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LITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
JUNE 6, 2019
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present there being eight (8) members present.
II. Members Present: Craig Berry
Thomas Brock
Buelah Bynum
Scott D. Hamilton
Paul Latture
Robbin Rahman
Robert Stebbins
Diana M. Thomas
Members Absent: Marlon D. Haynes
Bill May
Robby Vogel
City Attorney: Shawn Overton
III. Approval of the Minutes of the April 25, 2019 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
JUNE 6, 2019
OLD BUSINESS:
Item Number:
File Number:
Title:
A. S-1665-H Wildwood Ridge Phase IV Preliminary Plat; located at the
west end of Summershade Drive.
B. Z-9401
7900 Doyle Springs Road Short-form PID; located at 7900
Doyle Springs Road.
C. Z-9406
Flagship Homes Townhouse Apartments Short-form
PD-R; located at the NW corner of Florida Avenue and
Indiana Avenue.
D. Z-7605-D Lots 2 and 3; Chevaux Office Park Short-form PCD;
located at 17,705 Cantrell Road.
NEW BUSINESS:
I. PRELIMINARY PLAT/REPLAT/SITE PLAN REVIEW :
Item Number:
File Number:
Title:
1. S-1393-C Otter Creek Plaza Addition Revised Preliminary Plat;
located at the NE corner of Otter Creek Road and
Stagecoach Road.
2. S-1590-B Wimbledon Phase 2 Revised Site Plan Review; located at
13,600 Wimbledon Loop.
3. S-1847 Tomelia Hinton Addition Preliminary Plat; located on the
north side of West 24th Street, west of Walker Street.
4. S-1848 Templo Christiano Pentecoste’s Subdivision Site Plan
Review; located at 4819 Baseline Road.
Agenda, Page Two
II. PLANNED DEVELOPMENTS:
Item Number:
File Number:
Title:
5. Z-1002-B Cantrell Tunnel Wash Revised Short-form PCD; located at
7706 Cantrell Road.
6. Z-3451-D Bennett Davis Group Revised Short-form POD; located at
1300 N. Shackleford Road.
7. Z-6323-Z Lot 13, The Village at Rahling Road Short-form PCD;
located at 40 Rahling Circle.
8. Z-6934-B G & S Insulating Short-form PCD; located at 11,000
Stagecoach Road.
9. Z-8646-B Vann Addition Short-form PD-R; located on the north side
of West 13th Street; between Park and Dennison Streets.
10. Z-8842-B CARTI Master Plan Long-form POD; located at 8901
CARTI Way.
11. Z-8871-B K-Lofts Revised Short-form PCD; located at 315 Main
Street.
12. Z-9418 Sunset Terrace Long-form PRD; located at 2800 Battery
Street.
13. Z-9419 Hamm Diesel Electric Short-form PD-C; located at 10,524
Helm Drive.
June 6, 2019
ITEM NO.: A FILE NO.: S-1665-H
NAME: Wildwood Ridge Phase IV Preliminary Plat
LOCATION: West end of Summershade Drive
DEVELOPER:
Wildwood Phase 4, LLC
13,100 Pride Valley Road
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Wildwood Partners, LLC/owners
White-Daters and Associates/authorized agent
SURVEYOR/ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 1.94 acres NUMBER OF LOTS: 5 FT. NEW STREET: 115 LF
WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.13
CURRENT ZONING: R-2, Single Family
VARIANCE/WAIVERS:
1. Advance grading of the entire site with installation of the infrastructure.
2. 20 foot front building line for the five lots.
STAFF REPORT AND RECOMMENDATION:
On April 9, 2019 the applicant requested deferral of this item to allow for time to pursue
various options to address Fire Department issues. Staff recommends deferral of the item
to the June 6, 2019 meeting.
June 6, 2019
SUBDIVISION
ITEM NO.: A FILE NO.: S-1665-H
2
PLANNING COMMISSION ACTION: (APRIL 25, 2019)
The applicant was present. There were no objectors present. Staff informed the
commission that, on April 9, 2019, the applicant had requested deferral of the item to
allow time to pursuer various options to address Fire Department issues. There was no
further discussion. The item was placed on the consent agenda and deferred to the
June 6, 2019 agenda. The vote was 10 ayes, 0 noes and 1 absent.
STAFF UPDATE AND RECOMMENDATION:
On May 16, 2019, the applicant requested withdrawal of this item. Staff recommends
approval of the withdrawal request, without prejudice.
PLANNING COMMISSION ACTION: (JUNE 6, 2019)
The applicant was not present. There were no objectors present. Staff informed the
commission that the applicant had requested withdrawal of the item on May 16, 2019.
There was no further discussion. The item was placed on the consent agenda and
approved for withdrawal, without prejudice. The vote was 8 ayes, 0 noes and 3 absent.
June 6, 2019
ITEM NO.: B FILE NO.: Z-9401
NAME: 7900 Doyle Springs Short-form PID
LOCATION: 7900 Doyle Springs Road
DEVELOPER:
Bemis Tree Farm, Inc.
13296 Asher Road
Little Rock, AR 72206
OWNER/AUTHORIZED AGENT:
Bemis Tree farm, Inc. /owner
Wright Lindsey Jennings, LLP/authorized agent
SURVEYOR/ENGINEER:
Cunningham Surveying
2105 Lorance Drive
Little Rock, AR 72206
AREA: 2.3 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 14 CENSUS TRACT: 41.07
CURRENT ZONING: R-2
ALLOWED USES: Single Family; Non-Conforming Light Industrial Use
PROPOSED ZONING: PID
PROPOSED USE: I-2 Light Industrial Uses
VARIANCE/WAIVERS: None requested.
BACKGROUND:
The property contains a 7,620 square foot, one story warehouse/light manufacturing
building and an area of asphalt paved parking. The building was constructed in 1965. This
property was annexed into the City with the 1982 general election annexation. At the time
June 6, 2019
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9401
2
of annexation, the property was zoned R-2 single family and the use occupying the
building was rendered non-conforming. Subsequent to the 1982 annexation, there have
been no efforts to rezone the property to an appropriate non-residential zoning category.
Recent amendments to the zoning code related to non-conforming sites have made it
more difficult to change uses.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The current owners of the property are seeking approval of PID zoning for the site
to recognize the existing development and to allow I-2 light industrial uses. The
Zoning Code requires the planned development process when a property occupied
by a non-conforming development is proposed for rezoning. The applicants are
proposing no change to the site development. The request is to allow for use
of the existing building for uses allowed in the I -2 zoning district. No outdoor uses
are proposed.
B. EXISTING CONDITIONS:
The eastern 1/3 of the property is occupied by the indust rial building and asphalt
paved parking. The remainder of the property is mostly wooded and undeveloped.
A hauling company is located on the PD-I zoned property to the east. A
multi-tenant warehouse building is located to the northeast. Vacant I -2 property is
adjacent to the north and a manufactured home park is located to the west.
Interstate 30 is one block to the north.
C. NEIGHBORHOOD COMMENTS:
Notice of the public hearing was sent to all owners of properties located within 200
feet of the site and the Upper Baseline and SWLRUP Neighborhood Associations.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Doyle Springs 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. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371 -4818) for
the private improvements such as existing parking located in the right-of-way.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer Available to this site.
June 6, 2019
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9401
3
Entergy:
Entergy does not object to this proposal. Electrical service is already provided to
the structure on this property from on overhead power line at the front of the
property. Contact Entergy in advance to discuss electrical service requirements,
extensions, or adjustments to existing facilities.
Centerpoint Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water:
NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time
of request for water service must be met.
Fire Department: No comments.
Parks and Recreation: No comments received.
County Planning: No comments 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, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.gov or
Steve Crain at 501-371-4875; scrain@littlerock.gov
Landscape: No Comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
This request is located in Geyer Springs East Planning District. The Land Use Plan
shows Residential Medium Density (RM) for this property. The Residential Medium
Density category accommodates a broad range of housing types including single
June 6, 2019
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9401
4
family attached, single family detached, duplex, town homes, multi-family and patio
or garden homes. Any combination of these and possibly other housing types may
fall in this category provided that the density is between six (6) and twelve (12)
dwelling units per acre. The applicant has applied for a rezoning from R-2 (Single-
Family District) to PID (Planned Industrial District) to recognize an existing
developed non-conforming site and allow I-2 uses.
Master Street Plan: East of the property is Doyle Spring Road and it is shown as
a Collector on the Master Street Plan The primary function of a Collector Road is
to provide a connection from Local Streets to Arterials. This street may require
dedication of right-of-way and may require street improvements for entrances and
exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Revised plat/plan: Submit responses to staff issues and four (4) copies of a revised
preliminary plat/plan (to include the additional information as noted
above) to staff on or before April 10, 2019. If you have any questions please
contact Dana Carney, dcarney@littlerock.gov or 501.371.6817 or Jamie Collins,
gcollins@littlerock.gov or 501.371.6818.
H. SUBDIVISION COMMITTEE COMMENT: (April 3, 2019)
The applicant was present. Staff presented the item and noted some additional
information was needed. The applicant was asked to provide a signage plan, days
and hours of operation, a site lighting plan and a fencing plan. The applicant was
advised to locate the dumpster/trash collection area and required screening. Staff
stated dumpster service hours should be limited to 7 am to 6 pm, Monday – Friday
due to the proximity of residential. Staff asked if any outdoor storage area
was proposed.
Public Works and Landscape comments were presented. Comments from other
departments and reviewing agencies were noted. The applicant was advised to
respond to staff issues by April 10, 2019. The committee forwarded the item to the
full commission.
I. ANALYSIS:
The applicant submitted responses to the issues from subdivision committee.
Signage will comply with that allowed industrial zones. Days and hours of operation
are undetermined. Staff does not view that as a pressing issue in light of the
surrounding uses and zoning and no outdoor uses are proposed. Any dumpster
will be located out of the front setback and screened to comply with code.
Dumpster service hours will be limited to 7 am – 6 pm, Monday – Friday. Any new
June 6, 2019
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9401
5
site lighting will be low level and directional, shielded downward and into the site.
No fencing is proposed at this time. Any new fencing will comply with that allowed
in industrial zones.
Staff is supportive of the proposal. No changes are proposed to the site. This
zoning Acton will allow for continued use of the existing building for light industrial
uses. No outdoor uses are proposed.
J. STAFF RECOMMENDATION:
Staff recommends approval of the requested PID zoning subject to compliance
with the comments and conditions outlined in paragraphs D, E and F and the staff
analysis in the agenda staff report.
PLANNING COMMISSION ACTION: (APRIL 25, 2019)
The applicant was present. There were no objectors present. Staff informed the
commission that, on April 18, 2019, the applicant had requested deferral of the item to
allow for consideration of a possible change to the proposed use. There was no further
discussion. The item was placed on the consent agenda and deferred to the June 6,
2019 agenda. The vote was 10 ayes, 0 noes and 1 absent.
STAFF UPDATE AND RECOMMENDATION:
The applicant has amended the application to include havin g a small dwelling
unit/apartment within the existing building, not to exceed 10% of the area of the
7,620 square foot building. No other changes are proposed to the application as submitted.
Staff is supportive of this modification. Staff recommends approval of the requested PID
zoning, as amended, subject to compliance with the comments and conditions outlined in
paragraphs D, E and F and the staff analysis in the agenda staff report.
PLANNING COMMISSION ACTION: (JUNE 6, 2019)
The applicant was present. There were no objectors present. A letter of support had
been sent by the Upper Baseline-Windamere Neighborhood association and an e-mail of
support was sent by SWLRUP. Staff presented the item and a recommendation of
approval as outlined in the “Staff update and recommendation” above. There was no
further discussion. The item was placed on the consent agenda and approved as
recommended by staff, including all staff comments and conditions. The vote was 8 ayes,
0 noes and 3 absent.
June 6, 2019
ITEM NO.: C FILE NO.: Z-9406
NAME: Flagship Homes Townhouse Apartments Short-form PD-R
LOCATION: Northwest corner of Florida Avenue and Indiana Avenue
DEVELOPER:
Flagship Homes, LLC
22 Longwell Loop
Little Rock, AR 72211
OWNER/AUTHORIZED AGENT:
Flagship Homes, LLC/owner and agent
SURVEYOR/ENGINEER:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 0.18 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 3 CENSUS TRACT: 22.03
CURRENT ZONING: R-4
ALLOWED USES: Two-Family
PROPOSED ZONING: PD-R
PROPOSED USE: Three-unit townhouse
VARIANCE/WAIVERS:
Reduced perimeter landscape strips around the parking lot
BACKGROUND:
The lot was previously occupied by a one story, single family residential structure. The
structure was removed within the past year and the lot is currently vacant.
June 6, 2019
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-9406
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting approval of a PD-R to allow for the construction of a
two story building containing 3 townhouse dwellings. Two of the units will be three
bedroom and one will be two bedroom. The homes will front onto Florida Avenue.
A seven space parking lot will be located on the north side of the building with
access off of Florida. The building will be designed to complement other buildings
constructed by this applicant on properties adjacent to the north and west. Those
buildings have a finish of brick and siding with pitched, shingled roofs. The
applicant states the units will be built so that they could be sold individually as
condominiums or retained for rental.
B. EXISTING CONDITIONS:
The lot is now vacant. The lot is located in an area characterized primarily by
duplex and multifamily residential development. Multifamily developments are
located to the north and east. Duplex properties are located to the west and south.
The northern edge of a single family residential neighborhood is located one block
to the south. Cantrell road and commercial properties are located one block to
the north.
C. NEIGHBORHOOD COMMENTS:
Notice of the public hearing was sent to all owners of properties located within
200 feet of the site and the Meriwether Neighborhood Association.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A 20 feet radial dedication of right-of-way is required at the intersection of
Florida Avenue and Indiana Avenue.
2. Florida Ave is classified on the Master Street Plan as a residential street.
A dedication of right-of-way 25 feet from centerline will be required.
3. Repair or replace any curb, gutter, sidewalk and access ramps that are
damaged and not in compliance with ADA recommendations in the public right-
of-way prior to occupancy. Remove old curb cuts and replace with new curb
and gutter.
4. Indiana Ave is classified on the Master Street Plan as a residential street. A
dedication of right-of-way 25 feet from centerline will be required.
5. With site development, provide design of street conforming to the Master Street
Plan. Construct one-half street improvement to Florida Avenue including 5-foot
June 6, 2019
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-9406
3
sidewalks with planned development adjacent to the subject property from the
north property line to Indiana Avenue. The new back of curb should be 26 ft.
from the existing curb on the east side of Florida Avenue.
6. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of occupancy.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority:
Residential Sewer Available to this site. Capacity Fee Analysis Required .
Entergy:
Entergy does not object to this proposal. There is an existing three phase, overhead
power line on the north side of Indiana Ave. on the south side of this property. It does
not conflict with the project proposal. Contact Entergy in advance to discuss electrical
service requirements, or adjustments to existing facilities (if any) as this project
proceeds.
Centerpoint Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water: No comments received.
All Central Arkansas Water requirements in effect at the time of request for water
service must be met.
Contact Central Arkansas Water regarding the size and location of the water
meter.
