr. Ceric Love addressed the Commission on the merits of the request. He stated he
wanted the events center to cater to families and families with young children. He stated
the parking located along the northern portion of the site would be screened with a fence
to lessen the impact on the adjacent home. He stated he had met with the neighbor and
he was not opposed to the site being redeveloped for an events center. He stated during
events the development plan included hiring off-duty Little Rock Police officers and also
hiring security personal from a licensed security firm to patrol the parking lots. He stated
the primary focus of the events center was for private parties, wedding receptions and
birthday parties for both adults and children.
Commissioner Thomas questioned the occupancy of the building. Mr. Love stated the
occupancy of the building was around 350 but he was not aware of there being that may
persons in the building. He stated the 350 persons would be standing room only. He
stated the maximum occupancy for an event was not the type event he was proposing to
cater to.
The chair entertained a motion for approval of the item including all staff
recommendations and comments except that of denial. The motion failed by a vote of
3 ayes, 7 noes and 1 absent.
June 28, 2018
ITEM NO.: C FILE NO.: Z-9320
NAME: Gramercy Park at Midtown Short-form PD-R
LOCATION: Located at 6400 West Markham Street or the Northwest corner of West
Markham Street and North McKinley Street
DEVELOPER:
Icon Homes LLC
Rodney Chandler
P.O. Box 23712
Little Rock, AR 72221
OWNER/AUTHORIZED AGENT:
Marc Moody Owner
Icon Homes, LLC, Rodney Chandler Authorized Agent
SURVEYOR:
Thomas Engineering
3810 Lookout Road
North Little Rock, AR 72116
ENGINEER:
McGetrick Engineering
11601 Bass Pro Parkway
Little Rock, AR 72210
AREA: 0.49-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 3 – West Little Rock CENSUS TRACT: 21.04
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-R, Planned Development Residential
PROPOSED USE: 3 buildings, 6 units attached single-family housing
VARIANCE/WAIVERS: A variance from Sections 30-43 and 31-210 to allow the drive
nearer the intersection and the northern property line than typically allowed per ordinance.
June 28, 2018
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-9320
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
Gramercy Park is an upscale planned residential development blended with
craftsman and traditional style architecture with 21st century construction to consist
of three (3) attached patio homes. Five (5) of the six (6) homes will have two
(2) bedrooms, two (2) baths and one (1) patio home will have three (3) bedrooms
with two (2) and one half ( ½ ) baths. Floor plans include great rooms, dining area
and kitchen with a full complement of stainless steel appliances. All homes will
have a brick traditional exterior with accented décor and feature amenities that are
generally standard for upscale homes of this style. Interior amenities will include
plank porcelain tile flooring, granite slab kitchen counter and bathroom tops, nine
foot ceilings with crown molding and recessed can lighting.
Exterior features include masonry, brick on all four sides and smart board siding in
gable areas, architectural roof shingles, landscaped lawns with Zoysia turf and
automatic sprinkler systems. Roof pitch elevations will be a minimum of 12/12 to
enhance aesthetics of the development. Homes will have a minimum front setback
of 15-feet, 25-foot rear where lots back up to West Markham and North McKinley
Streets, 10-feet setback to the west property line and 8-feet setback to the north.
The homes range in size from 1,250 to 1,500 square feet of heated and cooled
space. Additionally, each unit will consist of one or two car garages and two car
driveways for each home. It is anticipated the home prices will range from $155
to $175 per square foot. It is anticipated that some of the homes will be placed
under corporate lease agreements and lease rates will range from $1,450 to
$1,800 per month.
The entrance to Gramercy Park will consist of a brick wall and attached decorative
metal fencing, with accent lighting and extensive landscaping to promote an
appealing and pristine entrance to the development. A six (6) foot wooden fence
is planned where fences do not currently exist to maintain privacy for neighbors
and residents of Gramercy Park. Additionally, lawns and all common areas within
the development will be maintained by the owner.
B. EXISTING CONDITIONS:
The site contains a single-family residence with a driveway accessing the home
from North McKinley Street. Park Plaza Mall is located to the east of this site.
There is a bank located on the northeast corner of North McKinley Street and West
Markham Street. South of the site on the southeast corner of South McKinley
Street and West Markham Street is a convenience store. The primary use of the
area west of North McKinley Street, both north and south, is single-family
residential with the exception of two properties to the north of this site, which are
June 28, 2018
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-9320
3
the only two (2) properties which face North McKinley Street, which were rezoned
to PD-O and POD and are used as office uses.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Hall High
Neighborhood Association and the Briarwood Neighborhood Association were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. West Markham Street is classified on the Master Street Plan as a minor
arterial. A dedication of right-of-way 45-feet from centerline will be required.
2. A 20-foot radial dedication of right-of-way is required at the intersection of
West Markham Street and North McKinley Street.
3. Sidewalks with appropriate handicap ramps are required to be installed
adjacent to North McKinley Street in accordance with Section 31-175 of the
Little Rock Code of Ordinances and the Master Street Plan.
4. Repair or replace any curb and gutter or sidewalk that is damaged and not
within ADA compliance in the public right-of-way prior to occupancy.
5. No residential waste collection service will be provided on private streets
unless the property owners association provides a waiver of damage claims
for operations on private property. Due to an insufficient turnaround provided
within the site, the waste receptacle should be taken to North McKinley Street.
6. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
7. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. Driveway/access easement
spacing on commercial streets is 250-feet from intersections and other
driveways and 125-feet from side property lines. Staff believes the proposed
access easement is located to close to the signalize West Markham
Street/North McKinley Street intersection (100-feet). A variance should be
requested for the driveway/access easement location.
8. All driveways/access easements shall be constructed with concrete aprons
per City Ordinance.
June 28, 2018
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-9320
4
9. No residential waste collection service will be provided on private streets
unless the property owners association provides a waiver of damage claims
for operations on private property.
10. Show proposed location(s) of USPS cluster box units in conformance with
USPS and City of Little Rock policy design standards.
11. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of
occupancy.
12. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
13. Remove existing curb cuts not planned to be used with proposed
development.
14. Are gates proposed to be erected?
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Sewer main extension required with
easements if new sewer service is required for this project. Contact Little Rock
Water Reclamation Authority for additional information.
Entergy: Entergy does not object to this proposal. There do not appear to be
any conflicts with existing electrical utilities at this location. There is an existing
three phase, overhead power line on the west side of North McKinley Street
adjacent to this property. There is also a single phase, overhead power line
running east and west along Gramercy Park Drive which will need to remain in
place to serve existing Entergy customers on the west side of this project. Service
is already being provided to existing structures in the project area which will need
to be addressed. Contact Entergy in advance to discuss electrical service
requirements, or adjustments to existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
June 28, 2018
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-9320
5
Department of Health Engineering Division and the Little Rock Fire Department
is required.
3. This development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate pressure
and fire protection.
4. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
5. Additional fire hydrant(s) will be required. Contact the Little Rock Fire
Department to obtain information regarding the required placement of the
hydrant(s) and contact Central Arkansas Water regarding procedures for
installation of the hydrant(s).
Fire Department: Full Plan review required. Contact the Little Rock Fire
Department Captain Tony Rhodes for additional information.
Parks and Recreation: No comment received.
County Planning: No comment.
F. Building Codes/Landscape:
Building Code: Project is subject to full commercial plan review and approval prior
to issuance of a building permit. For information on submittal requirements and the
review process. This project will require fully developed Architectural, Structural,
Civil and MEP Plans. Contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.gov.
Landscape: No comment.
G. Transportation/Planning:
Rock Region Metro: Rock Region Metro suggest improving sidewalk on West
Markham Street, including a new sidewalk on North McKinley Street, as well as
sidewalk access to individual homes.
Planning Division: This request is located in West Little Rock Planning District.
The Land Use Plan shows Residential Low Density Use (RL) for this property.
Residential Low category provides for single family homes at densities not to
exceed six (6) dwelling units per acre. Such residential development is typically
characterized by conventional single family homes, but may also include patio or
garden homes and cluster homes, provided that the density remain less than
six (6) units per acre. The applicant has applied for a rezoning from R2 (Single
June 28, 2018
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-9320
6
Family District) to PDR (Planned Development Residential) to allow for
six (6) Patio Homes on half an acre (12 units/acre density).
Master Street Plan: South of the property is West Markham Street and it shown
as a Minor Arterial on the Master Street Plan. East of the property is North
McKinley Street and it shown as a Local Street on the Master Street Plan. Minor
Arterial provides connections to and through an urban area and their primary
function is to provide short distance travel within the urbanized area. Entrances
and exits should be limited to minimize negative effects on traffic and pedestrians
on West Markham Street. The primary function of a Local Street is to provide
access to adjacent properties. Local Streets that are abutted by non-residential
zoning/use or more intensive zoning than duplexes are considered as “Commercial
Streets”. A Collector design standard is used for Commercial Streets. These
streets may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: There are Class III Bike Routes shown on West Markham Street and
North McKinley Street. These bike routes require no additional right-of-way, but
either a sign or pavement marking to identify and direct the route.
H. SUBDIVISION COMMITTEE COMMENT: (April 25, 2018)
The applicant was present representing the request. Staff presented an overview
of the development stating there were few outstanding technical issues associated
with the request. Staff requested information concerning the proposed signage
plan, any proposed fencing and the proposed phasing plan. Staff stated zero lot
line and townhouse developments were to have a minimum of ten (10) to fifteen
(15) percent of the development as designated open space.
Public Works comments were addressed. Staff stated right of way dedication to
West Markham Street and North McKinley Street were required to meet the Master
Street Plan. Staff stated no grading was allowed on the site without a grading
permit being issued. Staff stated all driveways and access easements were to be
constructed with concrete aprons per City Ordinance. Staff stated they did not
support the driveway placement on North McKinley Street. The applicant
questioned if staff would support the driveway if it was constructed as a right-in-
right-out only drive. Staff stated if constructed properly then they would support
the driveway location.
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.
June 28, 2018
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-9320
7
I. ANALYSIS:
The applicant submitted a revised site plan to staff addressing the technical issues
associated with the request raised at the April 25, 2018, Subdivision Committee
meeting. The applicant has provided the proposed signage plan, the location and
materials of the proposed fencing and indicated the development will occur in a
single phase. The plan also indicates the drive on North McKinley Street as a
right-in/right-out only drive.
The request is a rezoning of the site from R-2, Single-family to PD-R, Planned
Development Residential, to allow the development of 0.49-acres with six (6) units
of patio homes. The applicant is proposing to place a single drive from North
McKinley Street into the development. The drive will be designed and constructed
with a right-in/right-out only access to limit the potential traffic conflicts of persons
entering the development and stacking on North McKinley Street.
The development is proposed with three (3) attached patio homes. Five (5) of the
six (6) homes will have two (2) bedrooms, two (2) baths and one (1) home will have
three (3) bedrooms with two (2) and one half ( ½ ) baths. The floor plans include
great rooms, dining area and kitchen with a full complement of stainless steel
appliances. All homes will have a brick traditional exterior with accented décor
and feature amenities that are generally standard for upscale homes of this style.
Interior amenities will include plank porcelain tile flooring, granite slab kitchen
counter and bathroom tops, nine foot ceilings with crown molding and recessed
can lighting.
The homes are proposed with a minimum setback of 15-feet along the common
drive. The plan indicates a 25-foot setback on the lots along West Markham and
North McKinley Streets and a 10-foot setback to the west property line. The plan
indicates an 8-foot setback to the north property line.
The homes range in size from 1,250 to 1,500 square feet of heated and cooled
space. Each unit is proposed with a one (1) or a two (2) car garage and a
two (2) car driveway for each home.
The entrance to the development is proposed with a brick wall and attached
decorative metal fencing, with accent lighting and extensive landscaping. A six (6)
foot wooden fence is proposed where fences do not currently exist, to maintain
privacy for neighbors and residents of the development. All lawns and common
areas within the development will be maintained by the developer/property owners
association.
Staff is not supportive of the applicant’s request. The site is indicated on the City’s
Future Land Use Plan as Residential Low, RL, which typically allows developments
June 28, 2018
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-9320
8
of residential at a density of six (6) units per acre or less. The development as
proposed doubles the density typically allowed in the Future Land Use designation.
The development is proposed with minimal setbacks along the northern and
western perimeters. Staff feels the site plan as proposed is “over-building” the site
area.
J. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (MAY 17, 2018)
The applicant was present. There were a number of registered objectors present. The
Chair stated it was practice when there were eight (8) or fewer Commissioners present
to offer the applicant the option of deferral. He stated to approve an item would take
six (6) positive votes of the Commissioners present.
Mr. Rodney Chandler stated he would like to defer his item to a later hearing date to allow
for more Commissioners to be present to vote on his item.
The Chair entertained a motion for deferral of the item to the June 28, 2018, public
hearing. The motion carried by a vote of 8 ayes, 0 noes and 3 absent.
STAFF UPDATE:
The applicant submitted a request dated June 4, 2018, requesting deferral of this item to
the August 9, 2018, public hearing. Staff is supportive of the deferral request.
PLANNING COMMISSION ACTION: (JUNE 28, 2018)
The applicant was present. There were no registered objectors present. Staff presented
the item stating the applicant had submitted a request dated June 4, 2018, requesting
deferral of this item to the August 9, 2018, public hearing. Staff stated they were
supportive of the deferral request. There was no further discussion. The item was placed
on the consent agenda and approved as recommended by staff by a vote of 9 ayes,
0 noes, 1 absent and 1 recusal (Commissioner Laha).
June 28, 2018
ITEM NO.: D FILE NO.: Z-9321
NAME: Calhoun Short-form PD-R
LOCATION: Located at 4208 Fairview Road
DEVELOPER:
Joseph D. Calhoun
4424 South Lookout
Little Rock, AR 72205
OWNER/AUTHORIZED AGENT:
Joseph Calhoun, Owner Developer
SURVEYOR/ENGINEER:
Marlar Engineering Co. Inc.
5318 John F Kennedy Boulevard
North Little Rock, AR 72116
AREA: 0.17-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 4 – Heights/Hillcrest CENSUS TRACT: 15.01
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-R
PROPOSED USE: Single-family – Hillcrest Design Overlay District
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
4208 Fairview Road is a single-family dwelling, situated on the site of the old
Allsopp family home overlooking Allsopp Park, just off of South Lookout Street. It
is one of eleven (11) dwellings built on the old home site. There is a row of seven
(7) homes overlooking the park, and there is a row of four (4) 2-level homes behind
the park-view homes. A paved drive from South Lookout Street to Fairview Road
June 28, 2018
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-9321
2
separates the two (2) rows of homes and this address is the last park-view home
on the drive which wraps around the rear and east-side of this property.
The home is a 2-bedroom 2-bath brick veneer structure having approximately
1,150 square feet. There is a separate carport which was built behind the home
on a grade of four (4) to five (5) feet higher than the home. The applicant proposes
to add a second floor, with a ramp up from the carport to the home. The upper
floor will be approximately 1,500 to 1,600 square feet, extending out (on support
columns) from both the front and rear of the existing home. The applicant is
proposing the second level as the main living quarters and is proposing to maintain
the lower as a guest quarters or for a caregiver. The lower level will include a
kitchenette. The applicant indicates the carport will be enclosed.
The primary need for the rezoning is to obtain a front yard setback exception from
the Hillcrest Design Overlay District. Although there is a paved drive separating
4208 Fairview Road from the easterly neighbor at 4206 Fairview Road, the setback
requirements for interior lots are being applied rather than those for corner lots.
4206 Fairview Road is set back far from the street and it is also situated further
around the curve of Fairview Road. The setback of this home is 31.8-feet at the
closest point to the property line and 55.4-feet as the road curves around the
house. The home located at 4210 Fairview Road is 24.4-feet. The Overlay
requires the setback to be calculated for interior lots based on the average of the
setbacks for the dwellings on both sides of the home. With the deeper setback of
4206 Fairview Road the average setback required for this home is 25.29-feet.
Upon completion of the renovations the applicant is proposing a 20-foot front
setback for the home located at 4208 Fairview Road.
B. EXISTING CONDITIONS:
The site contains a single-family home overlooking Alsop Park. Fairview Road is
a loop street extending from South Lookout Road. Fairview Road is a narrow road
with sidewalk along the street side adjacent to this property. There is no curb,
gutter or sidewalk along the frontage adjacent to the park.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Hillcrest
Residents Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No comment.
June 28, 2018
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-9321
3
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Sewer available to this site.
Entergy: Entergy does not object to this proposal. There do not appear to be
any conflicts with existing electrical utilities at this location. Service is already
provided via an underground service line to the existing building. Contact Entergy
in advance to discuss electrical service requirements, or adjustments to existing
facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire Department
is required.
3. This development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate pressure
and fire protection.
4. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
5. Additional fire hydrant(s) will be required. Contact the Little Rock Fire
Department to obtain information regarding the required placement of the
hydrant(s) and contact Central Arkansas Water regarding procedures for
installation of the hydrant(s).
Fire Department:
Access roads: Fire Apparatus Access Roads shall conform to all the
requirements of Chapter 5 and Appendix D of the 2012 Arkansas Fire Prevention
Code, Vol. 1. Specifically addressed are required access, construction & design
specifications, access road gates, signs, driveway widths of structures with
hydrants, aerial fire apparatus access roads, aerial fire apparatus roads distance
to structure, fire lane markings, commercial & industrial developments, and
June 28, 2018
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-9321
4
residential developments. Locations and extent of fire lane markings must be
approved by the fire code official and is subject to change at any time upon field
evaluation. Contact Capt. Tony Rhodes at (501) 918-3757.
Addresses: Addresses shall be posted in a conspicuous place during
construction and when construction is complete as per Little Rock City Ordinance
Section 30-346 and Section 505 of the 2012 Arkansas Fire Prevention Code, Vol.
1 to facilitate emergency response. Numbers/Letters shall be Arabic numbers or
alphabetic letters to be minimum 6” in height, of a durable, reflective material on a
color contrasting background to promote enhanced visibility. The numbers hall be
in a conspicuously placed immediately above, on or at the side of the proper door
of each building so that the number can be seen plainly from the street on which
the number is based. Whenever any building is situated so that the number is not
clearly discernible from the street line or vision of the building from the street is
otherwise obscured, the number or numbers assigned shall be placed near the
walk, driveway or common entrance to such buildings, and affixed upon a gate
post, fence, mailbox, post, or other appropriate place so as to be easily discernible
(this is in addition to the numbers/letters on the building). Numbers painted or
stenciled on the curb shall not be a lawful substitute for the display of address
numbers prescribed by this article. Subject to change upon field
evaluation. Contact Capt. Tony Rhodes at (501) 918-3757.
Apparatus Access – FDC-hydrant: The LR Fire Department must approve the
proposed location of the building’s Fire Department Connection [FDC]. Per 2012
Arkansas Fire Prevention Code, Vol. 1, Section 912.2. With respect to hydrants,
driveways, buildings and landscaping, fire department connections shall be so
located that fire apparatus and hose connected to supply the system will not
obstruct access to the buildings for other fire apparatus, this includes parking
spaces in between, and around the FDC and the fire apparatus access road. FDC
shall be located on the street side of buildings, fully visible and recognizable
from the street or nearest point of fire department vehicle access or as
otherwise approved. A remote FDC is recommended and location must be
approved. Signage of at least 6 inches high, red letters on white background, with
“FDC” must be mounted above the FDC to be visible from fire apparatus access
road. Subject to change at any time upon field evaluation. Contact
Capt. Tony Rhodes at (501) 918-3757.
Parks and Recreation: No comment received.
County Planning: No comment.
F. Building Codes/Landscape:
Building Code: No comment.
June 28, 2018
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-9321
5
Landscape: No comment.
G. Transportation/Planning:
Rock Region Metro: No comment received.
Planning Division: This request is located in Heights Hillcrest Planning District.
The Land Use Plan shows Residential Low Density Use (RL) for this property.
Residential Low category provides for single family homes at densities not to
exceed six (6) dwelling units per acre. Such residential development is typically
characterized by conventional single family homes, but may also include patio or
garden homes and cluster homes, provided that the density remain less than
six (6) units per acre. The applicant has applied for a rezoning from R2 (Single
Family District) to PDR (Planned Development Residential) to allow an existing
1-story to be remodeled into a 2-story house. The request is within the Hillcrest
Design Overlay District. A proposed addition to the front of the structure exceeds
the front yard setback as typically allowed within the Overlay District.
Master Street Plan: West of the property is Fairview Road and it shown as a Local
Street on the Master Street Plan. The primary function of a Local Street is to
provide access to adjacent properties. This street may require dedication of
right-of-way and may require street improvements for entrances and exits to
the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
H. SUBDIVISION COMMITTEE COMMENT: (April 25, 2018)
The applicant was present representing the request. Staff presented an overview
of the item stating there were few outstanding technical issues associated with the
request. Staff stated the site was located within the Hillcrest Design Overlay
District and the applicant was seeking relief of a front yard setback. Staff stated
all other aspects of the development would comply with the typical design
standards of the Hillcrest Design Overlay District.
Public Works noted there were no comments related to the request.
Staff noted the comments from the various other departments and agencies. Staff
suggested the applicant contact the departments or agencies directly with any
questions or concerns. There were no more issues for discussion. The Committee
then forwarded the item to the full Commission for final action.
June 28, 2018
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-9321
6
I. ANALYSIS:
The applicant submitted a revised site plan and cover letter to staff addressing the
technical issues associated with the request. The applicant is seeking approval of
a rezoning of the property from R-2, Single-family to PD-R, Planned Development
Residential, to allow an increased front yard setback for the home. The Hillcrest
Design Overlay District states the front yard setback for the principal structure is
to be aligned with the average of the current setbacks of the adjoining residential
structures within a ten (10) percent variance, but no structure may be within the
minimum fifteen (15) foot front setback as established in the ordinance.
The property at 4206 Fairview Road (south) is set back from the street and is
situated around the curve of Fairview Road. The setback of this home is
31.8-feet at the closest point to the property line and 55.4-feet as the road curves
around the house. The home located at 4210 Fairview Road (north) is 24.4-feet.
The Overlay requires the setback to be calculated for interior lots based on the
average of the setbacks for the dwellings on both sides of the home. With the
deeper setback of 4206 Fairview Road the average setback allowed for the home
at 4208 Fairview Road is 25.29-feet. The setback proposed for the home at
4208 Fairview is a 20-foot front setback.
The existing home is a 2-bedroom 2-bath brick veneer home containing
1,150 square feet. There is a separate carport which was built behind the home
on a grade of four (4) to five (5) feet higher that the home. The applicant proposes
to renovate the home and add a second floor, with a ramp up from the carport to
the new level. The upper floor will be 1,500 to 1,600 square feet, extending out
(on support columns) from both the front and rear of the existing home. The
applicant is proposing the second level as the main living quarters and is proposing
to maintain the lower as a guest quarters or for a caregiver. The lower level will
include a kitchenette. The existing carport will be enclosed for garage space.
Staff is supportive of allowing the accessory dwelling, guest quarters or caregiver
quarters, within the home. Staff is not supportive allowing the home to be
converted into a duplex at some point in the future.
The applicant indicates no perimeter fencing is proposed. Should perimeter
fencing be desired in the future fencing will be placed as typically allowed in the
R-2, Single-family Zoning District. The applicant also notes there are no accessory
structures proposed for the site but requests the ability to allow accessory
structures as typically allowed with in the R-2, Single-family Zoning District. The
request also includes the allowance of Home Occupations as typically allowed
within the residential zoning districts.
June 28, 2018
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-9321
7
Staff is supportive of the applicant’s request. The applicant is seeking approval of
the rezoning to allow a slight encroachment into the front building setback as
defined by the Hillcrest Design Overlay District. The plan as submitted indicates
a triangular encroachment into the setback along the southern perimeter of the
home. The applicant states the request to allow the encroachment is to take
advantage of the view of the city park across the street from the home. To staff’s
knowledge there are no remaining outstanding technical issues associated with
the request. With the exception of the front yard setback encroachment the plan
fully complies with all other aspects of the Hillcrest Design Overlay District.
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 the home not be allowed to convert into a duplex at some point
in the future.
PLANNING COMMISSION ACTION: (MAY 17, 2018)
The applicant was present. There were no registered objectors present. Staff presented
the item stating the applicant had submitted a request dated May 9, 2018, requesting
deferral of this item to the June 28, 2018, public hearing. There was no further discussion.
The item was placed on the consent agenda and approved as recommended by staff by
a vote of 8 ayes, 0 noes and 3 absent.
STAFF UPDATE:
The applicant failed to provide proper notice to the property owners as required by
the Planning Commission’s By-laws. Staff recommends deferral of this item to the
August 9, 2018, public hearing.
PLANNING COMMISSION ACTION: (JUNE 28, 2018)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had failed to provide proper notice to the property
owners as required by the Planning Commission’s By-laws. Staff presented a
recommendation of deferral of this item to the August 9, 2018, public hearing. There was
June 28, 2018
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-9321
8
no further discussion. The item was placed on the consent agenda and approved as
recommended by staff by a vote of 9 ayes, 0 noes, 1 absent and 1 recusal (Commissioner
Laha).
June 28, 2018
ITEM NO.: E FILE NO.: Z-9322
NAME: Townhouse Apartments Short-form PD-R
LOCATION: Located at 15901 Taylor Loop Road
DEVELOPER:
Tan Hong and Pham Phoung
27 Weatherstone Point
Little Rock, AR 72211
OWNER/AUTHORIZED AGENT:
Tan Hong and Pham Phoung, Owner
TAG Construction Co. Inc. McKinley Adams, Agent
SURVEYOR/ENGINEER:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
ARCHITECT:
Gordon Duckworth
920 Cape Street
Little Rock, AR 72223
AREA: 0.91-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 – Chenal CENSUS TRACT: 42.12
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-R
PROPOSED USE: Six (6) units of multi-family housing
VARIANCE/WAIVERS: None requested.
June 28, 2018
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-9322
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The existing site is approximately 0.91-acres and will be less after right of way
dedication for both Taylor Loop Road and Gooch Drive. The initial site plan
presented with the application will be adjusted once coordination with the required
agencies has occurred. The property is currently zoned R-2, Single-family and the
applicant is proposing to rezone the property to PD-R, Planned Development
Residential. Six (6) total residential units, four (4) along the south side of the site
and two (2) units on the north side of the site, will be separated by two (2) hour fire
rated construction unless local fire marshal required fire sprinkler system. Each
unit will have attached two (2) car garages, which will meet minimum parking
requirements. No ADA accessible parking spaces are required and no residential
units are required to be ADA compliant for this development.
The units are proposed with 1,700 square feet of floor area excluding the garages.
The units are proposed three (3) bedrooms with two (2) bathrooms and a half-bath
powder room.
The building envelope is to be balloon frame construction consisting of wood studs,
wood i-joist floor framing and pre-engineered wood truss roof framing. Structures
are to meet or exceed minimum requirements of the Arkansas Energy Code and
the Arkansas Fire Prevention Code. The exterior skin is to be a combination of
fiber cement siding and trim with masonry veneer base and accents. The initial
design language is “Prairie” or “Craftsman” style.
The two (2) building structures are to be angled to one another to open up the site
lines and accommodate vehicular circulation and services. The minimum
landscape requirements will be met or exceeded.
The proposed construction will be concrete slab-on-grad on compacted
engineered fill material to keep finished floor elevation above historical flooding
levels. Recent improvements west of Gooch Drive include an elevated
“mini-levee” and stabilization with stone rep rap on geotextile fabric.
The development in the future may convert to a condominium association but
integration with utilities, metering, management or other factors will need to be
considered.
B. EXISTING CONDITIONS:
The site contains a single-family home located on the southeast corner of Taylor
Loop Road and Gooch Drive. The City recently completed a street and drainage
project in this area. Taylor Loop Road has been constructed to a collector street
standard but was striped with two (2) vehicle travel lanes and two (2) bike lanes.
June 28, 2018
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-9322
3
There are single-family homes located north of the site along Gooch Drive and
Taylor Loop Road. There is a developing zero lot line subdivision located to the
northwest of this site on Bella Rosa Place. South of the site is a single-family
subdivision, Madison Valley. There are townhomes located to the east of the site
with their access drive located on Montgomery Road. Gooch Road is a
narrow unimproved roadway extending south to a dead-end accessing a few
single-family homes.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Westchester
Property Owners Association and the Madison Valley Property Owners
Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Taylor Loop Road is classified on the Master Street Plan as a collector street.
A dedication of right-of-way 30-feet from centerline will be required.
2. Due to the proposed use of the property, the Master Street Plan specifies that
Gooch Road for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30-feet from centerline.
3. A 20-foot radial dedication of right-of-way is required at the intersection of
Taylor Loop Road and Gooch Road.
4. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
5. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). The
subject property floods several times per year. The recently completed Taylor
Loop Road street widening project did not alleviate the flooding of this
property.
6. With site development, provide the design of street conforming to the Master
Street Plan. Construct one-half street improvement to Gooch Road including
5-foot sidewalks with the planned development. The new back of curb should
be located 15.5-feet from centerline.
7. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
8. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan. Maintenance of the
June 28, 2018
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-9322
4
detention pond and all private drainage improvements is the responsibility of
the developer and/or property owner’s association.
9. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
10. Hauling of fill material on or off site over municipal streets and roads requires
approval prior to a grading permit being issued. Contact Public Works Traffic
Engineering at 621 S. Broadway, Travis Herbner, therbner@littlerock.gov or
501.379.1805 for more information.
11. No residential waste collection service will be provided on private streets
unless the property owners association provides a waiver of damage claims
for operations on private property. For City of Little Rock service within the
site a turnaround must be provided of sufficient size for City of Little Rock
trash truck or the trash receptacles should be taken to Gooch Road.
12. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate
of occupancy.
13. Show proposed location(s) of USPS cluster box units in conformance with
USPS and City of Little Rock policy design standards.
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Sewer main extension required with
easements if new sewer service is required for this project. Contact Little Rock
Water Reclamation Authority for additional information.
Entergy: Entergy does not object to this proposal. There do not appear to be any
conflicts with existing electrical utilities at this location. However, there is a three
phase, overhead power on the north side of this property along Taylor Loop Road
and a single phase power line running along the east side of Gooch Drive.
Construction of the project requires that all applicable clearances to the power lines
be maintained during and after construction of the Townhouses. Contact Entergy
in advance to discuss electrical service requirements, or adjustments to existing
facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
June 28, 2018
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-9322
5
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire Department
is required.
3. This development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate pressure
and fire protection.
4. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
5. Additional fire hydrant(s) will be required. Contact the Little Rock Fire
Department to obtain information regarding the required placement of the
hydrant(s) and contact Central Arkansas Water regarding procedures for
installation of the hydrant(s).
Fire Department: Full Plan review required. Contact the Little Rock Fire
Department Captain Tony Rhodes for additional information.
Parks and Recreation: No comment received.
County Planning: No comment received.
F. Building Codes/Landscape:
Building Code: Project is subject to full commercial plan review and approval prior
to issuance of a building permit. For information on submittal requirements and the
review process. This project will require fully developed Architectural, Structural,
Civil and MEP Plans. Contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.gov.
Landscape: No comment.
G. Transportation/Planning:
Rock Region Metro: Rock Region Metro suggests constructing sidewalks on
Gooch Road.
June 28, 2018
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-9322
6
Planning Division: This request is located in Chenal Planning District. The Land
Use Plan shows Residential Low Density Use (RL) for this property. Residential
Low category provides for single family homes at densities not to exceed
six (6) dwelling units per acre. Such residential development is typically
characterized by conventional single family homes, but may also include patio or
garden homes and cluster homes, provided that the density remain less than
six (6) units per acre. The applicant has applied for a rezoning from R-2 (Single
Family District) to PD-R (Planned Development Residential) to build six (6)
townhouses units on 0.9 acres of land (6.66 units/acre).
Master Street Plan: North of the property is Taylor Loop Road and it shown as a
Collector on the Master Street Plan. West of the property is Gooch Drive and it
shown as a Local Street on the Master Street Plan. The primary function of a
Collector Road is to provide a connection from Local Streets to Arterials. The
primary function of a Local Street is to provide access to adjacent properties. A
Collector design standard is used for Commercial Streets. These streets may
require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: A Class II Bike Lane is shown along Taylor Loop Road. Bike Lanes
provide a portion of the pavement for the sole use of bicycles.
H. SUBDIVISION COMMITTEE COMMENT: (April 25, 2018)
The applicant was present representing the request. Staff presented an overview
of the item stating there were few outstanding technical issues associated with the
request. Staff requested information concerning the proposed signage plan, any
proposed fencing and the proposed construction materials of the buildings. Staff
also requested the maximum building height for the proposed building.