Fire Department:
Full Plan Review
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant loca tions 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 6, 2019
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-9406
4
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall
not exceed 10 percent in grade except as approved by the fire chief.
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.
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.
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.
June 6, 2019
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-9406
5
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.
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.
Exception: Projects having up to 200 dwelling units may have a single
approved fire apparatus access road when all building, including nonreside ntial
occupancies are equipped throughout with approved automatic sprinkler systems
installed in accordance with Section 903.3.1.1 or 903.3.1.2
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.
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 (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757). Number and Distribution of Fire Hydrants as
per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
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 or
Steve Crain at 501-371-4875; scrain@littlerock.gov
June 6, 2019
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-9406
6
Note: Fire Separation / Fire Sprinkler required as per 2012 Arkansas Fire
Prevention Code
Landscape:
1. Any new site development must comply with the City’s minimal landscape and
buffer ordinance requirements.
2. 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.
3. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property. 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 north and west perimeter planting
strips are deficient.
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: No comments received.
Planning Division:
This request is located in West Little Rock Planning District. The Land Use Plan
shows Residential Medium Density (RM) for this property. The Residential Medium
Density category accommodates a broad range of housing types including single
family attached, single family detached, duplex, town homes, multi-family and patio
or garden homes. Any combination of these and possibly other housing types may
fall in this category provided that the density is between six (6) and twelve (12)
dwelling units per acre. The applicant has applied for a rezoning from R -4 (Two
Family District) to PD-R (Planned Development Residential) to allow the
development of three homes on one 7500 square-foot lot.
Master Street Plan: East of the property is Florida Ave and it is shown as a Local
Street on the Master Street Plan. South of the property is Indiana Ave and it is
shown as a Local Street on the Master Street Plan The primary function of a Local
June 6, 2019
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-9406
7
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 i s used for
Commercial Streets. These streets may require dedication of right-of-way and may
require street improvements.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Revised plat/plan: Submit responses to staff issues and four (4) copies of a
revised preliminary plat/plan (to include the additional information as noted
above) to staff on or before April 10, 2019. If you have any questions please
contact Dana Carney, dcarney@littlerock.gov or 501.371.6817 or Jamie Collins,
gcollins@littlerock.gov or 501.371.6818.
H. SUBDIVISION COMMITTEE COMMENT: (April 3, 2019)
The applicant was present. Staff presented the item and noted there was little
additional information needed. Public Works and Landscape comments were
presented and discussed. Staff explained the code requirement to dedicate right
of way for the abutting streets and to provide half -street improvements to Florida
Avenue. The applicant stated he was trying to improve the neighborhood and
asked about obtaining a waiver of the street improvement requirement. Staff
advised him he would need to make that request to be considered by staff and the
planning commission. Staff noted the proposed site plan indicated landscape
areas that fell below the code minimum. Staff stated a variance would be required
from the City Beautiful Commission to allow the landscape as proposed. Again the
applicant stated he was trying to improve the area. Staff stated if the property were
developed with a duplex residential dwelling, as it is currently zoned, there would
be no street improvement or landscape requirement. The applicant was advised
to meet with staff if he had further questions.
The applicant was advised to respond to staff issues by April 10, 2019. The
committee forwarded the item to the full commission.
I. ANALYSIS:
The applicant is requesting approval of a PD-R to allow for construction of a two
story building containing three townhouse dwellings. Two of the units will be three
bedroom and one will be two bedroom. The homes will front onto Florida Avenue.
A seven space parking lot will be located on the north side of the building. The
units will be built so that they could be sold individually as condominiums or
retained for rental.
June 6, 2019
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-9406
8
The landscape strips proposed on the three perimeters of the parking area do not
comply with the minimum standards of the landscape ordinance. A variance has
been filed with the City Beautiful Commission to be heard at their June 6, 2019
meeting.
Staff has been working with the applicant to address the issue of street
improvements on the Florida Avenue perimeter. The applicant will construct curb
and gutter across the frontage of his party on that perimeter. Staff will not require
installation of a sidewalk on that perimeter since this site is located at the northern
end of the street and no sidewalk is built in the area north of Meriwether Park.
To staff’s knowledge there are no outstanding issues. Staff supports the proposed
PD-R. The proposed development is compatible with uses in the area.
J. STAFF RECOMMENDATION:
Staff recommends approval of the PD-R subject to compliance with the comments
and conditions outlined in paragraphs D, E and F and the staff analysis in the
agenda staff report.
PLANNING COMMISSION ACTION: (JUNE 6, 2019)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval as outlined in the “staff recommendation” above.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by staff, including all staff comments and condition s. The
vote was 8 ayes, 0 noes and 3 absent.
June 6, 2019
ITEM NO.: D FILE NO.: Z-7605-D
NAME: Lots 2 and 3, Chevaux Office Park Short-form PCD
LOCATION: 17,705 Cantrell Road
DEVELOPER:
3 1/2, LLC c/o Medical Assets Holding
P. O. Box 3457
Little Rock, AR 72203
OWNER/AUTHORIZED AGENT:
3 ½, LLC c/o Medical Assets Holdings/owner
White-Daters and Associates/authorized agent
SURVEYOR/ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 0.8 acres NUMBER OF LOTS: 2 combined into 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.12
CURRENT ZONING: POD
ALLOWED USES: General and Professional Office
PROPOSED ZONING: PCD
PROPOSED USE: Office, Commercial and Restaurant
VARIANCE/WAIVERS:
None requested.
BACKGROUND:
Ordinance No. 19,098 established Chevaux Short-form POD on May 18, 2004. That
approval include a single, “L” shaped, 33,600 square foot building and 142 parking
June 6, 2019
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-7605-D
2
spaces. Uses were those allowed in O-3 with 10% of the building being allowed the O -3
accessory uses. Ordinance No. 18,451 adopted on December 5, 2005 revised the
approved POD to allow the creation of seven lots with an individual smaller building on
each lot. Variances were approved to allow lots without street frontage and to allow
backing of vehicles into the cross access easement. A total of 108 parking spaces were
indicated. All of the lots were to be final-platted in a single phase with building construction
to be dictated by market demand. No change in the allowable use mix was proposed.
Ordinance no. 19,604 adopted on October 3, 2006 further revised the POD to allow the
front two lots to be combined into one lot for development of a branch bank. The remaining
five lots were unchanged from the prior approval. No change in the allowable use mix
was proposed.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting approval of a PCD zoning to allow for combining the
two middle lots in order to construct a single, 8,000 square foot building for a
mixture of office, commercial and restaurant uses. No drive-thru is contemplated.
No change is proposed to the other lots within the development.
B. EXISTING CONDITIONS:
This specific site is an undeveloped two lot area located in the center of the office
park. A branch bank is located on the north side of the development, closer to
Cantrell. Two small office buildings and one undeveloped lot are located along the
southern perimeter of the site. All of the paved area, curb and guttering have been
installed. Single family homes are located adjacent to the east and south. Uses
across Cantrell Road to the north include a bank, offices and a restaurant. Bank
OZK is developing a large multi-use project on the north side of Cantrell. A small,
multi-tenant commercial building is adjacent to the west.
C. NEIGHBORHOOD COMMENTS:
Notice of the public hearing was sent to all owners of properties located within
200 feet of the site and the Chevaux Court, Aberdeen Court and Bayonne Place
Neighborhood Associations.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb, gutter, sidewalk and access ramps that are
damaged and not in compliance with ADA recommendations in the public right-
of-way prior to occupancy.
June 6, 2019
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-7605-D
3
2. Storm water detention ordinance applies to thi s property. Show the proposed
location for stormwater detention facilities on the plan or provide proof that
sufficient detention has been provided for these lots. Maintenance of the
detention pond and all private drainage improvements is the responsibil ity of
the developer and/or property owners association.
3. 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. FOG Analysis Required for restaurant uses.
Entergy: No comments received.
Entergy does not object to this proposal. There is an existing three phase,
underground power line in this area serving existing buildings. Contact Entergy in
advance to discuss electrical service requirements, or adjustments to existing
facilities (if any) as this project proceeds.
Centerpoint Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water:
All Central Arkansas Water requirements in effect at the time of request for water
service must be met.
Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional review.
Contact Central Arkansas Water regarding procedures for installation of water
facilities and/or fire service. Approval of plans by the Arkansas Department of
Health Engineering Division and Little Rock Fire Department is required.
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.
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 6, 2019
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-7605-D
4
The facilities on-site will be private. When meters are planned off private lines,
private facilities shall be installed to Central Arkansas Water's material and
construction specifications and installation will be inspected by an enginee r,
licensed to practice in the State of Arkansas. Execution of Customer Owned Line
Agreement is required.
Due to the nature of this facility, installation of an approved reduced pressure zone
backflow preventer assembly (RPZ) is required on the domestic water service. This
assembly must be installed prior to the first point of use. Central Arkansas Water
(CAW) requires that upon installation of the RPZA, successful tests of the
assembly must be completed by a Certified Assembly Tester licensed by the State
of Arkansas and approved by CAW. The test results must be sent to CAW's Cross
Connection Section within ten days of installation and annually thereafter. Contact
the Cross Connection Section at 377-1226 if you would like to discuss backflow
prevention requirements for this project.
Fire sprinkler systems which do not contain additives such as antifreeze shall be
isolated with a double detector check valve assembly. If additives are used, a
reduced pressure zone backflow preventer shall be required.
Fire Department:
Full Plan Review
Maintain Access:
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.
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.
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.
June 6, 2019
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-7605-D
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
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.
Section D104.2 Building exceeding 62,000 s quare 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.
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.
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.
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.
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 6, 2019
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-7605-D
6
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 2 200.
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 (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757). Number and Distribution of Fire Hydrants as
per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments 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, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.gov or
Steve Crain at 501-371-4875; scrain@littlerock.gov
Landscape:
1. Site plan must comply with the City’s minimal landscape and buffer ordinance
requirements and the Highway 10 Scenic Corridor Overlay District.
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)
shrubs shall be planted in the building landscape areas for each forty (40) linear
feet of vehicular use area abutting the building.
3. A landscape irrigation system shall be required as per Highway 10 site design
and development standards.
June 6, 2019
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-7605-D
7
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: No comments received.
Planning Division:
This request is located in Chenal Planning District. The Land Use Plan shows
Office (O) for this property. The Office category represents services provided
directly to consumers (e.g., legal, financial, medical) as well as general offices
which support more basic economic activities. The applicant has applied for a
rezoning from POD (Planned Office District) to PCD (Planned Commercial District)
to change the approved plan to one mixed retail/restaurant/office building within
the larger office complex. The site is within the Highway 10 Overlay Districts.
Master Street Plan: North of the property is Cantrell Road and it 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: A Class I Bike Path is shown along Cantrell Road. A Bike Path is
to be a paved path physically separate for the use of bicycles. Additional right -of-
way or an easement is recommended. Nine-foot paths are recommended to allow
for pedestrian use as well (replacing the sidewalk).
Revised plat/plan: Submit responses to staff issues and four (4) copies of a
revised preliminary plat/plan (to include the additional information as noted
above) to staff on or before April 10, 2019. If you have any questions please
contact Dana Carney, dcarney@littlerock.gov or 501.371.6817 or Jamie Collins,
gcollins@littlerock.gov or 501.371.6818.
H. SUBDIVISION COMMITTEE COMMENT: (April 3, 2019)
The applicant was present. Staff presented the item and noted some additional
information was needed. Staff asked the applicant to correct the general notes and
public works notes on the plan as t hey do not appear to match the current
application. The applicant was asked to specify the use mix and square footage of
June 6, 2019
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-7605-D
8
each within the proposed 8,000 square foot building. Staff explained their concerns
about the available parking on the site and how tha t would be impacted by the
proposed addition of retail and restaurant uses. Staff requested a signage plan
and asked the applicant to specify days and hours of operation.
Public Works and Landscape comments were presented. Comments from the
other departments and reviewing agencies were noted. The applicant was advised
to respond to staff issues by April 10, 2019. The committee forwarded the item to
the full commission.
I. ANALYSIS:
The applicant submitted responses to issues from subdivision committee. The
general notes section has been corrected. The use mix proposed for the
8,000 square foot building is as follows:
a. Office space, 2,000 sq. ft. , 7 am – 7 pm, 5 days a week
b. Fitness (therapy) center, 3,000 sq. ft., 5:30 am – 8 pm, 6 days a week
c. Restaurant (no drive thru and no outdoor dining), 3,000 sq. ft. , 7 am – 10 pm,
7 days a week
Signage will consist of the center’s ground mounted sign on the Cantrell Road
perimeter and wall signage on the building. All four facades of this building face
the interior drives. Staff will support wall signage on all four facades subject to the
area of each sign not exceeding 10% of the façade area of the space occupied by
each business.
The site contains 108 parking spaces. The overall site, including the uses
proposed by the applicant, will require 90 parking spaces.
The proposed restaurant use represents approximately 12% of the square footage
of office development allowable under the current POD. That is slightly larger than
the 10% ancillary restaurant use that would be allowed in a typical O -3 zoned office
development. Additionally, no drive-thru or outside dining are proposed.
J. STAFF RECOMMENDATION:
Staff recommends approval of the revised POD subject to compliance with the
comments and conditions outlined in paragraphs D, E and F and the staff analysis
in the agenda staff report.
June 6, 2019
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-7605-D
9
PLANNING COMMISSION ACTION: (APRIL 25, 2019)
The applicant was present. There were no registered objectors present. Staff informed
the commission that, on April 25, 2019, the applicant had requested deferral of the item
to allow time to meet with the adjacent neighborhood. There was no further discussion.
A motion was made to waive the commission’s bylaws to accept th e late request for
deferral. The motion was seconded and approved by a vote of 10 ayes, 0 noes and
1 absent. The item was placed on the consent agenda and approved for deferral to the
June 6, 2019 agenda. The vote was 10 ayes, 0 noes and 1 absent.
PLANNING COMMISSION ACTION: (JUNE 6, 2019)
The applicants were present. There were numerous persons present in opposition to the
item. Numerous e-mails of opposition had been received by staff and forwarded to the
commissioners. Chairman Latture noted there were only 8 of the 11 commissioners
present. As is the practice of the commission when 8 or fewer commissioners are
present, the chairman offered a no-fault deferral to the applicant. The applicant accepted
the offer of deferral. A motion was made to defer the item to the July 18, 2019 agenda.
The motion was seconded and approved by a vote of 8 ayes, 0 noes and 3 absent.
June 6, 2019
ITEM NO.: 1 FILE NO.: S-1393-C
NAME: Otter Creek Plaza Addition Revised Preliminary Plat
LOCATION: NE corner of Otter Creek Road and Stagecoach Road
DEVELOPER:
Waffle House, Inc.
5986 Financial Drive
Norcross, GA 30071
(770) 729-5700
OWNER/AUTHORIZED AGENT:
Outlet Development, LLC/Owner
Thomas Engineering/Authorized Agent
SURVEYOR/ENGINEER:
Thomas Engineering Co.
3810 Lookout Road
North Little Rock, AR 72116
(501) 753-4463
AREA: .728 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 16 CENSUS TRACT: 42.20
CURRENT ZONING: C-3, General Commercial
VARIANCE/WAIVERS: None requested.
BACKGROUND:
In 2003, a preliminary plat was approved creating this proposed five -lot commercial
subdivision. The three lots on the south side of the common access easement have been
final-platted and developed.
June 6, 2019
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1393-C
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to subdivide what was previously identified as lot 4;
creating an additional lot which is proposed for development as a restaurant.
B. EXISTING CONDITIONS:
The site is undeveloped and partially tree-covered. The property is located within
a commercial node located around the Stagecoach Rd/Otter Creek intersection.
The area is characterized by a variety of commercial and office uses. A large
floodway is located slightly to the east and the Otter Creek residential
neighborhood is located slightly to the west.
C. NEIGHBORHOOD COMMENTS:
Notice of the public hearing was sent to owners of abutting properties, SWLRUP,
Otter Creek Neighborhood Association and the Otter Creek Merchants
Association.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Sidewalks with appropriate handicap ramps are required to be installed
adjacent to Stagecoach Rd in accordance with Sec. 31-175 of the Little Rock
Code and the Master Street Plan.
2. Per Section 31-210 (h) (10), sidewalks with appropriate handicap ramps are
required to be installed along the service easement in accordance with Sec.
31-175 of the Little Rock Code and the Master Street Plan.
3. Per the CLR Stormwater Management and Drainage Manual, the limit
of maximum ponding of the detention pond shall be no closer than 30 ft.
horizontally from any building and not less than1 ft . vertically below the lowest
sill or floor elevation.
4. Show the proposed driveway locations.
5. Repair or replace any curb, gutter, sidewalk and access ramps that are
damaged and not in compliance with ADA recommendations in the public right-
of-way prior to occupancy.
6. A grading permit in accordance with section 29 -186 (c) & (d) will be required
prior to any land clearing or grading activities at the site. Other than residential
subdivisions, site grading and drainage plans must be submitted and approved
prior to the start of construction.
June 6, 2019
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1393-C
3
7. Storm water detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or property owners association.
8. Obtain permits for improvements within State Highway right -of-way from AHTD,
District VI.
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.
Entergy:
Entergy does not object to this proposal. There does not appear to be any conflicts
with existing electrical utilities at this location. There are 3 phase lines along the
south and north edge of the development. Contact Entergy in advance to discuss
electrical service requirements, or adjustments to existing facilities (if any) as this
project proceeds.
Centerpoint Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water:
NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time
of request for water service must be met.
Fire Department: No comment.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments.
Landscape: No comments.
June 6, 2019
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1393-C
4
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments.
Planning Division: No comments.
H. SUBDIVISION COMMITTEE COMMENT: (May 15, 2019)
The applicant was present. Staff presented the item and noted little additional
information was needed. Public Works comments were presented. The applicant
indicated they would comply and would submit any needed revision to th e
proposed plat. Comments from the other departments and reviewing agencies
were noted. The applicant was advised to respond to staff issues by May 22, 2019.
The committee forwarded the item to the full commission.
I. ANALYSIS:
The applicant submitted responses to the issues raised at subdivision committee.
The driveway location has been shown off of the common access/service
easement. It will be shared with the lot adjacent to the east. No driveway will be
located on Stagecoach. A preliminary grading plan was submitted, showing the
proposed location for stormwater detention facilities. The applicant is requesting a
variance from the requirement to construct a sidewalk on their side of the common
access/service easement. The request is based on: the lack of sidewalks being
originally installed when the service road was constructed; the precedent of the
opposite side of the service road being fully developed and not having a sidewalk;
the applicant is proposing a sidewalk connection from the building to the sidewalk
on Stagecoach Road. Staff is supportive of that variance.
To staff’s knowledge, there are no outstanding issues.
J. STAFF RECOMMENDATION:
Staff recommends approval of the revised preliminary plat subject to compliance
with the comments and conditions outlined in paragraphs D and E and the staff
analysis in the agenda staff report.
Staff recommends approval of a variance from the sidewalk provision of Section
31-210 along the service drive.
June 6, 2019
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1393-C
5
PLANNING COMMISSION ACTION: (JUNE 6, 2019)
The applicant was present. There were no registered objectors present. Staff presented
the item and a recommendation of approval as outlined in the “staff recommendation”
above. There was no further discussion. The item was placed on the consent agenda
and approved as recommended by staff, including all staff comments and conditions. The
vote was 8 ayes, 0 noes and 3 absent.
June 6, 2019
ITEM NO.: 2 FILE NO.: S-1590-B
NAME: Wimbledon Phase 2 Revised Site Plan Review
LOCATION: 13,600 Wimbledon Loop
DEVELOPER:
Blue Whale Development
1001 W. Markham Street, Suite 100
Little Rock, AR 72201
(501) 944-5858
OWNER/AUTHORIZED AGENT:
Blue Whale Development/Owner
Crafton Tull/Authorized Agent
SURVEYOR/ENGINEER:
Crafton Tull
10825 Financial Center Pkwy., Suite 300
Little Rock, AR 72211
(501) 664-3245
AREA: 6.74 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 16 CENSUS TRACT: 42.20
CURRENT ZONING: MF-24, multi-family, 24 units per acre
VARIANCE/WAIVERS: None requested
BACKGROUND:
This property was zoned MF-24 in 1980. On April 7, 2016, the Planning Commission
approved a subdivision site plan review for development of the property as a 156 unit
multifamily complex. That project is under construction. As a condition of the site plan
review, at the request of the adjacent property owners, an eight -foot tall privacy fence
was to be erected on the inside edge of the 25 foot undisturbed buffer along the southern
June 6, 2019
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1590-B
2
perimeter of the site. This left an undisturbed 25 foot wide space between th e fence and
the rear property line of the adjacent single family residential properties.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant, the abutting residential neighbors and the Otter Creek Homeowners
Association have reached an agreement under which the following changes to the
approved site plan are proposed:
a. The fence is to be moved to the south side of the undisturbed buffer to the
southern boundary of the multifamily property. The fence is to be an 8 ft. tall
wood privacy fence with the “good side” facing the adjacent residential property
to the south of the multifamily project. The agreement allows for the removal of
any existing fences along the rear of the single family residential properties and
replacement with the new f ence.
b. The applicant is to be allowed to remove underbrush and dead trees in the
buffer area.
c. The applicant is to plant 12 evergreen magnolia trees on the north side of the
buffer area where the buffer is sparsely vegetated and 5 evergreen Green Giant
Arborvitaes on the east end of the southern buffer.
B. EXISTING CONDITIONS:
The approved multifamily development is under construction. The Otter Creek
Subdivision is located to the south. The Eagle Hill multifamily community is located
to the north across Baseline Road. The Wimbledon Green multifamily development
is located across Wimbledon Loop to the east.
C. NEIGHBORHOOD COMMENTS:
Notice of the public hearing was sent to all owners of properties located within 200
feet of the site, SWLRUP and the Otter Creek Neighborhood association.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A grading permit in accordance with section 29 -186 (c) & (d) will be required
prior to any land clearing or grading activities at the site. Other than residential
subdivisions, site grading and drainage plans must be submitted and approved
prior to the start of construction. If the clearing is proposed prior to issuance of
the certificate of occupancy, the existing grading permit is sufficient.
June 6, 2019
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1590-B
3
2. Provide adequate erosion controls to discharge stormwater in conformance
with state water quality 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. Capacity Fee Required.
Entergy:
Entergy does not object to this proposal. There does not appear to be any conflicts
with existing electrical utilities 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 comments received.
AT & T: No comments received.
Central Arkansas Water:
All Central Arkansas Water requirements in effect at the time of request for water
service must be met.
Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional review.
Contact Central Arkansas Water regarding procedures for installation of water
facilities and/or fire service. Approval of plans by the Arkansas Department of
Health Engineering Division and Little Rock Fire Department is required.
The facilities on-site will be private. When meters are planned off private lines,
private facilities shall be installed to Central Arkansas Water's material and
construction specifications and installation will be inspected by an engineer,
licensed to practice in the State of Arkansas. Execution of Customer Owned Line
Agreement is required.
Due to the nature of this facility, installation of an approved reduced pressure zone
backflow preventer assembly (RPZ) is required on the domestic water service. This
assembly must be installed prior to the first point of use. Central Arkansas Water
(CAW) requires that upon installation of the RPZA, successful tests of the
assembly must be completed by a Certified Assembly Tester licensed by the State
of Arkansas and approved by CAW. The test results must be sent to CAW's Cross
June 6, 2019
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1590-B
4
Connection Section within ten days of installation and annually thereafter. Contact
the Cross Connection Section at 377-1226 if you would like to discuss backflow
prevention requirements for this project.
Fire sprinkler systems which do not contain additives such as antifreeze shall be
isolated with a double detector check valve assembly. If additives are used, a
reduced pressure zone backflow preventer shall be required.
Fire Department:
Maintain Access:
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.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code:
Landscape:
1. Any new site development must comply with the City’s minimal landscape and
buffer ordinance requirements.
2. A land use buffer six (6) percent of the average width/depth of the lot will be
required when an adjacent property has a dissimilar use of a more restrictive
nature. A minimum of seventy (70) percent of the land use buffer s hall 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. Buffers are to be landscaped at the rate of one (1) tree
and three (3) shrubs for every thirty (30) linear feet.
3. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Lan dscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
June 6, 2019
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1590-B
5
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments.
Planning Division: No comments.
H. SUBDIVISION COMMITTEE COMMENT: (May 15, 2019)
The applicant was present. Staff presented the item and noted little additional
information was needed. Staff requested a plan showing the location of the
proposed new trees to be planted in the buffer. Public Works comments were
presented. The comments from the other departments and reviewing agencies
were noted. The applicant was advised to respond to staff issues by May 22, 2019.
The committee forwarded the item to the full commission.
I. ANALYSIS:
A new multifamily development is currently under construction on the MF-24 zoned
property located at 13,600 Wimbledon Loop. On April 7, 2016, the Planning
Commission approved the subdivision multiple-building site plan review for the
development. As a condition of the site plan review, at the request of the adjacent
property owners, an eight-foot tall privacy fence was to be erected on the inside
edge of the 25 foot undisturbed buffer along the southern perimeter of the site.
This left an undisturbed 25 foot wide “no man’s land” between the apartment
development fence and the rear property line of the adjacent single family
properties, most of which have their own fencing along their rear property lines.
The applicant, the abutting property owners and the Otter Creek Homeowners
Association have reached an agreement under which the fence is now proposed
to be located along the rear property line of the multifamily development. The
required buffer area will remain whole and within the apartment development’s side
of the fence. The agreement allows for the removal of any existing fences along
the rear of the residential properties and replacement with the new fence. The
fence is to be eight-feet tall and constructed with the finished side facing the
adjacent residential properties. The applicant is to be allowed to remove
underbrush and dead trees in the buffer area. The applicant is to plant
12 evergreen magnolia trees on the north side of the buffer where the buffer is
sparsely vegetated and 5 evergreen Green Giant Arborvitaes on the east end of
the southern buffer.
The City of Little Rock is not a party to the agreement. However, the proposed
conditions can be incorporated into the revised site plan review to allow relocation
of the fence from where it was initially approved under the April 7, 2016 site plan
review approval. In as much as the original fence placement and this new
June 6, 2019
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1590-B
6
proposed fence placement are both the result of agreement between the abutting
parties, staff is supportive of the proposed change.
J. STAFF RECOMMENDATION:
Staff recommends approval of the revised site plan review subject to compliance
with the following conditions:
1. Compliance with the comments and conditions outlined in paragraphs D, E and
F and the staff analysis in the agenda staff report.
2. The new fence is to be constructed with the finished or “good” side facing the
adjacent single family residential properties.
3. The applicant is permitted to remove underbrush and dead trees from the buffer
area.
4. The applicant is to plant 12 evergreen Magnolia trees on the north side of the
buffer area where the buffer is sparsely vegetated and 5 evergreen Green Giant
Arborvitaes on the east end of the southern buffer.
PLANNING COMMISSION ACTION: (JUNE 6, 2019)
The applicant was present. There were no registered objectors present. Staff presented
the item and a recommendation of approval as outlined in the “staff recommendation”
above. There was no further discussion. The item was placed on the consent agenda
and approved as recommended by staff, including all staff comments and conditions. The
vote was 8 ayes, 0 noes and 3 absent.
June 6, 2019
ITEM NO.: 3 FILE NO.: S-1847
NAME: Tomelia Hinton Addition Preliminary Plat
LOCATION: North side of West 24th Street, west of Walker Street
DEVELOPER:
Morris Hinton
911 Claycut Circle
North Little Rock, AR 72116
(501) 454-8068
OWNER/AUTHORIZED AGENT:
Morris Hinton/Owner
Holloway Engineering/Authorized agent
SURVEYOR/ENGINEER:
Holloway Engineering
200 Casey Drive
Maumelle, AR 72113
(501) 851-3366
AREA: 0.5 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 10 CENSUS TRACT: 24.03
CURRENT ZONING: R-2, Single Family
VARIANCE/WAIVERS: Variances from Section 31-232 and 36-254 to allow reduced
lot width, 20 ft. front yard and 5 ft. side yards.
BACKGROUND:
There have been no previous zoning or subdivision actions on this property. The property
was previously the site of a single family residence.
June 6, 2019
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1847
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting approval of a preliminary plat to allow for a three -lot,
single family residential subdivision. The lots average 7,635 square feet in area;
ranging from 7507 sq. ft. to 7700 sq. ft. The lots are 140 feet in depth. The two
outside lots are 55 feet in width and the center lot is 43 feet in width. The property
is zoned R-2 which has a minimum required lot width of 60 feet, a minimum lot
depth of 100 feet and a minimum lot area of 7,000 sq. ft. A variance is requested
to allow the reduced lot widths as proposed. The applicant is proposing the lots to
have a side yard setback of 5 feet and a front setback of 20 feet. In the R-2 zoning
district, the required side yard setback is 10% of the lot width, not to exceed a
requirement of 8 feet, and a front setback of 25 feet. Variances are requested to
allow the reduced side yard and front yard setbacks.
B. EXISTING CONDITIONS:
The property is vacant and mostly tree covered. Single family homes are located
around the site. Parkview High School is located ½ block to the west.
C. NEIGHBORHOOD COMMENTS:
Notice of the public hearing was sent to all owners of abutting properties and the
John Barrow Neighborhood Association.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. With site development, provide design of street conforming to the Master Street
Plan. Construct one-half street improvement to W. 24th Street adjacent to the
subject property including 5-foot sidewalks with planned development. The
new back of curb should be located 24 ft. from the back of curb on the southside
of the street.
2. All driveways shall be concrete aprons per City Ordinance.
3. 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. Separate sewer service line required for each lot.
June 6, 2019
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1847
3
Entergy:
Entergy does not object to this proposal. There does not appear to be any conflicts
with existing electrical utilities at this location. Overhead runs along the south side
of the property. Contact Entergy in advance Entergy Arkansas, LLC #9 Entergy
Court Little Rock, AR 72211 to discuss electrical service requirements, or
adjustments to existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water:
NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time
of request for water service must be met.