Public Works comments were addressed. Staff stated right of way dedications
were required on both the abutting streets and a radial dedication or right of way
was required at the intersection of the two (2) streets. Staff requested a sketch
grading and drainage plan for the proposed development. Staff stated the City’s
Stormwater Detention Ordinance would apply to the development of the site. Staff
stated no residential waste collection service would be provided on private streets.
Staff stated with the site development street improvements to the abutting streets
was required.
Staff noted the comments from the various other departments and agencies. Staff
suggested the applicant contact the departments or agencies directly with any
questions or concerns. There were no more issues for discussion. The Committee
then forwarded the item to the full Commission for final action.
June 28, 2018
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-9322
7
I. ANALYSIS:
The applicant submitted a revised site plan and cover letter to staff addressing
most of the technical issues associated with the request. The applicant has
provided the proposed signage plan, proposed fencing and the proposed
construction materials of the buildings. The applicant has also noted the maximum
building height for the proposed building.
The request is a rezoning from R-2, Single-family to PD-R, Planned Development
Residential, to allow the site to be redeveloped with six (6) units of townhomes.
The site currently contains 0.91-acres. The land area will be less after right of way
dedication for both Taylor Loop Road and Gooch Drive.
The plan indicates six (6) total residential units; four (4) units located along the
south side of the site and two (2) units on the north side of the site. The units will
be separated by two (2) hour fire rated construction unless the local fire marshal
requires a fire sprinkler system. Each unit is proposed with an attached
two (2) car garage. The units are proposed with 1,700 square feet of floor area
of heated and cooled space, excluding the garage area. The units are proposed
three (3) bedrooms with two (2) bathrooms and a half-bath powder room. The
maximum building height proposed is 28-feet 6-inches to the roof ridge.
The plan indicates the placement of a ten (10) foot building setback along the
southern perimeter of the site. The plan indicates a 20-foot building setback along
Gooch Road and a minimum setback of 25-feet from Taylor Loop Road. The
minimum building setback along the eastern perimeter is 15-feet.
The site plan indicates the placement of a two (2) car garage for each unit. The
zoning ordinance typically requires multi-family developments to provide one and
one-half (1 ½) spaces per unit. The parking as indicated is more than adequate to
meet the typical minimum parking requirement.
The applicant indicates no development signage is proposed. Staff recommends
should signage be desired in the future signage be limited to signage allowed in
multi-family zones or a maximum of six (6) feet in height and 24 square feet in sign
area. Building signage, if proposed, should be limited to a maximum of ten (10)
percent of the façade area abutting the public streets.
The applicant has indicated there will not be fences placed on the perimeters due
to the flooding hazards of the site. The applicant notes fences around patio areas
will be placed for each unit. Areas along the south property line will be six (6) foot
high for the length of the four (4) units. A six (6) foot wood fence will also be
placed around the patio areas of the homes along the northern portion of
the site.
June 28, 2018
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-9322
8
The development is proposed in a single phase. The development in the future
may convert to a condominium association but is currently not being considered.
Staff is supportive of the applicant’s request. The applicant is seeking approval of
the rezoning to allow the development of six (6) townhomes with a density of
6.66 units per acres, just over the density typically allowed per the future land use
designation of Residential Low. To staff’s knowledge there are no remaining
outstanding technical issues associated with the request. Staff feels the
development of the site as proposed is appropriate.
J. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda staff
report.
PLANNING COMMISSION ACTION: (MAY 17, 2018)
The applicant was present. There were no registered objectors present. Staff presented
the item stating they were requesting a deferral of the item to the June 28, 2018, public
hearing to allow additional time for a flood study to be completed. There was no further
discussion. The item was placed on the consent agenda and approved as recommended
by staff by a vote of 8 ayes, 0 noes and 3 absent.
STAFF UPDATE:
Staff is continuing to review the applicant’s submission concerning the drainage plan and
the stormwater detention. Staff will provide the Commission with an update at the
June 28, 2018, public hearing.
PLANNING COMMISSION ACTION: (JUNE 28, 2018)
The applicant was present. There was one (1) registered objector present. Staff
presented the item with a recommendation of approval. Staff stated they had worked with
the applicant on the site drainage. Staff stated the property was 0.9-acres in size with the
upstream drainage basin consisting of 422-acres. Staff stated the applicant proposed to
exceed the drainage requirements found in the Little Rock Stormwater Management and
Drainage Manual. Staff stated the applicant proposed to provide stormwater detention
for the 25-year storm event even though detention was not required to be provided
with the property being less than one (1) acre. Staff stated the applicant was proposing
June 28, 2018
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-9322
9
to provide more stormwater storage volume on the site than the pre-developed
condition. Staff stated appropriate landscaping in the area proposed to store the
stormwater would be tolerant of the temporary ponding conditions.
Mr. Jess Griffin stated he would yield his time to the opposition.
Ms. Shirley Nettles addressed the Commission in opposition of the request. She stated
her home was across the street from the proposed development. She stated she had
lived in this area for 36-years. She stated before Madison Valley she had not had
problems with water. She stated even tough Madison Valley provided detention there
was still flooding problems after the development. She stated in three (3) years she has
had water in her garage three (3) times. She stated water over flowed Taylor Loop Road
and drained into a ditch that ran along-side her property. She stated she had to buy flood
insurance to protect her home. She stated she had lived in an area that had previously
not been a flood prone area and now her home was located in an area that was prone to
flooding.
Mike Hood, Public Works staff, addressed the Commission stating there were drainage
problems in this area. He stated the proposed development site was less than one (1)
acre which typically did not require detention to be provided. He stated the drainage basin
was over 400 acres. He stated this development was and had been an area of detention
storage for a number of years. He stated Madison Valley did provide detention based on
the ordinance requirements but it was difficult to predict storms which exceeded the 25-
year storm event.
Commissioner Latture questioned if the development of this site would have an impact
on the existing drainage problems in the area. Staff stated this development have no
impact on the existing drainage issues in the area.
Jess Griffin addressed the Commission stating this development was less than one (1)
acre of a 422 acre drainage basin. He stated this property had provided flood relief for
the area over the past few years. He stated the development would provide detention for
the potential stormwater run-off and would provide additional detention storage for the
area. He stated this development would allow water to come into the site and be stored
for later discharge. He stated this development was .0002 percent of the watershed. He
stated the impact of this development was very small compared to the overall watershed.
There was a general discussion by the Commission as to the area and the flooding
concerns. Commissioner Laha stated there was no solution for the neighbors. He stated
the neighbors did not have anything they could do about the flooding. Commissioner May
stated maybe development should be slowed in areas with flooding issues.
June 28, 2018
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: Z-9322
10
Mr. Griffin stated this development would allow water to pond and would lessen the
flooding concerns. He stated the development was providing more storage than existed
today. He stated the development of the site would help the downstream conditions.
The chair entertained a motion for approval of the item including all staff
recommendations and comments. The motion carried by a vote of 6 ayes, 3 noes and
2 absent.
June 28, 2018
ITEM NO.: 1 FILE NO.: S-1809-A
NAME: Breeding Addition Preliminary/Final Plat
LOCATION: Located at 7718 Henderson Road
DEVELOPER:
Gary Breeding
4501 Lloyd Drive
Little Rock, AR 72210
OWNER/AUTHORIZED AGENT:
Gary Breeding – Owner/Agent
SURVEYOR/ENGINEER:
Edward Lofton
15415 Oakcrest Lane
Little Rock, AR 72206
AREA: 4.97-acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 17 – Crystal Valley CENSUS TRACT: 42.21
CURRENT ZONING: R-2, Single-family
VARIANCE/WAIVERS:
1. A variance from Section 31-232 to allow an increased depth to width ratio for Lot 3.
BACKGROUND:
On April 5, 2018, the Little Rock Planning Commission denied a request to allow the
subdivision of this 4.97-acre parcel into three (3) lots. The applicant indicated the
subdivision was requested to allow for the future development of two (2) additional home
sites. One of the lots, Lot 2, was requested as a pipe stem lot. Lot 3 was indicated with
a depth to width ratio variance. Lot 2 was proposed with a 30-foot pipe stem which
included a utility easement extending from Henderson Road. Test pits were dug and
evaluated and the soils were indicated as suitable for a subsurface septic system on Lot
1. A subsurface sewage disposal system had been approved for Lot 2 by the Arkansas
Department of Health. The residence located on Lot 3 had a subsurface septic system
in place.
June 28, 2018
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1809-A
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to subdivide the property to allow the creation of
two (2) lots. The lots are indicated containing 2.26-acres and 2.71-acres. The
applicant is requesting a variance from the City’s Subdivision Ordinance, Section
31-232, to allow an increased depth to width ratio for the proposed lots.
Lot 1 has an existing residence with a subsurface septic system in place. There
is no evidence of a system malfunction. Lot 2 has been approved by the Arkansas
Department of Health for the installation of a subsurface sewage disposal system.
B. EXISTING CONDITIONS:
The property is located outside the city limits of the City of Little Rock but within
the City’s Extraterritorial Planning Jurisdiction. The area is predominately single-
family homes on large tracts and acreage. Henderson Road is a narrow road
constructed of chip and seal asphalt. The roadway has no sidewalks in place and
open ditches for drainage.
There is an area of C-1, Neighborhood Commercial District zoning to the northwest
along Raines Road. There is an area of AF, Agriculture and Forestry zoned
property to the south of this site. The Planning Commission approved a
Conditional Use Permit request at their April 25, 1996, public hearing to allow the
placement of a manufactured home on this site for a period of five (5) years for an
aging parent of the previous property owner.
Also located in the area (8210 Henderson Road) is a property zoned PD-O,
Planned Development Office, which was approved for a law office in April 1999.
The approval allowed the conversion of a single-family residence into an office
use. The approval was limited to the McHenry Law firm and when the McHenry
Law firm no longer used the property as their law office or the property was sold
the structure was to revert back to a single-family residence.
C. NEIGHBORHOOD COMMENTS:
All abutting property owners of the site along with Southwest Little Rock United for
Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Henderson Road is classified on the Master Street Plan as a residential street.
A dedication of right-of-way 25 feet from centerline will be required.
June 28, 2018
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1809-A
3
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Outside the service boundary. No
comment.
Entergy: Entergy does not object to this proposal. There do not appear to be any
conflicts with existing electrical utilities at this location. A single phase overhead
electrical power line runs along the west side of Henderson Road in front of this
property. Contact Entergy in advance to discuss electrical service requirements,
location of any new facilities, 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.
Fire Department: No comment.
Parks and Recreation: No comment received.
County Planning:
1. Revise the Bill of Assurance to reflect 2 lot plat.
2. Obtain septic permit from the Arkansas Department of Heath for any
undeveloped lots prior to requesting a 911-adderss.
3. Applicant is requesting a length to depth variance for both lots from the City of
Little Rock.
4. Show surveyor seal and signature on plat.
5. Record the plat at the Pulaski County Clerk’s office within one (1) year of the
date of execution or plat is null and void.
F. Building Codes/Landscape:
Building Code: No comment.
Landscape: No comment.
June 28, 2018
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1809-A
4
G. Transportation/Planning:
Rock Region Metro: The site is not located on a dedicated Rock Region Metro
route.
Planning Division: No comment.
H. SUBDIVISION COMMITTEE COMMENT: (June 6, 2018)
Mr. Ed Lofton was present representing the request. Staff presented an overview
of the item stating there were no additional items necessary to complete the review
process. Staff stated the Commission had recently denied a request to allow the
creation of three (3) lots from this tract. Staff stated the current request was to
allow two (2) lots. Staff stated there was a variance to allow an increased depth
to width ratio for the proposed 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:
There were no outstanding technical issues in need of addressing related to the
preliminary plat raised at the June 8, 2018, Subdivision Committee meeting. The
request is for plat approval to allow the subdivision of the property into two (2) lots.
The lots are indicated containing 2.26-acres and 2.71-acres. The applicant is
requesting a variance from the City’s Subdivision Ordinance, Section 31-232, to
allow an increased depth to width ratio for the proposed lots. The ordinance states
no residential lot shall be more than three (3) times as deep as it is wide, except
lots approved under paragraph (g) (lots which abut a freeway, expressway, or
occupied mainline railroad right-of-way which are required to have a minimum lot
depth of 175-feet) or zero lot line lots in the R-2, R-3, PRD and PD-R zoning
districts. No lot except lots designated for townhouse use shall average less than
one hundred (100) feet in depth. The lot width shall be measured at the building
line except in the case of a lot abutting a cul-de-sac where the average width of
the lot shall be used.
Section 31-400 states f or residential lots or development tracts not served by a
public or community sanitary sewerage system whose disposal is approved by
the state department of pollution control and ecology, the subdivider shall submit
documentation with submission of the pre liminary plat that the state department
of health, or its delegated authority, will approve septic tank installations, or other
June 28, 2018
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1809-A
5
individual wastewater disposal methods for service to the subdivision proposed
to be platted.
Lot 1 has an existing residence with a subsurface septic system in place.
According to the applicant there is no evidence of a system malfunction. Test pits
for Lot 2 have been approved by the Arkansas Department of Health for the
installation of a subsurface sewage disposal system. Per the guidelines of the
Arkansas Department of Health, all facilities used for the collection, treatment, and
renovation of wastewater must be at least 50 feet from any pond on the same
property and at least 100 feet from any pond on adjacent properties, if in the pond
watershed. In no case shall the minimum separation distance from any pond be
less than fifty feet. The Health Department also states all facilities used for the
collection, treatment, and renovation of wastewater must be at least 10-feet from
any dwelling or building. All facilities used for the collection, treatment, and
renovation of wastewater must be at least 10 feet from all property lines. All
facilities used for the collection, treatment, and renovation of wastewater must be
at least 10-feet from any water service line.
Also per the Subdivision Ordinance, Section 31 -400, the subdivider shall either
install the improvements referred to this section, or whenever a septic tank and
absorption system or private water supply is to be provided, require as a condition
in the bill of assurance of the subdivision, that those facilities shall be i nstalled
by the builders of the improvements of the lots in accordance with this section.
The applicant notes this statement will be included in the bill of assurance.
Staff is supportive of the applicant’s request for plat approval. The applicant is
seeking approval to allow the creation of a second home site on the property.
The applicant has provided information concerning the proposed wastewater
collection systems and indicated there is adequate area to allow for subsurface
treatment systems on e ach of the lots. The current request does not include the
future construction of any new home(s) on the site. Should the future home be
of a construction type which requires review and approval by the City a separate
application to the Planning Commissio n and/or Board of Directors will be
requested. Staff is supportive of the plat as requested.
J. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda staff
report.
Staff recommends approval of the variance request from Section 31-232 to allow
an increased depth to width ratio for the two (2) lots.
June 28, 2018
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1809-A
6
PLANNING COMMISSION ACTION: (JUNE 28, 2018)
The applicant was not present. There were no registered objectors present. Staff
presented the item with a recommendation the item be deferred to the August 9, 2018,
Planning Commission hearing date to allow the applicant to secure approval from the
Arkansas Department of Health for the existing septic system (which is in place and
serving the existing home) was in compliance with all Health Department requirements.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by staff by a vote of 9 ayes, 0 noes, 1 absent and 1 recusal
(Commissioner Laha).
June 28, 2018
ITEM NO.: 2 FILE NO.: S-1816
NAME: Valerie Place Subdivision Preliminary Plat
LOCATION: Located at 14000 and 14617 Kanis Road
DEVELOPER:
Rowan Development LLC
12206 West Markham Street #110
Little Rock, AR 72221
OWNER/AUTHORIZED AGENT:
Rowan Development – Jacob Chi Owner
Holloway Engineering, Surveying and Civil Design, PLLC – Authorized Agent
SURVEYOR/ENGINEER:
Holloway Engineering, Surveying and Civil Design, PLLC
200 Casey Drive
Maumelle, AR 72113
AREA: 20.35-acres NUMBER OF LOTS: 67 FT. NEW STREET: 2,818 LF
WARD: N/A PLANNING DISTRICT: 18 – Ellis Mountain CENSUS TRACT: 42.07
CURRENT ZONING: R-2, Single-family
VARIANCE/WAIVERS:
1. A variance from Section 31-256 and 36-254 to allow the front building setback to be reduced
to 20-feet.
2. A variance from the Land Alteration Ordinance to allow advanced grading of the lots
with the installation of the infrastructure and streets for the subdivision.
3. A variance from Section 31-232 to allow the creation of lots with a lot width less than
the 60-foot typically required per the R-2, Single-family zoning district, to allow five (5)
foot side yard setbacks on all the lots within the subdivision and to allow Lots 16, 29,
33, 36, 45 and 52 to be developed with a lot area less than 7,000 square feet.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to subdivide this 20.35-acre property into 67 single-
family residential lots. The lots are indicated with a minimum lot size of 0.16-acres
June 28, 2018
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1816
2
and an average lot size of 0.18-acres. Some of the lots are proposed with a lot
width of 55-feet, which requires a variance from City ordinances. Section 36-254
states there shall be a minimum lot width of not less than 60-feet and a lot depth
of not less than 100-feet. The minimum lot area per the Ordinance is 7,000 square
feet. Lots 16, 29, 33, 36, 45 and 52 to be developed with a lot area less than
7,000 square feet. All other lots are indicated with a lot area as typically required
per the Ordinance.
The proposed preliminary plat indicates the placement of a 20-foot front platted
building line, 5-foot side yard setbacks and 25-foot rear yard setback. The
preliminary plat includes three (3) open space tracts. The tracts are proposed as
common open space for recreational open space and/or detention.
B. EXISTING CONDITIONS:
The site is a wooded site located near Baker Elementary School. There is a
property zoned PD-C, Planned Development Commercial, located to the east of
this site which is Chenal Pet Palace. Further east is a property zoned PD-R,
Planned Development Residential which has developed as an apartment complex.
North of the site is developing with a single-family Subdivision, Kanis Ridge
Estates.
The property is currently located outside the city limits of the City of Little Rock but
is contiguous to the city limits. Kanis Road is a two (2) lane road with open ditches
for drainage adjacent to this site. Improvements have been installed on the north
side of Kanis Road adjacent to the Kanis Ridge Estates Subdivision.
C. NEIGHBORHOOD COMMENTS:
All abutting property owners of the site along with the Spring Valley Manor Property
Owners Association, the Parkway Place Property Owners Association and the
Woodlands Edge Community Property Owners Association were notified of the
public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Kanis Road is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45-feet from centerline will be required.
2. With site development, provide the design of street conforming to the Master
Street Plan. Construct one-half street improvement to Kanis Road including
5-foot sidewalks with the planned development.
June 28, 2018
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1816
3
3. At the time the property is annexed, a grading permit in accordance with
Section 29-186 (c) and (d) will be required prior to any land clearing or grading
activities at the site. Other than residential subdivisions, site grading and
drainage plans must be submitted and approved prior to the start of
construction. Are variances being requested to advance grade the lots and/or
future phases with construction of the first phase?
4. The proposed Tract B and Tract A must extend to the public right-of-way
between the lots for unobstructed stormwater drainage and access for future
maintenance. Access to Tract A appears to be obstructed by a retaining wall.
Are diversion swales or ditching proposed at the rear of the lots adjacent to
Tract B? The constructed swales and ditching at the rear of the lots will be
the responsibility of the property owner’s association to maintain.
5. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or local property owner’s association and detailed in the
bill of assurance.
6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
7. Street improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
8. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering,
Greg Simmons, gsimmons@littlerock.gov or 501.379.1813 for more
information.
9. 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, Travis Herbner, therbner@littlerock.gov or 501.379.1805
(621 South Broadway) for more information.
10. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the intersection(s) comply with 2004 AASHTO Green Book
standards.
11. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of
occupancy.
12. Alteration of the water course will require approval from the Little Rock District
of the US Army Corps of Engineers prior to start of work.
June 28, 2018
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1816
4
13. 100 year overflow swales must be constructed and placed within tract land
that cannot be fenced or obstructed.
14. Prior to construction of retaining walls, an engineer’s certification of design
and plans must be submitted to Public Works for approval. After construction,
an as-built certification is required for construction of the retaining wall.
15. The south leg of the proposed hammerhead scales to exceed 18% slope and
is too steep for turnaround for City of Little Rock collection trucks.
16. Staff suggests the Valerie Court sidewalk be extended to connect with the
Kanis Road sidewalk.
17. Remove general notes drainage easements along all sides of the lots unless
noted otherwise. All public drainage easements must contain drainage
infrastructure approved by the City of Little Rock Public Works Department.
18. Who is the conservancy as shown on notes?
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Annexation is required for sewer service.
Sewer main extension required, with easements, if new sewer service is required
for this project. Contact Little Rock Water Reclamation Authority for additional
information.
Entergy: Entergy does not object to this proposal. There is an existing three phase,
overhead power line on the south side of Kanis Road in front of this property which
appears to be in the way of the half street improvement proposed on this project.
This power line and poles will need to be relocated as a result of the street
improvement. Contact Entergy in advance to discuss electrical service
requirements, and adjustments to existing facilities as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire Department
is required.
June 28, 2018
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1816
5
3. This development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate pressure
and fire protection.
4. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
5. Additional fire hydrant(s) will be required. Contact the Little Rock Fire
Department to obtain information regarding the required placement of the
hydrant(s) and contact Central Arkansas Water regarding procedures for
installation of the hydrant(s).
6. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
Fire Department:
1. Full Plan Review – Maintain Access
2. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet, exclusive
of shoulders.
3. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus
access roads shall not exceed 10 percent in grade except as approved by the
fire chief.
4. Loading. Maintain fire apparatus access road design as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed shall
be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
5. Dead Ends. Maintain fire apparatus access roads at dead end locations as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4
Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall
be provided with width and turnaround provisions in accordance with Table
D103.4. Requirements for Dead-end fire apparatus access roads.
6. Gates. Maintain fire apparatus access road gates as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus
access road gates. Gates securing the fire apparatus access roads shall
comply with all of the following criteria:
June 28, 2018
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1816
6
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.
10. One- or Two-Family Residential Developments. As per Appendix
D, Section D107.1 of the Arkansas Fire Prevention Code Vol. 1,
One- or Two-Family dwelling residential developments.
Developments of one- or two-family dwellings where the number of
dwelling units exceeds 30 shall be provided with two separate and
approved fire apparatus access roads, and shall meet the
requirements of Section D104.3.
Exceptions:
a. Where there are more than 30 dwelling units on a single
public or private fire apparatus access road and al dwelling
units are equipped throughout with an approved automatic
sprinkler system in accordance with Section 903.3.1.1,
903.3.1.2 or 903.3.1.3 of the Arkansas Fire Code, access
from two directions shall not be required.
b. The number of dwelling units on a single fire apparatus
access road shall not be increased unless fire apparatus
access roads will connect with future development, as
determined by the fire code official.
June 28, 2018
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1816
7
7. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the
2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction
with Central Arkansas Water (Jason Lowder 501.377.1245) and the
Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or
Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants
as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
F. Building Codes/Landscape:
Building Code: If the distance between the proposed structure and the new
property line is less than five (5) feet the wall must be a fire rated wall. Check with
the City of Little Rock Building Codes Division for additional information, Curtis
Richey crichey@littlerock.gov or 501.371.4724.
Landscape: No comment.
G. Transportation/Planning:
Rock Region Metro: The site is not located on a dedicated Rock Region Metro
route.
Planning Division: No comment.
H. SUBDIVISION COMMITTEE COMMENT: (June 6, 2018)
Mr. Mark Redder and Mr. Jacob Chi were present representing the request. Staff
presented an overview of the item stating there were a few outstanding technical
issues in need of addressing related to the proposed preliminary plat. Staff stated
the property was currently located outside the city limits but would seek annexation
to the City to allow for sewer service.
Public Works comments were addressed. Staff stated right of way dedication to
meet the Master Street Plan was required along Kanis Road. Staff stated at the
time the property was annexed a grading permit would be required. Staff stated
access to all the indicated tracts was required. Staff stated the stormwater
detention ordinance would apply to the development of the property. Staff stated
alteration of water courses would require approval from the Little Rock Corp of
Engineers. Staff suggested the Valerie Court sidewalk be extended to connect
with the Kanis Road sidewalk.
June 28, 2018
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1816
8
Staff noted the comments from the various other departments and agencies. Staff
suggested the applicant contact the departments or agencies directly with any
questions or concerns. There were no more issues for discussion. The Committee
then forwarded the item to the full Commission for final action.
I. ANALYSIS:
The applicant submitted a revised preliminary plat to staff addressing most of the
technical issues associated with the request. The applicant has indicated
annexation will be completed prior to the applicant requesting city sewer service.
The revised plat indicates the sidewalk from Valerie Court to connect with the
Kanis Road sidewalk.
The request is for preliminary plat approval to allow the subdivision of this
20.35-acre into 67 single-family residential lots. The lots are indicated with a
minimum lot size of 0.16-acres and an average lot size of 0.18-acres.
A portion of the lots are proposed with a lot width of 55-feet, which requires a
variance from City ordinance. Section 36-254 states there shall be a minimum lot
width of not less than 60-feet and a lot depth of not less than 100-feet. All lots are
indicated with a minimum lot depth as typically required per the Ordinance. The
minimum lot area per the Ordinance is 7,000 square feet. With the exception of
Lots 16, 29, 33, 36, 45 and 52, all other lots are indicated with a lot area as typically
required per the Ordinance.
The proposed preliminary plat indicates the placement of a 20-foot front platted
building line, 5-foot side yard setbacks and 25-foot rear yard setback.
The Ordinance typically requires the placement of a 25-foot front yard setback,
ten (10) percent of the lot width, not to exceed eight (8) feet for the side yard
setbacks and a 25-foot rear yard setback.
The preliminary plat includes three (3) open space tracts. The plan also indicates
a play area and mail kiosk which will also be indicated as a tract. The tracts are
proposed as common open space for recreational open space and/or detention.
All access and maintenance of the tracts, detention storage areas and detention
storage piping is the responsibility of the developer and/or the property owners
association.
The applicant is requesting a variance from the Land Alteration Ordinance to allow
advanced grading of the site and the lots with the installation of the basic
infrastructure. The applicant indicates the advanced grading is necessary to
balance the site.
June 28, 2018
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1816
9
Staff is supportive of the applicant’s request. The applicant is seeking preliminary
plat approval to allow the development of the site with single-family residential lots
at a density of 3.34-units per acre. Although there are variances associated with
the proposed preliminary plat staff does not feel the variances requested will
significantly impact this development or the area. To staff’s knowledge there are
no remaining outstanding technical issues associated with the request. Staff feels
the subdivision as proposed is appropriate.
J. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda staff
report.
Staff recommends approval of the following variance requests:
1. A variance from Section 31-256 and 36-254 to allow the front building setback to be
reduced to 20-feet.
2. A variance from Section 31-232 to allow the creation of lots with a lot width less
than the 60-foot typically required per the R-2, Single-family zoning district, to
allow five (5) foot side yard setbacks on all the lots within the subdivision and
to allow Lots 16, 29, 33, 36, 45 and 52 to be developed with a lot area less than
7,000 square feet.
3. A variance from the Land Alteration Ordinance to allow advanced grading of
the lots with the installation of the infrastructure and streets for the subdivision.
PLANNING COMMISSION ACTION: (JUNE 28, 2018)
The applicant was present. There were no registered objectors present. Staff presented
the item with a recommendation of approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda staff report.
Staff presented a recommendation of approval of the following variance requests:
1. A variance from Section 31-256 and 36-254 to allow the front building setback to be
reduced to 20-feet.
2. A variance from Section 31-232 to allow the creation of lots with a lot width less than
the 60-foot typically required per the R-2, Single-family zoning district, to allow five (5)
foot side yard setbacks on all the lots within the subdivision and to allow Lots 16, 29,
33, 36, 45 and 52 to be developed with a lot area less than 7,000 square feet.
3. A variance from the Land Alteration Ordinance to allow advanced grading of the lots
with the installation of the infrastructure and streets for the subdivision.
June 28, 2018
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1816
10
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by staff by a vote of 9 ayes, 0 noes, 1 absent and 1 recusal
(Commissioner Laha).
June 28, 2018
ITEM NO.: 3 FILE NO.: S-1817
NAME: Herndon Lot 1 Preliminary/Final Plat
LOCATION: Located at 9201 Herndon Road
DEVELOPER:
Thommie Duke Herndon
9015 Herndon Drive
Little Rock, AR 72204
OWNER/AUTHORIZED AGENT:
Thommie Duke Herndon – Owner
Corey Finkbeiner – Agent
SURVEYOR/ENGINEER:
Pinnacle Land Surveying, PLLC
Corey Finkbeiner
P.O. Box 329
Mayflower, AR 72106
AREA: 1.0-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 12 – 65th Street West CENSUS TRACT: 24.05
CURRENT ZONING: R-2, Single-family
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing a one (1) lot plat to allow an existing single-family home
to be located on a parcel with the remainder of the area remaining unplatted. The
owner purchased the property under two (2) separate warranty deeds in 1996.
The property proposed for the one (1) lot plat contained 0.430-acres and the
remainder of the property contained 11.989-acres. The request is to allow a
portion of the 11+ acre parcel to be included in the smaller parcel.
June 28, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1817
2
B. EXISTING CONDITIONS:
The area south of Herndon Road is predominately single-family homes located on
acreage. The area to the north has developed as a single-family subdivision, the
Pecan Lake Subdivision. East of the site is a single-family subdivision, Greenwood
Acres. South of the site is undeveloped pasture land. The applicant owns a home
to the southeast of this site accessed from Herndon Road.
Herndon Road has been improved with curb and gutter along the north side of the
street, adjacent to the Pecan Lake Subdivision. There are no improvements (curb,
gutter or sidewalk) located on the south side of the street.
C. NEIGHBORHOOD COMMENTS:
All abutting property owners of the site along with the Stagecoach Dodd
Neighborhood Association and Southwest Little Rock United for Progress were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Tall Pine Boulevard is classified on the Master Street Plan as a collector street
and shown to extend south of Herndon Road and intersection Lanehart Road.
A dedication of right-of-way 30-feet from the proposed east property line of the
lot will be required.
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Sewer available to this site.
Entergy: Entergy does not object to this proposal. There do not appear to be
any conflicts with existing electrical utilities at this location. Service is already
provided to the structure located on this property. Contact Entergy in advance to
discuss electrical service requirements, or adjustments to existing facilities (if any)
as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
June 28, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1817
3
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire Department
is required.
3. This development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate pressure
and fire protection.
4. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
5. Additional fire hydrant(s) will be required. Contact the Little Rock Fire
Department to obtain information regarding the required placement of the
hydrant(s) and contact Central Arkansas Water regarding procedures for
installation of the hydrant(s).
Fire Department: No comment.
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: The site is not located on a dedicated Rock Region Metro
route.
Planning Division: No comment.
June 28, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1817
4
H. SUBDIVISION COMMITTEE COMMENT: (June 6, 2018)
Mr. Corey Finkbeiner 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 stated Tall Pine Boulevard was
indicated on the Master Street Plan to extend southward through this property to
connect to Lanehart Road. Staff stated a right of way dedication of 30-feet was
required along the eastern edge of the property to comply with this requirement.
Mr. Finkbeiner stated he would check with the owner to see if they were willing to
comply with this request.
Staff noted the comments from the various other departments and agencies. Staff
suggested the applicant contact the departments or agencies directly with any
questions or concerns. There were no more issues for discussion. The Committee
then forwarded the item to the full Commission for final action.
I. ANALYSIS:
The applicant submitted a revised preliminary plat to staff addressing the technical
issues associated with the request. The applicant is proposing to reduce the plat
area and dedicate 10-feet of the future Tall Pine Boulevard collector street and
provide the radial dedication at the intersection of Herndon Road and Tall Pine
Boulevard. This property owner owns both sides of the future collector street right
of way. Staff is supportive of the dedication as proposed.
The request is approval of a one (1) lot plat to allow an existing single-family home
to be located on a parcel larger than was purchased with the home originally. The
current property owner purchased this property and a larger parcel under two (2)
separate warranty deeds in 1996. The property proposed for the one (1) lot plat
contained 0.430-acres and the remainder of the property contained 11.989-acres.
The request is to allow a portion of the 11+ acre parcel to be included in the smaller
parcel. The total lot area proposed for the new lot is one (1) acre.
The plat indicates the placement of a 25-foot platted building line along Herndon
Road and a 25-foot platted building line along the right of way (to be dedicated with
the plat) of Tall Pine Boulevard.
Staff is supportive of the applicant’s request. The applicant is seeking preliminary
plat approval to allow a previously deeded parcel to increase from roughly one-half
(1/2) acre to one (1) acre. The property is currently zoned R-2, Single-family and
is served by Little Rock Reclamation Authority for sewer service and Central
Arkansas Water for water service. To staff’s knowledge there are no remaining
outstanding technical issues associated with the request. Staff feels the platting
as proposed is appropriate.
June 28, 2018
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1817
5
J. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda staff
report.
PLANNING COMMISSION ACTION: (JUNE 28, 2018)
The applicant was present. There were no registered objectors present. Staff presented
the item with a recommendation of approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda staff report.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by staff by a vote of 9 ayes, 0 noes, 1 absent and 1 recusal
(Commissioner Laha).
June 28, 2018
ITEM NO.: 4 FILE NO.: S-1818
NAME: Mann Subdivision Preliminary/Final Plat
LOCATION: Located at 19440 Lawson Road
DEVELOPER:
Norma J Mann
19440 Lawson Road
Little Rock, AR 72210
OWNER/AUTHORIZED AGENT:
Norma J Mann – Owner
SURVEYOR/ENGINEER:
Laha Engineers
6602 Baseline Road Suite E
Little Rock, AR 72209
AREA: 3.62-acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 22 – West Fourche CENSUS TRACT: 42.07
CURRENT ZONING: C-3, General Commercial District and R-2, Single-family District
VARIANCE/WAIVERS: A variance from Section 31-231 to allow the development of
Lot 2 as a lot without public street frontage.
The applicant requested on June 5, 2018, this item be withdrawn from consideration.
Staff supports the withdrawal request.
PLANNING COMMISSION ACTION: (JUNE 28, 2018)
The applicant was present. There were no registered objectors present. Staff presented
the item stating the applicant had requested on June 5, 2018, this item be withdrawn from
consideration. Staff stated they were supportive of the withdrawal request. There was
no further discussion. The item was placed on the consent agenda and approved as
recommended by staff by a vote of 9 ayes, 0 noes, 1 absent and 1 recusal (Commissioner
Laha).
June 28, 2018
ITEM NO.: 5 FILE NO.: S-1819
NAME: 65th Street Center Subdivision Site Plan Review
LOCATION: Located at 5303 West 65th Street
DEVELOPER:
The Southern Co. of North Little Rock
1201 Cypress Street
North Little Rock, AR 72114
OWNER/AUTHORIZED AGENT:
Kim Properties LLC – owner
The Southern Co. of North Little Rock – Agent
SURVEYOR/ENGINEER:
Harbor
8114 Cantrell Road, Suite 350
Little Rock, AR 72227
AREA: 4.36-acres NUMBER OF LOTS: 0 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 13 – 65th Street East CENSUS TRACT: 20.02
CURRENT ZONING: C-3, General Commercial District
VARIANCE/WAIVERS: None requested.
The applicant has not provided staff with a site plan to address their concerns related to
access and circulation on the site once the fuel islands and canopy are added to the site.
Staff recommends deferral of this item to the August 9, 2018, public hearing.
PLANNING COMMISSION ACTION: (JUNE 28, 2018)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had not provided staff with a site plan to address
their concerns related to access and circulation on the site once the fuel islands and
canopy were added to the site. Staff presented a recommendation of deferral of this item
June 28, 2018
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1819
2
to the August 9, 2018, public hearing. There was no further discussion. The item was
placed on the consent agenda and approved as recommended by staff by a vote of
9 ayes, 0 noes, 1 absent and 1 recusal (Commissioner Laha).
June 28, 2018
ITEM NO.: 6 FILE NO.: S-1820
NAME: Lumber 1 Subdivision Site Plan Review
LOCATION: Located at 11610 Vimy Ridge Road
DEVELOPER:
John Morton
Lumber 1
682 Highway 365 South
Mayflower, AR 72160
OWNER/AUTHORIZED AGENT:
Lumber 1, John Morton – Owner
McGetrick Engineering – Agent
SURVEYOR:
Laha Engineers, Inc.
6602 Baseline Road, Suite E
Little Rock, AR 72209
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
ENGINEER:
McGetrick Engineers
11601 Bass Pro Parkway
Little Rock, AR 72210
AREA: 13.04-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 16 – Otter Creek CENSUS TRACT: 41.04
CURRENT ZONING: I-2, Light Industrial District
VARIANCE/WAIVERS: None requested.
June 28, 2018
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1820
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The request is for Subdivision/Multiple Building Site Plan Review as per Section
31-13 of the Little Rock Code of Ordinances. The applicant is proposing the
conversion of two (2) existing buildings to be used for lumber storage and a
carpentry shop. The applicant is also proposing an outdoor lumber yard layout
area. The outdoor area will include 14 lumber sheds, some with three (3) sides
and others with just a roof. There will also be pallet storage areas. The two
(2) existing buildings total 110,452 square feet. The 14 open lumber buildings are
proposed containing 102,915 square feet.
The hours of operation are from 6:00 am to 8:00 pm Monday through Saturday.
The business will employ 40 persons. There are 67 parking spaces located on
the site.
B. EXISTING CONDITIONS:
The site contains two existing industrial buildings and a paved parking lot in front
of the building along Vimy Ridge Road. This area is predominately industrial uses
including a paint company across Vimy Ridge Road. North of the site is an active
railroad line. Further north is the Jacuzzi factor building which is currently vacant.
South of the site is Metro Towing and Recovery Company.
Vimy Ridge Road is a two (2) lane road adjacent to this site with open ditches for
drainage. There are no sidewalks in place along this property frontage.
Improvements to Vimy Ridge Road have only been installed adjacent to properties
which have redeveloped. Curb, gutter and sidewalk have been installed along the
east side of Vimy Ridge Road just south of this site along Vimy Ridge Road to the
intersection with Alexander Road.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Alexander
Road Neighborhood Association and Southwest Little Rock United for Progress
were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Vimy Ridge Road is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45-feet from centerline will be required.
2. With site development, provide the design of street conforming to the Master
Street Plan. Construct one-half street improvement to Vimy Ridge Road
June 28, 2018
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1820
3
including 5-foot sidewalks with the planned development. The new back of
curb should be located 24-feet from striped centerline with the extension of the
culvert pipe in the railroad ditch.
3. A grading permit in accordance with Section 29-186 (c) and (d) will be required
prior to any land clearing or grading activities at the site. Other than residential
subdivisions, site grading and drainage plans must be submitted and approved
prior to the start of construction.
4. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or land owner.
5. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
6. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. Driveway should be located at
least 300-feet from other driveways and intersections and 150-feet from side
property lines. A variance must be requested for the existing driveway
locations.
7. 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, Travis Herbner, therbner@littlerock.gov or 501.379.1805
(621 S. Broadway) for more information.
8. Obtain a franchise agreement from Public Works Bennie Nicolo,
bnicolo@littlerock.gov or 501.371.4818 for the private improvements located in
the right-of-way.
9. 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.
Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts
with existing electrical utilities at this location. Service is already being provided to both
buildings on this property. Contact Entergy in advance to discuss electrical service
requirements for the expansion, or adjustments to existing facilities (if any) as this project
proceeds.
Centerpoint Energy: No comment received.
June 28, 2018
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1820
4
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the Developer’s
expense.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
4. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
5. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
6. Contact Central Arkansas Water regarding the size and location of the water
meter.
7. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use. Central
Arkansas Water requires that upon installation of the RPZA, successful tests
of the assembly must be completed by a Certified Assembly Tester licensed
by the State of Arkansas and approved by Central Arkansas Water. The test
results must be sent to Central Arkansas Water’s Cross Connection Section
within ten days of installation and annually thereafter. Contact the Cross
Connection Section at 501.377.1226 if you would like to discuss backflow
prevention requirements for this project.
8. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
9. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are
used, a reduced pressure.
June 28, 2018
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1820
5
10. This development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate pressure
and fire protection.
Fire Department:
1. Full Plan Review – Maintain Access
2. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet, exclusive
of shoulders.
3. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus
access roads shall not exceed 10 percent in grade except as approved by the
fire chief.
4. Loading. Maintain fire apparatus access road design as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed shall
be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
5. Commercial and Industrial Developments – 2 means of access. – Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1
a. Section D104.1 Buildings exceeding three stories or 30 feet in height.
Building or facilities exceeding 30 feet or three stories in height shall
have at least two means of fire apparatus access for each structure.
b. Section D104.2 Building exceeding 62,000 square feet in area.
Buildings or facilities having a gross building area of more than
62,000 square feet shall be provide with two separate and approved
fire apparatus access roads.
c. Exception: Projects having a gross building area of up to
124,000 square feet that have a single approved fire apparatus
access road when all building are equipped throughout with
approved automatic sprinkler systems.
d. D104.3 Remoteness. Where two fire apparatus access roads are
required, they shall be placed a distance apart equal to not less than
one half of the length of the maximum overall diagonal dimension of
June 28, 2018
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1820
6
the lot or area to be served, measured in a straight line between
accesses.
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 intersection of a roof
to the exterior wall, or the top of the parapet walls, whichever is
greater.
b. D105.2 Width. Aerial fire apparatus access roads shall have a
minimum unobstructed with of 26’, exclusive of shoulders, in the
immediate vicinity of the building or portion thereof.
c. D105.3 Proximity to building. At least one of the required access
routes meeting this condition shall be located within a minimum of
15 feet and a maximum of 30 feet from the building, and shall be
positioned parallel to one entire side of the building. The side of the
building on which the aerial fire apparatus access road is positioned
shall be approved by the fire code official.
d. D105.4 Obstructions. Overhead utility and power lines shall not be
located over the aerial fire apparatus access road or between the
aerial fire apparatus road and the building. Other obstructions shall
be permitted to be places with the approval of the fire code official.
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. 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.
June 28, 2018
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1820
7
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.
9. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
F. Building Codes/Landscape:
Building Code: Project is subject to full commercial plan review and approval prior
to issuance of a building permit. For information on submittal requirements and the
review process. This project will require fully developed Architectural, Structural,
Civil and MEP Plans. Contact a commercial plans examiner: Curtis Richey at
501.371.4724; crichey@littlerock.gov.
Landscape:
1. Any new site development must comply with the City’s landscape and buffer
ordinance requirements.
2. 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.
June 28, 2018
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1820
8
G. Transportation/Planning:
Rock Region Metro: The site is not located on a dedicated Rock Region
Metro route.
Planning Division: No comment.
H. SUBDIVISION COMMITTEE COMMENT: (June 6, 2018)
Mr. Pat McGetrick and the owners of Lumber 1 were present representing the
request. Staff presented an overview of the item stating there were additional
items necessary to complete the review process. Staff stated the areas of outdoor
storage were required to be screened. Mr. McGetrick questioned if the screening
was required along the abutting railroad track and if the screening could be
accomplished via plantings. Staff stated they would review the request to see if
this type screening would be acceptable. Staff questioned if retail sales would be
allowed from this site. Mr. McGetrick stated the use of the site was not for retail
sales to the general public. He stated contractor sales would be a potential use in
the future.
Public Works comments were addressed. Staff stated right of way dedication to
Vimy Ridge Road was required to meet the Master Street Plan. Staff stated a
dedication to 45-feet from centerline was required. Mr. McGetrick stated a 45-foot
right of way dedication would place the existing parking within the right of way.
Mr. McGetrick questioned if the City would support a franchise of the parking within
the right of way. Staff stated they would review the request. Staff also stated the
northern most drive should be closed. Mr. McGetrick stated the drive served the
loading docks and questioned if the drive could remain for truck traffic only. Staff
stated their concern was cars stopping on the railroad tracks to allow the turning
movement to be made into the site.
Landscaping comments were addressed. Staff stated any new site development
was to comply with the City’s landscape and buffer ordinance requirements.
Staff noted the comments from the various other departments and agencies. Staff
suggested the applicant contact the departments or agencies directly with any
questions or concerns. There were no more issues for discussion. The Committee
then forwarded the item to the full Commission for final action.
I. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the technical
issues associated with the request. The request is for Subdivision/Multiple
Building Site Plan Review as per Section 31-13 of the Little Rock Code of
June 28, 2018
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1820
9
Ordinances. The applicant is proposing the conversion of two (2) existing buildings
to be used for lumber storage and a carpentry shop. The applicant is also
proposing an outdoor lumber yard layout area. The outdoor area will include
14 lumber sheds, some with three (3) sides and others with just a roof. There will
also be pallet storage areas. The two (2) existing buildings total 110,452 square
feet. The 14 lumber sheds are proposed containing 102,915 square feet.
The applicant is requesting a waiver of the screening requirements for the outdoor
storage areas along the sites northern, western and southern perimeters. The
northern perimeter is adjacent to a railroad main line. The applicant has a letter
from the property owner on the western and southern perimeters which indicates
they have no objection to the screening fence not being installed. A screening
fence, eight (8) foot tall, will be installed along the common lot line with the church
which is located south of this site but shares a common east/west property line.
The revised plan indicates right of way dedication to meet the Master Street Plan
requirement and street improvements along Vimy Ridge Road to comply with the
Boundary Street Ordinance requirements. With the right of way dedication a
portion of the parking located along Vimy Ridge Road will be located within the
right of way. The applicant is requesting to franchise the parking spaces
(22 parking spaces) which will be located in the right of way. With the dedication
there will no longer be any landscaping along the street frontage. Staff is not
supportive of the request for franchise of the parking within the right of way and
the placement of the sidewalk at the back of curb. The plan indicates adequate
width for the applicant to remove a portion of the paving and restriping the parking
to eliminate the need for parking in the right of way and the placement of the
sidewalk at the back of curb.
The site plan indicates the northern drive as a gated entrance for truck access
only. The gate is located 82-feet from the future right of way which allows a truck
and trailer to pull into the entrance and not block traffic on Vimy Ridge Road. All
other vehicular access is from the southern driveway. The driveway should be
extended west to allow the adequate room to get the truck outside the right of way.
The driveway is to be signed for truck entrance only.
There are 67 parking spaces located on the site. As noted 22 of the parking spaces
will be located within the public right of way. Parking for warehouse and storage
is based on the building square footage at five (5) spaces plus one (1) space per
2,000 square feet of gross floor area up to 50,000 square feet then an additional
one (1) space per 10,000 square feet above 50,000 square feet. Based on the
square footage of the buildings, which does not include the lumber storage
buildings, a total of 36 parking spaces would typically be required to serve the use.
June 28, 2018
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1820
10
The hours of operation are from 6:00 am to 8:00 pm Monday through Saturday.
The business will employ 40 persons. The site will be used as a woodworking
shop, storage of lumber and contractor pick up of materials. There will be limited
retail sales from this site.
Ordinance No. 20,839 adopted by the Little Rock Board of Directors on February
11, 2014, modified Section 31-13(f) of the Little Rock Code to limit the term of
approval of a site plan to a maximum of three (3) years from the date of approval.
If an approved multi-phase development, has not been completed within three
(3) years of the date of approval the site plan must be reviewed and reapproved
by the Commission in the same manner as the initial site plan review.
Staff is supportive of the applicant’s request. The applicant is seeking site plan
approval to allow the construction of additional buildings on this site which currently
contains two (2) buildings. The use of the property as a lumber yard is an allowable
use. The applicant indicates all setbacks will comply with the I-2, Light Industrial
Zoning District. Staff does not support the franchise request to allow parking in the
right of way. Staff recommends the parking be redesigned to allow for all the
parking to be located outside the right of way.
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 waiver request of screening the outdoor storage
areas along the northern, southern and western perimeters.
Staff recommends the parking lot be redesigned and concrete removed to allow
for the parking to be located outside the right of way and the sidewalk to be located
away from the back of curb.
PLANNING COMMISSION ACTION: (JUNE 28, 2018)
The applicant was present. There were no registered objectors present. Staff presented
the item with a recommendation of approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda staff report.
Staff presented a recommendation of approval of the waiver request of screening the
outdoor storage areas along the northern, southern and western perimeters. Staff
presented a recommendation the parking lot be redesigned and concrete removed to
allow for the parking to be located outside the right of way and the sidewalk to be located
June 28, 2018
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1820
11
away from the back of curb. There was no further discussion. The item was placed on the
consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes,
1 absent and 1 recusal (Commissioner Laha).
June 28, 2018
ITEM NO.: 7 FILE NO.: Z-4470-K
NAME: Lots 3 and 4 Chenal Park Centre Zoning Site Plan Review
LOCATION: Located at 15112 and 15104 Chenal Parkway
DEVELOPER:
LLEJ Lots 9 and 10 LLC
P.O. Box 22407
Little Rock, AR 72204
OWNER/AUTHORIZED AGENT:
LLEJ Lots 9 and 10 LLC – Leonard Bowen
Crafton Tull and Associates – Agent
SURVEYOR:
Global Surveying Consultants, Inc.
6511 Heilman Court
North Little Rock, AR 72118
ENGINEER:
Crafton Tull and Associates
10825 Financial Centre Parkway, Suite 300
Little Rock, AR 72211
AREA: 1.90-acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 – Chenal CENSUS TRACT: 42.16
CURRENT ZONING: C-2, Shopping Center District
VARIANCE/WAIVERS: None requested.
BACKGROUND:
The property located in the 15000 Block of Chenal Parkway was zoned C-2, Shopping
Center District by the adoption of Ordinance No. 15,530 on August 16, 1988. On
November 19, 2015, the Little Rock Planning Commission approved a preliminary plat
request to allow the subdivision of 6.21-acres into four (4) commercial lots. On August 31,
2017, the Little Rock Planning Commission approved a Zoning Site Plan Review request
June 28, 2018
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-4470-K
2
for the western most lot (Lot 2). A final plat for Lot 2 was recorded in January 2018. The
site is being developed with a single building as approved.
On November 30, 2017, the Little Rock Planning Commission approved a revision to the
previously approved preliminary plat to allow the creation of five (5) lots; four (4) lots with
frontage along Chenal Parkway and the fifth lot located to the north of these lots. The
fifth lot was to be served via an access and utility easement.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now requesting site plan review as per Section 36-126 of the Little
Rock Code of Ordinances. The applicant is requesting site plan approval for
two (2) lots located in the Chenal Park Center Subdivision. Lot 3 is proposed
containing a one (1) story retail building with 6,710 square feet. A drive-through
window at each end of the building is proposed. The plan indicates 42 parking
spaces and a service drive behind the building. The site plan also provides for an
enclosed dumpster area at the rear of the lot. Cross access with Lot 4 is proposed.
Lot 4 is proposed containing a one (1) story building with 7,836 square feet and a
drive-through window at each end of the building. The site plan indicates
45 parking spaces. An enclosed dumpster area and service drive are indicated
behind the building. Cross access with Lot 3 is proposed.
Each lot is proposed with a ground mounted monument sign located within the
front landscaped area. The signs are proposed with a maximum sign height of
eight (8) feet and a maximum sign area of 100 square feet.
B. EXISTING CONDITIONS:
The property is located on the north side of Chenal Parkway near the intersection
with Wellington Hills Road. Adjacent to the site the Parkway is westbound only.
The site has been cleared and the building located on the western most lot is
currently under construction. North of this site is an apartment development which
shares an access drive with this development.
South of the site, across the Chenal Parkway median, is an apartment complex
currently under development. At the intersection of Chenal Parkway and
Wellington Hills Road (southeast corner) a convenience store is currently under
construction.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Wellington
Hills Property Owners Association were notified of the public hearing.
June 28, 2018
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-4470-K
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. All comments from the previous approved zoning site plan review application
(Z-4470-J) apply to this application.
2. Show locations of order boards.
3. What are the proposed uses for the drive through(s)?
4. With the one-way rear drive aisle creates difficult access to the drive thru on
the west side of Lot 3.
5. Sidewalks with appropriate handicap ramps should be constructed along the
west side of the east access easement to the lot to the north in accordance
with Section 31-175 of the Little Rock Code of Ordinances and the Master
Street Plan.
6. With drive through proposed at the southeast driveway which can back vehicles
into the intersection and cause vehicles to angle across the intersection, the
southeast driveway should be removed.
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Sewer main extension required, with
easements, if new sewer service is required for this project. Grease trap analysis
required if food service on site. Contact Little Rock Water Reclamation Authority
for additional information.
Entergy: Entergy does not object to this proposal. There do not appear to be any
conflicts with existing electrical utilities at this location. There is an existing three
phase, overhead power line on the south side of Chenal Parkway near this
location. There is also a three phase, overhead power line running on the east
side of Wellington Hills to the west of this location. Contact Entergy in advance to
discuss electrical service requirements, or adjustments to existing facilities (if any)
as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
June 28, 2018
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-4470-K
4
2. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire Department
is required.
3. This development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate pressure
and fire protection.
4. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
5. Additional fire hydrant(s) will be required. Contact the Little Rock Fire
Department to obtain information regarding the required placement of the
hydrant(s) and contact Central Arkansas Water regarding procedures for
installation of the hydrant(s).
6. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
Fire Department:
1. Full Plan Review – Maintain Access
2. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet, exclusive
of shoulders.
3. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus
access roads shall not exceed 10 percent in grade except as approved by the
fire chief.
4. Loading. Maintain fire apparatus access road design as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed shall
be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
5. 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.
June 28, 2018
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-4470-K
5
a. Section D104.1 Buildings exceeding three stories or 30 feet in height.
Building or facilities exceeding 30 feet or three stories in height shall
have at least two means of fire apparatus access for each structure.
b. Section D104.2 Building exceeding 62,000 square feet in area.
Buildings or facilities having a gross building area of more than
62,000 square feet shall be provide with two separate and approved
fire apparatus access roads.
c. Exception: Projects having a gross building area of up to
124,000 square feet that have a single approved fire apparatus
access road when all building are equipped throughout with
approved automatic sprinkler systems.
d. D104.3 Remoteness. Where two fire apparatus access roads are
required, they shall be placed a distance apart equal to not less than
one half of the length of the maximum overall diagonal dimension of
the lot or area to be served, measured in a straight line between
accesses.
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 intersection of a roof
to the exterior wall, or the top of the parapet walls, whichever is
greater.
b. D105.2 Width. Aerial fire apparatus access roads shall have a
minimum unobstructed with of 26’, exclusive of shoulders, in the
immediate vicinity of the building or portion thereof.
c. D105.3 Proximity to building. At least one of the required access
routes meeting this condition shall be located within a minimum of
15 feet and a maximum of 30 feet from the building, and shall be
positioned parallel to one entire side of the building. The side of the
building on which the aerial fire apparatus access road is positioned
shall be approved by the fire code official.
d. D105.4 Obstructions. Overhead utility and power lines shall not be
located over the aerial fire apparatus access road or between the
aerial fire apparatus road and the building. Other obstructions shall
be permitted to be places with the approval of the fire code official.
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
June 28, 2018
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-4470-K
6
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. 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.
9. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
June 28, 2018
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-4470-K
7
F. Building Codes/Landscape:
Building Code: Project is subject to full commercial plan review and approval
prior to issuance of a building permit. For information on submittal requirements
and the review process. This project will require fully developed Architectural,
Structural, Civil and MEP Plans. Contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.gov.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements and the Chenal Overlay District.
2. Street buffers will be required at six (6) percent of the average depth of the lot.
The minimum dimension shall be one-half (½) the full width requirement but in
no case less than nine (9) feet. The average depth of the lot is approximately
180 linear feet. A minimum of eleven (11) foot street buffer is required between
the property line and the Chenal Parkway right-of-way.
3. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-ways. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape area.
Provide trees with an average linear spacing of not less than thirty (30) feet.
4. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property, or the right-of-way of any street. This strip shall be at
least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be
planted for every thirty (30) linear feet of perimeter planting strip. Perimeter
planting strips are required adjacent to the parking areas of Lots 3 and 4.
5. Landscape areas shall be provided between the vehicular use area used for
public parking and the general vicinity of the building, excluding truck loading
or service areas not open to public parking. These areas shall be equal to an
equivalent planter strip three (3) feet wide along the vehicular use area.
6. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). 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 seven and one half
(7 1/2) feet in width. Trees shall be included in the interior landscape areas at
the rate of one (1) tree for every twelve (12) parking spaces.
7. An automatic irrigation system to water landscaped areas shall be required for
developments of one (1) acre or larger.
8. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
June 28, 2018
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-4470-K
8
9. The City Beautiful Commission recommends preserving as many existing trees
as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. Transportation/Planning:
Rock Region Metro: The site is not located on a dedicated Rock Region Metro
route.
Planning Division: No comment.
H. SUBDIVISION COMMITTEE COMMENT: (June 6, 2018)
Mr. Frank Riggins was present representing the request. Staff presented an
overview of the item stating there were additional items necessary to complete the
review process. Staff questioned the location of menu order boards and noted
they were required to be screened. Staff also questioned if there would be areas
of outdoor dining. Staff questioned the maximum building height and requested
Mr. Riggins include the height in the general notes section of the site plan.
Public Works comments were addressed. Staff stated all comments from the
previous approved site plan review request would continue to apply to the
development of these lots. Staff questioned the purpose of the drive-through uses
and questioned the reasoning for the one-way drive within the rear of the buildings.
Staff stated the drive-through at the southeast driveway could cause vehicles to
stack into the access drive. Staff requested the driveway be removed.
Landscaping comments were addressed. Staff stated the street buffer did not
appear to be adequate to meet the typical standards of the buffer ordinance. Staff
stated a landscape strip between Lots 3 and 4 was required. Mr. Riggins
questioned if the area was indicated as a cross access and cross parking if the
landscape strip was still required. Staff stated if the area was indicated as cross
access and cross parking the landscape strip was not required.
Staff noted the comments from the various other departments and agencies. Staff
suggested the applicant contact the departments or agencies directly with any
questions or concerns. There were no more issues for discussion. The Committee
then forwarded the item to the full Commission for final action.
I. ANALYSIS:
The applicant submitted a revised cover letter and site plan to staff addressing
some of the technical issues associated with the request raised at the June 6,
June 28, 2018
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-4470-K
9
2018, Subdivision Committee meeting. The applicant has indicated the order
board for the restaurant users and is requesting a waiver of the order board
screening requirement. The applicant has also indicated the maximum building
height of 30-feet.
The request is for site plan review as per Section 36-126 of the Little Rock Code
of Ordinances. The site plan review request is for two (2) lots located in the Chenal
Park Center Subdivision. The property is zoned C-2, Shopping Center District
which requires site plan review prior to development.
Lot 3 is proposed containing a one (1) story retail building with 6,710 square feet.
A drive-through window at each end of the building is proposed. The plan indicates
42 parking spaces and a one-way service drive behind the building.
The uses for the lot have not been identified but the plan indicates two (2)
drive-through-windows which could potentially include two (2) restaurant spaces.
Parking for a restaurant is based on one (1) parking space per 100 gross square
feet of floor area. This would result in the need for 67 parking spaces. Parking for
a mixed use development is typically based on one (1) parking space per
225 gross square feet of floor area. Based on this calculation a total of 29 parking
spaces would be required to serve the development.
Lot 4 is proposed containing a one (1) story building with 7,836 square feet and a
drive-through window at each end of the building. The applicant has stated the
drive-through on the east end of the building will not be a restaurant use. The site
plan indicates 45 parking spaces.
Once again the uses have not been identified. Parking based on the site
developing as a mixed use development (one space per 225 gross square feet of
floor area) would result in the need for 34 parking spaces.
Each lot is proposed with a ground mounted monument sign located within the
front landscaped area. The signs are proposed with a maximum sign height of
eight (8) feet and a maximum sign area of 100 square feet. Building signage is
proposed on the southern façade which is located with public street frontage.
Directional signage will be placed in compliance with the typical ordinance
standards.
Each lot is indicated with dumpster pads behind the buildings. A note indicates
the dumpster will be screened per typical ordinance standards. The applicant has
also indicated the hours of dumpster service will be limited to 7 am to 6 pm Monday
through Friday.
June 28, 2018
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-4470-K
10
The site plan indicates one-way traffic on the rear of the lots allowing for a by-pass
lane for the drive through users located on each end of the buildings. The site plan
also notes there will be cross access and cross parking between the two (2) lots.
Staff has concerns with the layout and the one-way drives. Staff feels the site plan
should be designed to allow two-way traffic behind the buildings.
As previously noted the site plan includes the placement of a drive-through window
on the east end of the building located on Lot 4. The revised cover letter indicates
the use as a bank. The applicant is requesting this drive-through be approved for
a maximum of eight (8) cars at any given time. The applicant states should the
total number of cars in queue exceed eight (8) then the developer would be
required to submit an alternate plan to the City to alleviate the issue. Staff is not
supportive of the placement of the drive-through on the east end of the building.
There is potential for cars stacking in the drive-through lanes to exceed the
maximum queue and stacking out into the main access drive. In addition to serving
this five (5) lot commercial development this access drive serves an adjacent
apartment complex. Staff does not feel the drive-through on the east end of the
building should be allowed.
J. STAFF RECOMMENDATION:
Staff recommends denial of the request as filed.
PLANNING COMMISSION ACTION: (JUNE 28, 2018)
The applicant was present. There were no registered objectors present. Staff presented
the item stating the applicant had agreed to limit the stacking at the easternmost
drive-through on Lot 4 to six (6) cars and to the channelization of the southeast driveway
and entrance. Staff stated they were now in support of the request. Staff presented a
recommendation of approval of the request subject to compliance with the comments and
conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no
further discussion. The item was placed on the consent agenda and approved as
recommended by staff by a vote of 9 ayes, 0 noes, 1 absent and 1 recusal (Commissioner
Laha).
June 28, 2018
ITEM NO.: 8 FILE NO.: Z-1002-A
NAME: Sonny’s Carwash Short-form PCD
LOCATION: Located at 7706 Cantrell Road
DEVELOPER:
Damond Hervery
26 Wesley Drive
Sherwood, AR 72120
OWNER/AUTHORIZED AGENT:
GEM Properties LLC, Stevens Realty – Owner
Damond Hervery – Purchase Agreement
Hope Consulting Engineers-Surveyors, Agent
SURVEYOR/ENGINEER:
Hope Consulting Engineers-Surveyors
117 South Market Street
Benton, AR 72015
AREA: 0.84-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 3 – West Little Rock CENSUS TRACT: 49
CURRENT ZONING: C-3, General Commercial District and R-2, Single-family District
ALLOWED USES: General retail
PROPOSED ZONING: PCD
PROPOSED USE: Allow a carwash as an allowable use
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing removing the existing structures and constructing a new
tunnel carwash on the site. The site plan indicates the placement of vacuum
stations along the south side of the building. A single driveway is proposed from
June 28, 2018
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-1002-A
2
Cantrell Road. An existing drive serving property to the west will be retained and
is proposed to be used for access to the employee parking. The applicant is
requesting to not dedicate the additional right of way per the Master Street Plan
and to retain the existing 80-foot right of way recently purchased by ARDOT
(Arkansas Department of Transportation).
B. EXISTING CONDITIONS:
The site contains a restaurant building, a vacant commercial building and an auto
detail shop. The frontage along Cantrell Road is primarily commercial uses
including restaurants, auto detailing, and general retail. There are single-family
homes located to the east of the site and an apartment complex located to the
north of the site. Cantrell Road is a four (4) lane road with a center turn lane.
There are sidewalks on both sides of Cantrell Road adjacent to this site.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Kingwood
Neighborhood Association and the Merriwether Neighborhood Association were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Cantrell Road is classified on the Master Street Plan as a principal arterial.
Dedication of right-of-way to 55-feet from centerline will be required.
2. Repair or replace any curb and gutter or sidewalk, and access ramps that
is damaged and not in compliance with ADA recommendations in the public
right-of-way prior to occupancy.
3. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
4. Obtain permits for improvements within State Highway right-of-way from
ARDOT, Arkansas Department of Transportation.
5. The existing concrete islands between driveways should be extended across
the driveways proposed to be closed.
6. Prior to construction of retaining walls, an engineer’s certification of design and
plans must be submitted to Public Works for approval. After construction, an
as-built certification is required for construction of the retaining wall.
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.
June 28, 2018
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-1002-A
3
8. Is the west driveway which is the east driveway of Shipley’s Donuts proposed
to be closed? Staff cannot recommend the Shipley’s Donuts west driveway as
the only access due to the limited sight distance with the Cantrell Road
curvature.
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Sewer available to this site. Sand/Oil
separator required. EDA Analysis required. Contact Little Rock Water
Reclamation Authority for additional information.