Fire Department: No comment.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments.
Planning Division: No comments.
Revised plat/plan: Submit responses to staff issues and four (4) copies of a
revised preliminary plat/plan (to include the additional information as noted
above) to staff on or before May 22, 2019. If you have any questions please
contact Dana Carney, dcarney@littlerock.gov or 501.371.6817 or Jamie Collins,
gcollins@littlerock.gov or 501.371.6818.
June 6, 2019
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1847
4
H. SUBDIVISION COMMITTEE COMMENT: (May 15, 2019)
The applicant was present. Staff presented the item and noted some additional
information was needed. Staff requested the applicant submit a request for the lot
width, side yard setback and front building line variances. Staff advised the
applicant to provide in the plat general notes the average size of the lots, the
minimum lot size, the proposed means of water supply and the proposed means
of wastewater disposal. Staff noted the contours at required intervals were to be
shown on the plat. Public Works comments were discussed; including the
requirement to construct half -street improvements with sidewalk. The applicant
stated he would get with public works staff if there were any questions regarding
the sidewalk requirement. Comments from the other departme nts and reviewing
agencies were noted. The applicant was advised to respond to staff issues by
May 22, 2019.The committee forwarded the item to the full commission.
I. ANALYSIS:
The applicant is requesting approval of a preliminary plat; creatin g a three-lot
single family residential subdivision from this 0.526 acre tract. The proposal
includes variances to allow lot widths less than 60-feet, side yard setbacks of
5-feet and front yard setbacks of 20-feet.
The applicant submitted responses to the issues raised at subdivision committee.
The required notes and contours have been added to the plat. It has been
determined that this part of W. 24th Street is a minor residential street and no
sidewalk is required. The applicant will complete the requi red half-street
improvements, including curb and gutter.
To staff’s knowledge, there are no outstanding issues.
J. STAFF RECOMMENDATION:
Staff recommends approval of the requested preliminary plat subject to compliance
with the comments and conditions outlined in paragraphs D and E and the staff
analysis in the agenda staff report.
Staff recommends approval of the requested lot width, reduced side yard setback
and reduced front building line variances.
June 6, 2019
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1847
5
PLANNING COMMISSION ACTION: (JUNE 6, 2019)
The applicant was present. There were no registered objectors present. Staff presented
the item and a recommendation of approval as outlined in the “staff recommendation”
above. There was no further discussion. The item was placed on th e consent agenda
and approved as recommended by staff, including all staff comments and conditions. The
vote was 8 ayes, 0 noes and 3 absent.
June 6, 2019
ITEM NO.: 4 FILE NO.: S-1848
NAME: Templo Christiano Pentecoste’s Subdivision Site Plan Review
LOCATION: 4819 Baseline Road
DEVELOPER:
Rafael Miranda
Templo Christiano Pentecoste’s
4819 Baseline Road
Little Rock, AR 72209
OWNER/AUTHORIZED AGENT:
Rafael Miranda/Owner
Terry Burruss/Authorized Agent
SURVEYOR/ENGINEER:
Terry Burruss, Architect Arkansas Surveying
11912 Kanis Rd., Suite F-8 1926 Salem Road
Little Rock, AR 72211 Benton, AR 72019
AREA: .70 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 14 CENSUS TRACT: 41.08
CURRENT ZONING: C-3, General Commercial
VARIANCE/WAIVERS: Reduced buffers on south and west and reduced side yard
setback on west
BACKGROUND:
The property was rezoned from R-2 to C-3 in 1989. A day care center previously occupied
the building. The building is now occupied by the applicant church.
June 6, 2019
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1848
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting subdivision site plan review approval to allow for
construction of a second building on the site. The new, 2,660 square foot,
one-story building will contain a sanctuary with a seating capacity of 144. The
existing building will be used for office and classroom space. The existing driveway
off of Baseline will be closed and a new driveway constructed. The existing parking
at the front of the site will be rehabbed and an additional 26 -space parking lot will
be constructed in association with the new building. A total of 33 spaces will be
provided on the site. All vehicular use areas will be paved with asphalt or concrete
with concrete curb and gutter. The new building is proposed to have a side yard
setback of 9.86 feet on the west. The code requires a side yard setback of 15 feet
where C-3 zoned property abuts residential. A 9 foot buffer is required on the west
and a 17 foot buffer is required on the south. The proposed new parking results in
reduced buffers of 4 feet on the west and 6.3 feet on the south. These numbers
also fall below the minimum landscape width required under the Landscape
Ordinance. An application will be filed to request a variance from the City Beautiful
Commission. Variances are requested with this site plan review to allow the
reduced setback and buffers.
B. EXISTING CONDITIONS:
The site is occupied by a former single family residential structure that is now being
occupied by the church. A paved parking lot is located at the front of the site. An
office use is adjacent to the east. Single family homes are adjacent to the west and
south. A variety of commercial uses are located across Baseline Road to the north.
C. NEIGHBORHOOD COMMENTS:
Notice of the public hearing was sent to all owners of properties located within
200 feet of the site and the SWLRUP and Upper Baseline Neighborhood
associations.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Baseline 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. Repair or replace any curb, gutter, sidewalk and access ramps that are
damaged and not in compliance with ADA recommendations in the public
June 6, 2019
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1848
3
right-of-way prior to occupancy. Sidewalk, curb and gutter at location of old
driveway should be replaced with the proposed removal.
3. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e).
4. A grading permit in accordance with section 29 -186 (c) & (d) will be required
prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
5. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
6. The radius of the driveway cannot extend beyond the projection of the side
property line to the street. The proposed radius should be reduced to 15 ft.
7. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of
occupancy.
8. The proposed driveway should be constructed to ARDOT standards.
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 does not appear to be any conflicts
with existing electrical utilities at this location. Entergy does not have primary
facilities at this location. We would require an easement to reach the proposed
building, possibly along the east edge of the property. Contact Entergy in advance
to discuss electrical service requirements, or adjustments t o existing facilities (if
any) as this project proceeds.
Centerpoint Energy: No comments received.
AT & T: no comments received.
Central Arkansas Water:
NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time
of request for water service must be met.
June 6, 2019
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1848
4
Fire Department:
Full plan review.
Maintain Access:
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.
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.
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.
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
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.
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.
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.
D104.3 Remoteness. Where two fire apparatus access roads are required,
they shall be placed a distance apart equal to not less th an 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.
June 6, 2019
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1848
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
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.
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.
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.
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.
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.
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 6, 2019
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1848
6
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.
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 (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number
and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments.
Landscape:
1. Any new site development must comply with the City’s minimal landscape
and buffer ordinance requirements.
2. 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.
3. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property. 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
June 6, 2019
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1848
7
thirty (30) linear feet of perimeter planting strip. A portion of the west
perimeter planting strip is deficient.
4. A land use buffer six (6) percent of the average width/depth of the lot will be
required when an adjacent property has a dissimilar use of a more restrictive
nature. The maximum width of the required buffer is fifty (50) feet. A minimum
of seventy (70) percent of the land use buffer shall be undisturbed.
Easements cannot count toward fulfilling this requirement. The properties to
the south and west are zoned R-2. The average depth of the lot is
approximately 298 linear feet. An eighteen (18) foot land use buffer is
required adjacent south perimeter. A portion of the buffer is deficient.
5. A 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 landscaped at the rate of one (1) tree and three (3) shrubs
for every thirty (30) linear feet. Opaque screening will be required on the
south and west sides of the property.
6. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). The minimum size of an interior landscape area shall be one hundred
fifty (150) square feet for developments with one hundred fifty (150) or fewer
parking spaces. Interior islands must be a minimum of seven and one half (7
1/2) feet in width. Trees shall be included in the interior landscape areas at
the rate of one (1) tree for every twelve (12) parking spaces. Interior
landscape space is deficient.
7. Building landscape areas shall be provided between the vehicular use area
used for public parking and the general vicinity of the building. These shall be
provided at the rate equivalent to planter strip th ree (3) feet wide along the
vehicular use area. One (1) tree and four (4) shrubs shall be planted in the
building landscape areas for each forty (40) linear feet of vehicular use area
abutting the building.
8. An irrigation system shall be required for develo pments of one (1) acre or
larger. For developments of less than one (1) acre a there shall be a water
source within seventy-five (75) feet of all plant material if an automatic
irrigation system is not provided.
9. If any of the landscape code requirements cannot be met a variance from the
City Beautiful Commission may be required before a building permit is issued.
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.
June 6, 2019
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1848
8
G. TRANSPORTATION/PLANNING:
Rock Region Metro: Recommend a sidewalk from the street to the building.
Planning Division: No comments.
H. SUBDIVISION COMMITTEE COMMENT: (May 15, 2019)
The applicant was present. Staff presented the item and noted additional
information was needed. Staff noted a text correction was needed in the plat notes
to correctly indicate the plat was in Little Rock. Staff requested a signage plan and
a lighting plan. Staff requested the building height and some information on the
proposed building exterior design. The applicant was advised to indicate all
existing and proposed fencing and to show the dumpster/trash collection area and
required screening. As required by Section 31-13, the applicant was advised to
indicate the following on the site plan: Availability of public utilities, indicating line
size and proximity to site; all on-site fire hydrants, both existing and proposed; all
on-site utility systems, both existing and proposed and their easements;
label areas to be devoted to landscaping; quantitative data including but not limited
to; building coverage in square feet, floor area both existing and proposed.
Staff noted there were variances for the reduced building setback and the
reduced buffers.
Public Works comments were presented and discussed. Staff requested a sketch
grading and drainage plan. Staff noted dedication of right-of-way for Baseline Road
to 45 feet from centerline will be required.
Landscape comments were presented. It was noted the proposed landscaping did
not fully comply with the standards of the Landscape Ordinance and a variance
from the City Beautiful Commission would be required.
Comments from the other departments and reviewing agencies were noted. The
applicant was advised to respond to staff issues by May 22, 2019. The committee
forwarded the item to the full commission.
I. ANALYSIS:
The applicant is requesting site plan review approval to allow for construction of a
second building on this C-3 zoned church property. The site contains a single,
2,000 sq. ft. building which the church currently occupies. An area of paved parking
is located at the front of the site. The proposal is to add a one stor y, 2,660 sq. ft.
sanctuary building and an additional parking area to be located behind the existing
building. The parking at the front of the site will be rehabbed. The driveway and
June 6, 2019
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1848
9
parking areas will be asphalt with concrete curbing. The existing buildin g will be
used for classrooms and offices.
The applicant submitted responses to the issues raised at subdivision committee.
The site plan has been corrected to reflect the addition of the quantitative data
required by Section 31-13. Signage will consist of a wall sign on the front of the
existing building and perhaps a wall sign on the front of the new sanctuary building
as well as a single ground mounted sign at the front of the property. The proposed
monument style ground sign is less in height and area than would typically be
allowed in commercial zones. The proposed new building is to be of wood
construction with a 10 ft. eave height and a ridge line height of 18 ft. The asphalt
shingled roof pitch is 4/12. The exterior of the building will be either v inyl or
hardiboard horizontal siding. There is no dumpster on the site. Individual trash
containers will be used. They will be kept in a trash containment area indicated on
the east side of the existing building. A six foot tall wood privacy fence, finishe d
side facing outward, will be constructed along the south and west perimeters of the
site where it is adjacent to residentially zoned properties. All site lighting will be
low-level and directional, shielded downward and into the site.
A sketch grading and drainage plan was provided to staff. Staff has approved the
drainage plan which includes installing curb and gutter with the parking lot and
releasing stormwater from the parking lot at 3 separate discharge locations to
reduce the discharge concentration. The radius of the driveway has been corrected
so as not to extend beyond the property line. Any required right -of-way will be
dedicated.
As was noted, variances will be sought from the City Beautiful Commission for the
reduced width of the landscape strips on the south and west perimeters. Variances
are sought under this site plan review for a reduction of the required land use
buffers in those same areas as well as the reduced side yard setback for the new
building. Staff is supportive of the requested variances as they are fairly minor in
nature. Screening will be installed on the south and west perimeters. It is also likely
that the residential property adjacent to the west will, in the future, no longer be
single family. It is indicated as Mixed Office-Commercial on the adopted land
use plan.
J. STAFF RECOMMENDATION:
Staff recommends approval of the proposed site plan subject to compliance with
the comments and conditions outlined in paragraphs D, E and F and the staff
analysis in the agenda staff report.
Staff recommends approval of the requested building setback and reduced land
use buffer variances.
June 6, 2019
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1848
10
PLANNING COMMISSION ACTION: (JUNE 6, 2019)
The applicant was present. There were no registered objectors present. Staff presented
the item and a recommendation of approval as outlined in the “staff recommendation”
above. There was no further discussion. The item was placed on the consent agenda
and approved as recommended by staff, including all staff comments and conditions. The
vote was 8 ayes, 0 noes and 3 absent.
June 6, 2019
ITEM NO.: 5 FILE NO.: Z-1002-B
NAME: Cantrell Tunnel Wash Revised Short-form PCD
LOCATION: 7706 Cantrell Road
DEVELOPER:
Cantrell Tunnel Wash, LLC
1001 W. Markham Street, Suite 100
Little Rock, AR 72201
OWNER/AUTHORIZED AGENT:
Cantrell Tunnel Wash, LLC/Owner
White – Daters & Associates/Authorized agent
SURVEYOR/ENGINEER:
White – Daters & Associates
24 Rahling Circle
Little Rock, AR 72223
(501) 821-1667
AREA: .967 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 3 CENSUS TRACT: 49
CURRENT ZONING: PCD, planned commercial development
ALLOWED USES: Tunnel-type car wash, with vacuums
PROPOSED ZONING: Revised PCD
PROPOSED USE: Tunnel-type car wash, with vacuums
VARIANCE/WAIVERS: None requested.
STAFF UPDATE AND RECOMMENDATION:
On May 22, 2019, the applicant requested deferral of this item to the July 18, 2019
meeting. Staff recommends approval of the deferral request.
June 6, 2019
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-1002-B
2
PLANNING COMMISSION ACTION: (JUNE 6, 2019)
The applicant was present. There were no objectors present. Staff informed the
commission that the applicant had requested deferral of this item on May 22, 2019. There
was no further discussion. The item was placed on the consent agenda and approved
for deferral to the July 18, 2019 meeting. The vote was 8 ayes, 0 noes and 3 absent.
June 6, 2019
ITEM NO.: 6 FILE NO.: Z-3451-D
NAME: Bennett Davis Group Revised Short-form POD
LOCATION: 1300 North Shackleford Road
DEVELOPER:
Bennett Davis Group-Michael Bennett
P. O. Box 26415
Little Rock, AR 72211
OWNER/AUTHORIZED AGENT:
Bennett Davis Group/Owner and Agent
SURVEYOR/ENGINEER:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 4.9 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 4 PLANNING DISTRICT: 2 CENSUS TRACT: 22.09
CURRENT ZONING: POD, planned office development
ALLOWED USES: Printing company and O-3, General Office District uses
PROPOSED ZONING: Revised POD
PROPOSED USE: Add an event center as an allowable use.