Entergy: Entergy does not object to this proposal. There appear to be a few
power poles and service wires feeding private area lights which will need to be
adjusted/removed as this project proceeds. There are other electrical lines in the
vicinity which do not appear to be in conflict as well. Care should be used to
maintain proper clearances to all wires during and after construction of the facilities
on this property. Contact Entergy in advance to discuss electrical service
requirements, or adjustments to existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required.
If additional fire hydrant(s) are required, they will be installed at the
Developer’s expense.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
4. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
5. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
June 28, 2018
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-1002-A
4
6. Contact Central Arkansas Water regarding the size and location of the water
meter.
7. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use. Central
Arkansas Water requires that upon installation of the RPZA, successful tests
of the assembly must be completed by a Certified Assembly Tester licensed
by the State of Arkansas and approved by Central Arkansas Water. The test
results must be sent to Central Arkansas Water’s Cross Connection Section
within ten days of installation and annually thereafter. Contact the Cross
Connection Section at 501.377.1226 if you would like to discuss backflow
prevention requirements for this project.
8. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
9. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are
used, a reduced pressure.
10. This development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate pressure
and fire protection.
Fire Department:
1. Full Plan Review – Maintain Access
2. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet, exclusive
of shoulders.
3. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus
access roads shall not exceed 10 percent in grade except as approved by the
fire chief.
4. Loading. Maintain fire apparatus access road design as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed shall
be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
June 28, 2018
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-1002-A
5
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
5. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
F. Building Codes/Landscape:
Building Code: Project is subject to full commercial plan review and approval prior
to issuance of a building permit. For information on submittal requirements and the
review process. This project will require fully developed Architectural, Structural,
Civil and MEP Plans. Contact a commercial plans examiner: Curtis Richey at
501.371.4724; crichey@littlerock.gov.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. Street buffers will be required at six (6) percent of the average depth of the lot.
The minimum dimension shall be one-half (½) the full width requirement but in
no case be less than nine (9) feet. The street buffer to the south is deficient.
3. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-ways. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape area.
Provide trees with an average linear spacing of not less than thirty (30) feet.
4. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property or the right-of-way of any street, highway or freeway.
This strip shall be at least nine (9) feet wide. Provide trees with an average
linear spacing of not less than thirty (30) feet within the perimeter planting strip.
Provide three (3) shrubs or vines for every thirty (30) linear feet of perimeter
planting strip.
5. Landscape areas shall be provided between the vehicular use area used for
public parking and the general vicinity of the building, excluding truck loading
or service areas not open to public parking. These areas shall be equal to an
equivalent planter strip three (3) feet wide along the vehicular use area.
June 28, 2018
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-1002-A
6
6. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). The minimum size of an interior landscape area shall be one hundred
fifty (150) square feet for developments with one hundred fifty (150) or fewer
parking spaces. Interior islands must be a minimum seven and one half (7 1/2)
feet in width. Trees shall be included in the interior landscape areas at the rate
of one (1) tree for every twelve (12) parking spaces.
7. Land use buffers are to be maintained adjacent to the R-5 zoned property to
the north and R-2 zoned property to the east. 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.
8. The City Beautiful Commission recommends preserving as many existing trees
as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. Transportation/Planning:
Rock Region Metro: The site is not located on a dedicated Rock Region Metro
route.
Planning Division: This request is located in West Little Rock Planning District.
The Land Use Plan shows Commercial I for this property. The Commercial
category includes a broad range of retail and wholesale sales of products, personal
and professional services, and general business activities. Commercial activities
vary in type and scale, depending on the trade area that they serve. The applicant
has applied for rezoning from C-3 (General Commercial District) and R-2 (Single-
family District) to PCD (Planned Commercial Development) to allow the
construction of a new automatic carwash.
Master Street Plan: South of the property is Cantrell Road and it is shown as a
Principal Arterial on the Master Street Plan. The primary function of a Principal
Arterial Street is to serve through traffic and to connect major traffic generator or
activity centers within an urbanized area. Entrances and exits should be limited to
minimize negative effects of traffic and pedestrians on Cantrell Road since it is a
Principal Arterial. This street may require dedication of right-of-way and may
require street improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
June 28, 2018
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-1002-A
7
H. SUBDIVISION COMMITTEE COMMENT: (June 6, 2018)
The applicant was present. Staff presented an overview of the item stating there
were few outstanding technical issues in need of addressing related to the site
plan. Staff requested the applicant provide information concerning any proposed
fencing including the construction material and the total height.
Public Works comments were addressed. The applicant questioned the need for
the additional right of way. He stated with the dedication of an additional 15-feet
the site would be difficult to develop. Staff stated the owner could request a
reduction in the right of way dedication required. Staff stated the west driveway
serving Shipley’s Donuts was located on this property. Staff questioned if there
was a driveway agreement to allow the Shipley’s site to use this drive. Staff stated
due to limited sight distance the driveway was necessary to allow for safe egress
from the Shipley’s site.
Landscaping comments were addressed. Staff stated a minimum street buffer of
nine (9) feet was required along the Cantrell Road frontage. Staff stated a
perimeter planting strip of nine (9) feet was also required along the remaining
perimeters. Staff stated interior landscaping of the parking areas was required as
well as building landscaping.
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 plan to staff addressing a number of the
technical issues associated with the request. The applicant has reduced the paved
area and included the required street buffer. The applicant has indicated at the
time of development they will work with staff to determine the best placement for
the screening of the adjacent residentially zoned and used property.
The request is a rezoning of the site from C-3, General Commercial District and
R-2, Single-family District to PCD, Planned Commercial Development District to
allow the redevelopment of the site with a tunnel carwash. The developer is
proposing to remove the existing structures and constructing a new tunnel carwash
on the site. The building is indicated as an 85-foot conveyor type tunnel. The
building is proposed 18.5-feet from the north property line and a minimum of
70-feet from the Cantrell Road right of way.
June 28, 2018
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-1002-A
8
The site plan indicates the placement of vacuum stations along the south side of
the building. There are a total of 15 vacuum stations proposed for the site. The
plan indicates two (2) entrance lanes and order boards with an escape lane
provided prior to entering the tunnel.
A single driveway is proposed from Cantrell Road. An existing drive serving
property to the west will be retained and is proposed to be used for access to the
employee parking. The applicant is requesting to not dedicate the additional right
of way per the Master Street Plan. The Master Street Plan would typically require
a dedication of 55-feet from centerline. A recent project by ARDOT (Arkansas
Department of Transportation) purchased right of way to 40-feet from centerline.
Due to the recent completion of the Highway Department project staff is supportive
of the applicant’s request.
The site plan indicates the placement of a dumpster along Cantrell Road. The
dumpster has been placed outside the building setback. With the current
configuration and location of the dumpster pad, the collection truck will be required
to back out onto Cantrell Road from during collection. This is an unpermitted
movement. The dumpster pad should be reconfigured and relocated to provide a
sufficiently turning radius for the collection truck. The applicant has not indicated
the screening mechanism for the dumpster nor the days and hours of dumpster
service. Staff recommends the dumpster screening be of a decorative block
material and the gate be constructed of a metal material. Staff recommends the
dumpster service hours be limited to 7 am to 6 pm Monday through Friday.
Signage is proposed consistent with signage allowed in commercial zones or a
maximum of 36-feet in height and 160 square feet in area. The applicant is
proposing wall signage along the front façade of the building. Signage will be
limited to a maximum of ten (10) percent of the façade area. The vacuum stations
will also have signage, the company name and logo. Directional signage will be
provided consistent with directional signage typically allowed per the zoning
ordinance.
The car wash will be open seven (7) days a week from 9 am to 7 pm. The
developer indicates there will be a swinging gate that will be closed and locked
during hours when the business is closed.
Staff is supportive of the applicant’s request. The applicant is seeking approval of
a rezoning of the site from C-3, General Commercial District and R-2, Single-family
District, to PCD, Planned Commercial Development District, to allow the
development of the site with a carwash. The site is indicated on the future land
use plan as commercial. To staff’s knowledge there are no remaining outstanding
technical issues associated with the request. Staff feels the development as
proposed is appropriate.
June 28, 2018
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-1002-A
9
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 request for the waiver of right of way dedication
on Cantrell Road.
Staff recommends the current configuration and location of the dumpster pad be
revised to eliminate the need for the collection truck to back out onto Cantrell Road
from during collection. The dumpster pad should be reconfigured and relocated to
provide a sufficiently turning radius for the collection truck. Staff recommends the
dumpster screening be of a decorative block material and the gate be constructed
of a metal material. Staff recommends the dumpster service hours be limited to
7 am to 6 pm Monday through Friday.
PLANNING COMMISSION ACTION: (JUNE 28, 2018)
The applicant was present. There was one (1) registered objector present. Staff stated
the applicant failed to provide proper notice to the property owners as required by the
Commission’s By-laws. Staff presented a recommendation of deferral of this item to the
August 9, 2018, public hearing to allow the applicant to provide proper notice. There was
no further discussion. The item was placed on the consent agenda and approved as
recommended by staff by a vote of 9 ayes, 0 noes, 1 absent and 1 recusal (Commissioner
Laha).
June 28, 2018
ITEM NO.: 9 FILE NO.: Z-2481-D
NAME: Geyer Springs Business Center Revised Short-form PCD
LOCATION: Located behind 7315 Geyer Springs Road
DEVELOPER:
David Gutierrez
7411 Geyer Springs Road
Little Rock, AR 72209
OWNER/AUTHORIZED AGENT:
David Gutierrez – Owner
Marlar Engineering – Agent
SURVEYOR/ENGINEER:
Marlar Engineering Co. Inc.
5318 John F Kennedy Boulevard
North Little Rock, AR 72116
AREA: 1.43-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 13 – 65th Street East CENSUS TRACT: 20.02
CURRENT ZONING: PCD, Planned Commercial Development
ALLOWED USES: Mini-warehouse
PROPOSED ZONING: Revised PCD
PROPOSED USE: C-3, General Commercial District uses and an Events center
VARIANCE/WAIVERS: None requested.
The applicant failed to respond to comments raised at the June 6, 2018, Subdivision
Committee meeting. Staff recommends deferral of this item to the August 9, 2018,
public hearing.
June 28, 2018
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-2481-D
2
PLANNING COMMISSION ACTION: (JUNE 28, 2018)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant failed to respond to comments raised at the
June 6, 2018, Subdivision Committee meeting. Staff presented a recommendation of
deferral of this item to the August 9, 2018, public hearing. There was no further
discussion. The item was placed on the consent agenda and approved as recommended
by staff by a vote of 9 ayes, 0 noes, 1 absent and 1 recusal (Commissioner Laha).
June 28, 2018
ITEM NO.: 10 FILE NO.: Z-3371-CCC
NAME: Lots 7 – 9 Colonel Glenn Tech Centre Revised Long-form PCD
LOCATION: Located on the Northeast corner of South Bowman Road and Colonel Glenn
Plaza Drive
DEVELOPER:
CGBRD 1 Holdings, LLC
P.O. Box 22407
Little Rock, AR 72221
OWNER/AUTHORIZED AGENT:
Colonel Glenn Bowman Road Development I, (CGBRD I) Holdings LLC –
Lenard Boen – Owner – John C. (Johnny) Kincaid Contact
White-Daters and Associates – Agent
SURVEYOR/ENGINEER:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 20.17-acres NUMBER OF LOTS: 3 FT. NEW STREET: 1,700 LF
WARD: 6 PLANNING DISTRICT: 11 – I-430 CENSUS TRACT: 24.05
CURRENT ZONING: C-2, Shopping Center District
ALLOWED USES: General Retail
PROPOSED ZONING: PCD, Planned Commercial Development District
PROPOSED USE: C-2, Shopping Center District uses, Office-showroom warehouse and
Office-warehouse
VARIANCE/WAIVERS:
1. A variance from the Land Alteration Ordinance to allow continued grading of the site.
2. A variance from the Boundary Street and Subdivision Ordinance to allow the driveway
located on Lot 9 nearer the property line than the typical ordinance standard.
June 28, 2018
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-3371-CCC
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The project contains approximately 20.17-acres and is proposed to develop with
three (3) lots. The development is located at the Northeast corner of Bowman
Road and Colonel Glenn Plaza Drive. The applicant is proposing to develop the
property into a flex space development utilizing C-2, Shopping Center District uses,
office warehouse and office showroom warehouse. The lots range in size from
4.03-acres to 8.62-acres. The average lot size proposed is 300-feet by 700-feet.
The three (3) buildings will be located on different lots but will utilize common truck
areas for maneuvering. The plan indicates the development of two (2) buildings
containing 75,000 square feet and a single building containing 100,000 square
feet. The development is proposed in three (3) phase.
The request includes a variance to continue with the advanced grading of this site.
The grading will allow the earthwork to be completed at one time in the initial
phase, and prevent material to be hauled across public streets.
B. EXISTING CONDITIONS:
Grading on the site is taking place from a previous land alteration variance
approval. There are a number of uses in this area including automobile sales,
multi-family and the Baptist School of Nursing. The Colonel Glenn/I-430
interchange has developed with a number of automobile sales lots. There is a
convenience store located on the southwest corner of David O Dodd Road and
Colonel Glenn Road. There is an office warehouse development located on the
northwest corner of Colonel Glenn Road and David O Dodd Road. Also located
in the area is a manufacture home park.
Street improvements along Bowman Road adjacent to this site has not been
completed (curb, gutter and sidewalk). These improvements are however installed
to the south of this site adjacent to the newly completed apartment complex and
adjacent to the office warehouse development and the Baptist School of Nursing.
The street improvements have not been completed adjacent to the manufactured
home park.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the John Barrow
Neighborhood Association were notified of the public hearing.
June 28, 2018
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-3371-CCC
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Bowman Road is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45-feet from centerline will be required.
2. With site development, provide the design of street conforming to the Master
Street Plan. Construct one-half street improvements to Bowman Road
including 5-foot sidewalks with the planned development. The new back of
curb should be located 29.5-feet from centerline. Additional paving may be
needed at either end of the project to comply with AASHTO standards which
may extend beyond the adjacent property to provide lane shifts and tapers
for the center turn lane to be relocated to provide a striped five (5) lane street
section. Widening should occur south of Colonel Glenn Plaza Drive also to
the south property line. Staff is contacting the south property owner whose
deferral has expired and requesting boundary street improvements to be
constructed.
3. Sidewalks with appropriate handicap ramps are required in accordance with
Section 31-175 of the Little Rock Code of Ordinances and the Master Street
Plan. Sidewalk on the north and east sides of Colonel Glenn Plaza Drive
should be constructed from Bowman Road to the existing sidewalk adjacent
to Crain Ford with the first development on Lots 7 – 9. The remaining
sidewalk can be constructed with the development of each lot.
4. With the development of each lot, repair or replace any curb and gutter,
sidewalk, and access ramp that is damaged and not in compliance with ADA
recommendations in the public right-of-way prior to occupancy.
5. A temporary turnaround should be provided at the end of Colonel Glenn Plaza
Court with construction of the street.
6. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction. Is a variance being requested
to advance grade the entire development with development of the first lot?
7. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
8. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or local property owners’ association.
9. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
June 28, 2018
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-3371-CCC
4
10. Street improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
11. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed
prior to platting/certificate of occupancy. Contact Traffic Engineering,
Greg Simmons, gsimmons@littlerock.gov or 501.379.1813 for more
information.
12. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. Driveway spacing on
commercial streets is 125-feet from side property lines. The north driveway
on Colonel Glenn Plaza Court should be shared with the future lot to the north.
The width of driveway must not exceed 36-feet.
13. Vegetation must be established on disturbed area within 21-days of
completion of harvest activities.
14. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the intersection of Colonel Glenn Plaza Drive and Bowman
Road comply with 2004 AASHTO Green Book standards.
15. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of
occupancy.
16. Prior to construction of retaining walls, an engineer’s certification of design
and plans must be submitted to Public Works for approval. After construction,
an as-built certification is required for construction of the retaining wall.
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Existing sewer service on this site.
Contact Little Rock Water Reclamation Authority for additional information.
Entergy: Entergy does not object to this proposal. There do not appear to be any
conflicts with existing electrical utilities at this location. There is an existing three
phase, overhead power line on the west side of Bowman Road at this location.
Contact Entergy in advance to discuss electrical service requirements, or
adjustments to existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
June 28, 2018
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-3371-CCC
5
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the Developer’s
expense.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
4. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
5. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
6. Contact Central Arkansas Water regarding the size and location of the water
meter.
7. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use. Central
Arkansas Water requires that upon installation of the RPZA, successful tests
of the assembly must be completed by a Certified Assembly Tester licensed
by the State of Arkansas and approved by Central Arkansas Water. The test
results must be sent to Central Arkansas Water’s Cross Connection Section
within ten days of installation and annually thereafter. Contact the Cross
Connection Section at 501.377.1226 if you would like to discuss backflow
prevention requirements for this project.
8. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
9. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are
used, a reduced pressure zone back flow preventer shall be required.
June 28, 2018
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-3371-CCC
6
10. This development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate pressure
and fire protection.
Fire Department:
1. Full Plan Review – Maintain Access
2. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet, exclusive
of shoulders.
3. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus
access roads shall not exceed 10 percent in grade except as approved by the
fire chief.
4. 30’ Tall Buildings – Maintain aerial fire apparatus access roads as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4
a. D105.1 Where Required. Where the vertical distance between the
grade plane and the highest roof surface exceed 30’, approved aerial
fire apparatus access roads shall be provided. For the purposes of
this section the highest roof surfaces shall be determined by
measurement to the eave of a pitched roof, the intersection of a roof
to the exterior wall, or the top of the parapet walls, whichever is
greater.
b. D105.2 Width. Aerial fire apparatus access roads shall have a
minimum unobstructed with of 26’, exclusive of shoulders, in the
immediate vicinity of the building or portion thereof.
c. D105.3 Proximity to building. At least one of the required access
routes meeting this condition shall be located within a minimum of
15 feet and a maximum of 30 feet from the building, and shall be
positioned parallel to one entire side of the building. The side of the
building on which the aerial fire apparatus access road is positioned
shall be approved by the fire code official.
d. D105.4 Obstructions. Overhead utility and power lines shall not be
located over the aerial fire apparatus access road or between the
aerial fire apparatus road and the building. Other obstructions shall
be permitted to be places with the approval of the fire code official.
5. Dead Ends. Maintain fire apparatus access roads at dead end locations as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4
Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall
June 28, 2018
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-3371-CCC
7
be provided with width and turnaround provisions in accordance with Table
D103.4. Requirements for Dead-end fire apparatus access roads.
6. Gates. Maintain fire apparatus access road gates as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus
access road gates. Gates securing the fire apparatus access roads shall
comply with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation
by one person.
4. Gate components shall be maintained in an operable condition at all
times and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by
fire department personnel for emergency access. Emergency
opening devices shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain
and padlock unless they are capable of being opened by means of
forcible entry tools or when a key box containing the keys to the lock
is installed at the gate location.
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.
9. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
June 28, 2018
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-3371-CCC
8
F. Building Codes/Landscape:
Building Code: Project is subject to full commercial plan review and approval prior
to issuance of a building permit. For information on submittal requirements and
the review process. This project will require fully developed Architectural,
Structural, Civil and MEP Plans. Contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.gov.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. Street buffers will be required at six (6) percent of the average depth of the
lot. The minimum dimension shall be one-half (½) the full width requirement
but in no case be required to exceed fifty (50) feet. The street buffer to the
south is deficient. The approximate average depth (north/south) of the site is
700 feet. A minimum forty-two (42) foot street buffer is required between the
Colonel Glenn Plaza Drive right-of-way and the proposed parking.
3. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-ways. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape area.
Provide trees with an average linear spacing of not less than thirty (30) feet.
4. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property or the right-of-way of any street, highway or
freeway. This strip shall be at least nine (9) feet wide. Provide trees with an
average linear spacing of not less than thirty (30) feet within the perimeter
planting strip. Provide three (3) shrubs or vines for every thirty (30) linear feet
of perimeter planting strip. The east perimeter planting strip is deficient.
5. Landscape areas shall be provided between the vehicular use area used for
public parking and the general vicinity of the building, excluding truck loading
or service areas not open to public parking. These areas shall be equal to an
equivalent planter strip three (3) feet wide along the vehicular use area.
6. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). 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 and three hundred (300) square feet for developments
exceeding one hundred fifty (150) parking spaces. Interior islands must be a
minimum 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.
June 28, 2018
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-3371-CCC
9
7. A land use buffer six (6) percent of the average width / depth of the lot will be
required when an adjacent property has a dissimilar use of a more restrictive
nature. The property to the north is zoned R-2, Single-family. The land use
buffer to the north is deficient. The approximate average depth (north/south)
of the site is 700 feet. A minimum forty-two (42) foot buffer is required
between the north property line and the proposed vehicular use area.
A minimum of seventy (70) percent of the land use buffer shall be
undisturbed. Easements cannot count toward fulfilling this requirement. As a
component of all land use buffer requirements, opaque screening, whether a
fence or other device, six (6) feet in height shall be required upon the property
line side of the buffer. In addition to the required screening, buffers are to be
at the rate of one (1) tree and three (3) shrubs for every thirty (30) linear feet.
8. A landscape irrigation system shall be required for developments of one (1)
acre or larger.
9. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
10. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. Transportation/Planning:
Rock Region Metro: The site is not located on a dedicated Rock Region Metro
route.
Planning Division: This request is located I430 Planning District. The Land Use
Plan shows Mixed Office Commercial (MOC) for this property. The Mixed Office
Commercial category provides for a mixture of office and commercial uses to
occur. Acceptable uses are office or mixed office and commercial. A Planned
Zoning District is required if the use is mixed office and commercial. The applicant
has applied for rezoning from C-2 (Shopping Center District) to PCD (Planned
Commercial District) to allow for three (3) buildings with the allowance of ‘C-2’
uses, office warehouse and office showroom warehouse as allowable uses.
Master Street Plan: West of the property is South Bowman Road and it is shown
as a Minor Arterial on the Master Street Plan. East of the property is Colonel Glenn
Plaza Road and it is shown at a Local Street on the Master Street Plan. A Minor
Arterial provides connections to and through an urban area and their primary
function is to provide short distance travel within the urbanized area. Entrances
and exits should be limited to minimize negative effects of traffic and pedestrians
on South Bowman Road since it is a Minor Arterial. The primary function of Local
Streets is to provide access to adjacent properties. Local Streets that are abutted
June 28, 2018
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-3371-CCC
10
by non-residential zoning/use or more intensive zoning than duplexes are
considered as “Commercial Streets”. These streets may require dedication of right-
of-way and may require street improvements for entrances and exits to the site.
Bicycle Plan: A Class II Bike Lane is shown along South Bowman Road. Bike
Lanes provide a portion of the pavement for the sole use of bicycles.
H. SUBDIVISION COMMITTEE COMMENT: (June 6, 2018)
Mr. Brian Dale was present representing the request. Staff presented an overview
of the item stating there were a few outstanding technical issues in need of
addressing related to the site plan. Staff questioned if signage was proposed along
the eastern facade of the building located on Lot 8. Staff also questioned if there
were dumpsters proposed on the site.
Public Works comments were addressed. Staff stated right of way dedication and
street improvements to South Bowman Road were required with the development
of the lots. Staff requested a sidewalk extending from South Bowman Road to the
east connecting with the existing sidewalk be constructed with the final platting of
the lots. Staff stated a temporary turn-around was to be constructed at the end of
Colonel Glenn Plaza Court. Staff stated the driveway located on Colonel Glenn
Plaza Court would require a variance. Mr. Dale stated the adjacent property was
proposed as detention and would not develop with a commercial use.
Landscaping comments were addressed. Staff stated the land use buffer along
the northern perimeter did not comply with the typical standards of the buffer
ordinance. Staff stated the street buffer along Colonel Glenn Plaza Drive was not
adequate to meet the typical minimum standards of the buffer ordinance. Staff
stated interior landscaping was required within the paved areas. Staff stated a
landscape irrigation system was required to water all landscaped areas on the site.
Staff noted the comments from the various other departments and agencies. Staff
suggested the applicant contact the departments or agencies directly with any
questions or concerns. There were no more issues for discussion. The Committee
then forwarded the item to the full Commission for final action.
I. ANALYSIS:
The applicant submitted a revised plan to staff addressing most of the technical
issues associated with the request. The applicant has provided the proposed
signage plan and the location of dumpsters. The applicant has also provided the
proposed phasing plan for the street construction.
June 28, 2018
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-3371-CCC
11
The applicant is seeking approval of a rezoning from C-2, Shopping Center District
to PCD, Planned Commercial Development District to allow the development of
20.17-acres with three (3) lots. The applicant is proposing to develop the property
into a flex space development utilizing C-2, Shopping Center District uses, office
warehouse and office showroom warehouse. The lots range in size from
4.03-acres to 8.62-acres. The average lot size proposed is 300-feet by 700-feet.
The three (3) buildings will be located on individual lots and will utilize common
truck areas for maneuvering. The plan indicates the development of two (2)
buildings containing 75,000 square feet and a single building containing
100,000 square feet. The development is proposed in three (3) phase.
The phasing plan for the abutting streets is indicated on the site plan. The
applicant notes with Phase 1, the development of Lot 9, the required improvements
to Colonel Glenn Plaza Drive and Colonel Glenn Plaza Court will be completed.
The site plan indicates a 36-foot street with a 5-foot sidewalk will be installed along
each of the roadways. The street improvements to South Bowman Road will be
completed with Phase 3, the development of Lot 7. The improvements to South
Bowman Road south of Colonel Glenn Plaza Drive will be completed as the lots
south of Colonel Glenn Plaza Drive are developed.
The applicant has indicated the portion south of Colonel Glenn Plaza Drive as
Phase 4 of the development but this area is not within the proposed rezoning
request and cannot be considered as a phase for street construction. Based on
City policy street improvements cannot be put off until the final phase. Staff
recommends the street improvements adjacent to Lot 7 along South Bowman
Road be completed with the development of Lot 8.
The request includes a variance from Section 30-43 and 31-210 to allow the drive
on Colonel Glenn Plaza Court nearer the property line than typically allowed. Lot
10 is proposed for development as the regional stormwater detention location and
will not develop with a commercial use. Staff is supportive of the driveway as
proposed.
The applicant is proposing signage consistent with signage allowed in commercial
zones. The maximum height of the proposed signage is 36-feet and the maximum
sign area proposed is 160 square feet. Each lot is indicated with a sign along
Colonel Glenn Plaza Drive. Lot 9 is proposed with an additional sign location on
Colonel Glenn Plaza Court and Lot 7 is proposed with an additional sign location
along South Bowman Road.
Building signage is proposed on each of the buildings some locations do not have
public street frontage. Building signage on Lot 7 is indicated on the west façade
with frontage on South Bowman Road, the south façade with frontage on Colonel
June 28, 2018
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-3371-CCC
12
Glenn Plaza Drive and the north façade, which does not have public street
frontage. Building signage on Lot 8 is indicated on the south façade which has
frontage on Colonel Glenn Plaza Drive and on the east and north facades which
do not have public street frontage. Building signage on Lot 9 is indicated on the
north and east which have public street frontage, Colonel Glenn Plaza Drive and
Colonel Glenn Plaza Court and on the north façade which is located without public
street frontage. All wall signage is limited to a maximum of ten (10) percent of the
total façade area. The developer indicates they do not know how the site will
develop and the number of tenants which will occupy the space therefore the
request for signage is to allow flexibility for the future development of the site.
Each of the lots are indicated with parking to support the use. The site plan notes
the development will incorporate cross access and cross parking within the platting
and bill of assurance for the subdivision. Lot 7 is indicated with a building
containing 100,000 square feet. There are 281 parking spaces located on Lot 7.
Lot 8 is indicated with a building containing 75,000 square feet and 113 parking
spaces. Lot 9 is indicated with a 75,000 square foot building and 345 parking
spaces. The typical parking requirement for retail developments is based on one
(1) parking space per 300 gross square feet of floor area. Parking for warehouse
and storage typically requires five (5) spaces plus one (1) space per 2,000 square
feet of gross floor area up to 50,000 square feet and then one (1) space per
10,000 square feet above 50,000 square feet or portion thereof. Staff feels the
parking indicated on the site plan is adequate to serve the proposed development.
The request includes a variance to continue with the advanced grading of this site.
The grading will allow the earthwork to be completed at one time in the initial
phase, and prevent material to be hauled across public streets.
Staff is supportive of the applicant’s request. The applicant is seeking approval to
allow the development of three (3) lots with office and office warehouse buildings.
The site plan indicates street construction in phases with the improvements to
South Bowman Road being completed as the lots abutting the street are
developed. To staff’s knowledge there are no remaining outstanding technical
issues associated with the request. Staff feels the development as proposed is
appropriate.
J. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda staff
report.
Staff recommends approval of the variance request from the Land Alteration
Ordinance to allow continued grading of the site.
June 28, 2018
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-3371-CCC
13
Staff recommends approval of the variance request from the Boundary Street and
Subdivision Ordinance to allow the driveway located on Lot 9 nearer the property
line than the typical ordinance standard.
Staff recommends the street improvements adjacent to Lot 7 along South Bowman
Road be completed with the development of Lot 8.
PLANNING COMMISSION ACTION: (JUNE 28, 2018)
The applicant was present. There were no registered objectors present. Staff stated the
applicant had amended the request to include additional commitments with an adjacent
property owner regarding building heights, site lighting, grading and signage. Staff stated
this commitment would become a part of the approved site and overall development plan.
Staff presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff presented a recommendation of approval of the variance
request from the Land Alteration Ordinance to allow continued grading of the site. Staff
presented a recommendation of approval of the variance request from the Boundary
Street and Subdivision Ordinance to allow the driveway located on Lot 9 nearer
the property line than the typical ordinance standard. Staff presented a recommendation
the street improvements adjacent to Lot 7 along South Bowman Road be completed
with the development of Lot 8 or when the second lot of this development occurred.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by staff by a vote of 9 ayes, 0 noes, 1 absent and 1 recusal
(Commissioner Laha).
1. Confirm height of the proposed buildings.
Response: The buildings will not exceed 35' in height as allowed by C -2 zoning.
2. Confirm all storm drainage will remain /installed on the east side of Bowman Road
thru all phases of construction.
Response: All storm drainage will remain on the east side of Bowman Road.
3. Confirm sanitary sewer will be installed on the east side of Bowman Road.
Response: Sanitary sewer will be extended along the east side of Bowman Road into the
project
4. Confirm: The parking lot lighting to be low -level directional lighting
Response: Dark sky fixtures will be used. Building mounted lighting will be used where
practical and the selected fixtures will direct the light downward (not up and out). LED
pole mounted fixtures that also direct the light downward will be used along driveways
and parking lots. Poles will be 30'. Developer will use "best efforts" to use shorter poles
in the west parking lot of Lot 7.
5. Question: The advanced grading buffer along Bowman Rd. will be at least 100 feet of
undisturbed existing trees, vegetation, etc. If the advanced grading buffer is
removed, that the retaining walls will be immediately constructed along with the
required landscaping.
Response: Eventually the advanced grading buffer along Bowman Road will be removed,
either with our phase of work, or the road widening of Bowman Road. When this buffer of
trees is removed, Developer will install the retaining walls and landscaping associated
with that scope of work.
6. Question: Where will developer tie onto to water service for the project?
Response: Developer will be tying to water main south of Dr. Sullivan's property along
the Fountain Bleau West Apartment's property frontage.
7. Proposed signage along Bowman Road:
a. Sign A: Ground mounted pylon sigh at the northeast corner of Bowman Road
and Col. Glenn Plaza Dr. Developer agrees to lessen the maximum height for
36' to 28'
b. Sign B: proposed ground mounted sign on the east side of Bowman Rd, about
half way between the Bowman / Col. Glenn Plaza Dr. intersection and the
northwest corner of the property. Developer agrees to eliminate this sign.
June 28, 2018
ITEM NO.: 11 FILE NO.: Z-3371-DDD
NAME: Lumber 1 Long-form PCD
LOCATION: Located at 10800 Colonel Glenn Road
DEVELOPER:
John Morton
Lumber 1
682 Highway 365 South
Mayflower, AR 72160
OWNER/AUTHORIZED AGENT:
Lumber 1, John Morton – Owner
McGetrick Engineering – Agent
SURVEYOR:
Holloway Engineering, Surveying and Civil Design, PLLC
200 Casey Drive
Maumelle, AR 72113
ENGINEER:
McGetrick Engineers
11601 Bass Pro Parkway
Little Rock, AR 72210
AREA: 10.465-acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 11 – I-430 CENSUS TRACT: 24.05
CURRENT ZONING: C-2, Shopping Center District, with a CUP
ALLOWED USES: General Retail – Occasional auto sales
PROPOSED ZONING: PCD
PROPOSED USE: C-2, Shopping Center District uses and Lumber sales
VARIANCE/WAIVERS: None requested.