VARIANCE/WAIVERS: Use of unpaved, graveled and non-graveled, overflow
parking areas
BACKGROUND:
The building and property were previously occupied by a church and a daycare. In late
2015, the property was rezoned to POD to allow for use of the building for a printing,
copying and graphic design business. O-3, general office district, permitted uses were
June 6, 2019
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-3451-D
2
approved as alternative uses. Business hours were approved as 8 am – 5 pm, Monday –
Friday. No alternative operating hours were approved for any of the alternative uses.
Signage was approved for wall signage on the front façade of the building, not to exceed
10% of the façade area, and a single ground-mounted sign not to exceed 6 feet in height
and 64 square feet in area. In 2018, the applicant entered into an agreement with the
Little Rock Bop Club, the Ballroom, Latin and Swing Social Dance Association and the
Little Rock Country Dancers to allow them to use the former sanctuary space in the
building as a dance facility. These dance clubs had previously been meeting in the Bess
Chisum facility on West 12th Street. The sanctuary area has been converted into a
competition level ballroom dance floor and reception area. The space represents
approximately 4,500 square feet of the 12 – 15,000 square foot building.
On November 1, 2018, the planning commission approved the applicant’s request to
withdraw a PCD request to add an event center to allowed uses.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a revision to the approved POD zoning to allow for use
of the former sanctuary space as an event center. Hours of operation are proposed
as 7 am – midnight, seven days a week. No in-house alcohol sales are available.
Guests desiring to serve alcohol at their event must gain prior approval from the
venue staff. The venue is a tobacco-free venue. All catering is open-vendor and is
the responsibility of the host client. The site contains paved parking area for
75 vehicles. The applicant is proposing to utilize unpaved areas off of the paved
parking lots for overflow parking.
B. EXISTING CONDITIONS:
The site contains a 12 – 15,000 square foot building and paved parking. Single
family residences are located to the south of the site. Duplex and single family
homes are located across Shackleford Road to the east. Office uses are located
to the north and west. Slightly farther to the north is the large area of mixed
commercial zoning and uses, extending up to and along Rodney Parham Road.
C. NEIGHBORHOOD COMMENTS:
Notice of the public hearing was sent to all owners of properties located within
200 feet of the site and the Walnut Valley Neighborhood Association.
June 6, 2019
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-3451-D
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. N. Shackleford Rd 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. Sidewalks with appropriate handicap ramps are required to be extended to the
side property line in accordance with Sec. 31-175 of the Little Rock Code and
the Master Street Plan.
3. Repair or replace any curb, gutter, sidewalk and access ramps that are
damaged and not in compliance with ADA recommendations in the public right-
of-way prior to occupancy.
4. With the addition of a gravel parking lot, storm water detention ordinance
applies to this property. Show the proposed location for stormwater detention
facilities on the plan. Maintenance of the detention pond and all private
drainage improvements is the responsibility of the developer and/or land owner.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority:
Sewer Available to this site. FOG Analysis Required if food prep on site.
Entergy:
Entergy does not object to this proposal. There does not appear to be any conflicts
with existing electrical utilities 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 comments received.
AT & T: No comments received.
Central Arkansas Water:
NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time
of request for water service must be met.
June 6, 2019
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-3451-D
4
Fire Department:
Full Plan Review
Maintain Access:
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.
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.
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.
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
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.
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.
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.
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.
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
June 6, 2019
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-3451-D
5
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.
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.
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 (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757). Number and Distribution of Fire Hydrants as
per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
June 6, 2019
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-3451-D
6
F. BUILDING CODES/LANDSCAPE:
Building Code:
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments.
Planning Division: This request is located Rodney Parham Planning District. The
Land Use Plan shows Office (O) for this property. The office category represents
services provided directly to consumers (e.g., legal, financial, medical) as we ll as
general offices which support more basic economic activities. The applicant has
applied for a revision to an existing POD (Planned Office Development) to add an
event center to the permitted uses in the existing building.
Master Street Plan: East of the property is Shackleford Road and it is shown as a
Collector Street on the Master Street Plan. Plan. The primary function of a
Collector Road is to provide a connection from Local Streets to Arterials. This
street may require dedication of right-of-way and may require street improvements
for entrances and exits to the site.
Bicycle Plan: There is a Class III Bike Route shown on Shackleford Road. Bike
Routes require no additional right-of-way, but either a sign or pavement marking
to identify and direct the route.
Revised plat/plan: Submit responses to staff issues and four (4) copies of a
revised preliminary plat/plan (to include the additional information as noted
above) to staff on or before May 22, 2019. If you have any questions please contact
Dana Carney, dcarney@littlerock.gov or 501.371.6817 or Jamie Collins,
gcollins@littlerock.gov or 501.371.6818.
H. SUBDIVISION COMMITTEE COMMENT: (May 15, 2019)
The applicant was present. Staff presented the item and noted some additional
information was needed. The applicant was asked to provide a signage plan. Staff
asked if the venue would be rented to any individual or group who may in turn host
ticketed events such as concerts or ticketed (cover charge) parties. Staff asked the
applicant to describe proposed security measures during the events. The applicant
was advised to locate the dumpster and required screening on the site plan.
Staff stated dumpster service hours should be limited to 7 am – 6 pm, Monday –
Friday. Staff noted the variance to allow use of unimproved, unpaved overflow
parking areas.
June 6, 2019
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-3451-D
7
Public Works comments were noted. Staff discussed the need to show the
proposed location for stormwater detention facilities in compliance with the
stormwater detention ordinance.
Comments from the other departments and reviewing agencies were noted. The
applicant was advised to respond to staff issues by May 22, 2019. The committee
forwarded the item to the full commission.
I. ANALYSIS:
The POD zoned property at 1300 N. Shackleford Road is occupied by a 12 –
15,000 square foot building (former church) and paved parking for approximately
75 vehicles. In 2015, the property was zoned POD to allow for use of the building
for a printing, copying and graphic design business. O -3, general office district,
permitted uses were approved as alternative uses. Business hours were approved
as 8 am – 5 pm, Monday – Friday. No alternative operating hours were approved
for any of the alternative O-3 uses.
The applicant is requesting approval of a revision to the POD to allow for use of
the former sanctuary space (about 4,500 square feet) as an event center. H ours
of operation are proposed as 7 am – midnight, seven days a week. No in-house
alcohol sales are available. Guests desiring to serve alcohol at their event must
gain prior approval from the venue staff. The venue is a tobacco -free venue. All
catering is open-vendor and is the responsibility of the host client. In addition to
the 75 space paved parking lots, the applicant is proposing two unpaved areas for
overflow parking.
The applicant submitted responses to issues raised at subdivision committee.
A single ground-mounted sign is proposed for the site. The monument style sign
appears to meet the office district standards of 6-feet in height and 74 square feet
in area. The applicant states the venue will not be rented to any individual or group
who may in turn host ticketed events such as concerts or ticketed (cover charge)
parties. Venue staff will be on hand during all events. The applicant has begun
discussion with at least two local security providers in the event that a potential
renter desires armed or unarmed security services. The applicant states, due to
the limited size of the groups that meet their desired demographic, outside security
will not necessity be required. The dumpster location is shown at the back of the
northern, unimproved overflow parking area. Stormwater detention plans were
submitted to staff.
While it appears the applicant has attempted to address many of the typical issues
associated with event venues, staff still has concerns with this application. The site
is directly adjacent to single family properties. Two family and single family
properties are located across Shackleford. The event venue is proposed to have
June 6, 2019
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-3451-D
8
operating hours up to midnight seven days a week. The applicant is proposing to
address potential parking issues by utilizing unpaved areas for overflow parking
with no plans to properly develop the parking area to comply with code standards.
Staff feels the proposed event center could negatively impact the adjacent and
nearby residential properties.
J. STAFF RECOMMENDATION:
Staff recommends denial.
PLANNING COMMISSION ACTION: (JUNE 6, 2019)
The applicant was present. There were two registered objectors present. Staff informed
the commission that the applicant had requested deferral of the item on June 6, 2019 to
allow for time to meet with the neighbors and to address staff issues. There was no
further discussion. A motion was made to waive the commission’s bylaws to accept the
late deferral request. That motion was seconded and approved by a vote of 8 ayes,
0 noes and 3 absent. The item was then placed on the consent agenda and approved
for deferral to the July 18, 2019 meeting. The vote was 8 ayes, 0 noes and 3 absent.
June 6, 2019
ITEM NO.: 7 FILE NO.: Z-6323-Z
NAME: Lot 13, The Village at Rahling Road Short-form PCD
LOCATION: 40 Rahling Circle
DEVELOPER:
Valen Harris, Inc.
11701 W. 36th Street
Little Rock, AR 72211
OWNER/AUTHORIZED AGENT:
Valen Harris, Inc. /Owner
McClelland Consulting Engineers/Authorized Agent
SURVEYOR/ENGINEER:
McClelland Consulting Engineers, Inc.
7302 Kanis Road
Little Rock, AR 72204
(501) 371-0272
AREA: 1.4 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.16
CURRENT ZONING: PCD, Planned Commercial Development
ALLOWED USES: Mixed Uses, Office and Commercial
PROPOSED ZONING: PCD
PROPOSED USE: Office, General and Professional
VARIANCE/WAIVERS: Variance from Section 31-210 to allow parking directly off of
a service-access easement.
June 6, 2019
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-6323-Z
2
BACKGROUND:
On August 5, 1997, the Board of Directors adopted ordinance No. 17,542 which
established The Village at Rahling Road PCD. The PCD established a multiple -lot
development with C-2 uses being permitted. The initial action established a site plan for
Lots 1 and 2 of the development with the intent being that each of the remaining lots
would be brought through the planned development process on an individual basis as a
particular development was proposed. Most of the lots have subsequently been
developed. There are some undeveloped lots remaining.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting approval of PCD zoning for this lot to allow for
development of the property with a one-story, 7,950 sq. ft. office building and
associated 41 space parking lot for CGI. The building is proposed to have a height
of 20’8” and will contain a reception lobby, conference rooms, private offices, an
attached garage, a large executive board room, catering kitchen, break room and
a 910 sq. ft. multipurpose room with future plans to add a 2nd 910 sq. ft.
multipurpose room. The facility will front Rahling Circle and will have a common
plaza between the sidewalk and front door for patrons to enjoy. The plaza will
contain sculptures and sitting areas surrounded by meditation landscape. The
dumpster is located at the rear of the site and will be enclosed by a CMU block
wall. The monument style ground mounted sign will have a maximum height of
6 ft. and a maximum area of 64 sq. ft., as per the approved PCD.
B. EXISTING CONDITIONS:
The site is currently undeveloped. A branch bank is adjacent to the north and a
public library branch is adjacent to the south. Other uses in The Village include
offices, clinics and restaurants. Undeveloped property abuts the rear of the site.
C. NEIGHBORHOOD COMMENTS:
Notice of the public hearing was sent to all owners of properties located within
200 feet of the site and the Villages of wellington Neighborhood Association.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. The existing stormwater inlet should be relocated to the side of driveway and a
new throat inlet constructed.
2. Per Section 31-210(h) (7), head in parking within a service easement is
prohibited.
June 6, 2019
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-6323-Z
3
3. Repair or replace any curb, gutter, sidewalk and access ramps that are
damaged and not in compliance with ADA recommendations in the public right-
of-way prior to occupancy.
4. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from
the Arkansas Department of Environmental Quality prior to the start of
construction.
5. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of occupancy.
6. 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. Per Section 31-210 (h) (10), sidewalks with appropriate handicap ramps are
required to be installed along the service easement in accordance with
Sec. 31-175 of the Little Rock Code and the Master Street Plan.
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 does not appear to be any conflicts
with existing electrical utilities 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 comments received.
AT & T: No comments received.
Central Arkansas Water:
All Central Arkansas Water requirements in effect at the time of request for water
service must be met.
Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional review.
June 6, 2019
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-6323-Z
4
Contact Central Arkansas Water regarding procedures for installation of water
facilities and/or fire service. Approval of plans by the Arkansas Department of
Health Engineering Division and Little Rock Fire Department is required.
The facilities on-site will be private. When meters are planned off private lines,
private facilities shall be installed to Central Arkansas Water's material and
construction specifications and installation will be inspected by an engineer,
licensed to practice in the State of Arkansas. Execution of Customer Owned Line
Agreement is required.
Due to the nature of this facility, installation of an approved reduced pressure zone
backflow preventer assembly (RPZ) is required on the domestic water service. This
assembly must be installed prior to the first point of use. Central Arkansas Water
(CAW) requires that upon installation of the RPZA, successful tests of the
assembly must be completed by a Certified Assembly Tester licensed by the State
of Arkansas and approved by CAW. The test results must be sent to CAW's Cross
Connection Section within ten days of installation and annually thereafter. Contact
the Cross Connection Section at 377-1226 if you would like to discuss backflow
prevention requirements for this project.
Fire sprinkler systems which do not contain additives such as antifreeze shall be
isolated with a double detector check valve assembly. If additives are used, a
reduced pressure zone backflow preventer shall be required.
Fire Department:
Full Plan Review
Maintain Access:
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.
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.
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
June 6, 2019
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-6323-Z
5
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.
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
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.
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.
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.
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.
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
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.
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.
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.
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
June 6, 2019
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-6323-Z
6
and the building. Other obstructions shall be permitted to be places with the
approval of the fire code official.
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.
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 oper ation 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.
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 (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757). Number and Distribution of Fire Hydrants as
per Table C105.1.
June 6, 2019
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-6323-Z
7
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code:
Landscape:
1. Site plan must comply with the City’s minimal landscape and buffer ordinance
requirements.
2. Screening requirements will need to be met for the vehicular use areas
adjacent to street rights-of-way. 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.
3. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property or the right-of-way of any street. 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.
4. Building landscape areas shall be provided at the rate equivalent to planter strip
three (3) feet wide along the vehicular use area. One (1) tree and four
(4) shrubs shall be planted in the building landscape areas for each for ty
(40) linear feet of vehicular use area abutting the building.
5. An irrigation system shall be required for developments of one (1) acre or larger
6. The City Beautiful Commission recommends preserving as many existing trees
as feasible on this site. Credit toward fulfilling Landscape Ordinance.
7. Requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments.
Planning Division: This request is located in Chenal 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 revised PCD (Planned Commercial Development) to allow a new
office building.
June 6, 2019
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-6323-Z
8
Master Street Plan: West of the property is Rahling Circle and it is shown as a
Local Street on the Master Street Plan. Local Streets that are abutted by
non-residential zoning/use or more intensive zoning than duplexes are considered
as “Commercial Streets”. A Collector design standard is used for Commercial
Streets. This street may require dedication of right -of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Revised plat/plan: Submit responses to staff issues and four (4) copies of a
revised preliminary plat/plan (to include the additional information as noted
above) to staff on or before May 22, 2019. If you have any questions please
contact Dana Carney, dcarney@littlerock.gov or 501.371.6817 or Jamie Collins,
gcollins@littlerock.gov or 501.371.6818.
H. SUBDIVISION COMMITTEE COMMENT: (May 15, 2019)
The applicant was present. Staff presented the item and noted some additional
information was needed. Staff noted the cover letter submitted with the application
references “after hour’s events that are held in the multi-purpose room.” Staff
asked for a description of this use and the nature of the events. The applicant was
asked to provide a brief description of building exterior materials. The applicant
was advised to provide the area of building coverage, pavement coverage and
green space as a percentage of the overall site.
Staff noted a variance was needed to allow parking to back into the cross access
easement on the north. In response to a question from the committee, staff stated
the proposed number of parking spaces well exceeded the code requirem ent.
Public Works comments were presented and discussed. Staff noted the existing
stormwater inlet needed to be relocated to the side of the proposed driveway.
Landscape comments were presented.
Comments from the other departments and reviewing agencie s were noted. The
applicant was advised to respond to staff issues by May 22, 2019. The committee
forwarded the item to the full commission.
I. ANALYSIS:
The applicant submitted responses to the issues raised at subdivision committee.
The multipurpose room is intended to be used for office and staff meetings;
including occasional after-hours office meetings. The building exterior materials
are to be stone, metal panels, metal trim and membrane roof. Building coverage
is 12.5%, pavement coverage (including walkways and patio area) is 57.5% and
June 6, 2019
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-6323-Z
9
green space is 30%. The project has been submitted to the Chenal Architectural
review committee for initial design review.
The existing stomwater inlet as shown to be relocated and the sidewalk is shown.
A variance is requested to allow parking off of the service driveway-easement.
Since the driveway easement serves only two lots, neither of which are anticipated
to be high traffic generators, staff supports the variance request.
To staff’s knowledge, there are no outstanding issues.
J. STAFF RECOMMENDATION:
Staff recommends approval of the PCD subject to compliance with the comments
and conditions outlined in paragraphs D, E and F and the staff analysis in the
agenda staff report.
Staff recommends approval of a variance from Section 31 -210 to allow the
proposed vehicle parking backing into the common access-service easement.
PLANNING COMMISSION ACTION: (JUNE 6, 2019)
The applicant was present. There were no registered objectors present. Staff presented
the item and a recommendation of approval as outlined in the “staff recommendation”
above. There was no further discussion. The item was placed on th e consent agenda
and approved as recommended by staff, including all staff comments and conditions. The
vote was 8 ayes, 0 noes and 3 absent.
June 6, 2019
ITEM NO.: 8 FILE NO.: Z-6934-B
NAME: G & S Insulating Short-form PCD
LOCATION: 11,000 Stagecoach Road
DEVELOPER:
Jeronimo Insulating, LLC
6620 South University Ave.
Little Rock, AR 72209
(501) 569-9131
OWNER/AUTHORIZED AGENT:
Jeronimo Insulating, LLC/Owner
Terry Burruss, Architect/Authorized Agent
SURVEYOR/ENGINEER:
Terry Burruss, Architect White-Daters Engineers
11912 Kanis Rd., Suite F-8 24 Rahling Circle
Little Rock, AR 72211 Little Rock, AR 72223
(501) 376-3676 (501) 821-1667
AREA: 2.73 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 16 CENSUS TRACT: 42.20
CURRENT ZONING: PCD, planned commercial development (expired)
ALLOWED USES: Office/warehouse and contractor’s storage yard
PROPOSED ZONING: PCD
PROPOSED USE: Office/warehouse/sales facility for insulation company
VARIANCE/WAIVERS: None requested.
June 6, 2019
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6934-B
2
BACKGROUND:
In 2000, the property was rezoned from R -2 to C-1. On June 19, 2007, the Board of
Directors passed Ordinance No. 19,764, zoning the property to PCD for an
office/warehouse and contractor’s storage yard. That development did not occur and the
property remains undeveloped.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting approval of a PCD to allow for development of the
property for G & S Insulating. The development is proposed to consist of a single
building containing 28,600 sq. ft. of warehouse with a two-story office/sales facility
(5,000 sq. ft. per floor). The building will be a pre-engineered metal building. Paved
and landscaped parking for 47 vehicles is proposed with a single driveway off of
Stagecoach Road.
B. EXISTING CONDITIONS:
The site is undeveloped and mostly wooded. Retail commercial uses and mini -
warehouse developments are located to the east. A cemetery and a multifamily
development are located to the west. The vacant, PCD-zoned property across
Stagecoach Road was recently approved for development of a large-scale,
conference and event facility.
C. NEIGHBORHOOD COMMENTS:
Notice of the public hearing was sent to all owners of properties located within
200 feet of the site, SWLRUP, the Otter Creek Neighborhood Association and the
Otter Creek Merchants Association.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Obtain permits for improvements within State Highway right -of-way from AHTD,
District VI.
2. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e).
3. A grading permit in accordance with section 29 -186 (c) & (d) will be required
prior to any land clearing or grading activities at the site. Other than residential
subdivisions, site grading and drainage plans must be submitted and approved
prior to the start of construction.
4. Show the existing driveway on the southside of Stagecoach Road. Driveway
should be located to not create left turn conflicts.
June 6, 2019
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6934-B
3
5. Storm water detention ordinance applies to this property. Per the City of Little
Rock Stormwater and Drainage Manual, detention pond shall not exceed 4 ft .
in depth with slopes at 3:1 or flatter. The limits of maximum ponding of the
pond should be constructed no closer than 30 ft. horizontally from any building
and less than 1 ft. vertically below the lowest sill of floor elevation.
6. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from
the Arkansas Department of Environmental Quality prior to the start of
construction.
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 does not appear to be any conflicts
with existing electrical utilities at this location. There are 3 phase line in the area.
Contact Entergy in advance to discuss electrical service requirements, or
adjustments to existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water:
All Central Arkansas Water requirements in effect at the time of request for water
service must be met.
Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional review.
Contact Central Arkansas Water regarding procedures for installation of water
facilities and/or fire service. Approval of plans by the Arkansas Department of
Health Engineering Division and Little Rock Fire Department is required.
The facilities on-site will be private. When meters are planned off private lines,
private facilities shall be installed to Central Arkansas Water's material and
construction specifications and installation will be inspected by an engineer,
licensed to practice in the State of Arkansas. Execution of Customer Owned Line
Agreement is required.
June 6, 2019
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6934-B
4
Due to the nature of this facility, installation of an approved reduced pressure zone
backflow preventer assembly (RPZ) is required on the domestic water service. This
assembly must be installed prior to the first point of use. Central Arkansas Water
(CAW) requires that upon installation of the RPZA, successful tests of the
assembly must be completed by a Certified Assembly Tester licensed by the State
of Arkansas and approved by CAW. The test results must be sent to CAW's Cross
Connection Section within ten days of installation and annually thereafter. Contact
the Cross Connection Section at 377-1226 if you would like to discuss backflow
prevention requirements for this project.
Fire sprinkler systems which do not contain additives such as antifreeze shall be
isolated with a double detector check valve assembly. If additives are used, a
reduced pressure zone backflow preventer shall be required.
Fire Department:
Full plan review
Maintain Access:
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.
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.
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.
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
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.
June 6, 2019
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6934-B
5
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 apparatu s access roads.
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.
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.
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
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.
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.
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.
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.
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.
June 6, 2019
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6934-B
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 o r 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.
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 (Daniel Tull 501-377-1245) and the Little Rock Fire Marshals Office (Capt.
Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number and
Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
June 6, 2019
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6934-B
7
F. BUILDING CODES/LANDSCAPE:
Building Code:
Landscape:
1. Any new site development must comply with the City’s minimal landscape and
buffer ordinance requirements.
2. Screening requirements will need to be met for the vehicular use areas
adjacent to street rights-of-way. 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.
3. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property. 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.
4. 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. A minimum of seventy (70) percent of the land use buffer shall be
undisturbed. Easements cannot count toward fulfilling this requirement. The
properties to the west are zoned R-2 and MF-18. A 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 landscaped at the rate
of one (1) tree and three (3) shrubs for every thirty (30) linear feet. Opaque
screening and landscape will be required on the west side of the property.
5. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). The minimum size of an interior landscape area shall be one hundred
fifty (150) square feet for developments with one hundred fifty (150) or fewer
parking spaces. Interior islands must be a minimum of seven and one half
(7 1/2) feet in width. Trees shall be included in the interior landscape areas at
the rate of one (1) tree for every twelve (12) parking spaces. Verify interior
landscape space.
6. Building landscape areas shall be provided between the vehicular use area
used for public parking and the general vicinity of the building. These shall be
provided at the rate equivalent to planter strip three (3) feet wide along the
vehicular use area. One (1) tree and four (4) shrubs shall be planted in the
building landscape areas for each forty (40) linear feet of vehicular use area
abutting the building.
June 6, 2019
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6934-B
8
7. An irrigation system 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: Recommend sidewalk along the street and from the street to
the building.
Planning Division: This request is located in Otter Creek 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 revised PCD (Planned Commercial Development) to allow new
warehouse and office to be built for an insulation company.
Master Street Plan: South of the property is Stagecoach Road and it is shown as
a Minor Arterial Street on the Master Street Pl an. 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.
Revised plat/plan: Submit responses to staff issues and four (4) copies of a
revised preliminary plat/plan (to include the additional information as noted
above) to staff on or before May 22, 2019. If you have any questions please
contact Dana Carney, dcarney@littlerock.gov or 501.371.6817 or Jamie Collins,
gcollins@littlerock.gov or 501.371.6818.
H. SUBDIVISION COMMITTEE COMMENT: (May 15, 2019)
The applicant was present. Staff presented the item and noted additional
information was needed. Staff requested the applicant provide the proposed
June 6, 2019
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6934-B
9
building height, a signage plan, the proposed days and hours of operation and a
fencing plan. Staff noted any proposed site lighting was to be low -level and
directional, shielded downward and into the site. Staff asked the applicant to locate
the dumpster and required screening on the site plan. The applicant was advised
to provide the area of building coverage, pavement coverage and green space as
a percentage of the overall site. Staff noted a minimum of 10% of the gross PCD
area is to be designated as landscape open space.
Public works comments were presented and discussed. Staff requested a sketch
grading and drainage plan. Staff stated the stormwater detention ordinance applied
to this property. Staff provided the detention pond standards from the stormwater
and drainage manual. The applicant was advised to show the existing driveway on
the south side of Stagecoach Road. Staff stated the driveways should be located
so as not to create left turn conflicts.
Landscape comments were presented. Staff noted the requirement for screening
on the west side of the property. Staff commented the interior landscape areas
appeared to be short of code compliance.
Comments from the other departments and reviewing agencies were noted. The
appliance was advised to respond to staff issues by May 22, 2019. The committee
forwarded the item to the full commission.
I. ANALYSIS:
The applicant is requesting approval of PCD zoning to allow for development of
this vacant tract for G & S Insulating. The development consists of a single building
containing 28,600 square feet of warehouse space and a two story, 10,000 sq. ft.
(5,000 sq. ft. per floor) office/sales space. Paved and landscaped parking for
47 vehicles is provided with a single driveway off of Stagecoach road. An area of
truck maneuvering and parking space is located adjacent to the warehouse portion
of the site.
The applicant submitted responses to the issues raised at subdivision committee.
The maximum building height will be 28 feet. Signage will consist of a wall sign on
the front (street facing) façade of the building and a monument style ground -
mounted sign not to exceed the area allowed on commercial zones. Fencing will
consist of security fencing around the truck/warehouse area and privacy fencing
along the west perimeter where the site is adjacent to residential zoned properties.
General office hours are 8am – 6pm, Monday – Friday and 8am – 5pm Saturday.
Warehouse hours are 6am – 6pm, Monday – Friday. All site lighting will be low-
level and directional, shielded downward and into the site. A dumpster location,
with screening, is indicated on the east side of the warehouse area. Building
coverage is 28%, parking and paved area is 38% and green space is 33%.
June 6, 2019
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6934-B
10
A sketch grading and drainage plan was provided. The applicant will work with staff
to address any potential drainage issues in the final plan preparation stage, prior
to issuance of a building permit. The driveways on the south side of Stagecoach
were located to confirm there would not be left turn conflicts.
To staff’s knowledge, there are no outstanding issues.
J. STAFF RECOMMENDATION:
Staff recommends approval of the requested PCD subject to compliance with the
comments and conditions outlined in paragraphs D, E and F and the staff analysis
in the agenda staff report.
PLANNING COMMISSION ACTION: (JUNE 6, 2019)
The applicant was present. There were no registered objectors present. Staff presented
the item and a recommendation of approval as outlined in the “staff recommendation”
above. There was no further discussion. The item was placed on the consent agenda
and approved as recommended by staff, including all staff comments and conditions. The
vote was 8 ayes, 0 noes and 3 absent.
June 6, 2019
ITEM NO.: 9 FILE NO.: Z-8646-B
NAME: Vann Addition Short-form PD-R
LOCATION: North side of West 13th Street, between Park and Dennison Streets
DEVELOPER:
Vann and Associates
P.O. Box 164681
Little Rock, AR 72206
OWNER/AUTHORIZED AGENT:
Vann and Associates/Owner
Crafton Tull/Authorized Agent
SURVEYOR/ENGINEER:
Crafton Tull
10825 Financial Center Pkwy., Suite 300
Little Rock, AR 72211
AREA: .344 acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 45
CURRENT ZONING: PD-R, planned development-residential (expired)
ALLOWED USES: Four (4) single family lots and dwellings
PROPOSED ZONING: PD-R
PROPOSED USE: Four (4) single family lots and dwellings
VARIANCE/WAIVERS: None requested.
BACKGROUND:
Ordinance No. 20,480, adopted by the Board of Directors on September 20, 2011,
rezoned this property from R-4, two-family residential, to PD-R to allow the creation of
four (4) lots for detached single family homes. The front yard setback for the middle
lots/units on 13th Street was shown as 5 feet. These lots share a common drive from 13th
June 6, 2019
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-8646-B
2
Street. A side yard setback of 5 feet was proposed on the common lot lines of the homes
facing Park and Dennison Streets. The rear yard setback for each of the homes was
shown as 5 feet. The front yard setback for the homes fronting Park and Dennison Streets
was indicated as 15 feet. The southern side yard setback was indicated as 5 feet. The
northern side yard setback was shown as approximately 13 feet. The driveways for the
Park and Dennison homes were to be located near the northern perimeter, away from the
street intersection. The residential structures were to be designed with a character that
will be congruent with the style of the neighborhood. The structures are designed to give
the appearance of two single family homes and two accessory “carriage houses” which
in fact will be separate residential structures on their own lot.
The zoning Ordinance allows 3 years from the date of approval of a planned Zoning
Development for submission of the final development plan (in this case, submittal for a
building permit). If the final development plan is not presented within the 3 year time
period, the zoning expires. Failure to file a timely extension shall be cause for revocation
of the PUD. Prior to expiration of the PUD zoning, the applicant can request of the
Commission a one-time extension for up to two years. The request must be made a
minimum of 90 days prior to the expiration. The applica nt did not file for a final
development plan or time extension and the PUD approval expired.