June 28, 2018
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-3371-DDD
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a rezoning of the site from C-2, Shopping Center
District to PCD, Planned Commercial Development. The site currently has one (1)
building on approximately 10.5-acres with 570 parking spaces. The applicant is
proposing to subdivide the tract into four (4) lots. Two (2) of the lots will be used
for fast food/restaurant establishments. Each of the restaurant uses will have a
maximum of 3,200 square feet and 42 parking spaces. The third lot is proposed
with a retail building containing 20,000 square feet and 112 parking spaces.
The existing building is proposed on the fourth lot. The building will be modified
for use as a home improvement center. The building contains approximately
112,000 square feet and 200 parking spaces. The current site has several satellite
dishes and communications towers which will temporarily remain in place.
The hours of operation are proposed from 6:00 am to 12:00 midnight seven (7)
days per week. Signage is proposed to meet the current signage requirements of
the City of Little Rock.
B. EXISTING CONDITIONS:
The site is located within the commercial node around the Colonel Glenn-I-430
interchange. The area is characterized by a variety of commercial and light
industrial uses, including office warehouse, automobile sales lots and retail
commercial. The building contains a number of radio stations and an events
center. The building is a single story building containing 105,328 square feet.
There are 600+ parking spaces located on the site. Parking is located along the
south side of the building and a large parking field is located on the western portion
of the property.
Colonel Glenn Road is four lane roadway with a center turn lane. There is curb,
gutter and sidewalk in place along the property frontage.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the John Barrow
Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb and gutter or sidewalk, access ramp that is
damaged and not in compliance with ADA recommendations in the public right-
June 28, 2018
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-3371-DDD
3
of-way prior to occupancy. The ramp at the east driveway should be
reconstructed on the north side of the inlet in conformance with City of Little
Rock standard details.
2. Show the proposed order boards, pick up windows and the amount of stack
length.
3. Show proposed pedestrian access within the site.
4. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. Driveway spacing on arterial
streets is 300-feet from other driveways and intersections and 150-feet from
side property lines. A variance must be requested for the proposed west
driveway. Staff cannot recommend approval of the new driveway location.
5. All driveways shall be constructed with concrete aprons per City Ordinance.
6. The proposed drive through stack will block the parking spaces.
7. Submit a traffic study providing information on the Trip Generation data for the
proposed drive-thru restaurants, maximum estimated queuing during peak
business hours and that the available drive-thru lane capacity is adequate to
handle the queuing without affecting other traffic movements on City streets.
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Sewer main extension required with
easements, if new sewer service is required for Lot 2. Grease trap analysis
required if food service on site. Contact Little Rock Water Reclamation Authority
for additional information.
Entergy: Entergy does not object to this proposal. There do not appear to be
any conflicts with existing electrical utilities at this location. Service is already
being provided to existing building on this property. There is a three phase,
overhead power on the north side of Colonel Glenn Road and on the west side of
the property. Contact Entergy in advance to discuss electrical service
requirements, or adjustments to existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
June 28, 2018
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-3371-DDD
4
2. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required.
If additional fire hydrant(s) are required, they will be installed at the
Developer’s expense.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
4. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
5. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
6. Contact Central Arkansas Water regarding the size and location of the water
meter.
7. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use. Central
Arkansas Water requires that upon installation of the RPZA, successful tests
of the assembly must be completed by a Certified Assembly Tester licensed
by the State of Arkansas and approved by Central Arkansas Water. The test
results must be sent to Central Arkansas Water’s Cross Connection Section
within ten days of installation and annually thereafter. Contact the Cross
Connection Section at 501.377.1226 if you would like to discuss backflow
prevention requirements for this project.
8. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
9. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are
used, a reduced pressure.
10. This development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate pressure
and fire protection.
June 28, 2018
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-3371-DDD
5
Fire Department:
1. Full Plan Review – Maintain Access
2. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet, exclusive
of shoulders.
3. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus
access roads shall not exceed 10 percent in grade except as approved by the
fire chief.
4. Loading. Maintain fire apparatus access road design as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed shall
be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
5. Commercial and Industrial Developments – 2 means of access. – Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1
a. Section D104.1 Buildings exceeding three stories or 30 feet in height.
Building or facilities exceeding 30 feet or three stories in height shall
have at least two means of fire apparatus access for each structure.
b. Section D104.2 Building exceeding 62,000 square feet in area.
Buildings or facilities having a gross building area of more than
62,000 square feet shall be provide with two separate and approved
fire apparatus access roads.
c. Exception: Projects having a gross building area of up to 124,000
square feet that have a single approved fire apparatus access road
when all building are equipped throughout with approved automatic
sprinkler systems.
d. D104.3 Remoteness. Where two fire apparatus access roads are
required, they shall be placed a distance apart equal to not less than
one half of the length of the maximum overall diagonal dimension of
the lot or area to be served, measured in a straight line between
accesses.
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
June 28, 2018
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-3371-DDD
6
a. D105.1 Where Required. Where the vertical distance between the
grade plane and the highest roof surface exceed 30’, approved aerial
fire apparatus access roads shall be provided. For the purposes of
this section the highest roof surfaces shall be determined by
measurement to the eave of a pitched roof, the intersection of a roof
to the exterior wall, or the top of the parapet walls, whichever is
greater.
b. D105.2 Width. Aerial fire apparatus access roads shall have a
minimum unobstructed with of 26’, exclusive of shoulders, in the
immediate vicinity of the building or portion thereof.
c. D105.3 Proximity to building. At least one of the required access
routes meeting this condition shall be located within a minimum of
15 feet and a maximum of 30 feet from the building, and shall be
positioned parallel to one entire side of the building. The side of the
building on which the aerial fire apparatus access road is positioned
shall be approved by the fire code official.
d. D105.4 Obstructions. Overhead utility and power lines shall not be
located over the aerial fire apparatus access road or between the
aerial fire apparatus road and the building. Other obstructions shall
be permitted to be places with the approval of the fire code official.
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. 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.
June 28, 2018
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-3371-DDD
7
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.
9. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
F. Building Codes/Landscape:
Building Code: Project is subject to full commercial plan review and approval prior
to issuance of a building permit. For information on submittal requirements and the
review process. This project will require fully developed Architectural, Structural,
Civil and MEP Plans. Contact a commercial plans examiner: Curtis Richey at
501.371.4724; crichey@littlerock.gov.
Landscape:
1. Any new site development must comply with the City’s landscape and buffer
ordinance requirements.
2. 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 this chapter
and shall continue to full compliance on a graduated scale based upon the
percentage of rehabilitation cost.
3. Street buffers will be required at six (6) percent of the average depth of the lot.
The minimum dimension shall be one-half (½) the full width requirement but in
June 28, 2018
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-3371-DDD
8
no case be less than nine (9) feet. The street buffers are deficient. Lot 1 street
buffer is required to be thirty-six (36) feet in width and the Lots 3 and 4 street
buffers are required to be fifteen (15) feet six (6) inches.
4. Screening requirements will need to be met for the vehicular use areas adjacent to
street right-of-ways. Provide screening shrubs with an average linear spacing of not
less at three (3) feet within the required landscape area. Provide trees with an average
linear spacing of not less than thirty (30) feet.
5. 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, highway or freeway. This strip shall
be at least nine (9) feet wide. Provide trees with an average linear spacing of not less
than thirty (30) feet within the perimeter planting strip. Provide three (3) shrubs or vines
for every thirty (30) linear feet of perimeter planting strip. Portions of Lot 2 and Lot 4
are deficient.
6. Eight percent (8%) of the vehicular use area must be designated for green space; this
green space needs to be evenly distributed throughout the parking area(s). For
developments with more than one hundred fifty (150) parking spaces the minimum
size of an interior landscape area shall be three hundred (300) square feet. Interior
islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall be
included in the interior landscape areas at the rate of one (1) tree for every twelve (12)
parking spaces.
7. An automatic irrigation system to water landscaped areas shall be required for
developments of one (1) acre or larger.
8. The development of two (2) acres or more requires the landscape plan to be stamped
with the seal of a Registered Landscape Architect.
9. The City Beautiful Commission recommends preserving as many existing trees as
feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can
be given when preserving trees of six (6) inch caliper or larger.
G. Transportation/Planning:
Rock Region Metro: The site is not located on a dedicated Rock Region Metro
route.
Planning Division: This request is located I430 Planning District. The Land Use
Plan shows Commercial I for this property. The Commercial category includes a
broad range of retail and wholesale sales of products, personal and professional
services, and general business activities. Commercial activities vary in type and
scale, depending on the trade area that they serve. The applicant has applied for
rezoning from C-2 (Shopping Center District) CUP (Conditional Use Permit) to
PCD (Planned Commercial Development) to allow the creation of four (4) lots to
develop with retail uses and a home improvement center on the site.
June 28, 2018
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-3371-DDD
9
Master Street Plan: South of the property is Colonel Glenn Road and it is shown
as Principal Arterial on the Master Street Plan. East of the property is a proposed
Collector on the Master Street Plan. The primary function of a Principal Arterial is
to serve through traffic and to connect major traffic generator or activity centers
within an urbanized area. Entrances and exits should be limited to minimize
negative effects of traffic and pedestrians on Colonel Glenn Road since it is a
Principal Arterial. The primary function of a Collector is to provide a connection
from Local Streets to Arterials. These streets may require dedication of right-of-
way and may require street improvements for entrances and exits to the site.
Bicycle Plan: A Class II Bike Lane is shown along Colonel Glenn Road. Bike
Lanes provide a portion of the pavement for the sole use of bicycles.
H. SUBDIVISION COMMITTEE COMMENT: (June 6, 2018)
Mr. Pat McGetrick and the owners of Lumber 1 were present representing the
request. Staff presented an overview of the item stating there were outstanding
technical issues associated with the request. Staff questioned the location of order
menu boards of the required screening. Staff questioned the placement of
dumpsters and the service hours proposed for dumpsters. Staff requested
information concerning the placement of any fences. Staff requested the
maximum building height be included in the general notes section of the site plan.
Public Works comments were addressed. Staff requested the applicant provide
the location of the proposed order boards, the pick-up windows and the amount of
stack length for the proposed drive-through restaurants. Staff stated the new drive
on Colonel Glenn Road was a concern. Staff stated the driveway placement would
require a variance to allow the driveway as proposed. Mr. McGetrick stated the
driveway was located across from the drive to the south which would reduce traffic
turning conflicting movements.
Landscaping comments were addressed. Staff stated any existing or proposed
vehicular use areas which did not comply with the current landscape ordinance
were required to be brought into compliance. Staff stated a perimeter planting strip
was required around the site perimeters and adjacent to paved areas. Staff stated
an automatic irrigation system was required to water landscaped areas. Staff
stated the development of sites in excess of two (2) acres required the landscape
plan to be stamped with the seal of a registered landscape architect.
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.
June 28, 2018
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-3371-DDD
10
I. ANALYSIS:
The applicant submitted a revised site plan and cover letter to staff addressing
some of the technical issues associated with the request. The applicant is seeking
a rezoning of the site from C-2, Shopping Center District to PCD, Planned
Commercial Development to allow the redevelopment of the site with four (4) lots
and allow the use of the site with uses as allowed within the C-2, Shopping Center
District.
The site currently has one (1) building on approximately 10.5-acres with
570 parking spaces. The applicant is proposing to subdivide the tract into four (4)
lots. Two (2) of the lots will be used for fast food/restaurant establishments. Each
of the restaurant uses will have a maximum of 3,200 square feet and 42 parking
spaces. The third lot is proposed with a retail building containing 20,000 square
feet and 112 parking spaces.
The fourth lot will contain the existing building. The building will be modified
for use as a home improvement center. The building contains approximately
112,000 square feet and 200 parking spaces.
The current site has several satellite dishes and communications towers which will
temporarily remain in place. The satellite dishes and communications tower will
be located on proposed Lot 3.
The site plan indicates placement for signage on each of the individual lots. The
plan includes an overall development sign. The sign is proposed with a maximum
height of 36-feet and a maximum sign area of 160 square feet. Building signage
is proposed on the front facades of each of the buildings. Building signage on Lot
2 will be placed on the southern façade of the building. All wall signage will be
limited to a maximum of ten (10) percent of the wall area.
Parking for a restaurant is based on one (1) parking space per 100 gross square
feet of floor area. The two (2) restaurant parcels are indicated with a building
square footage of 3,200 square feet and 32 parking spaces. Parking for general
retail, Lot 2, is typically based on one (1) parking space per 300 square feet of
gross floor area. Parking for the general retail building would typically be
66 parking spaces. Parking for the home improvement store can be reduced
based on the warehouse space use. The plan indicates 200 parking spaces to
serve the 112,000 square foot building.
The applicant is seeking a variance for the street buffer landscaping requirement
along Colonel Glenn Road. The required street buffer along Colonel Glenn Road
adjacent to Lot 1 is 36 feet and the buffer for Lots 3 and 4 is 15 feet 6 inches. The
applicant indicates the street buffer along Colonel Glenn Road will be increased
June 28, 2018
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-3371-DDD
11
by 50 percent of the requirement or 18-feet. Staff feels the drive aisles should be
reduced on all the lots to allow for additional buffer area along Colonel Glenn Road.
The hours of operation are proposed from 6:00 am to 12:00 midnight seven
(7) days per week. Signage is proposed to meet the current signage requirements
of the City of Little Rock.
The applicant is requesting to add a new drive along Colonel Glenn Road. The
driveway is proposed across from Commercial Center Drive to the south of this
site. The driveway location does not meet the typical standard for distance from
property line or the distance requirement from any adjacent drive. Staff has
concerns with the driveway as proposed.
Staff has requested a traffic analysis which the applicant is preparing. The analysis
has not been accepted by the City and staff is continuing to review the information
provided. Staff will provide a full recommendation at the June 28, 2018, public
hearing.
J. STAFF RECOMMENDATION:
Staff recommendation forthcoming.
PLANNING COMMISSION ACTION: (JUNE 28, 2018)
The applicant was present. There were no registered objectors present. Staff presented
the item stating the applicant had removed from the request the allowance of the drive
along Colonel Glenn Road located between Lots 3 and 4. Staff stated based on this
revision staff was now in support of the request. Staff presented a recommendation of
approval of the request subject to compliance with the comments and conditions as
outlined in paragraphs D, E and F of the agenda staff report. Staff presented a
recommendation the drive aisles be reduced on all the lots to allow for the additional
street buffer area along Colonel Glenn Road. Staff stated the existing parking lot curb
was to be maintained allowing the street buffer to be maintained as currently existed.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by staff by a vote of 9 ayes, 0 noes, 1 absent and 1 recusal
(Commissioner Laha).
June 28, 2018
ITEM NO.: 12 FILE NO.: Z-4336-TT
NAME: Metropolitan Housing Authority, Powell Towers, Short-form POD
LOCATION: Located at 1010 Wolfe Street
DEVELOPER:
Housing Authority of the City of Little Rock
100 South Arch Street
Little Rock, AR 72201
OWNER/AUTHORIZED AGENT:
Metropolitan Housing Authority – Owner
Blew and Associates – Agent
SURVEYOR:
Blew and Associates
Sebrina Ricks
3825 North Shiloh Drive
Fayetteville, AR 72703
AREA: 2.106-acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 – Central City CENSUS TRACT: 45
CURRENT ZONING: O-2, Office and Institutional
ALLOWED USES: Office/Institutional
PROPOSED ZONING: POD
PROPOSED USE: O-2, Office and Institutional uses – Allow the creation of a 2-lot plat
with variances from setbacks and the minimum parking requirement
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The site consists of Lots 1 – 12, Block 13, Marshall & Wolfe’s Addition to the City
of Little Rock, Pulaski County, Arkansas and is located at 1010 Wolfe Street. The
site contains approximately 2.11-acres. All lots are currently zoned O-2, Office
June 28, 2018
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-4336-TT
2
and Institutional District. Jesse Powell Towers (with 169 living units) and an
Administrative Building for the Metropolitan Housing Authority are both located on
the site. There are 65 parking spaces around the Powell Towers, 10 spaces next
to the administrative building and a 25-foot building setback along all four (4) sides
of the overall site.
The site is not currently in compliance with the O-2, Office and Institutional Zoning
District regulations due to the 65 parking spaces for Powell Towers (85 required)
and the administrative building encroaches into the 25-foot building setback along
10th Street and Wolfe Street. The applicant is proposing a replat of the lots to allow
the creation of two (2) lots. With the replat the two (2) lots will be below the 2-acre
minimum lot size per the O-2, Office and Institutional Zoning District. Therefore
the applicant is requesting approval to rezone the site to POD, Planned Office
Development, to allow the lot split as proposed. The current use of each structure
on the proposed tracts will remain the same with no additional development.
The lot split would allow the existing Powell Towers which will consist of
1.512 acres and the administrative office building which will consist of 0.598-acres.
B. EXISTING CONDITIONS:
The site is located within the Campus of the Arkansas Children’s Hospital. The
hospital and emergency room are located in the building to the north. There are
office and clinics located in buildings to the east, south and southeast. There are
parking lots located around the campus to serve the hospital patients and staff.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Capitol Hill
Neighborhood Association and the Central High Neighborhood Association were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A 20 foot radial dedication of right-of-way is required at the intersection of
Battery Street and 10th Street.
2. A 20 foot radial dedication of right-of-way is required at the intersection of Wolfe
Street and 10th Street.
3. A 20 foot radial dedication of right-of-way is required at the intersection of Wolfe
Street and 11th Street.
June 28, 2018
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-4336-TT
3
4. A 20 foot radial dedication of right-of-way is required at the intersection of
Battery Street and 11th Street.
5. Repair or replace any curb and gutter, sidewalk, and access ramp that is
damaged or not in compliance with ADA recommendations in the public
right-of-way prior to occupancy.
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Private sewer available to this site.
Entergy: Entergy does not object to this proposal. There do not appear to be any
conflicts with existing electrical utilities at this location. Service is already provided
to the two structures located on this property. Contact Entergy in advance to
discuss electrical service requirements, or adjustments to existing facilities (if any)
as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required.
If additional fire hydrant(s) are required, they will be installed at the
Developer’s expense.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
4. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
5. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
6. Contact Central Arkansas Water regarding the size and location of the water
meter.
June 28, 2018
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-4336-TT
4
7. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use. Central
Arkansas Water requires that upon installation of the RPZA, successful tests
of the assembly must be completed by a Certified Assembly Tester licensed
by the State of Arkansas and approved by Central Arkansas Water. The test
results must be sent to Central Arkansas Water’s Cross Connection Section
within ten days of installation and annually thereafter. Contact the Cross
Connection Section at 501.377.1226 if you would like to discuss backflow
prevention requirements for this project.
8. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
9. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are
used, a reduced pressure zone back flow preventer shall be required.
10. This development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate pressure
and fire protection.
Fire Department: No comment.
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: The site is located on Rock Region Metro route #3 – the
Baptist Medical Center route.
Planning Division: This request is located in Central City Planning District. The
Land Use Plan shows Residential High Density (RH) for this property. The
Residential High Density category accommodates residential development of
more than twelve (12) dwelling units per acre. The applicant has applied for a
June 28, 2018
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-4336-TT
5
rezoning from O-2 (Office and Institutional District) to POD (Planned Office
Development) to allow the creation of two (2) lots – one for the existing office
building and the second for the existing residential tower.
Master Street Plan: North of the property is West 10th Street and it is shown as a
Local Street on the Master Street Plan. East of the property is Wolfe Street and it
is shown as a Local Street on the Master Street Plan. South of the property is West
11th Street and it is shown as a Local Street on the Master Street Plan. West of the
property is South Battery Street and it is shown as a Collector on the Master Street
Plan. The primary function of a Collector is to provide a connection from Local
Streets to Arterials. The primary function of Local Streets is to provide access to
adjacent properties. Local Streets that are abutted by non-residential zoning/use
or more intensive zoning than duplexes are considered as “Commercial Streets”.
A Collector design standard is used for Commercial Streets. These streets may
require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
H. SUBDIVISION COMMITTEE COMMENT: (June 6, 2018)
The applicant was present representing the request. Staff presented an overview
of the item stating there were few outstanding technical issues associated with the
request. Staff requested the applicant provide a drawing which indicated the
proposed lot line.
Public Works comments were addressed. Staff stated radial dedications were
required on all the abutting streets. Staff stated any curb, gutter or sidewalk which
was damaged in the public right of way was required to be repair or replaced prior
to the issuance of the final plat.
Staff noted the comments from the various other departments and agencies. Staff
suggested the applicant contact the departments or agencies directly with 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 plat to staff addressing most of the technical
issues associated with the request raised at the June 6, 2018, Subdivision
Committee meeting. The applicant has indicated the proposed lot lines and
indicated the existing drive as a cross access and utility easement.
June 28, 2018
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-4336-TT
6
The request is to allow a replat of 12 lots within Block 13 of the Marshall & Wolfe’s
Addition within the City of Little Rock. The site contains approximately 2.11-acres
and is zoned O-2, Office and Institutional District. The Jesse Powell Towers (with
169 living units) and an Administrative Building for the Metropolitan Housing
Authority are both located on the site. The applicant is seeking the replat to
allow the Jesse Powell Towers on one lot and the administrative office on the
second lot.
There are 65 parking spaces around the Jesse Powell Towers and 10 spaces
adjacent to the administrative building. There are encroachments into the 25-foot
building setback along all four (4) sides of the overall site. The zoning ordinance
typically requires one and one-half (1 ½) parking spaces per multifamily unit.
Based on this typical standard a total of 85 parking spaces would be required to
serve the residential tower. Parking for an office building is typically based on one
(1) parking space per 400 gross square feet of floor area. The administrative office
contains 5,602 square feet of floor area. This would result in a typical parking
requirement of 14 parking spaces. As indicated there are 65 parking spaces to
serve the residential tower and ten (10) to serve the office use.
With the replat the two (2) lots will be below the 2-acre minimum lot sized per the
O-2, Office and Institutional Zoning District. The lot split allows the existing
Jesse Powell Tower lot to consist of 1.512-acres and the administrative office
building to consist of 0.598-acres.
Staff is supportive of the applicant’s request. The applicant is seeking approval of
the rezoning to PD-O, Planned Development Office, to allow the creation of a two
(2) lot plat for the existing developed site. To staff’s knowledge there are no
remaining outstanding technical issues associated with the request. Staff feels the
rezoning to allow the lots as proposed is appropriate.
J. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda staff
report.
PLANNING COMMISSION ACTION: (JUNE 28, 2018)
The applicant was present. There were no registered objectors present. Staff presented
the item with a recommendation of approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report. There was no further discussion. The item was placed on the consent agenda
June 28, 2018
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-4336-TT
7
and approved as recommended by staff by a vote of 9 ayes, 0 noes, 1 absent and
1 recusal (Commissioner Laha).
June 28, 2018
ITEM NO.: 13 FILE NO.: Z-4946-A
NAME: Showroom Ready Short-form PID
LOCATION: Located at 10118 Colonel Glenn Road
DEVELOPER:
Damor Holdings, LLC
13580 Rivercrest Drive
Little Rock, AR 72212
OWNER/AUTHORIZED AGENT:
Damor Holdings, LLC – David Morris, Owner
SURVEYOR/ENGINEER:
Cornerstone Land Surveying
501 East B Street
Russellville, AR 72801
AREA: 1.87-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 11 – I-430 CENSUS TRACT: 24.05
CURRENT ZONING: I-1, Industrial Park District
ALLOWED USES: Industrial
PROPOSED ZONING: PID
PROPOSED USE: Add auto paint and body rebuilding as an allowable use.
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to rezone the site from I-1, Industrial Park District to
PID, Planned Industrial Development District, to add auto paint and body rebuilding
as an allowable use. The applicant’s business, Showroom Ready, Inc. is primarily
a detailing company that provides additional services of limited auto body painting
and repair. The applicant indicates in his cover letter services include but are not
limited to: full automotive detailing, interior automotive repair, paintless dent
June 28, 2018
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-4946-A
2
removal, alloy wheel repair, scratch removal (wet sand and buff), paint touch-up,
and cosmetic automotive repair.
The applicant also provides photographs of the exterior and interior of vehicles for
upload to the internet for vehicle sales.
The hours of operation are Monday through Friday from 8:00 am to 6:00 pm and
Saturday from 8:00 am to 12:00 noon.
B. EXISTING CONDITIONS:
This area of Colonel Glenn contains a mixture of uses including auto body repair,
office-warehouse, single-family and a church. There is a landscape company
located to the west of this site and a single-family home to the east. South of the
property is Landers Auto Body Collision repair shop and southeast is an office
warehouse building which includes a number of general and professional office
users and office/showroom warehouse users. Colonel Glenn Road is a two-lane
roadway with open ditches for drainage.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the John Barrow
Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. The floodplain zone “A” label is not accurate. The zone is “AE”.
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Sewer main extension required with
easements if new sewer service is required for this project. EAD analysis required
if discharge to sewer. Contact Little Rock Water Reclamation Authority for
additional information.
Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts
with existing electrical utilities at this location. Service is already provided to the existing
building from the west side of the building via an overhead power line. A three phase
overhead electrical power line runs along the north side of Colonel Glenn Road just to the
south of this project. There are security lights on poles on the east side of the existing
parking lot. Contact Entergy in advance to discuss electrical service requirements, or
adjustments to existing facilities (if any) as this project proceeds.
June 28, 2018
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-4946-A
3
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required.
If additional fire hydrant(s) are required, they will be installed at the
Developer’s expense.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
4. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
5. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
6. Contact Central Arkansas Water regarding the size and location of the water
meter.
7. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use. Central
Arkansas Water requires that upon installation of the RPZA, successful tests
of the assembly must be completed by a Certified Assembly Tester licensed
by the State of Arkansas and approved by Central Arkansas Water. The test
results must be sent to Central Arkansas Water’s Cross Connection Section
within ten days of installation and annually thereafter. Contact the Cross
Connection Section at 501.377.1226 if you would like to discuss backflow
prevention requirements for this project.
8. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
June 28, 2018
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-4946-A
4
9. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are
used, a reduced pressure.
10. This development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate pressure
and fire protection.
Fire Department: No comment.
Parks and Recreation: No comment received.
County Planning: No comment.
F. Building Codes/Landscape:
Building Code: Project is a change in occupancy and is therefore subject to
current building code requirements. Review and approval is required by Building
Codes Division before occupancy takes place. For information on submittal
requirements and the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.org.
Landscape: No comment.
G. Transportation/Planning:
Rock Region Metro: The site is not located on a dedicated Rock Region
Metro route.
Planning Division: This request is located in I430 Planning District. The Land Use
Plan shows Service Trades District (STD) for this property. The Service Trades
District category provides for a selection of office, warehousing and industrial park
activities that primarily serve other office businesses or industrial businesses. The
district is intended to allow support services to these businesses and to provide for
uses with an office component. A Planned Zoning District is required for any
development not wholly office. The applicant has applied for rezoning from
I-1 (Industrial Park District) to PID (Planned Industrial Development) to allow auto
repair and detailing use.
Master Street Plan: South of the property is Colonel Glenn Road and it is shown
as Principal Arterial on the Master Street Plan. The primary function of a Principal
Arterial Street is to serve through traffic and to connect major traffic generator or
activity centers within an urbanized area. Entrances and exits should be limited to
minimize negative effects of traffic and pedestrians on Colonel Glenn Road since
June 28, 2018
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-4946-A
5
it is a Principal Arterial. This street may require dedication of right-of-way and may
require street improvements for entrances and exits to the site.
Bicycle Plan: A Class II Bike Lane is shown along Colonel Glenn Road. Bike
Lanes provide a portion of the pavement for the sole use of bicycles.
H. SUBDIVISION COMMITTEE COMMENT: (June 6, 2018)
The applicant was present representing the request. Staff presented an overview
of the item stating there were few outstanding technical issues associated with the
request. Staff stated the request was to allow auto body repair but the use of the
property would primarily be cosmetic repair such as bumper replacement, mirror
replacement, paint touch up. Staff stated there was not be no outdoor storage of
vehicles or parts. Staff stated there was to be no repair of vehicles outside the
building.
Staff noted the comments from the various other departments and agencies. Staff
suggested the applicant contact the departments or agencies directly with any
questions or concerns. There were no more issues for discussion. The Committee
then forwarded the item to the full Commission for final action.
I. ANALYSIS:
There were no additional items raised at the June 6, 2018, Subdivision Committee
meeting which required modifications to the site plan. The applicant is seeking a
rezoning of this site from I-1, Industrial Park District to PID, Planned Industrial
Development District, to add auto paint and body rebuilding as an allowable use.
Showroom Ready is primarily a detailing company that provides additional services
of limited auto body painting and repair. The Company provides dent repair and
hail damage repair. The Company also provides paintless dent repair. Showroom
Ready specializes in bumper repair, body shop, alloy wheel repair, interior repair,
auto detailing and also repainting chips and scratches. The applicant also provides
photographs of the exterior and interior of vehicles for upload to the internet for
vehicle sales.
The hours of operation are Monday through Friday from 8:00 am to 6:00 pm and
Saturday from 8:00 am to 12:00 noon. Any dumpster placed on the site will be
screened per typical ordinance requirements. The hours of dumpster service will
be limited to 7 am to 6 pm Monday through Friday.
The I-1, Industrial Park District zoning designation was established to provide
well-designed industrial facilities. This designation is the City’s most restrictive
industrial zoning district and was designed to conform to high development
June 28, 2018
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-4946-A
6
standards. With the current zoning of I-1, Industrial Park District staff feels there
should be no outside storage of parts, equipment or materials. In addition all work
must take place within the enclosed building. No inoperable vehicles are to remain
on the site for longer than seven (7) days.
Staff is supportive of the applicant’s request. The applicant is seeking approval of
the rezoning to allow auto body paint and repair as an allowable use for the site.
The applicant has indicated the auto paint and body repair portion of the business
is primarily cosmetic repairs and the more intense vehicle auto body repair takes
place at other locations. To staff’s knowledge there are no remaining outstanding
technical issues associated with the request. Staff feels the requesting rezoning
as proposed is appropriate.
J. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the following
conditions:
1. Compliance with the comments and conditions as outlined in paragraphs D, E
and F of the agenda staff report.
2. There is to be no outside storage of parts, equipment or materials.
3. All work must take place within the enclose building.
4. No inoperable vehicles are to remain on the site for longer than seven (7) days.
5. The use is limited to this business and the use as described in the applicant’s
proposal in Paragraph A and the analysis in Paragraph I.
PLANNING COMMISSION ACTION: (JUNE 28, 2018)
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
following conditions:
1. Compliance with the comments and conditions as outlined in paragraphs D, E and F of the
agenda staff report.
2. There is to be no outside storage of parts, equipment or materials.
3. All work must take place within the enclose building.
4. No inoperable vehicles are to remain on the site for longer than seven (7) days.
5. The use is limited to this business and the use as described in the applicant’s proposal in
Paragraph A and the analysis in Paragraph I.
June 28, 2018
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-4946-A
7
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by staff by a vote of 9 ayes, 0 noes, 1 absent and 1 recusal
(Commissioner Laha).
June 28, 2018
ITEM NO.: 14 FILE NO.: Z-7899-A
NAME: Britt Short-form PD-C
LOCATION: Located at 10111 Chicot Road
DEVELOPER:
Lawrence Britt
10111 Chicot Road
Little Rock, AR 72209
OWNER/AUTHORIZED AGENT:
Carolyn Williams and Lawrence Britt, Owner
SURVEYOR:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.25-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 15 – Geyer Springs West CENSUS TRACT: 41.06
CURRENT ZONING: PD-O
ALLOWED USES: Financial services – including cash advance, credit repair, home
warranties, mortgage company, loan pre-approval
PROPOSED ZONING: PD-C
PROPOSED USE: Allow parking of a commercial vehicle for a plumbing company at
this site.
VARIANCE/WAIVERS: None requested.
BACKGROUND:
Ordinance No. 19,407 adopted by the Little Rock Board of Directors on September 20,
2005, rezoned the site from R-2, Single-family District to PDO, Planned Development
Office, to allow the conversion of the existing single-family structure into an office use to
be utilized as a financial services office including cash advance, credit repair, home
June 28, 2018
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-7899-A
2
warranties, mortgage company, loan pre-approvals. The approval allowed the days and
hours of operation to be from 8:00 am to 8:00 pm Monday through Friday and from
9:00 am to 1:00 pm Saturday. A maximum of six (6) employees were approved to report
to the site.