The applicant subsequently filed for reinstatement of the previously approved PD-R, with
no changes from the previously approved plan. On August 18, 2015, the Bo ard passed
Ordinance no. 21,088 re-establishing the Vann Short-form PD-R. Again, the applicant did
not file a final development plan and did not ask for an extension of the approval. The
PUD approval expired.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting to reinstate the twice-previously approved PD-R. There
are no modifications from the previous approvals. The applicant is proposing the
re-platting of two, R-4 (two-family residential) zoned lots into four lots with a single
family residence to be constructed on each lot.
B. EXISTING CONDITIONS:
The property is currently vacant. East of the site, fronting Park Street, are single
family homes, the Central High Visitor’s Center and three residential buildings
owned by the Metropolitan Housing Alliance. Single family and two -family
residence are located to the north. Across 13th Street, to the south, are single family
homes and a Central High School parking lot. The school itself is located one block
to the south. West of the site are a multifamily dwelling and the meeting place of a
fraternal-type club.
June 6, 2019
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-8646-B
3
C. NEIGHBORHOOD COMMENTS:
Notice of the public hearing was sent to all owners of properties located within
200 feet of the site and the Central High and Capitol Hill Neighborhood
Associations.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. 20 feet radial dedications of right-of-way are required at the intersections of
W. 13th Street/Dennison Street and W. 13th Street/Park Street.
2. Repair or replace any curb, gutter, sidewalk and access ramps that are
damaged and not in compliance with ADA recommendations in the public right-
of-way prior to occupancy. Remove driveway aprons not proposed to be used
and reinstall curb and gutter.
3. The proposed W. 13th Street driveway should be constructed within a shared
access easement.
4. The proposed driveway radiuses cannot extend beyond the extension of the
side property line to the street.
5. 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 main extension required with easements if new sewer service is required
for Lots 1 and 2 of this project.
Entergy:
Entergy does not object to this proposal. There is single phase on the south side
of 13th. It appears that the overhead lines will need to be relocated that pass on
the west side of lot 2A. (OSHA required clearance of 10 feet to building). Contact
Entergy in advance to discuss electrical service requirements, or adjustments to
existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comments received.
AT & T: No comments received.
June 6, 2019
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-8646-B
4
Central Arkansas Water:
NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time
of request for water service must be met.
Fire Department: No comment.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code:
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Planning Division: This request is located in Central City Planning District. The
Land Use Plan shows Residential Low Density (RL) for this property. The
Residential Low Density category provides for single family homes at densities not
to exceed 6 units per acre. Such residential development is typically characterized
by conventional single family homes, but may include patio or garden homes and
cluster homes, provided that the density remain less than 6 units per acre. The
applicant has applied for a revised PD-R (Planned Development Residential) to re-
establish a previously approve 4-lot single-family PD-R. The application is within
the Central City Design Overlay District.
Master Street Plan: W. 13th Street and S. Park Street and, Dennison Street are
all shown as a Local Streets on the Master Street Plan. The primary function of
Local Streets is to provide access to adjacent properties. Local Streets that are
abutted by non-residential zoning/use or more intensive zoning than duplexes are
considered as “Commercial Streets”. 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.
Revised plat/plan: Submit responses to staff issues and four (4) copies of a
revised preliminary plat/plan (to include the additional information as noted
above) to staff on or before May 22, 2019. If you have any questions please contact
Dana Carney, dcarney@littlerock.gov or 501.371.6817 or Jamie Collins,
gcollins@littlerock.gov or 501.371.6818.
June 6, 2019
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-8646-B
5
H. SUBDIVISION COMMITTEE COMMENT: (May 15, 2019)
The applicant was present. Staff presented the item and noted little additional
information was needed. Staff stated a cross access easement needed to be
shown over the common driveway between Lots 1A and 2A.
Public Works comments were presented.
Comments from the other departments and reviewing agencies were noted. The
applicant was advised to respond to staff issues by May 22, 2019. The committee
forwarded the item to the full commission.
I. ANALYSIS:
The applicant has stated there are no modifications proposed from the previously
approved site plan. He stated the building elevations are also as presented with
the original approval.
The site is located within the Central High Design Overlay District. The DOD for
single-family development states in order to be compatible with the historic nature
of the neighborhood, new construction and additions to existing structures shall
comply with specific criteria. Plans for new construction, additions and
modifications which are subject to the DOD shall be submitted to the Department
of Planning and Development. The Planning Department will review the plans for
consistency with the detailed requirements of the DOD ordinance and consistency
with the historic nature of the district. In the case of an undeveloped block face,
the requirements shall relate to the adjacent block faces.
The DOD states a roof pitch of less than 8:12 is prohibited. Decorative roof
features such as metal cresting, tile ridge caps, or other ornamentation are to be
reinstalled when roofing or doing roof repairs. If tile roofs exist they are to be
preserved. The materials of the exterior shell must be wood, brick, other masonry,
or a material that resembles wood (i.e., vinyl siding, etc.). The orientation of the
buildings is to be consistent with that of other structures on the developed block
face. The primary entrance is to be consistent with that of other structures on the
developed block face. The front yard setback for all R-2, Single-family and R-3,
Single-family and R-4, Two-family district zoned property is to be fifteen (15) feet.
All other setbacks are to comply with the property's zoning district.
Residential structures must have a front porch that is a passageway from the
street to the front door of the unit(s) on new residential construction and
additions/modifications to the front facade of existing residential structures.
June 6, 2019
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-8646-B
6
Mechanical service equipment ( including, but not limited to, air conditioner
condensing units, transformers, solar collectors, satellite dishes, etc.) must be
located in the rear yards or on a rear-facing roof.
No off-street parking pads are allowed between the front of the principal structure
and a public street. Surface parking is to be located behind or adjacent to a
structure. Driveways are permitted to be installed in the front yard setback, but not
between the principal structure and a public street. Parking pads are defined as
permanent surfaces of concrete, asphalt, modular pavers, masonry, gravel or other
permanent surfaces to be used for the purpose of parking or storage of vehicles.
Detached garage and carport locations are to be located to the rear of the principal
structure and must not be located in the front setback. Attached garages must have
garage door openings that face side streets, interior lot lines, or alleys. Accessory
building coverage within the twenty-five (25) foot rear yard setback must be no
more than forty (40) percent of the area. Accessory building setbacks are to comply
with Sections 36-254 and 36-256 of the Little Rock Code of Ordinances.
The applicant has indicated construction materials will comply with those identified
in the DOD. The roofs will also exceed an 8:12 pitch. The orientation of the
buildings does comply with the homes located on the developed block face along
Park and Dennison Streets and on West 13th Street the primary entrances are
consistent with that of other structures on the developed block face. The homes
are proposed with a front porch on each of the units. All mechanic al service
equipment will be located as outlined in the DOD.
It appears one tree greater than 14-inches, an 18-inch willow oak, will be removed
during construction. The tree proposed for removal is located within the
northeastern portion of the site on proposed Lot 2. The removal of the tree is
necessary to provide parking on this lot. A note on the site plan indicates all other
trees will be retained and preserved during construction. Street trees will be
planted per the DOD requirements.
The site plan indicates four (4) lots with one (1) house facing Park Street and
another facing Dennison Street with two ( 2) houses which will appear to be
carriage houses” or ancillary structures facing and taking access from 13th Street.
The two (2) “carriage houses” will be single-family residences on individual lots of
record. This is being done to preserve the character of the neighborhood. The
style of having a “main house” and “carriage house” is not uncommon in the
neighborhood. The “main house and carriage house” package will be offered as
one package to prospective buyers for ownership and rental property. If this is not
marketable, then the “main house” and “carriage house” will be marketed
separately.
June 6, 2019
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-8646-B
7
The front setback for the homes fronting South Dennison and Park Streets is
indicated at 15-feet. The front setback for the homes located on West 13th Street
are indicated at 5-feet. The rear yards for the homes fronting South Dennison
Street and Park Street are indicated at 15 -feet. The rear yard for the homes
fronting West 13th Street are indicated at 5-feet. All side yard setbacks are
indicated at 5-feet. The DOD states the front yard setback shall be 15-feet. All
other setbacks shall be as prescribed by the property’s zoning district. The fronts
of the homes located on West 13th Street and all rear yard setbacks do not comply
with the typical standards of the DOD or the zoning district. The applicant has
indicated the development will comply with all other aspects of the Central High
DOD with regard to building design, construction materials, tree plantings and the
placement of mechanical equipment.
Staff is supportive of the request. The applicant is proposing to reinstate a
previously approved site plan for the development of four (4) homes on four (4)
individual lots. Staff does not feel the proposal to allow redevelopment of this site
with four (4) units of residential housing as previously approved will adversely
impact the area.
J. STAFF RECOMMENDATION:
Staff recommends approval of the PD-R subject to compliance with the comments
and conditions outlined in paragraphs D, E and F and the staff analysis in the
agenda staff report.
PLANNING COMMISSION ACTION: (JUNE 6, 2019)
The applicant was present. There were no registered objectors present. Staff presented
the item and a recommendation of approval as outlined in the “staff recommendation”
above. There was no further discussion. The item was placed on the consent agenda
and approved as recommended by staff, including all staff comments and conditions. The
vote was 8 ayes, 0 noes and 3 absent.
June 6, 2019
ITEM NO.: 10 FILE NO.: Z-8842-B
NAME: CARTI Master Plan Long-form POD
LOCATION: 8901 CARTI Way
DEVELOPER:
CARTI
8901 CARTI Way
Little Rock, AR 72205
OWNER/AUTHORIZED AGENT:
CARTI/owner
Crafton Tull/authorized agent
SURVEYOR/ENGINEER:
Crafton Tull
10825 Financial Center Pkwy., Suite 300
Little Rock, AR 72211
AREA: 37acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 10 CENSUS TRACT: 24.03
CURRENT ZONING: O-2, Office and Institutional; O-3, General Office;
OS, Open Space; C-3, General Commercial
ALLOWED USES: O-2, O-3 and C-3 uses; Open Space
PROPOSED ZONING: POD
PROPOSED USE: Cancer treatment center and supporting uses
VARIANCE/WAIVERS: None requested.
BACKGROUND:
On March 7, 2013, the Commission approved a zoning site plan review to allow for the
construction of the CARTI medical facility on the O -2 zoned portion of this site, located
June 6, 2019
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8842-B
2
on the south side of CARTI Way. On June 20, 2016, the Commission approved a zonin g
site plan review to allow for construction of a second building on that property.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting approval of a proposal to rezone the 37 acre CARTI
property from O-2, office and institutional district, O-3, general office district, C-3,
general commercial district, and OS, open space district, to POD. The application
contains an overall CARTI Campus Master Plan which shows in addition to its
current facilities, several new buildings and well as a building expansion onto the
existing facility and the existing parking deck. Future additions proposed under this
application include:
a. A 16,000 square foot Proton Treatment Center and surface parking
b. 2: A 150,000 square foot, 6-story expansion to the existing facility for inpatient
and outpatient treatment.
c. 2 a: A 2-level, 128 space expansion to the existing parking deck
d. 2 b: A central plant expansion to serve item 2.
e. MOB - 1 (medical office building): A two floor, 64,000 sq. ft. medi cal office
building with surface parking
f. A 32 room hotel for patients and family members
g. Five cottages plus 3 RV pads for patients and family members. Each cottage
is 1,200 sq. ft.
h. MOB - 2 (medical office building): A 16,000 sq. ft. medical facility and p arking
deck
i. A 25’ x 50’ maintenance building.
In addition to the items listed above, CARTI will build a continuous sidewalk from
Barrow Road to the campus. CARTI will also work with Rock region Metro to locate
a bus stop on campus and construct a cul -de-sac to serve as a turn-around for
vehicular traffic at the end of CARTI Way. CARTI is proposing that a speed table
and an RRFB be located across CARTI Way, between the north and south
campuses.
B. EXISTING CONDITIONS:
The existing CARTI facility occupies the currently O-2 zoned portion of the property
located on the south side of the street. The western portion of the property, closest
to John Barrow Road, is undeveloped. The property on the north side of the street
is undeveloped. South of the site are a church, single family homes, a vacant
multifamily tract and a mixture of commercial use. North of the site is Interstate
June 6, 2019
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8842-B
3
630. West of the site is a commercial shopping center type property containing
office and commercial uses. West of the site are facilities containing a nursing
home, convalescent hospital and elderly housing apartments.
C. NEIGHBORHOOD COMMENTS:
Notice of the public hearing was sent to all owners of properties located within
200 feet of the site and the John Barrow and Brownwood Terrace Neighborhood
Associations.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A grading permit in accordance with section 29 -186 (c) & (d) will be required
prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction. Is the applicant requesting a
variance for advanced grading?
2. Provide status of restoration of the unpermitted cleared area.
3. Storm water detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan. Maintenance of the
detention pond and all private drainage improvements is the re sponsibility of
the developer and/or property owner association.
4. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from
the Arkansas Department of Environmental Quality prior to the start of
construction.
5. Hauling of fill material on or off site over municipal streets and roads requires
approval prior to a grading permit being issued. Contact Public Works Traffic
Engineering at 621 S. Broadway, (501) 379 -1805 (Travis Herbner) for more
information.
6. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the intersection(s) comply with 2004 AASHTO Green Book
standards.
7. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby constru ction site shall be
repaired by the responsible party prior to issuance of a certificate of
occupancy.
8. Retaining walls designed to exceed 15 ft. in height are required to seek a
variance for construction. Provide proposed wall elevations.
June 6, 2019
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8842-B
4
9. Prior to construction of retaining walls, a 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.
10. Pedestrian access from the proposed development to the sidewalk in the
public right-of-way should be provided.
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. Capacity Fee Analysis Required. FOG Analysis required if Food
service on site.
Entergy:
Entergy does not object to this proposal, however have concerns on serving the
new buildings. We would like to discuss all the options to serve. We could propose
that a line be installed along CARTI Way (with right of way) to connect with the
existing transformer to provide a loop. The construction on the north side of CARTI
Way currently has no electric facilities. Contact Entergy in advance to discuss
electrical service requirements, or adjustments to existing facilities (if any) as this
project proceeds.
Centerpoint Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water:
All Central Arkansas Water requirements in effect at the time of request for water
service must be met.
Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional review.
Contact Central Arkansas Water regarding procedures for installation of water
facilities and/or fire service. Approval of plans by the Arkansas Department of
Health Engineering Division and Little Rock Fire Department is required.
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.
June 6, 2019
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8842-B
5
The facilities on-site will be private. When meters are planned off private lines,
private facilities shall be installed to Central Arkansas Water's material and
construction specifications and installation will be inspected by an engineer,
licensed to practice in the State of Arkansas. Execution of Customer Owned Line
Agreement is required.
Due to the nature of this facility, installation of an approved reduced pressure zone
backflow preventer assembly (RPZ) is required on the domestic water service. This
assembly must be installed prior to the first point of use. Central Arkansas Water
(CAW) requires that upon installation of the RPZA, successful tests of the
assembly must be completed by a Certified Assembly Tester licensed by the State
of Arkansas and approved by CAW. The test results must be sent to CAW's Cross
Connection Section within ten days of installation and annually thereafter. Contact
the Cross Connection Section at 377-1226 if you would like to discuss backflow
prevention requirements for this project.