The approval allowed parking to be added to the rear of the structure consisting of seven
(7) parking spaces. A new drive was to be extended from Caylor Lane and landscaping
was to be added adjacent to the new parking area. The driveway location was added to
the site. No new paved areas were added to the site.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to allow the rezoning of the site to PD-C, Planned
Development Commercial, to allow the applicant to park his commercial vehicle
for his plumbing business at this site. There are no employees of the business.
The applicant will utilize an area within his existing home as his office space for
the business.
B. EXISTING CONDITIONS:
The site contains a single-family home fronting on Chicot Road. A driveway has
been placed in the rear yard from Caylor Lane. There is a daycare facility located
to the south of the site and single-family homes located to the east of the site.
There is a mixture of office, commercial and residential uses in this area. Chicot
Road has developed with four (4) travel lanes and a continuous center turn lane.
There are sidewalks in place along the Chicot Road frontage.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Chicot
Neighborhood Association, the West Baseline Neighborhood Association and
Southwest Little Rock United for Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Chicot Road is classified on the Master Street Plan as a principal arterial with
special design standards. Dedication of right-of-way to 45-feet from centerline
will be required.
2. Due to the proposed use of the property, the Master Street Plan specifies that
Caylor Lane for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30-feet from centerline.
June 28, 2018
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-7899-A
3
E. Utilities/Fire Department/Parks/County Planning:
Entergy: Entergy does not object to this proposal. Adequate clearances to all motorized
vehicles and the power line shouldn’t be an issue. Contact Entergy in advance to discuss
adjustments to existing facilities (if any) as this project is approved.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No objection.
Fire Department: No comment.
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: The site is located on Rock Region Metro route #22 –
University Avenue/Mabelvale.
Planning Division: This request is located Geyer Springs West Planning District.
District. The Land Use Plan shows Suburban Office (SO) for this property. The
office category represents services provided directly to consumers (e.g., legal,
financial, medical) as well as general offices which support more basic economic
activities. The applicant has applied for rezoning from PD-O (Planned District
Office) to PD-C (Planned Development Commercial) to allow a plumbing business
to operate from his home and allow the parking of a commercial vehicle at this site
Master Street Plan: West of the property is Chicot Road and it is shown as a
Principal Arterial on the Master Street Plan. North of the property is Caylor Lane
and it is shown as a Local Street on the Master Street Plan. The primary function
of a Principal Arterial is to serve through traffic and to connect major traffic
generator or activity centers within an urbanized area. Entrances and exits should
be limited to minimize negative effects of traffic and pedestrians on Chicot Road
June 28, 2018
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-7899-A
4
since it is a Principal Arterial. The primary function of Local Streets is to provide
access to adjacent properties. Local Streets that are abutted by non-residential
zoning/use or more intensive zoning than duplexes are considered as “Commercial
Streets”. A Collector design standard is used for Commercial Streets. These
streets may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
H. SUBDIVISION COMMITTEE COMMENT: (June 6, 2018)
The applicant was not present. Staff presented an overview of the item stating
they would work with the applicant to resolve any of their concerns prior to the item
being forwarded to the full Commission for review and approval. There were no
more issues for discussion. The Committee then forwarded the item to the full
Commission for final action.
I. ANALYSIS:
There were no outstanding technical issues in need of addressing related to the
site plan raised at the June 6, 2018, Subdivision Committee meeting. The
applicant is proposing to rezone the site from PD-O, Planned Development Office,
to PD-C, Planned Development Commercial, to allow the applicant to park his
commercial vehicle for his plumbing business at this site. The site will continue as
the applicant’s residence. A small area within the home will be converted to allow
an area for office space for the business within the home. There are no employees
of the business. The applicant is not proposing the placement of any signage
identifying the business.
Staff is supportive of the applicant’s request. The applicant is proposing to rezone
the site to allow him to park his commercial vehicle on the site. To staff’s
knowledge there are no remaining outstanding technical issues associated with
the request. Staff feels the rezoning to allow the applicant to park his commercial
vehicle on the site as proposed will not have a significant impact on this site or the
area.
J. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda staff
report.
June 28, 2018
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-7899-A
5
PLANNING COMMISSION ACTION: (JUNE 28, 2018)
The applicant was present. There were no registered objectors present. Staff presented
the item with a recommendation of approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda staff report.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by staff by a vote of 9 ayes, 0 noes, 1 absent and 1 recusal
(Commissioner Laha).
June 28, 2018
ITEM NO.: 15 FILE NO.: Z-8098-A
NAME: Palmer Revised Short-form PD-R
LOCATION: Located at 2919 – 2921 Lee Street and 1312 Kavanaugh Boulevard
DEVELOPER:
Patricia Palmer
143 Ridge Road
Little Rock, AR 72207
OWNER/AUTHORIZED AGENT:
Patricia Palmer, Owner
Julie Daggett, Agent
SURVEYOR:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.25 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 4 – Heights/Hillcrest CENSUS TRACT: 15.02
CURRENT ZONING: PD-R
ALLOWED USES: Addition of a third unit
PROPOSED ZONING: Revised PD-R
PROPOSED USE: Creation of two (2) lots and add a 2nd floor to the smaller residential
unit
VARIANCE/WAIVERS: None requested.
BACKGROUND:
Ordinance No. 19,637 adopted by the Little Rock Board of Directors on November 21,
2016, allowed the rezoning of this property from R-3, Two-family District to PD-R, Planned
Development Residential to allow the addition of third residential unit on the site. The
property was constructed in 1928 as a duplex with an outbuilding located in the rear yard
area. The outbuilding was being used as an art studio and for storage. The proposal was
June 28, 2018
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-8098-A
2
to convert the outbuilding into a studio apartment and guest quarters. The site contained
two (2) parking spaces extending from Lee Street and one (1) new space was proposed
adjacent to the accessory building accessed from the existing alley.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The current request is to revise the previously approved PD-R, Planned
Development Residential, to allow for the creation of a two (2) lot plat and allow a
second floor addition to the studio apartment. The plat would allow the duplex to
be located on a lot and allow the studio to be located on a separate lot. The second
floor addition would primarily raise the roof of the existing studio apartment. The
maximum building height proposed is 20-feet.
B. EXISTING CONDITIONS:
The site contains an existing duplex structure and a smaller building which has
been converted to a residential use located in the rear yard fronting on Kavanaugh
Boulevard. There is a paved alley extending across this property to the property
located to the east of the site to allow residents access to a parking area. A drive
is located in the front yard area extending from Lee Street to allow parking for two
(2) to three (3) cars. Uses in the area include multi-family and single-family. There
are a number of duplex structures located east of this site and the building located
immediately east of the site contains five (5) units.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Hillcrest
Residents Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No comment.
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Sewer available to this site. Separate
sewer service required for each lot.
Entergy: Please contact Entergy in advance to discuss electrical line locations in
the vicinity of the accessory dwelling where the proposed addition is to be built.
There is an overhead power line within a few feet of this building. NESC and OSHA
required clearances must be maintained to the power lines during and after
June 28, 2018
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-8098-A
3
construction of the structure addition. Entergy does not object to the proposed lot
split.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No objection.
Fire Department: No comment.
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: The site is located on Rock Region Metro route #1 – the
Pulaski Heights route.
Planning Division: This request is located in the Heights Hillcrest Planning District.
The Land Use Plan shows Residential Low Density (RL) for the application area.
The Residential Low Density category provides for single family homes at densities
not to exceed six (6) units per acre. Such residential development is typically
characterized by conventional single family homes, but may include patio or
garden homes and cluster homes, provided that the density remain less than six
(6) units per acre. The applicant has applied for revision to an existing PDR
(Planned Development Residential) to allow a lot split and to allow a second floor
addition to the accessory dwelling. The request is in the Hillcrest DOD (Design
Overlay District).
Master Street Plan: North of the property is Lee Avenue and it shown as a Local
Street on the Master Street Plan. South of the property is Kavanaugh Boulevard
and it is shown as a Collector on the Master Street Plan. The primary function of a
Collector is to provide a connection from Local Streets to Arterials. 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
June 28, 2018
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-8098-A
4
used for Commercial Streets. These streets may require dedication of right-of-way
and may require street improvements for entrances and exits to the site.
Bicycle Plan: There is a Class III Bike Route shown on Kavanaugh Boulevard.
These bike routes require no additional right-of-way, but either a sign or pavement
marking to identify and direct the route.
H. SUBDIVISION COMMITTEE COMMENT: (June 6, 2018)
The applicant was present representing the request. Staff presented an overview
of the item stating there were additional items necessary to complete the review
process. Staff requested the maximum building height proposed. The applicant
stated 20-feet. Staff also questioned parking for the smaller dwelling unit. The
applicant stated there was a parking pad in the yard adjacent to Kavanaugh
Boulevard. She stated there was a four-plex located to the south of this site. She
stated the residents of the four-plex parked in the existing alley.
Staff noted the comments from the various other departments and agencies. Staff
suggested the applicant contact the departments or agencies directly with any
questions or concerns. There were no more issues for discussion. The Committee
then forwarded the item to the full Commission for final action.
I. ANALYSIS:
There were no outstanding technical issues associated with the request in need of
addressing via a revised site plan raised at the June 6, 2018, Subdivision
Committee meeting. The request is to revise the previously approved PD-R,
Planned Development Residential, to allow the creation of a two (2) lot plat and
allow a second floor addition to the studio apartment.
The plat approval allows the duplex to be located on a lot and the studio on a
second lot. The total lot area currently is 7,685 square feet. With the lot split the
duplex lot is proposed containing 5,185 square feet and the studio lot is proposed
containing 2,500 square feet.
The applicant is proposing a second floor addition to the studio. The proposal is
to raise the roof of the existing structure to a maximum building height of 20-feet.
The applicant is proposing a six (6) foot by fourteen (14) foot addition along the
southern wall of the studio. The addition will extend the structure to within ten (10)
feet of the southern (along Kavanaugh Boulevard) property line. Currently the
building setbacks along the eastern (alley) and western (Kavanaugh Boulevard)
perimeters a minimal, zero and two (2) feet respectively. With the addition along
the southern side of the building there is little area left for the rear yard parking
which currently exist for the studio.
June 28, 2018
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-8098-A
5
Staff is not supportive of the applicant’s request. The applicant is seeking approval
to allow the creation of two (2) lots, both of which are substandard based on the
underlying R-3, Single-family zoning. With the proposed addition to the studio lot
there is limited outdoor living space. Staff does not feel the request is appropriate.
J. STAFF RECOMMENDATION:
Staff recommends denial of the request as filed.
PLANNING COMMISSION ACTION: (JUNE 28, 2018)
The applicant was present. There were registered objectors present. Staff presented the
item stating the applicant had submitted a request dated June 27, 2018, requesting
deferral of this item to the August 9, 2018, public hearing. Staff stated the applicant
indicated additional time was needed to review staff’s recommendation and potentially
meet with the neighbors. Staff stated they were supportive of the deferral request. Staff
stated the deferral request would require a waiver of the Commission’s By-laws with
regard to the late deferral request. The chair entertained a motion for approval of the
By-law waiver with regard to the late deferral request. The motion carried by a vote of
9 ayes, 0 noes, 1 absent and 1 recusal (Commissioner Laha). The chair entertained a
motion to approve the deferral request as recommended by staff. The motion carried by
a vote of 9 ayes, 0 noes, 1 absent and 1 recusal (Commissioner Laha).
June 28, 2018
ITEM NO.: 16 FILE NO.: Z-8235-B
NAME: The Village at Bella Tierra Long-form PCD and PD-R
LOCATION: Located on the Northeast corner of Stagecoach Road and Alexander Road
DEVELOPER:
DODA Construction, LLC
P.O. Box 13437
Maumelle, AR 72113
OWNER/AUTHORIZED AGENT:
DODA Construction, LLC
White-Daters and Associates – Agent
SURVEYOR/ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 50.7-acres NUMBER OF LOTS: 6 Commercial FT. NEW STREET: 2,500 LF
17 Residential
WARD: 7 PLANNING DISTRICT: 16 – Otter Creek CENSUS TRACT: 42.20
CURRENT ZONING: PID – Expired
ALLOWED USES: O-3, General Office District, C-3, General Commercial District,
I-2, Light Industrial District uses and Multi-family (192 units)
PROPOSED ZONING: PCD and PD-R
PROPOSED USE: O-3, General Office District, C-3, General Commercial District,
I-2, Light Industrial District uses and Multi-family uses (134 units)
VARIANCE/WAIVERS:
1. A variance from the Land Alteration Ordinance to allow grading of future phases with
the development of the first phase.
2. A deferral of the street improvements to the future arterial, Crystal Valley Lateral.
June 28, 2018
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-8235-B
2
BACKGROUND:
Ordinance No. 19,807 adopted by the Little Rock Board of Directors on August 21, 2007,
rezoned an area to the south of the site from I-2, Light Industrial District to PID, Planned
Industrial Development District, to allow the development of 11.5-acres with an office and
retail development. The developer proposed to subdivide the property into six (6) lots
with a mix of various uses including O-3, General Office District and C-3, General
Commercial District uses. The street, Hidden Creek Boulevard, was currently under
construction.
Ordinance No. 20,022 adopted by the Little Rock Board of Directors on September 2,
2008, allowed an expansion of the previously approved PID, Planned Industrial
Development District, zoning. The property was located at the end of the newly
constructed Hidden Creek Boulevard off Stagecoach Road. The property was zoned I-2,
Light Industrial District and was proposed for rezoning to PID, Planned Industrial
Development District. The approval was to allow the immediate construction of 192 multi-
family units on a 9.8-acre tract and identify additional lots for future development utilizing
I-2, Light Industrial District and C-3, General Commercial District uses as allowable uses
along the future Outer Loop roadway. The property was located in the flood plain of the
Fourche Creek, but was not located in floodway.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The developer is now proposing a mixed use project with commercial and office
uses fronting on Stagecoach Road. This area would be served by a commercial
collector street coming off Stagecoach Road with lots on either side. The building
and lot sizes would have a variety of depths and sizes to allow for a diverse group
of uses to serve the area. The total land area is 11.22-acres with 93,400 square
feet of proposed building square footage.
The PRD area contains 39.4-acres with 17 proposed lots each containing
six (6) to eight (8) residential units for lease. These units are attached with parking
fields between the units providing three (3) spaces per unit throughout the
complex. The development will also have garages for lease to residents which
can be used for storage. The development will have walking trails connecting the
residential development to a floodway area to the northeast that will be used for
recreational areas similar to the Otter Creek Park just across Fourche Creek.
A ballfield along with walking trails are proposed for this area.
Stagecoach Road was widened by Arkansas Department of Transportation,
ARDOT, several years ago and currently meets the Master Street Plan
requirements including sidewalk. A 55-foot right of way dedication is proposed
along the western property line as required by the Master Street Plan to meet the
requirements of the north/south arterial proposed as the Crystal Valley Lateral.
June 28, 2018
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-8235-B
3
The developer is requesting a deferral of the boundary street improvements for
construction of this future arterial street.
B. EXISTING CONDITIONS:
The site is located adjacent to the Pulaski/Saline County Line on the north side of
Stagecoach Road. There are a number of uses in the area including two large
manufactured home parks both located to the south of the site, beverage shops
and office and commercial uses. To the west of the site is a cemetery with a
wooded area behind the cemetery. Contained on the site is a small baseball field.
The area to the north and west of the site is the Fourche Creek. Immediately east
of the site is City owned property containing the Otter Creek Park.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Otter Creek
Homeowners Association and Southwest Little Rock United for Progress were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A concrete driveway apron should be constructed on the north side of the
cul-de-sac. The street north of the cul-de-sac should be platted as a private
street and maintained by the owner and/or local property owner’s association.
2. In accordance with Section 31-207, private streets must be designed to the
same standards as public streets. A minimum access easement width of
45-feet is required and street width of 26-feet from back of curb to back of
curb for parking on both sides of the street.
3. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction. Is a variance being requested
to advance future phases with construction of the first phase?
4. Stormwater detention ordinance applies to this property. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or local property owners association and detailed in the bill
of assurance.
5. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
June 28, 2018
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-8235-B
4
6. Collection services can be provided for the four-plex units. No residential
waste collection service will be provided on private streets unless the property
owners association provides a waiver of damage claims for operations on
private property.
7. The plans does not reference the effective floodplain map. The minimum
Finish Floor elevation of at least one (1) foot above the base flood elevation
is required to be shown on plat and grading plans.
8. In accordance with Section 31-176, floodway areas must be shown as
floodway easements or be dedicated to the public. In addition, a 25-foot wide
drainage and access easement is required adjacent to the floodway
boundary.
9. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
10. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering,
Greg Simmons, gsimmons@littlerock.gov or 501.379.1813 for more
information.
11. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of
occupancy.
12. The owner and/or manager of each multi-family residence of 100 or more
dwelling units shall provide recycling and encourage participation by the
tenants, renters, or owners of each unit. Contact Melinda Glasgow,
mglasgow@littlerock.gov or 501.371.4646 for more information.
13. Show proposed location(s) of USPS cluster box units in conformance with
USPS and City of Little Rock policy design standards.
14. All public drainage easements must be unobstructed and access provided to
the public right-of-way by constructed infrastructure and/or documented on
the final plat.
15. A future principal arterial is shown on the Master Street Plan along the west
property line. Dedication of right-of-way to 55-feet from west property line will
be required.
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Sewer main extension required, with
easements, if new sewer service is required for this project. Grease trap analysis
required if food service on site. Capacity fee analysis required. Contact Little Rock
Water Reclamation Authority for additional information.
June 28, 2018
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-8235-B
5
Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts
with existing electrical utilities at this location. There is an existing three phase, overhead
power line on the south side of Stagecoach Road at this location. Contact Entergy in
advance to discuss electrical service requirements, or adjustments to existing facilities (if
any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire Department
is required.
3. This development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate pressure
and fire protection.
4. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
5. Additional fire hydrant(s) will be required. Contact the Little Rock Fire
Department to obtain information regarding the required placement of the
hydrant(s) and contact Central Arkansas Water regarding procedures for
installation of the hydrant(s).
6. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
Fire Department:
1. Full Plan Review – Maintain Access
2. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet, exclusive
of shoulders.
June 28, 2018
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-8235-B
6
3. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus
access roads shall not exceed 10 percent in grade except as approved by the
fire chief.
4. Loading. Maintain fire apparatus access road design as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed shall
be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
5. Commercial and Industrial Developments – 2 means of access. – Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1
a. Section D104.1 Buildings exceeding three stories or 30 feet in height.
Building or facilities exceeding 30 feet or three stories in height shall
have at least two means of fire apparatus access for each structure.
b. Section D104.2 Building exceeding 62,000 square feet in area.
Buildings or facilities having a gross building area of more than
62,000 square feet shall be provide with two separate and approved
fire apparatus access roads.
c. Exception: Projects having a gross building area of up to 124,000
square feet that have a single approved fire apparatus access road
when all building are equipped throughout with approved automatic
sprinkler systems.
d. D104.3 Remoteness. Where two fire apparatus access roads are
required, they shall be placed a distance apart equal to not less than
one half of the length of the maximum overall diagonal dimension of
the lot or area to be served, measured in a straight line between
accesses.
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 intersection of a roof
to the exterior wall, or the top of the parapet walls, whichever is
greater.
June 28, 2018
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-8235-B
7
b. D105.2 Width. Aerial fire apparatus access roads shall have a
minimum unobstructed with of 26’, exclusive of shoulders, in the
immediate vicinity of the building or portion thereof.
c. D105.3 Proximity to building. At least one of the required access
routes meeting this condition shall be located within a minimum of 15
feet and a maximum of 30 feet from the building, and shall be
positioned parallel to one entire side of the building. The side of the
building on which the aerial fire apparatus access road is positioned
shall be approved by the fire code official.
d. D105.4 Obstructions. Overhead utility and power lines shall not be
located over the aerial fire apparatus access road or between the
aerial fire apparatus road and the building. Other obstructions shall
be permitted to be places with the approval of the fire code official.
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. 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.
June 28, 2018
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-8235-B
8
9. Gates, intended for automatic operation shall be designed,
constructed and installed to comply with requirements of ASTM F
2200.
9. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
F. Building Codes/Landscape:
Building Code: Project is subject to full commercial plan review and approval
prior to issuance of a building permit. For information on submittal requirements
and the review process. This project will require fully developed Architectural,
Structural, Civil and MEP Plans. Contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.gov.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. Street buffers will be required at six (6) percent of the average depth of the
lot. The minimum dimension shall be one-half (½) the full width requirement
but in no case less than nine (9) feet. The approximate depth of the Lots 1
and 6 is 235 feet. A minimum fourteen (14) foot street buffer is required
between the property line and the proposed parking.
3. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-ways. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape area.
Provide trees with an average linear spacing of not less than thirty (30) feet.
4. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property or the right-of-way of any street, highway or
freeway.
This strip shall be at least nine (9) feet wide. Provide trees with an average
linear spacing of not less than thirty (30) feet within the perimeter planting
strip. Provide three (3) shrubs or vines for every thirty (30) linear feet of
perimeter planting strip. The east perimeter planting strip is deficient.
June 28, 2018
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-8235-B
9
5. Landscape areas shall be provided between the vehicular use area used for
public parking and the general vicinity of the building, excluding truck loading
or service areas not open to public parking. These areas shall be equal to an
equivalent planter strip three (3) feet wide along the vehicular use area.
6. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). 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 and three hundred (300) square feet for developments
exceeding one hundred fifty (150) parking spaces. Interior islands must be a
minimum seven and one half (7 1/2) feet in width. Trees shall be included in
the interior landscape areas at the rate of one (1) tree for every twelve (12)
parking spaces.
7. Land use buffers are to be maintained adjacent to the R-2 zoned property to
the south and west. 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. Existing plant material
can be used to meet these minimum requirements.
8. A landscape irrigation system shall be required for developments of one (1)
acre or larger.
9. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
10. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. Transportation/Planning:
Rock Region Metro: The site is not located on a dedicated Rock Region Metro
route.
Planning Division: This request is located Otter Creek Planning District. District.
The Land Use Plan shows Mixed Use (MX) for this property. The Mixed Use
category provides for a mixture of residential, office, and commercial uses to occur.
A Planned Zoning District is required if the use is entirely office or commercial or if
the use is a mixture of the three. The applicant has applied for rezoning from PID,
(Planned Industrial District Expired) to PCD (Planned Commercial Development)
June 28, 2018
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-8235-B
10
and PDR (Planned District Residential) to allow for retail use along Stagecoach
Road and residential use in the rear.
Master Street Plan: South of the property is Stagecoach Road and it is shown as
a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections
to and through an urban area and their primary function is to provide short distance
travel within the urbanized area. Entrances and exits should be limited to minimize
negative effects of traffic and pedestrians on Stagecoach Road since it is a Minor
Arterial. This street may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: A Class II Bike Lane is shown along Stagecoach Road. Bike Lanes
provide a portion of the pavement for the sole use of bicycles.
H. SUBDIVISION COMMITTEE COMMENT: (June 6, 2018)
Mr. Joe White of White-Daters and Associates was present representing the
request. Staff presented the item stating there were few outstanding technical
issues associated with the request. Staff questioned the placement of dumpsters
and the dumpster service hours. Staff also requested the location, total height and
construction materials of any proposed fencing. Staff stated the applicant was to
work with the US Postal Service on the placement of mail delivery boxes.
Public Works comments were addressed. Staff stated a minimum access
easement of 45-feet with a minimum pavement width of 26-feet was required to
allow parking on both sides of the proposed street. Mr. White stated the intent was
to allow the residential street to be dedicated as a public street. Staff stated there
could be no backing of vehicles into the street if the street was dedicated. Staff
stated the floodway area was to be indicated as a floodway easement. Staff stated
the Parks Department did not desire the area to be dedicated to the City as park
lands due to the area being isolated from the adjacent, across the Fourche Creek,
Otter Creek Park. Staff stated a grading permit was required prior to construction.
Landscaping comments were addressed. Staff stated street buffers along
Stagecoach Road should be a minimum of 14-feet in width. Staff stated vehicular
use areas were to be landscaped per the typical minimum standards of the
landscape ordinance. Staff stated a landscape irrigation system was required to
water landscaped areas. Staff stated developments in excess of two (2) acres
required a landscape plan stamped with the seal of a registered landscape
architect.
Staff noted the comments from the various other departments and agencies. Staff
suggested the applicant contact the departments or agencies directly with any
June 28, 2018
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-8235-B
11
questions or concerns. There were no more issues for discussion. The Committee
then forwarded the item to the full Commission for final action.
I. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the technical
issues associated with the request raised at the June 6, 2018, Subdivision
Committee meeting. The revised site plan indicates the placement of dumpsters,
fencing and indicates the location for the US Postal CBU, Cluster Box Unit.
The request is to rezone the site from PID, Planned Industrial Development
District, (Expired) to PCD, Planned Commercial Development District and PD-R,
Planned Development Residential, to allow the development of a mixed use project
with commercial and office uses fronting on Stagecoach Road and residential on
the rear portion of the site. The front portion of the site will be served by a
commercial collector street extending from Stagecoach Road with lots on either
side. The building and lot sizes vary in depths and sizes to allow for a diverse
group of uses to serve the area. The total land area is 11.22-acres with
93,400 square feet of proposed building square footage.
Lot 1 is proposed containing 2.20-acres developed with a 23,258 square foot
building and 91 parking spaces. The applicant indicates C-3, General Commercial
District uses as allowable uses. Lot 2 is proposed developed with 4.27-acres and
a 30,942 square foot building utilizing O-3, General Office District and C-3, General
Commercial District uses. There are 171 parking spaces proposed. Lot 3 is
indicated with 2.29-acres and a 16,500 square foot building and 83 parking spaces.
The plan indicates O-3, General Office District uses as allowable uses. Lot 4 is
proposed containing 0.67-acres developed with a 6,353 square foot building and
34 parking spaces. The request is to allow C-3, General Commercial District uses
as allowable uses. Lot 5 is proposed containing C-3, General Commercial District
uses with a 6353 square foot building located on 0.72-acres and 36 parking
spaces. Lot 6 is proposed containing 1.07-acres, a 10,000 square foot building
and 38 parking spaces. C-3, General Commercial District uses are proposed.
The commercial hours of operation are from 6 am to midnight seven (7) days per
week. The dumpster service hours are proposed from 7 am to 6 pm Monday
through Friday.
The PD-R, Planned Development Residential, area contains 39.4-acres with
17 proposed lots each containing six (6) to eight (8) residential units for lease. The
plan indicates 13 buildings containing eight (8) units and five (5) buildings
containing six (6) units. These units are attached with parking fields between the
units providing three (3) spaces per unit throughout the complex. The
development will also have garages for lease to residents which can be used for
storage. The development will have walking trails connecting the residential
June 28, 2018
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-8235-B
12
development to a floodway area to the northeast that will be used for recreational
areas similar to the Otter Creek Park just across Fourche Creek. A ballfield along
with walking trails are proposed for this area.
Stagecoach Road was widened by Arkansas Department of Transportation,
ARDOT, several years ago and currently meets the Master Street Plan
requirements including sidewalk. A 55-foot right of way dedication is proposed
along the western property line as required by the Master Street Plan to meet the
requirements of the north/south arterial proposed as the Crystal Valley Lateral.
The developer is requesting a deferral of the boundary street improvements for
construction of this future arterial street. Staff is supportive of the deferral request
until construction of the street occurs on the abutting street section either to the
north or south of this site.
The developer has removed from their request an in-lieu payment for stormwater
detention fees.
The request includes a variance from the City’s Land Alteration Ordinance to allow
grading of the entire site with the development of the first phase. The commercial
portion of the development will be developed on an individual lot basis depending
on market demand. The residential portion of the development will also be
developed on an individual lot basis also based on market demand.
The applicant is requesting Bella Terra Boulevard for the entirety be dedicated as
a public street. The applicant is also requesting Bella Terra Lane and Bella Terra
Cove be dedicated as public streets. Staff is supportive of allowing Bella Terra
Boulevard as a public street along the commercial development portion of the site
but does not feel the streets within the residential portion of the development
should be accepted as public streets.
Staff is generally supportive of the development concept but is not supportive of
the full application request. Staff does not support the dedication of the streets
within the residential portion of the development as public streets. Staff feels the
streets are driveways within a multi-family development and should not be
accepted by the public for maintenance. Staff does support the deferral request
for the construction of Crystal Valley Lateral and the variance request from the
City’s Land Alteration Ordinance to allow grading of future phases with the
development of the first phase.
J. STAFF RECOMMENDATION:
Staff recommends denial of the application as filed.
June 28, 2018
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-8235-B
13
PLANNING COMMISSION ACTION: (JUNE 28, 2018)
The applicant was present representing the request. There was one (1) registered
persons requesting additional information. Staff presented an overview of the item stating
the applicant had amended the request and was now proposing Bella Terra Lane, Bella
Terra Cove and Bella Terra Boulevard within the residential portion of the development
as private streets. Staff stated this had been the only remaining outstanding issue with
the request and based on the amended request they were now supportive of the
applicant’s request. Staff presented a recommendation of approval of the request subject
to compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff presented a recommendation of approval of the variance
request from the Land Alteration Ordinance to allow grading of the site with the
development of the first phase.
Mr. Joe White of White Daters and Associates addressed the Commission stating he and
Ms. Janice Brown had met in the hall and discussed her concerns. He stated Ms. Brown
was now satisfied and was not opposed to the request. Ms. Brown stated this was a
correct statement.
There was no further discussion. The chair entertained a motion for approval of the item
including all staff recommendations and comments. The motion carried by a vote of
9 ayes, 0 noes and 2 absent.
June 28, 2018
ITEM NO.: 17 FILE NO.: Z-8684-A
NAME: Hillcrest Little Bakery Revised Short-form PCD
LOCATION: Located at 201 & 203 North Van Buren Street
DEVELOPER:
Scott Loye
P.O. Box 994
Hot Springs, AR 71902
OWNER/AUTHORIZED AGENT:
Justin Patterson, Natural State Property Investments LLC, Owner
Scott Loye, Agent
SURVEYOR:
Cunningham Surveying, LLC
2105 Lorance Drive
Little Rock, AR 72206
AREA: 0.16-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 4 – Heights/Hillcrest CENSUS TRACT: 15.01
CURRENT ZONING: PCD
ALLOWED USES: Single-family, General and Professional Office, Beauty Salon, Mobile
Canteen, Residence above Beauty Salon
PROPOSED ZONING: Revised PCD
PROPOSED USE: Add bakery/restaurant as an allowable use
VARIANCE/WAIVERS: None requested.
BACKGROUND:
Ordinance No. 20,475 adopted by the Little Rock Board of Directors on September 20,
2011, rezoned this site from R-3, Single-family to PCD, Planned Commercial
Development District, to recognize an existing use and to add a mobile canteen as an
allowable use for the site. The site contained a beauty shop which was operating at
June 28, 2018
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-8684-A
2
201 North Van Buren Street. The building is a two (2) story building. There was a
residence located above the beauty salon. The site also contained a three bedroom
dwelling located at 203 North Van Buren Street. The applicant requested the allowance
of single-family and general and professional office uses as allowable uses for the
203 North Van Buren Street structure.
The additions to the site were the mobile canteen and a storage building. The mobile
canteen was proposed to be located adjacent to the residence. The portable storage
building was proposed in the back yard shared by the beauty salon and the single-family
residence. The applicant requested the placement of electrical services within the
portable building to allow him to have access to power when performing maintenance on
site as well as to provide power to the mobile canteen.
There were no exterior modifications proposed to the site. All parking was proposed to
remain as existed.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant now proposes to amend the previously approved PCD, Planned
Commercial Development, to add a bakery as an allowable use. The applicant is
proposing to rehabilitate both buildings and restore them to their original lap-siding
and historic look and open a bakery/restaurant utilizing both buildings and maintain
the efficiency apartment upstairs in the smaller building. The bakery will operate
from 6 am to 9 pm Monday through Thursday, 6 am to 10 pm on Friday, from 7 am
to 10 pm on Saturday and from 8 am to 3 pm on Sunday. The bakery will offer
limited seating inside as to not encourage prolonged parking but to be able to offer
a limited number of clients the ability to eat on premises. For the most part the
bakery will encourage a pick-up and go type of trade.
The existing graveled parking area will be paved and a driveway into the back yard
is proposed for additional paved parking.
B. EXISTING CONDITIONS:
The site is located one block north of the Van Buren/West Markham Street
intersection. Along West Markham Street there are a number of commercial and
office uses including a convenience store, banks and restaurant uses. Also in this
area of West Markham Street is War Memorial Stadium, the Arkansas Health
Department and the Little Rock Zoo. Across Van Buren Street is a PD-O, Planned
Development Office, zoned site which has developed as a doctor’s office.
A property to the west is zoned PCD, Planned Commercial Development, which
was developed as an extended stay hotel catering to the nearby medical facilities.
Northwest of the site is a property zoned PCD, Planned Commercial Development,
which is also a medical office use. The area to the east of the site is single-family.
June 28, 2018
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-8684-A
3
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Hillcrest
Residents Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Due to the proposed use of the property, the Master Street Plan specifies that
A Street for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30-feet from centerline.
2. A 20-foot radial dedication of right-of-way is required at the intersection of Van
Buren Street and A Street.
3. Van Buren Street is classified on the Master Street Plan as a minor arterial with
special design standards. A dedication of right-of-way 35-feet from centerline
will be required.
4. With site development, provide the design of street conforming to the Master
Street Plan. Construct one-half street improvement to A Street including 5-foot
sidewalks with the planned development. The new back of curb should be
located 15.5-feet from centerline of the street. The intersection radius at
Van Buren Street and A Street should be improved to a 20 foot-radius.
5. Repair or replace any curb and gutter, sidewalk, and access ramp that
is damaged and not in compliance with ADA recommendations in the public
right-of-way prior to occupancy.
6. The site plan should be revised in consideration of the required street
improvements. One driveway with a maximum width of 26 feet placed as far
from the Van Buren Street right-of-way will be permitted for access from
A Street.
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.
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Grease trap analysis required. Sewer
available to this site. Contact Little Rock Water Reclamation Authority for
additional information.
Entergy: Entergy does not object to this proposal. There do not appear to be
any conflicts with existing electrical utilities at this location. Service is already
June 28, 2018
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-8684-A
4
provided to the existing buildings from the rear of the property. Contact Entergy in
advance to discuss electrical service requirements, or adjustments to existing
facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required.
If additional fire hydrant(s) are required, they will be installed at the
Developer’s expense.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
4. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
5. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
6. Contact Central Arkansas Water regarding the size and location of the water
meter.
7. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use. Central
Arkansas Water requires that upon installation of the RPZA, successful tests
of the assembly must be completed by a Certified Assembly Tester licensed
by the State of Arkansas and approved by Central Arkansas Water. The test
results must be sent to Central Arkansas Water’s Cross Connection Section
within ten days of installation and annually thereafter. Contact the Cross
Connection Section at 501.377.1226 if you would like to discuss backflow
prevention requirements for this project.
June 28, 2018
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-8684-A
5
8. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
9. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are
used, a reduced pressure zone back flow preventer shall be required.
10. This development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate pressure
and fire protection.
Fire Department: No comment.
Parks and Recreation: No comment received.
County Planning: No comment.
F. Building Codes/Landscape:
Building Code: Project is a change in occupancy and is therefore subject to current
building code requirements. Review and approval is required by Building Codes
Division before occupancy takes place. For information on submittal requirements
and the review process, contact a commercial plans examiner: Curtis Richey at
501.371.4724; crichey@littlerock.org.
Landscape:
1. Any new site development must comply with the City’s landscape and buffer
ordinance requirements.
2. 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 this chapter
and shall continue to full compliance on a graduated scale based upon the
percentage of rehabilitation cost.
3. Any new building rehabilitation or expansion may require the existing
landscaping, buffer, or vehicular use areas not meeting the current code
requirements to be brought into compliance. Existing vehicular use areas may
continue as nonconforming until such time as a building permit is granted to
enlarge or reconstruct a structure on the property exceeding ten (10) percent
June 28, 2018
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-8684-A
6
of the existing gross floor area. At such time ten (10) percent of the existing
vehicular use area shall be brought into compliance on a graduated scale.
4. The City Beautiful Commission recommends preserving as many existing trees
as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. Transportation/Planning:
Rock Region Metro: The site is not located on a dedicated Rock Region Metro
route.
Planning Division: This request is located Heights Hillcrest Planning District. The
Suburban Office category shall provide for low intensity development of office or
office parks in close proximity to lower density residential areas to assure
compatibility. A Planned Zoning District is required. The applicant has applied for
revised PCD (Planned Commercial Development) to add bakery as allowable use.
The request is in the Hillcrest DOD (Design Overlay District).
Master Street Plan: South of the property is A Street and it is shown as a Local
Street on the Master Street Plan. West of the property is North Van Buren Street
and it is shown as a Minor Arterial 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. A Minor Arterial provides connections to and through an
urban area and their primary function is to provide short distance travel within the
urbanized area. Entrances and exits should be limited to minimize negative effects
of traffic and pedestrians on North Van Buren Street since it is a Minor Arterial.
These streets may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: There is a Class III Bike Route shown on A Street. These bike routes
require no additional right-of-way, but either a sign or pavement marking to identify
and direct the route.
H. SUBDIVISION COMMITTEE COMMENT: (June 6, 2018)
The applicant was present representing the request. Staff presented an overview
of the item stating there were a number of outstanding technical issues associated
with the request. Staff requested the applicant provide the days and hours of
operation, the location of any proposed dumpsters and the hours of dumpster
service.
June 28, 2018
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-8684-A
7
Public Works comments were addressed. Staff stated right of way dedication to
the abutting streets was required to meet the Master Street Plan. Staff stated the
site should be redesigned to allow a single driveway from A Street into the site.
Staff stated street improvements were required with the development of the site.
Staff stated a 20-foot radial dedication of right of way was required at the
intersection of Van Buren and A Streets.
Landscaping comments were addressed. Staff stated a minimum landscape strip
of 6-feet 9-inches was required along A Street with the redevelopment of the
parking lot. Staff stated in addition a minimum landscape strip of 6-feet 9-inches
was required along Van Buren Street. Staff stated any new paved areas were to
comply with the minimum standards of the landscape ordinance.
Staff noted the comments from the various other departments and agencies. Staff
suggested the applicant contact the departments or agencies directly with any
questions or concerns. There were no more issues for discussion. The Committee
then forwarded the item to the full Commission for final action.
I. ANALYSIS:
The applicant submitted a revised site plan to staff addressing the technical issues
associated with the request. The applicant has provided the days and hours of
operation and noted there will not be a dumpster located on the site. The applicant
is requesting a waiver of the radial right of way dedication and a waiver of the right
of way dedication for A Street. The right of way dedication will be provided for
Van Buren Street. The request also includes a waiver of the street buffer
requirement and the landscape ordinance requirements for the newly paved areas.
The request is to amend the previously approved PCD, Planned Commercial
Development, to add a bakery as an allowable use. The applicant is proposing to
rehabilitate both buildings and restore them to their original lap-siding and historic
look and open a bakery/restaurant utilizing the main structure. The smaller
structure will be used for storage on the lower level and an efficiency apartment
upstairs.
The bakery will operate from 6 am to 9 pm Monday through Thursday, 6 am to
10 pm on Friday, from 7 am to 10 pm on Saturday and from 8 am to 3 pm on
Sunday. As noted there will not be dumpster located on the site. The applicant
will utilize typical size garbage cans and will be collected weekly by a
private service company. The hours will be limited to 7 am to 6 pm Monday
through Friday.
June 28, 2018
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-8684-A
8
The bakery will offer limited seating inside as to not encourage prolonged parking
but to be able to offer a limited number of clients the ability to eat on premises. The
site plan indicates the placement of ten (10) parking spaces to serve the site.
The existing graveled parking area will be paved and a driveway into the back yard
is proposed for additional paved parking. The building proposed for the restaurant
contains approximately 1,000 square feet. Parking for a restaurant is typically
based on one (1) space per 100 gross square feet of floor area. This would result
in the need for ten (10) parking spaces. Parking for the efficiency apartment would
typically result in the need for one (1) parking space.
The site plan indicates the placement of a 20-foot drive isle along A Street and
parking stalls 20-feet in depth. The plan does not include placing curb, gutter or
sidewalk along A Street. The applicant notes this section of A Street only serves
this lot and the single-family residence to the east. Along the south side of A Street
improvements were installed with the bank construction at the intersection of A and
Jackson Streets. The sidewalk that was put in place with the development of the
bank dead-ends into a retaining wall. The property immediately south of this site
is developed as an office use. There is no sidewalk in place along A Street
adjacent to the office development.
The applicant is requesting a waiver of the street buffer requirement along A Street.
The applicant notes based on the depth of the property there is not adequate room
to install the landscape strip and allow for maneuverability within the proposed
parking area.
A new paved areas is proposed within the rear yard area of the site. The plan
indicates the placement of four (4) parking spaces. The landscape and buffer
ordinance would typically require a landscape strip of 6-feet 9-inches adjacent to
the paved area. The plan indicates the placement of landscape strip less than
four (4) feet in width.
Staff is not supportive of the applicant request. Based on the applicant’s
redevelopment plan, the site does not provide the required right of way
dedications, landscaping and proper buffering. Staff feels the development as
proposed is too intense for this site.
J. STAFF RECOMMENDATION:
Staff recommends denial of the request.
June 28, 2018
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-8684-A
9
PLANNING COMMISSION ACTION: (JUNE 28, 2018)
Mr. Scott Loye was present representing the request. There were no registered objectors
present. Staff presented an overview of the item stating the request included several
waivers. Staff stated the applicant was seeking a waiver of the boundary street ordinance
improvements to A Street, the radial dedication at the intersection of A and Van Buren
Streets and the right of way dedication for A Street. Staff stated if the site was developed
as proposed there would be no street buffer along A Street. Staff presented a
recommendation of denial of the request.
Mr. Loye addressed the Commission stating the house and current parking lot were
located at a busy intersection. He stated the property was 150-feet from the Markham
and Van Buren intersection which was a very busy intersection. He stated A Street served
one (1) block. He stated the improvements at the intersection of A and Jackson were
completed with the development of the bank but no other improvements were in place.
He stated currently the site was approved for a beauty salon and a food truck. He stated
these uses could occur on the site with no upgrades. He stated he was proposing
improvements to the parking and the addition of a paved parking lot in the rear of the
house to provide adequate parking to serve the site. He stated a number of the
businesses had placed no parking signs on their property because of the spillover of cars
from the salon. He stated he was willing to provide right of way dedication for Van Buren
Street but was requesting a waiver of the dedication on A Street as well as the radial
dedication. He stated with the right of way dedication the development would not work.
He stated with the existing right of way there was 40-feet which would allow vehicles to
back out of the parking stalls and not into the street. He stated this area was a commercial
area. He stated few of the businesses in the area were developed with curb and gutter.
There was a general discussion by the Commissioners concerning the area and the
development which had occurred. Commissioner May stated there was little traffic on A
Street. He stated he felt the development could occur without the street improvements.
The chair entertained a motion for approval of the item including all staff
recommendations and comments except that of denial. The motion carried by a vote of
6 ayes, 3 noes and 2 absent.
The chair entertained a motion of approval of the applicant’s request for the waiver of the
right of way dedications for A Street and the radial dedication of right of way at the
intersection of A and Van Buren Streets. The motion carried by a vote of 7 ayes, 2 noes
and 2 absent.
The chair entertained a motion of approval for the applicant’s request for the waiver of the
boundary street ordinance requirements for the street improvements to A Street. The
motion carried by a vote of 7 ayes, 2 noes and 2 absent.
June 28, 2018
ITEM NO.: 18 FILE NO.: Z-9228-A
NAME: 9010 Hilaro Springs Road Revised Short-form PD-C
LOCATION: Located at 9010 Hilaro Springs Road
DEVELOPER:
Bilqees Lakhani
9010 Hilaro Springs Road
Little Rock, AR 72209
OWNER/AUTHORIZED AGENT:
Bilqees Lakhani, Owner
SURVEYOR:
Brooks Surveying Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.36-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 14 – Geyer Springs East CENSUS TRACT: 41.08
CURRENT ZONING: PD-C
ALLOWED USES: C-3, General Commercial District uses
PROPOSED ZONING: Revised PD-C
PROPOSED USE: Allow outdoor display of motorcycles and ATV’s and Allow an
off-premise sign, billboard on the site.
VARIANCE/WAIVERS: None requested.
BACKGROUND:
Ordinance No. 21,486 adopted by the Little Rock Board of Directors on October 2, 2017,
rezoned this site from R-2, Single-family to PD-C, Planned Development Commercial, to
allow the reuse of the existing commercial building for retail uses. No change to the
exterior of the building or existing parking was proposed. The approval allowed C-3,
June 28, 2018
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-9228-A
2
General Commercial District uses as allowable uses for the site. The approval did not
allow the outdoor display of merchandise.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing to amend the previously approved PD-C, Planned
Development Commercial, to allow outdoor display of motorcycles and ATV’s and
to allow the placement of a billboard on the site. There are no other changes
proposed for the approved site plan or the previously approved allowable uses.
B. EXISTING CONDITIONS:
The site contains a commercial business selling motorcycles and ATV’s located
on the west side of Hilaro Springs Road just south of Baseline Road. To the north
of the site is Baseline Elementary School. South of the site is a single-family home.
Across Hilaro Springs Road is a shopping center which contains the former Family
Dollar Store and Sawyers Grocery Store, both of which have either moved or
closed their business.
Hilaro Springs Road is constructed as a two (2) lane road with open ditches for
drainage. There are no sidewalks in place along the property frontage.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the Upper
Baseline Neighborhood Association and Southwest Little Rock Untied for Progress
were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Hilaro Springs Road is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45-feet from centerline will be required.
2. Obtain a franchise agreement from Public Works Bennie Nicolo,
bnicolo@littlerock.gov or 501.371.4818 for the private improvements such as
signage and sign pole located in the right-of-way.
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Sewer available to this site.
June 28, 2018
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-9228-A
3
Entergy: Entergy does not object to this proposal as long as proper NESC and
OSHA required clearances are maintained between the overhead power line on
the north side of the property and the outdoor display. Contact Entergy in advance
to discuss electrical service requirements, conduit layout, and adjustments to
existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No objection.
Fire Department: No comment.
Parks and Recreation: No comment received.
County Planning: No comment.
F. Building Codes/Landscape:
Building Code: No comment.
Landscape:
1. Any new site development must comply with the City’s landscape and buffer
ordinance requirements.
2. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. Transportation/Planning:
Rock Region Metro: The site is not located on a dedicated Rock Region Metro
route.
Planning Division: This request is located in Geyer Springs East Planning District.
The Land Use Plan Residential Low (RL) for this property. The Residential Low
Density category provides for single family homes at densities not to exceed six
(6) units per acre. Such residential development is typically characterized by
conventional single family homes, but may include patio or garden homes and
cluster homes, provided that the density remain less than six (6) units per acre.
June 28, 2018
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-9228-A
4
The applicant has applied for a revision to the existing PCD (Planned Commercial
Development) to allow outdoor display.
Master Street Plan: East of the property is Hilaro Springs Road and it is shown as
a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections
to and through an urban area and their primary function is to provide short distance
travel within the urbanized area. Entrances and exits should be limited to minimize
negative effects of traffic and pedestrians on Hilaro Springs Road since it is a Minor
Arterial. This street may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: A Class II Bike Lane is shown along Hilaro Springs Road. Bike Lanes
provide a portion of the pavement for the sole use of bicycles.
H. SUBDIVISION COMMITTEE COMMENT: (June 6, 2018)
The applicant was not present. Staff presented an overview of the item stating
they would work with the applicant to resolve any of their concerns prior to the item
being forwarded to the full Commission for review and approval. There were no
more issues for discussion. The Committee then forwarded the item to the full
Commission for final action.
I. ANALYSIS:
There were no outstanding technical issues associated with the request raised at
the June 6, 2018, Subdivision Committee meeting. The applicant is proposing to
amend the previously approved PD-C, Planned Development Commercial, to
allow outdoor display of motorcycles and ATV’s at the site. The applicant is also
proposing to place an off-premise sign on the site (a billboard) to advertise his
business as well as businesses located in other areas of the City. There are no
other changes proposed for the approved site plan or the previously approved
allowable uses.
Staff is not supportive of the applicant’s request to allow the outdoor display as
proposed. The applicant is seeking approval of a C-4, Open Display District uses
on the property which is located adjacent to residentially zoned and used property.
The C-4, Open Display District is intended to provide a location for the limited
amount of merchandise, equipment and material being offered for retail sale that,
because of the type of material or transportation requirements, is suitable for
display and storage outside the confines of an enclosed building. Such uses are
not generally compatible with pedestrian-oriented commercial districts and
shopping centers since they tend to obstruct and interfere with pedestrian
movements. Appropriate locations for this district are along heavily traveled major
traffic arterials.
June 28, 2018
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-9228-A
5
In addition, staff does not support the request to allow an off-premise sign,
billboard, at this location. Billboards are typically limited to C-3, General
Commercial District, C-4, Open Display District, I-2 Light Industrial District and I-3,
Industrial District zoned properties. Billboards are typically placed on heavily
traveled major traffic arterials. Staff does not feel this is an appropriate location
for an off-premise sign. City Code establishes a cap on the number of billboard
permits. The cap has been reached and there are no additional billboard permits.
To allow an additional permit will require a change in City Code.
J. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (JUNE 28, 2018)
Rizwan Surani was present representing the request. There was one (1) registered
objector present. Staff presented the item with a recommendation of denial.
Mr. Surani addressed the Commission stating his desire was to allow the outdoor display
of the ATV’s. He stated he was no longer requesting the placement of a billboard on the
property. He stated his business sold ATV’s for children. He stated it was a new business
and visibility was important. He stated with the outdoor display this would allow residents
to know the business was open.
The Vice-President of the Upper Baseline Neighborhood Association was present to
speak in favor of the request. He stated he and Ms. Pam Bingham, President of the
Upper Baseline Neighborhood Association had seen the new business and went over to
welcome them to the neighborhood. He stated the business was a welcome business to
the neighborhood and would have a positive impact on the area. He stated the
Neighborhood Association supported the request to allow the outdoor display.
Ms. Ruth Bell, League of Women Voters, addressed the Commission in opposition of the
request. She stated the outdoor display was not what was needed in this area. She
stated without limits to the area of outdoor display and without limits on the items to be
stored outside then this could grow and not be desirable for the area. She stated with
single-family homes located to the south this was not an area for outdoor display.
Mr. Surani stated the area was a commercial area. The Commission questioned the
business across Hilaro Springs Road. He stated the business was a closed grocery store.
He stated there was a church located within the center.
June 28, 2018
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-9228-A
6
There was a general discussion of the Commission concerning the request and if limits
had been placed on the areas of outdoor display or the items to be place outdoors. Staff
stated there had not been any limits placed on the area or items for display.
The chair entertained a motion for approval of the item including all staff
recommendations and comments except that of denial. The motion failed by a vote of
3 ayes, 6 noes and 2 absent.
June 28, 2018
ITEM NO.: 19 FILE NO.: Z-9328
NAME: 39th and Stannus Short-form PD-R
LOCATION: Located North of West 39th Street between Stannus Road and Wilder Street
DEVELOPER:
Stanley Phillips
6204 Sandy Lane
Little Rock, AR 72204
OWNER/AUTHORIZED AGENT:
Tommy Thomas, Owner
Stanley Phillips, Agent
SURVEYOR/ENGINEER:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 1.13-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 10 – Boyle Park CENSUS TRACT: 24.06
CURRENT ZONING: R-3, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-R
PROPOSED USE: Duplex – 4 buildings, 8 total units
VARIANCE/WAIVERS: A waiver of the boundary street ordinance requirements to the
abutting streets.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting to rezone the property from R-3, Single-family District
to PD-R, Planned Development Residential, to allow the development of four (4)
buildings of duplex housing on the site. The new buildings are proposed containing
June 28, 2018
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z-9328
2
approximately 2,300 square feet. The applicant indicates the buildings will be
one-story, with a flat reinforced concrete slab, a thermal insulated wood-farmed
structure clad with vinyl siding and contain vinyl clad thermal glazed windows with
a hip roof clad with asphalt shingles.
The site has not been previously platted and is one (1) parcel of property. The
applicant is proposing to subdivide the property into four (4) lots to allow the
development of the four (4) duplex buildings.
The applicant is seeking a waiver of the boundary street ordinance requirements
to widen the abutting streets and not install the required curb, gutter and sidewalk.
B. EXISTING CONDITIONS:
The site is heavily wooded located at the dead ends of Stannus Street and Wilder
Street. There are single-family homes located on separate parcels to the north
and south of the proposed duplexes on Stannus Road. There is a single-family
home located to the north of the proposed duplexes on Wilder Street. The streets
abutting the site are narrow streets with no curb and gutter or sidewalk in place.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the John Barrow
Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A 20 foot radial dedication of right-of-way is required at the intersection of West
39th Street and Wilder Street.
2. All driveways shall be concrete aprons per City Ordinance.
3. With site development, provide the design of street conforming to the Master
Street Plan. Construct one-half street improvement to West 39th Street
including 5-foot sidewalks with the planned development. The new back of
curb should be located 13-feet from center of the street.
4. With site development, provide design of street conforming to the Master Street
Plan. Construct one-half street improvement to Stannus Street including 5-foot
sidewalks with the planned development. The new back of curb should be
located 13-feet from center of the street.
June 28, 2018
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z-9328
3
5. With site development, provide design of street conforming to the Master Street
Plan. Construct one-half street improvement to Wilder Street including 5-foot
sidewalks with the planned development. The new back of curb should be
located 13-feet from the center of the street.
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Sewer available to this site. Retain any
existing sewer easements. Contact Little Rock Water Reclamation Authority for
additional information.
Entergy: Entergy does not object to this proposal. There do not appear to be any
conflicts with existing electrical utilities at this location. There are existing single
phase, overhead power lines on the west side of Stannus, on the east side of
Wilder and on the south side of 39th Streets in the vicinity of this project. Contact
Entergy in advance to discuss electrical service requirements, or adjustments to
existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire Department
is required.
3. This development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate pressure
and fire protection.
4. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
5. Additional fire hydrant(s) will be required. Contact the Little Rock Fire
Department to obtain information regarding the required placement of the
hydrant(s) and contact Central Arkansas Water regarding procedures for
installation of the hydrant(s).
6. A main line extension may be required for this project.
June 28, 2018
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z-9328
4
Fire Department:
1. Full Plan Review – Maintain Access
2. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet, exclusive
of shoulders.
3. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus
access roads shall not exceed 10 percent in grade except as approved by the
fire chief.
4. Loading. Maintain fire apparatus access road design as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed shall
be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
5. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4
a. D105.1 Where Required. Where the vertical distance between the
grade plane and the highest roof surface exceed 30’, approved aerial
fire apparatus access roads shall be provided. For the purposes of
this section the highest roof surfaces shall be determined by
measurement to the eave of a pitched roof, the intersection of a roof
to the exterior wall, or the top of the parapet walls, whichever is
greater.
b. D105.2 Width. Aerial fire apparatus access roads shall have a
minimum unobstructed with of 26’, exclusive of shoulders, in the
immediate vicinity of the building or portion thereof.
c. D105.3 Proximity to building. At least one of the required access
routes meeting this condition shall be located within a minimum of
15 feet and a maximum of 30 feet from the building, and shall be
positioned parallel to one entire side of the building. The side of the
building on which the aerial fire apparatus access road is positioned
shall be approved by the fire code official.
d. D105.4 Obstructions. Overhead utility and power lines shall not be
located over the aerial fire apparatus access road or between the
aerial fire apparatus road and the building. Other obstructions shall
be permitted to be places with the approval of the fire code official.
June 28, 2018
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z-9328
5
6. 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.
7. 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.
10. Multi-Family Residential Developments. As per Appendix D,
Section D106.1 of the 2012 Arkansas Fire Prevention Code Vol. 1.
Projects having more than 100 dwelling units. Multiple-family
residential projects having more than 100 dwelling units shall be
equipped throughout with two separate and approved fire
apparatus access roads.
a. Exception: Projects having up to 200 dwelling units may have
a single approved fire apparatus access road when all
building, including nonresidential occupancies are equipped
June 28, 2018
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z-9328
6
throughout with approved automatic sprinkler systems
installed in accordance with Section 903.3.1.1 or 903.3.1.2
b. As per Appendix D, Section D106.2 of the 2012 Arkansas Fire
prevention Code Vol. 1. Projects having more than
200 dwelling units. Multiple-family residential projects having
more than 200 dwelling units shall be provided with two
separate and approved fire apparatus access roads
regardless of whether they are equipped with an approved
automatic sprinkler system.
8. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
F. Building Codes/Landscape:
Building Code: Project is a duplex and duplex occupancies are required to
be separated by 1 hour fire walls and smoke walls in the attic space. All
overhands are required to be included in the fire separation. For clarification
contact commercial plans examiner Curtis Richey at 501.371.4724 or
crichey@littlerock.gov.
Landscape: No comment.
G. Transportation/Planning:
Rock Region Metro: The site is not located on a dedicated Rock Region Metro
route.
Planning Division: This request is located in Boyle Park Planning District. The
Land Use Plan Residential Low (RL) for this property. The Residential Low Density
category provides for single family homes at densities not to exceed six (6) units
per acre. Such residential development is typically characterized by conventional
single family homes, but may include patio or garden homes and cluster homes,
provided that the density remain less than six (6) units per acre. The applicant has
applied for rezoning from R-3 (Single Family District) to PDR (Planned
Development Residential) to allow four (4) duplexes on a single lot.
June 28, 2018
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z-9328
7
Master Street Plan: South of the property is West 39th Street and it is shown as a
Local Street on the Master Street Plan. East of the property is Wilder Street and it
is shown as a Local Street on the Master Street Plan. West of the property is
Stannus Street 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. These streets may require dedication of
right-of-way and may require street improvements for entrances and exits to
the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
H. SUBDIVISION COMMITTEE COMMENT: (June 6, 2018)
The applicant was present representing the request. Staff presented an overview
of the item stating there were few outstanding technical issues associated with the
request. Staff stated due to the use of the property as multi-family street
improvements to the abutting streets was required. Staff stated the new back of
curb should be located 13-feet from the center of the street. Staff stated a 20-foot
radial dedication of right of way was required at the intersection of West 39th and
Wilder Streets.
Staff noted the comments from the various other departments and agencies. Staff
suggested the applicant contact the departments or agencies directly with any
questions or concerns. There were no more issues for discussion. The Committee
then forwarded the item to the full Commission for final action.
I. ANALYSIS:
The applicant submitted a revised site plan to staff addressing some of the
technical issues associated with the request raised at the June 6, 2018,
Subdivision Committee meeting. The request is to rezone the property from R-3,
Single-family District to PD-R, Planned Development Residential, to allow the
development of four (4) buildings of duplex housing on the site. The new buildings
are proposed containing approximately 2,300 square feet. The applicant indicates
the buildings will be one-story, with a flat reinforced concrete slab, a thermal
insulated wood-framed structure clad with vinyl siding and contain vinyl clad
thermal glazed windows with a hip roof clad with asphalt shingles.
The site is currently one (1) tract and was not previously subdivided into lots. The
applicant is proposing to subdivide the development into four (4) lots and construct
a new duplex building on each of the lots. Each lot is proposed with a single
driveway and six (6) parking spaces. Parking for multi-family is typically based on
June 28, 2018
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z-9328
8
one (1) parking space per unit. A duplex unit would typically require the placement
of three (3) parking spaces.
A minimum setback of 35-feet from the street right of way is proposed. There is a
minimum of five (5) foot side yard setback on each lot. The lots along Stannus
Street are indicated with a 9-foot 6-inch side yard setback from the side property
lines. The buildings located on West 39th Street are indicated with a minimum side
yard setback of 24-feet.
The applicant has indicated right of way dedications per the Master Street Plan will
be provided. The applicant is requesting a waiver of the required street
improvements to the abutting streets. The applicant states in his follow-up letter
he has developed several similar projects within close proximity to this site and
has not be required to install the boundary street improvements nor has the
applicant been required to seek a waiver of the requirements from the Planning
Commission or the Board of Directors. He stated within the City of Little Rock
boundaries this site is somewhat remote and the streets are not well traveled. He
stated Stannus and Wilder Streets are dead end streets into Boyle Park which is
a positive enhancement to this quiet rural-like setting. In staff’s opinion since the
project is a single lot and the applicant is proposing to replat the lot into four (4)
lots the boundary street ordinance is indeed triggered and the improvements are
required.
Based on the applicant’s request for the waiver of the required boundary street
improvements staff is not supportive of the applicant’s request. The boundary
street ordinance was put in place to allow for orderly growth and street
construction. The lack of right-of-way dedication and associated roadway and
drainage improvements can result in costly relocation of utilities, and costly
redesign and reconstruction of roadway and drainage improvements. Lack of
roadway and drainage improvements may result in inadequate access to abutting
property, traffic congestion, unsafe traffic operations, and otherwise adversely
affect the safety and general welfare of the City.
J. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (JUNE 28, 2018)
Mr. Stanley Phillips was present representing the request. Staff presented an overview
of the item stating they were not is support of the applicant’s request for a waiver of the
boundary street ordinance requirements for the abutting streets. Staff stated the streets
were substandard streets and did not provide the minimum paving required for fire
June 28, 2018
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z-9328
9
access. Staff stated at a minimum the streets should be brought into a standard which
would allow for proper emergency access.
Mr. Phillips addressed the Commission stating his request was similar to his previous
development requests. He stated he bought the property not knowing the property was
a single tract of land and had not been platted. He stated the owner indicated the site
was platted as nine (9) lots. He stated it did not make sense to add curb, gutter and
sidewalk to the property. He stated the streets were a dead-end into the park. He stated
the streets would never go through to West 36th Street. Mr. Phillips stated there was no
traffic in this area. He stated the development would provide adequate parking on-site
and there would be no need for street parking. He stated the new duplexes would add
value to the area. He stated he was opposed to the street improvements because there
was no benefit to the public with the installation of the curb, gutter and sidewalk.
Mr. Karl Benz addressed the Commission in opposition of the request. He stated his
home was surrounded by the development. He stated this was a quiet neighborhood.
He stated it was important to provide families with safe streets and safe environment to
live. He stated the homes in the area were quaint homes. He stated the mix of housing
types was what made safe neighborhoods. He stated non-single-family homes would
cause property values to decline. He stated additional cars in the area would increase
traffic on the narrow streets. He stated it was important to provide children with areas of
play both inside and outside the home. He stated if the streets were widened then this
would change the environment of the area. He stated the children of the area were
building memories and friendships. He stated he did not want the development approved
and felt the approval of the development would cause an adverse impact on the children
of the area.
Mr. Phillips stated not everyone could afford a home at certain times in their life. He
stated this offered those who could not afford a home an option to a nice place to live and
have amenities that homeownership would offer. He stated he was going to include
landscaping and shutters on the new units. He stated he was going to develop the new
units to look more like a single-family home.
Mr. Phillips stated staff had approached him concerning the placement of asphalt on the
street to increase the street widths to 20-feet of pavement. He stated he was agreeable
to placing the additional asphalt but did not want to install the sidewalk, curb and gutter.
Staff questioned if Mr. Phillips was amending his application to include the additional
paving. Mr. Phillips stated he was amending his application to include the additional
paving.
The Commission questioned staff if they were now supportive of the request based on
the amendment. Staff stated they were supportive of the application.
June 28, 2018
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z-9328
10
A motion was made to approve the request including all staff recommendations and
comments. The motion carried by a vote of 9 ayes, 0 noes and 2 absent.
June 28, 2018
ITEM NO.: 20 FILE NO.: Z-3117-E
NAME: 7415 Colonel Glenn Road Revised Short-form PCD
LOCATION: Located at 7415 Colonel Glenn Road
DEVELOPER:
Gaviranga Investments, LLC
7415 Colonel Glenn Road
Little Rock, AR 72205
OWNER/AUTHORIZED AGENT:
Gaviranga Investment, LLC - Owner
Terry Burruss Architect – Agent
SURVEYOR:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
ARCHITECT:
Terry Burruss Architects
11912 Kanis Road, Suite F-8
Little Rock, AR 72211
AREA: 5.0-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 10 – Boyle Park CENSUS TRACT: 24.06
CURRENT ZONING: PCD
ALLOWED USES: Contractor’s maintenance yard
PROPOSED ZONING: Revised PCD
PROPOSED USE: Storage facilities
VARIANCE/WAIVERS: None requested.
June 28, 2018
SUBDIVISION
ITEM NO.: 20 (Cont.) FILE NO.: Z-3117-E
2
BACKGROUND:
On November 16, 1993, the Little Rock Planning Commission approved a rezoning of this
property, from C-3, General Commercial District, to C-4, Open Display District and a
Conditional Use Permit for a contractor’s maintenance yard within the rear portion of the
property. On December 21, 1993, the Board of Directors passed Ordinance No. 16,540
rezoning the property from C-3, General Commercial District, to PCD, Planned
Commercial Development District. It was determined by the Board of Directors that the
PCD, Planned Commercial Development, zoning was more appropriate and attached
conditions to the rezoning, which included part of the PCD, Planned Commercial
Development, use being for a specific business owner.
The property sold in 1999 and the contractor’s maintenance yard use by the previous
owner was discontinued. The new owner informed staff they had been using the area for
storage of trucks and trailers for over five (5) years and wished to amend the PCD,
Planned Commercial Development, zoning to allow the continued use of the area for
storage.
Ordinance No. 18,103 adopted by the Little Rock Board of Directors on October 5, 1999,
approved the revision. The ordinance stated the South 506-feet, as measured along the
west property line, was allowed for storage and parking of vehicles and trailers with the
following conditions: (1) There was to be no outside storage or display of materials.
(2) There was to be no permanent storage of inoperative trailers or vehicles. (3) The two
(2) existing metal buildings within this area were to be used for storage only.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now requesting to modify a previously approved PCD, Planned
Commercial Development, to allow the construction of storage facilities in the rear
area of the site. The applicant is proposing to use the existing two (2) metal
structures (40-foot by 320-foot and 40-foot by 195-foot) and construct a
new 40-foot by 300-foot metal building. The storage facilities will have a 24-hour
a day, 7-day a week gated access. The front area will remain with uses as allowed
within the C-3, General Commercial District.
B. EXISTING CONDITIONS:
To the east of the site is a United States Post office facility and to the north is a
school, formerly known as the Wilson Elementary School. There are a number of
uses in this general area which includes daycare, automobile related businesses
including tire stores, general retail and Davis Trailer and Equipment. There is a
City of Little Rock park located to the south of this site. Colonel Glenn Road
adjacent to the site is constructed with four (4) travel lanes and a center turn lane.
There are sidewalks, curb and gutter in place along the property frontage.
June 28, 2018
SUBDIVISION
ITEM NO.: 20 (Cont.) FILE NO.: Z-3117-E
3
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the John Barrow
Neighborhood Association and the Westwood Neighborhood Association were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Colonel Glenn Road is classified on the Master Street Plan as a principal
arterial with special design standards. Dedication of right-of-way to 45-feet from
centerline will be required. Information on the right-of-way dimensions is not
provided.
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Sewer available to this site. Contact
Little Rock Water Reclamation Authority for additional information.
Entergy: Entergy does not object to this proposal as long as proper NESC and
OSHA required clearances are maintained between the overhead power line on
the east side of the property and the proposed, new building. Clearances should
be maintained during and after construction of the building. Service is already
being provided to existing building on this property. There is a three phase,
overhead power on the west side of the property and a single phase line on the
east side of the property. Contact Entergy in advance to discuss electrical service
requirements, or adjustments to existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required.
If additional fire hydrant(s) are required, they will be installed at the
Developer’s expense.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
June 28, 2018
SUBDIVISION
ITEM NO.: 20 (Cont.) FILE NO.: Z-3117-E
4
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
4. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
5. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
6. Contact Central Arkansas Water regarding the size and location of the
water meter.
7. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use. Central
Arkansas Water requires that upon installation of the RPZA, successful tests
of the assembly must be completed by a Certified Assembly Tester licensed
by the State of Arkansas and approved by Central Arkansas Water. The test
results must be sent to Central Arkansas Water’s Cross Connection Section
within ten days of installation and annually thereafter. Contact the Cross
Connection Section at 501.377.1226 if you would like to discuss backflow
prevention requirements for this project.
8. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water’s materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
9. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are
used, a reduced pressure.
10. This development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate pressure
and fire protection.
Fire Department:
1. Full Plan Review – Maintain Access
2. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet, exclusive
of shoulders.
June 28, 2018
SUBDIVISION
ITEM NO.: 20 (Cont.) FILE NO.: Z-3117-E
5
3. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus
access roads shall not exceed 10 percent in grade except as approved by the
fire chief.
4. Loading. Maintain fire apparatus access road design as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed shall
be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
5. Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1
a. Section D104.1 Buildings exceeding three stories or 30 feet in height.
Building or facilities exceeding 30 feet or three stories in height shall
have at least two means of fire apparatus access for each structure.
b. Section D104.2 Building exceeding 62,000 square feet in area.
Buildings or facilities having a gross building area of more than
62,000 square feet shall be provide with two separate and approved
fire apparatus access roads.
c. Exception: Projects having a gross building area of up to
124,000 square feet that have a single approved fire apparatus
access road when all building are equipped throughout with
approved automatic sprinkler systems.
d. D104.3 Remoteness. Where two fire apparatus access roads are
required, they shall be placed a distance apart equal to not less than
one half of the length of the maximum overall diagonal dimension of
the lot or area to be served, measured in a straight line between
accesses.
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 intersection of a
roof to the exterior wall, or the top of the parapet walls, whichever
is greater.
June 28, 2018
SUBDIVISION
ITEM NO.: 20 (Cont.) FILE NO.: Z-3117-E
6
b. D105.2 Width. Aerial fire apparatus access roads shall have a
minimum unobstructed with of 26’, exclusive of shoulders, in the
immediate vicinity of the building or portion thereof.
c. D105.3 Proximity to building. At least one of the required access
routes meeting this condition shall be located within a minimum of
15 feet and a maximum of 30 feet from the building, and shall be
positioned parallel to one entire side of the building. The side of the
building on which the aerial fire apparatus access road is positioned
shall be approved by the fire code official.
d. D105.4 Obstructions. Overhead utility and power lines shall not be
located over the aerial fire apparatus access road or between the
aerial fire apparatus road and the building. Other obstructions shall
be permitted to be places with the approval of the fire code official.
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. 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.
June 28, 2018
SUBDIVISION
ITEM NO.: 20 (Cont.) FILE NO.: Z-3117-E
7
9. Gates, intended for automatic operation shall be designed,
constructed and installed to comply with requirements of ASTM F
2200.
9. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
F. Building Codes/Landscape:
Building Code: Project is subject to full commercial plan review and approval prior
to issuance of a building permit. For information on submittal requirements and the
review process. This project will require fully developed Architectural, Structural,
Civil and MEP Plans. Contact a commercial plans examiner: Curtis Richey at
501.371.4724; crichey@littlerock.gov.
Landscape:
1. Any new site development must comply with the City’s landscape and buffer
ordinance requirements.
2. The City Beautiful Commission recommends preserving as many existing trees
as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. Transportation/Planning:
Rock Region Metro: The site is located on Rock Region Metro route #14 –
Rosedale route.
Planning Division: This request is located in Boyle Park Rock Planning District.
The Land Use Plan shows Commercial (C) for this property. The Commercial
category includes a broad range of retail and wholesale sales of products, personal
and professional services, and general business activities. Commercial activities
vary in type and scale, depending on the trade area that they serve. The applicant
has applied for a revision to a previously approved PCD (Planned Commercial
Development) to add an additional warehouse building to the site.
June 28, 2018
SUBDIVISION
ITEM NO.: 20 (Cont.) FILE NO.: Z-3117-E
8
Master Street Plan: North of the property is Colonel Glenn Road and it is shown
as a Principal Arterial on the Master Street Plan. The primary function of a Principal
Arterial Street is to serve through traffic and to connect major traffic generator or
activity centers within an urbanized area. Entrances and exits should be limited to
minimize negative effects of traffic and pedestrians on Colonel Glenn Road since
it is a Principal Arterial. This street may require dedication of right-of-way and may
require street improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
H. SUBDIVISION COMMITTEE COMMENT: (June 6, 2018)
The applicant was present representing the request. Staff presented an overview
of the item stating there were additional items necessary to complete the review
process. Staff requested the applicant provide the dumpster locations and the
hours of dumpster service. Staff also requested the applicant provide the location
of any proposed fences and include the construction materials and total height.
Public Works comments were addressed. Staff stated Colonel Glenn Road was
classified on the Master Street Plan as a principal arterial with a special design
standard. Staff stated right of way dedication to 45-feet from centerline was
required.
Landscaping comments were addressed. Staff stated any new site development
would require compliance with the City’s landscape and buffer ordinance
requirements.
Staff noted the comments from the various other departments and agencies. Staff
suggested the applicant contact the departments or agencies directly with any
questions or concerns. There were no more issues for discussion. The Committee
then forwarded the item to the full Commission for final action.
I. ANALYSIS:
The applicant submitted a revised site plan to staff addressing the technical issues
associated with the request. The applicant has indicated the dumpster locations
and the location of the proposed fencing. The applicant has also indicated the
right of way dedication on Colonel Glenn Road will be provided to meet the Master
Street Plan.
The request is to modify a previously approved PCD, Planned Commercial
Development, to allow the construction of storage facilities in the rear area of the
site. The applicant is proposing to use the existing two (2) metal structures
(40-foot by 320-foot and 40-foot by 195-foot) and construct a new 40-foot by
June 28, 2018
SUBDIVISION
ITEM NO.: 20 (Cont.) FILE NO.: Z-3117-E
9
300-foot metal building. The site plan also includes an area designated for parking
of trucks and trailers.
The applicant has indicated the request is to allow C-3, General Commercial
District uses as allowable uses for the northern building, Building 1. The remaining
three (3) buildings are proposed as mini-warehouse and warehouse space. The
applicant stated a number of the users of the storage spaces are contractors
and/or food truck operators. The units do not have electrical service to the
individual units.
The storage facilities will have a 24-hour a day, 7-day a week gated access. The
dumpster service hours will be limited to 7 am to 6 pm Monday through Friday.
The plan does not include any new perimeter fencing. Currently in place there is
an eight (8) foot chain link fence enclosing the storage area portion of the site.
There is no fencing in place or proposed along the front portion of the property.
All ground signage is to be located along Colonel Glenn Road. The signage
proposed is as allowed in commercial zones or a maximum of 36-feet in height
and 160 square feet in area. The applicant is proposing building signage as
allowed in commercial zones or a maximum of ten (10) percent of the façade area
on the facades abutting the public street.
Staff is supportive of the applicant’s request. The applicant is seeking approval to
allow an additional building to be constructed on the site. The building is proposed
as mini-warehouse/warehouse lease space to similar clients as rent the existing
spaces. The new construction is not encroaching into the neighborhood but is
located along the common lot line with an adjacent commercially zoned property.
To staff’s knowledge there are no remaining outstanding technical issues
associated with the request. Staff feels the request to revise the previously
approved PCD, Planned Commercial Development, to allow the additional building
is appropriate.
J. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
PLANNING COMMISSION ACTION: (JUNE 28, 2018)
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
June 28, 2018
SUBDIVISION
ITEM NO.: 20 (Cont.) FILE NO.: Z-3117-E
10
comments and conditions as outlined in paragraphs D, E and F of the agenda staff report.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by staff by a vote of 9 ayes, 0 noes, 1 absent and 1 recusal
(Commissioner Laha).
June 28, 2018
ITEM NO.: 21 FILE NO.: Z-5365-F
NAME: Geyer Springs First Baptist Church Short-form PD-O
LOCATION: Located at 12400 I-30
DEVELOPER:
Geyer Springs First Baptist Church
12400 I-30
Little Rock, AR 72210
OWNER/AUTHORIZED AGENT:
Geyer Springs Baptist Church, Owner
SURVEYOR:
Arkansas Surveying and Consulting
1926 Salem Road
Benton, AR 72019
ENGINEER:
Laha Engineering
6602 Baseline Road Suite E
Little Rock, AR 72209
AREA: 0.4-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 16 – Otter Creek CENSUS TRACT: 41.03
CURRENT ZONING: R-2, Single-family with a CUP for the church
ALLOWED USES: Church
PROPOSED ZONING: PD-O
PROPOSED USE: Office
VARIANCE/WAIVERS: None requested.
June 28, 2018
SUBDIVISION
ITEM NO.: 21 (Cont.) FILE NO.: Z-5365-F
2
BACKGROUND:
On February 12, 1991, the Little Rock Planning Commission approved a conditional use
permit allowing for construction of a new church building on this R-2, Single-family zoned
168-acre tract. The approval included a single, two–story, 42,000 square foot building
and associated parking.
On September 6, 1994, the Commission approved an amendment to the CUP to allow
for the placement of four (4) portable classroom buildings on the site. Use of the portable
buildings was to be for a period of three (3) years or until permanent classroom facilities
were constructed, whichever came first.
On July 1996, the Commission approved an amendment to the CUP to allow for the
addition of a daycare and kindergarten within the existing building. The
daycare/kindergarten was approved to have a maximum enrollment of 200 children. At
that time, the entire congregation had not moved from Geyer Springs to this new facility.
The four (4) previously approved portable buildings had not yet been placed on the
property. Development still consisted only of the initial 42,000 square foot building and
the associated parking.
On May 15, 1997, the Commission approved an amendment to the CUP allowing for the
phased expansion of the building and parking. One large, temporary modular building
had been placed on the site adjacent to the church building. Phase 1 consisted of a
85,000 square foot, two –story building addition and additional parking. Phase 1 was to
contain a 2,000 seat sanctuary, offices, music rehearsal space and classrooms. The
large, temporary modular building was to be removed after the completion of Phase 1.
Phase 2 was to contain a fellowship hall and additional classroom space. Phase 1 was
completed and the large, temporary modular building was removed.
On January 21, 2000, staff approved the placement of two (2) additional portable
classroom buildings until September 18, 2000.
On August 22, 2000, staff approved the continued use of the four (4) portable classroom
buildings until September 2001.
On August 27, 2001, staff approved an extension, allowing four (4) portable classrooms
to remain until September 2002. No additional extensions were granted and the four (4)
portable classroom buildings remained on the site.
On October 30, 2003, the Commission approved the continued use of the four (4) portable
classrooms until October 30, 2005 or until the next phase of construction, whichever
occurred first.
June 28, 2018
SUBDIVISION
ITEM NO.: 21 (Cont.) FILE NO.: Z-5365-F
3
On May 6, 2004, the Little Rock Planning Commission approved a revision to the Church’s
overall master plan. The approval also allowed the placement of a fifth portable building
on the site to be used for administrative space. The Church’s new Master Plan included
additional educational space in all areas, additional administration space, Family Life
Center, outdoor picnic and recreation areas, and the remodeling of various areas within
the existing church including the fellowship hall. The conceptual Master Plan
incorporated an additional 600 parking spaces and approximately 175,000 additional
square feet of floor area. The new plan would result in a facility of some 300,000 square
feet in size and 1,650 parking spaces. The new plan also incorporated uses of the
portions of the site that abuts Stagecoach Road, two (2) softball fields and a parking lot
were proposed for development in this area. The ball fields have not been constructed.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is now proposing the rezoning of a small area of the site from R-2,
Single-family to PD-O, Planned Development Office, to allow the construction of a
new building to be used by Arkansas Baptist Children’s Home and Family
Ministries. The building is located along the northern portion of the site. The
building is proposed 74-feet by 50-feet.
Arkansas Baptist Children’s Homes & Family Ministries is a nonprofit agency of
the Arkansas Baptist State Convention. Through residential child care, family care,
foster care and counseling services, Arkansas Baptist Children’s Homes & Family
Ministries seeks to be the foremost provider to children and families in crisis in
Arkansas. Since its founding in 1894, Arkansas Baptist Children’s Homes &
Family Ministries has been ministering to and meeting needs of some of the state’s
most vulnerable residents. Today, Arkansas Baptist Children’s Homes & Family
Ministries provides a safe, secure home for an average of 300 children and families
each year, as well as about 2,300 counseling sessions a year.
As a 501(c)(3) nonprofit agency, Arkansas Baptist Children’s Homes and Family
Ministries relies on the generosity of Arkansas Baptist churches, businesses and
individuals for the majority of its funding. Churches give to our annual Thanksgiving
Offering, Mother’s Day Offering, The Cooperative Program, sponsorships and
other special gifts.
B. EXISTING CONDITIONS:
The main campus is located on the south side of the tract. Only 26-acres of the
168-acres are useable, the remainder of the area is in the floodway. The floodway
provides a large buffer around the campus buildings and parking lot. To the south
of the site is I-30. East of the site is the Vimy Ridge overpass roadway.
June 28, 2018
SUBDIVISION
ITEM NO.: 21 (Cont.) FILE NO.: Z-5365-F
4
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with Southwest Little
Rock United for Progress were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. The building location shows to be outside of the floodplain. The minimum
Finish Floor elevation of the building should be at least one (1) foot or more
above the base flood elevation. The servicing utilities for the building should
be elevated to at least the base flood elevation.
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Private sewer available to this site.
Contact Little Rock Water Reclamation Authority for additional information.
Entergy: Entergy does not object to this proposal. There do not appear to be any
conflicts with existing electrical utilities at this location. Service is already provided
to existing structures on the property. A single phase, overhead electrical line is
located just to the southwest of the new building site. Contact Entergy in advance
to discuss electrical service requirements, or adjustments to existing facilities
(if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire Department
is required.
3. This development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate pressure
and fire protection.
June 28, 2018
SUBDIVISION
ITEM NO.: 21 (Cont.) FILE NO.: Z-5365-F
5
4. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
5. Additional fire hydrant(s) will be required. Contact the Little Rock Fire
Department to obtain information regarding the required placement of the
hydrant(s) and contact Central Arkansas Water regarding procedures for
installation of the hydrant(s).
Fire Department:
1. Full Plan Review – Maintain Access
2. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet, exclusive
of shoulders.
3. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus
access roads shall not exceed 10 percent in grade except as approved by the
fire chief.
4. Loading. Maintain fire apparatus access road design as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed shall
be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
5. Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1
a. Section D104.1 Buildings exceeding three stories or 30 feet in height.
Building or facilities exceeding 30 feet or three stories in height shall
have at least two means of fire apparatus access for each structure.
b. Section D104.2 Building exceeding 62,000 square feet in area.
Buildings or facilities having a gross building area of more than
62,000 square feet shall be provide with two separate and approved
fire apparatus access roads.
c. Exception: Projects having a gross building area of up to 124,000
square feet that have a single approved fire apparatus access road
when all building are equipped throughout with approved automatic
sprinkler systems.
June 28, 2018
SUBDIVISION
ITEM NO.: 21 (Cont.) FILE NO.: Z-5365-F
6
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.
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 intersection of a roof
to the exterior wall, or the top of the parapet walls, whichever is
greater.
b. D105.2 Width. Aerial fire apparatus access roads shall have a
minimum unobstructed with of 26’, exclusive of shoulders, in the
immediate vicinity of the building or portion thereof.
c. D105.3 Proximity to building. At least one of the required access
routes meeting this condition shall be located within a minimum of
15 feet and a maximum of 30 feet from the building, and shall be
positioned parallel to one entire side of the building. The side of the
building on which the aerial fire apparatus access road is positioned
shall be approved by the fire code official.
d. D105.4 Obstructions. Overhead utility and power lines shall not be
located over the aerial fire apparatus access road or between the
aerial fire apparatus road and the building. Other obstructions shall
be permitted to be places with the approval of the fire code official.
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. 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.
June 28, 2018
SUBDIVISION
ITEM NO.: 21 (Cont.) FILE NO.: Z-5365-F
7
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.
9. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 – C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal’s Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
F. Building Codes/Landscape:
Building Code: Project is subject to full commercial plan review and approval
prior to issuance of a building permit. For information on submittal requirements
and the review process. This project will require fully developed Architectural,
Structural, Civil and MEP Plans. Contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.gov.
Landscape:
1. Site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. 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)
June 28, 2018
SUBDIVISION
ITEM NO.: 21 (Cont.) FILE NO.: Z-5365-F
8
shrubs shall be planted in the building landscape areas for each forty (40) linear
feet of vehicular use area abutting the building.
3. All existing landscape areas to remain shall be protected as per City of Little
Rock Landscape Ordinance (Sec. 15-100). Any trees or vegetation located in
close proximity to construction shall have the area within the dripline fenced
and protected from development activities. Any exiting landscape or irrigation
disturbed by construction shall be repaired or replaced before completion and
final acceptance of the project.
4. The City Beautiful Commission recommends preserving as many existing trees
as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. Transportation/Planning:
Rock Region Metro: The site is located on Rock Region Metro route #23 –
Baseline/Southwest route.
Planning Division: This request is located in Otter Creek Planning District. The
Land Use Plan shows Public Institutional (PI) for this property. The Public
Institutional category includes public and quasi-public facilities that provide a
variety of services to the community such as schools, libraries, fire stations,
churches, utility substations and hospitals. The applicant has applied for rezoning
from R-2 (Single-family District) to PD-O (Planned Development Office) to allow
the construction of a new office building to serve Arkansas Baptist Children’s
Homes and Family Ministries.
Master Street Plan: South of the property is I-30. The primary function of a
Freeway is to serve through long distance trips. Freeways are always designed as
full access control roads (no direct access) entrances and exits should be limited
to minimize negative effects on traffic on I-30 since it is a Freeway. These streets
may require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
H. SUBDIVISION COMMITTEE COMMENT: (June 6, 2018)
The applicant was present representing the request. Staff presented an overview
of the item stating there were few outstanding technical issues associated with the
request. Staff questioned if the new building would have separate metered service
for water, sewer and electrical. The applicant stated the intent was to allow
June 28, 2018
SUBDIVISION
ITEM NO.: 21 (Cont.) FILE NO.: Z-5365-F
9
separate utility meters. Staff questioned the days and hours of the office
development.
Public Works comments were addressed. Staff stated the building location was
indicated outside the floodplain. Staff stated the minimum finished floor elevation
should be at least one (1) foot above the base flood elevation.
Landscaping comments were addressed. Staff stated building landscape areas
were to be provided adjacent to the new building proposed. Staff stated all existing
landscaped areas were to remain and protected as per the City’s landscape
ordinance requirements. Staff stated any landscape or irrigation disturbed by
construction was to be repaired or replaced before completion and final
acceptance of the new building.
Staff noted the comments from the various other departments and agencies. Staff
suggested the applicant contact the departments or agencies directly with any
questions or concerns. There were no more issues for discussion. The Committee
then forwarded the item to the full Commission for final action.
I. ANALYSIS:
There were no outstanding technical issues in need of addressing via a revised
site plan. The request is to rezone a small area of this 168-acre tract from R-2,
Single-family to PD-O, Planned Development Office. The rezoning will allow the
construction of a new building on the site to be used by Arkansas Baptist Children’s
Home and Family Ministries. The building is located along the northern portion of
the site. The building is proposed 74-feet by 50-feet containing 3,700 square feet.
The building will be metered for utilities individually and not be connected to the
church’s utilities for metering of water, wastewater and/or electrical services.
The applicant has indicated the office hours for the Arkansas Baptist Children’s
Home and Family Ministries are from 6 am to 8 pm Monday through Saturday. The
services proposed on site will be counseling services for children and families.
There will be no overnight lodging at this location.
The applicant proposes the placement of wall signage on the new building. The
signage will be limited to building signage allowed in office zones or a maximum
of ten (10) percent of the front façade area. Directional and wayfinding signage
may be added to the site. Any directional signage will comply with the typical
standards of the sign ordinance.
Staff is supportive of the applicant’s request. The applicant is seeking approval to
allow the construction of a new building on the site to serve as a counseling service
which is not being provided by the church but a separate entity. The office will
June 28, 2018
SUBDIVISION
ITEM NO.: 21 (Cont.) FILE NO.: Z-5365-F
10
utilize parking currently on-site. Staff does not feel the sharing of parking will have
any impact on the developed site. To staff’s knowledge there are no remaining
outstanding technical issues associated with the request. Staff feels the rezoning
of this small area of the site to allow the office use is appropriate.
J. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
PLANNING COMMISSION ACTION: (JUNE 28, 2018)
The applicant was present. There were no registered objectors present. Staff presented
the item with a recommendation of approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda staff report.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by staff by a vote of 9 ayes, 0 noes, 1 absent and 1 recusal
(Commissioner Laha).
June 28, 2018
ITEM NO.: 22 FILE NO.: Z-8292-B
NAME: The House of Vision Short-form POD Revocation
LOCATION: Located at 1921 Wright Avenue
DEVELOPER:
Dr. Emma K. Rhodes
8621 Labette Drive
Little Rock, AR 72204
SURVEYOR:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.17 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: POD
ALLOWED USES: O-3, General Office District uses and Activity Center
UNDERLYING ZONING: R-4, Two-family District
BACKGROUND:
Ordinance No. 19,915, adopted by the Little Rock Board of Directors on February 5, 2008,
rezones the site from R-4, Two-family District to POD to allow the existing duplex to be
renovated for an activity center and private offices. The applicant proposed persons using
the House of Vision, an office next door located at 1971 Wright Avenue, as meeting room
space to plan activities, extended business meetings, private family gatherings and other
small community meetings. The House of Vision allowed free office space for job
development and placement of ex-felons; stop the violence program, personal growth and
development for targeted populations and other community services.
Ordinance No. 21,001 adopted by the Little Rock Board of Directors on March 3, 2015,
allowed a revision to the previously approved POD to allow the use of a portion of the
structure as residential. The building located on the site was constructed as a duplex.
The structure served as an activity center and private office space. The unit located at
1921 Wright Avenue will become the private residence while the 1853 Summit unit would
continue to function with private offices, meeting space and public gathering space. The
June 28, 2018
SUBDIVISION
ITEM NO.: 22 (Cont.) FILE NO.: Z-8292-B
2
residential request was to accommodate a family member in need of a place to live on a
temporary basis.
The structure contained 4,900 square feet. The residence was to contain 2,200 square
feet and the remaining 2,700 square feet was to be used for office space and public
gatherings. The applicant stated the uses included graduation ceremonies for Dr. Emma
Rhodes Education Center (EREC) located at 1815 Wrights Avenue, small community
meetings, extended business meetings not held in the EREC building and office space.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
Per Section 36-454(d) The owner of an approved PD or PUD may, for cause,
request repeal of the ordinance establishing the development when it has been
determined that the development will not occur. A written request may be filed with
the City staff at any time up to three (3) years after the date of adoption of the
ordinance creating the PUD or PD. The request shall set forth the cause of the
repeal.
According to the ordinance, the Planning Commission recommendation on the
repeal request shall be forwarded to the Board of Directors for their consideration.
The Board of Directors may grant or deny the request or return the request to the
Planning Commission for further study. If the request is approved, an ordinance
shall be adopted repealing the PUD or PD.
The owner is requesting the POD zoning be revoked and the underlying R-4,
Two-family District zoning be restored.
B. EXISTING CONDITIONS:
The office uses and the events center no longer exist on this site. The site is
currently being renovated for a two-family residence. The area is a node of office
and commercial uses located along Wright Avenue. There is a City of Little Rock
Neighborhood Alert Center located nearby. The area to the east and south of the
site is primarily residential in both single-family and two family homes.
C. NEIGHBORHOOD COMMENTS:
The Central High and Wright Avenue Neighborhood Associations were notified of
the public hearing.
D. SUBDIVISION COMMITTEE COMMENT: (June 6, 2018)
The applicant was not present. Staff presented the item stating the request was a
revocation of the previously approved PCD, Planned Commercial Development.
June 28, 2018
SUBDIVISION
ITEM NO.: 22 (Cont.) FILE NO.: Z-8292-B
3
Staff stated the development previously proposed for the site was no longer a
viable project and the current property owner was requesting the revocation.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
E. STAFF RECOMMENDATION:
Staff recommends the current POD zoning classification be revoked and the
previously held R-4, Two-family District zoning be restored.
PLANNING COMMISSION ACTION: (JUNE 28, 2018)
The applicant was present. There were no registered objectors present. Staff presented
a recommendation the current POD zoning classification be revoked and the previously
held R-4, Two-family District zoning be restored. The item was placed on the consent
agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes, 1 absent
and 1 recusal (Commissioner Laha)
June 28, 2018
ITEM NO.: 23 FILE NO.: A-332
NAME: Kanis Road-DelticPotlatch Annexation
REQUEST: Accept 180 acres plus or minus to the City
LOCATION: Along the north side of Kanis Road, west of Iron Horse Road
(19600-21200 Blocks of Kanis Road)
SOURCE: Tim Daters, White Daters agent
Staff Report:
Staff needs additional time to review and consider this request.
Staff Recommendation:
Staff recommends this item be deferred to July 12, 2018.
PLANNING COMMISSION ACTION: (JUNE 28, 2018)
The item was placed on consent agenda for Deferral to the July 12, 2018
Planning Commission Hearing. By vote of 9 for, 0 against, 1 recusal and
1 absent the consent agenda was approved.
---
DATE ::s'ul'-le. .2f,20!B PLANNING COMMISSION VOTE RECORD
·'p lf/lfW C,tW,i,Nf' kt..,i-N l>/r
M]'Ml :e8Z! .. ·• -.. -r ,� •e,• -��" . . B -...;.��-. .. . .... ,., _J;r.. � ..,,_»--....-._ �� .,, .......,;._·...-, ---a-...-1111t .� _,,.F..,.._ �� BERRY, CRAIG
BYNUM, BUELAH
COX, KEITH
FINNEY, REBECCA
HAMILTON, SCOTT
HAYNES, MARLON D.
LAHA, TROY
LATTURE, PAUL
MAY, BILL B.
STEBBINS, ROBERT
THOMAS, DIANA M.
rvfEM)3eR L:����-,��� '".
��----�:;;,-r'••�• • • • � �.::�:::CJ_..._•;-0,; BERRY, CRAIG
BYNUM, BUELAH A COX, KEITH
FINNEY, REBECCA
HAMILTON, SCOTT
HAYNES, MARLON D.
LAHA, TROY
LATTURE, PAUL
MAY, BILL B.
STEBBINS, ROBERT
THOMAS, DIANA M. J.llr1�'(a�
ffffi i1. ,·.
V A
V
✓
✓
�
✓ ✓
✓
✓
!&: , •. cc
.-
•e."'f,' Hi ....
iL:<l.:,,.-4 1-..j. -I rk--i;,,..
A
R
Z'·J \
./ :/"
�· -)D' ; -1l
---
-
�f
/
/;C;v Si;v:' A-t--i;-1�.JJr 211: �@ !�' '.fill'I!," .. ' ":I f �J .,
; 1-. .... � ! • ·'.::5 ,. -• ... 1;, ---...___�
\
1 �-, � .,_ ..r.iii --�· ' �----___ ..,
---
--.I':>-: 0� ,,-, �--
l . .2_
.i)·� 1/
23
JV/ , ,...____
.._
</
t�)' .\ �
f<. �j v------.....__ _,.,--
��
I\ �, ✓ / V
�#JI' ' .;; 1 -_,,..,,_ _ __,
l_/-\V
CJ"'i,,.,,,
."
f�.... ��'-. .
-
f)�
'$, t�l �-, ,. � � �..,;,,-
�
I/ i V ---
�:l� .� ti.a.
l' i, G V
i.---
,.� ., ,
r--.._
, /l
�
•�if �;.' :-ri:
\,,/
---......
\:� }.' ' �-7 tE '· ' .
L. V
✓
......
,.ff C-f/ut.,( A-t-J,..,.,h.A-
_8-.k
(& ✓
A A
� (I)
✓ /
✓ ✓ e ✓
0 G • ✓
@ 0 " ✓ v A
"l/iJ' ' ..
✓ A
V
V
✓
✓
✓
v
✓
✓ A
··1IB ._ --� .. �,.l:''J.f;;:-f]<i,.• ·, •· 1L:' :t � • ti q, " A 4 A A / / ·/✓
/ ✓ ✓ (;
(j ✓ ✓ (iJ
✓ ✓ / �
Ci (t ca ✓
·,/✓ ✓ ✓ ✓ ✓ ✓ 0 ✓ ✓ e A � A A �ff' -·�•� f-·b '"
/ AYE O NAVE A ABSENT B&_ABSTAIN LRECUSE
Meeting Adjourned '7''
5°:1/-� P.M.
1r:·.A2.
---..
v--
l,q
✓
✓
✓
/
✓
✓ /
,/
June 28, 2018
There being no further business before the Commission, the meeting was adjourned at 5:42 p.m.