Fire sprinkler systems which do not contain additives such as antifreeze shall be
isolated with a double detector check valve assembly. If additives are used, a
reduced pressure zone backflow preventer shall be required.
Fire Department:
Maintain Access:
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.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code:
Landscape:
1. Any new site development must comply with the City’s minimal landscape and
buffer ordinance requirements. In addition, the far west end of the property
must comply with the John Barrow Road Overly District.
June 6, 2019
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8842-B
6
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 at Building 4 (Hotel)
is approximately 250 linear feet. A minimum fifteen (15) foot street buffer is
required between the property line and the Carti Way right-of-way.
3. A land use buffer six (6) percent of the average width/depth of the lot will be
required when an adjacent property has a dissimilar use of a more restrictive
nature. A minimum of seventy (70) percent of the land use buffer shall be
undisturbed. Easements cannot count toward fulfilling this requirement. The
property to the east of Building 3 (Carti MOB) is zoned PD-R, the property north
of Buildings 1 (Proton Clinic) and 3 (Carti MOB) is zoned R-2, and the property
south of Building 4 (Hotel) is zoned MF-12, and. 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. Buffers
are to be landscaped at the rate of one (1) tree and three (3) shrubs for every
thirty (30) linear feet. In addition to the undisturbed buffer, and the opaque
screening, additional landscape will be required on the above-mentioned
property lines.
4. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). The minimum size of an interior landscape area shall be one hundred
fifty (150) square feet for developments with one hundred fifty (150) or fewer
parking spaces. Interior islands must be a minimum of seven and one half
(7 1/2) feet in width. Trees shall be included in the interior landscape areas at
the rate of one (1) tree for every twelve (12) parking spaces.
5. Building landscape areas shall be provided be tween the vehicular use area
used for public parking and the general vicinity of the building. These shall be
provided at the rate equivalent to planter strip three (3) feet wide along the
vehicular use area. One (1) tree and four (4) shrubs shall be plant ed in the
building landscape areas for each forty (40) linear feet of vehicular use area
abutting the building.
6. An irrigation system shall be required for developments of one (1) acre or
larger.
7. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
8. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
June 6, 2019
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8842-B
7
G. TRANSPORTATION/PLANNING:
Rock Region Metro: Recommend sidewalks from cottages, hotel and parking
deck to connect to main sidewalk along the street
Planning Division: This request is located in Boyle Park Planning District. The
Land Use Plan shows Office (O) for this property. The office category represents
services provided directly to consumers (e.g., legal, financial, medical) as well as
general offices which support more basic economic act ivities. The applicant has
applied for a rezoning from O2 (office and institutional district) to POD (Planned
Office Development) to expand the existing building, add an office -clinic building,
hotel, and cottages.
Master Street Plan: Carti Way bi-sects the proposed development and it is shown
as a Local Street on the Master Street Plan. The primary function of Local Streets
is to provide access to adjacent properties. Local Streets that are abutted by non -
residential zoning/use or more intensive zoning than duplexes are considered as
“Commercial Streets”. A Collector design standard is used for Commercial Streets.
This street may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Revised plat/plan: Submit responses to staff issues and four (4) copies of a
revised preliminary plat/plan (to include the additional information as noted
above) to staff on or before May 22, 2019. If you have any questions please
contact Dana Carney, dcarney@littlerock.gov or 501.371.6817 or Jamie Collins,
gcollins@littlerock.gov or 501.371.6818.
H. SUBDIVISION COMMITTEE COMMENT: (May 15, 2019)
The applicant was present. Staff presented the item and noted additional
information was needed. Staff noted there were several items required under the
submission requirements of section 36-456 that needed to be provided. Staff
requested the applicant provide the proposed building height for each building and
a signage plan. Staff asked the applicant to indicate the location of dumpsters and
required screening. It was noted that the buffer indicated along the south perimeter
was located within an easement and needed to be relocated outside of the
easement. Staff noted a proposed gravel fire lane on the north side of the street,
near the Proton Clinic and Medical Office building. It was noted that parking spaces
were located off of that gravel driveway. Staff stated the driveway either needed to
be paved or used only for emergency fire access and not for access to parking.
June 6, 2019
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8842-B
8
Public Works comments were presented and discussed. In response to a question,
the applicant stated there would likely be an advance grading request. Staff asked
about the status of an unresolved land alteration issue where a number of trees
had been removed from the property on the north side of CARTI Way. The
applicant responded that his proposed site plan showed a desire to develop that
area and the property would be landscaped and buffered to comply with typical
code requirements. He stated there would also be a need for a laydown area during
construction of the medical office building and Proton Clinic that would likely
involve the area of contention. The applicant was advised to indicate the proposed
location for stormwater detention facilities on the plan. There was a brief discussion
of the applicant’s proposal to have a four-way stop with pedestrian crossing at
CARTI Way and the driveways to the Proton Clinic and the existing CARTI facility.
Staff stated such could be considered if traffic warrants are met.
Landscape comments were discussed. It was noted the plan appeared short of
required landscaping and buffers in some areas. The applicant responded that
corrections would be made.
Comments from the other departments and reviewing agencies were noted. The
applicant was advised to respond to staff issues by May 22, 2019. The committee
forwarded the item to the full commission.
I. ANALYSIS:
CARTI is requesting approval of a proposal to rezone their 37 acre property located
on both sides of CARTI Way to POD. The application contains an overall CARTI
Campus Master Plan which shows, in addition to its current facilities, several new
buildings and building expansions.
The applicant submitted responses to the issues raised at subdivision committee.
The plan for the area on the north side of the street was modified to eliminate a
previously proposed parking deck and to flip th e Proton Clinic and Medical Office
Building 1. A previously proposed four-way intersection at CARTI Way and the
driveways onto the north and south campuses has been removed from the plan. A
gravel fire lane shown on the initial plan has been removed. Building setbacks have
been indicated. Dumpster/trash collection locations have been indicated and will
be screened to comply with code.
The tree line shown on the site plan is a graphic representation of CARTI’s intent
to preserve as much of the natural wooded area between the building sites and
the property lines as possible. CARTI intends to clear only enough ground to
accommodate the structure, parking or construction lay down area. An advance
grading plan is applied for to allow advance grading of the MOB 1 building site in
conjunction with construction of the Proton Clinic. This is necessary to provide a
June 6, 2019
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8842-B
9
construction lay down area during the Proton Clinic Construction. It is not
anticipated at this time that any of the other proposed facilities will require an
advance grading permit to accommodate their construction. However, conditions
may change. Should this be the case, an advance grading permit will be applied
for each particular project as needed.
The first phase of the master plan is development of the Proton Clinic. The other
structures and improvements represent a 5 – 10 year development plan.
Anticipated building heights are as follow:
1. Proton Treatment Facility – 65 ft.
2. MOB 1- 45 ft.
3. CARTI Main Building Expansion – 93 ft.
4. Parking Deck Expansion – 22 ft.
5. MOB 2 – 45 ft. Hotel – 37 ft.
6. Maintenance Building – 20 ft.
7. Cottages – 18 ft.
A main facility sign will be located in the triangular island in front of the main
building. Other signage will likely include wall signage on the front facades of the
buildings and directional signage.
The buffer on the south side of the property will be placed outside the utility
easement. All site lighting will be low-level and directional, shielded downward and
into the site.
Stormwater detention facilities have been shown on the plan and site distance
certification was provided. No retaining wall height variances are required.
Staff is supportive of the requested phased POD. Staff believes the matt er of the
outstanding land alteration issue can be addressed by attaching an additional
condition to the approval of the POD. Typically, the applicant in the planned
development process shall have three years from the date of passage of the
ordinance approving the preliminary approval to submit the final development plan.
In this case, staff believes is it appropriate to require submittal of a final plan and
building permit application for the Phase I, Proton Clinic facility no later than
December 31, 2020; one month shy of three years from the date a notice of
violation was issued to CARTI on January 31, 2018.
June 6, 2019
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-8842-B
10
J. STAFF RECOMMENDATION:
Staff recommends approval of the requested POD subject to compliance with the
following conditions:
1. Compliance with the comments and conditions outlined in paragraphs D, E and
F and the staff analysis in the agenda staff report.
2. The final plan and building permit application for the Proton Clinic must be
submitted no later than December 31, 2020.
Staff recommends approval of a variance to allow advance grading of the Medical
Office Building (MOB) 1 in conjunction with construction of the Proton Clinic.
PLANNING COMMISSION ACTION: (JUNE 6, 2019)
The applicants were present. There were no registered objectors present. Staff
presented the item and a recommendation of approval subject to compliance with the
following conditions:
1. Compliance with the comments and conditions outlined in paragraphs D, E and F and
the staff analysis in the agenda staff report.
2. The final plan and building permit application for the Phase I building located on the
north side of CARTI Way must be submitted no later than December 31, 2020.
Staff recommended approval of a variance to allow advance grading of the Medical Office
Building (MOB)/Proton Clinic site in conjunction with construction of the adjacent Medical
Office Building (MOB)/Proton Clinic, whichever occurs as the first phase.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by staff, including all staff comments and conditions. The
vote was 8 ayes, 0 noes and 3 absent.
June 6, 2019
ITEM NO.: 11 FILE NO.: Z-8871-B
NAME: K-Lofts Revised Short-form PCD
LOCATION: 315 Main Street
DEVELOPER:
K-Lofts, LLC
Brad McCray, Agent
17200 Chenal Pkwy., Suite 300-342
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
K-Lofts/Owner
Brad McCray/Authorized Agent
SURVEYOR/ENGINEER:
White Daters
24 Rahling Circle
Little Rock, AR 72223
AREA: .16 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 5 CENSUS TRACT: 44
CURRENT ZONING: PCD
ALLOWED USES: Multifamily and private club with outdoor seating
PROPOSED ZONING: Revised PCD
PROPOSED USE: Same uses, with addition of canopy over the outdoor
seating area
VARIANCE/WAIVERS: Placement of the proposed canopy in the right-of-way
June 6, 2019
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-8871-B
2
BACKGROUND:
On April 29, 2013, the Board of adjustment approved a request to allow the restaurant at
315 Main Street to have an area of outdoor dining in the public right-of-way in front of the
building. On August 27, 2014, the Board of Directors passed Ordinance No. 20,772
rezoning the property from UU urban use district to PCD to allow remodeling of the
five-story building to contain 32 apartment units and to allow the restaurant to operate as
a 2:00 am private club, retaining the area of outdoor seating.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant has filed a revision to the PCD to be allowed to erect a canopy over
the existing area of outdoor seating. No expansion of the seating area is proposed.
No change to any other aspect of the approved PCD is proposed. A franchise
application was filed for the canopy, initiating the requiremen t for revising the PCD.
B. EXISTING CONDITIONS:
The site contains a five story building with commercial uses, including the
restaurant/private club, on the first floor and apartments above. The property is
located on a portion of Main Street that is redeveloping with new office, multifamily,
restaurant and cultural uses.
C. NEIGHBORHOOD COMMENTS:
Notice of the public hearing was sent to all owners of properties located within
200 feet of the site and the Downtown Neighborhood Association.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Contact Shawn Overton, City Attorney, at 501 -371-4717 for assistance in
preparation of a franchise agreement resolution to be presented to the Little
Rock Board of Directors for approval for the covered outdoor dining area within
the public right-of-way and assessment of a yearly franchise fee for the
permitted area.
2. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371 -4818) for
the private improvement located in the right-of-way.
3. Provide the distance from the outside of the proposed support c olumns of the
canopy to the landscape edge.
June 6, 2019
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-8871-B
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 does not appear to be any conflicts
with existing electrical utilities at this location. Our facilities are all underground in
this area. Contact Entergy in advance to discuss electrical service requirements,
or adjustments to existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water:
NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time
of request for water service must be met.
Fire Department: No comment.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code:
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments.
Planning Division: This request is located in Downtown Planning District. The
Land Use Plan shows Mixed Use Urban (MXU) for this property. The Mixed Use
Urban category provides for a mix of residential, office and commercial uses not
only in the same block but also within the same structure. This category is intended
for older "urban" areas to allow dissimilar uses to exist, which support each other
to create a vital area. Development should reinforce the urban fabric cresting a
June 6, 2019
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-8871-B
4
24-hour activity area. Using the Planned Zoning District or the Urban Use District,
high and moderate density developments that result in a vital (dense) pedestrian
oriented area are appropriate. The applicant has applied for a revised PCD
(Planned Commercial Development) to install an awning over the existing patio
seating area.
Master Street Plan: West of the property is Main Street and it is shown as a Minor
Arterial 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 Main Street 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: There is a Class III Bike Route shown on Main Street. Bike Routes
require no additional right-of-way, but either a sign or pavement marking to identify
and direct the route.
Revised plat/plan: Submit responses to staff issues and four (4) copies of a
revised preliminary plat/plan (to include the additional information as noted
above) to staff on or before May 22, 2019. If you have any questions please
contact Dana Carney, dcarney@littlerock.gov or 501.371.6817 or Jamie Collins,
gcollins@littlerock.gov or 501.371.6818.
H. SUBDIVISION COMMITTEE COMMENT: (May 15, 2019)
The applicant was present. Staff presented the item and noted little additional
information was needed. Staff stated signage would not be permitted on the end
of the canopy. The applicant was advised to submit a plan for any signage
he proposed, noting it would be taken under consideration by staff and the
commission.
Public Works comments were discussed. In response to a question from staff, the
applicant stated the support columns for the canopy would be located inside the
fenced area of the previously approved outdoor seating area, not outside the fence
as was shown of the plans he submitted. The applicant was advised to contact the
City Attorney’s office for assistance in preparation of a franchise agreement
resolution to be presented to the Board of Directors for approval for the covered
outdoor seating area within the public right of way; including assessment of a
yearly franchise fee.
June 6, 2019
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-8871-B
5
Comments from the other departments and reviewing agencies were noted. The
applicant was advised to respond to staff issues by May 22, 2019. The committee
forwarded the item to the full commission.
I. ANALYSIS:
The applicant is requesting approval of a revision to this PCD to allow for
placement of a canopy over the existing, previously approved area of outdoor
seating. The canopy and its support columns will be located within the area of the
approved seating. The applicant responded to the issues raised at subdivision
committee. No signage is proposed on the canopy. The applicant will have to
coordinate with Public Works and City Attorney staff on preparation of a franchise
agreement to be presented to the Board of Directors.
To staff’s knowledge there are no outstanding issues. The outdoor seating and the
associated canopy are located in front of the building at 315 Main Street and also
extend in front of the parking lot located on the property adjacent to the south. That
adjacent property is owned by the Arkansas Teachers Retirement System and
leased to the Rose Law Firm. Neither those two parties object to the proposal to
erect the canopy as proposed.
J. STAFF RECOMMENDATION:
Staff recommends approval of the requested revised PCD subject to compliance
with the following conditions:
1. Compliance with the comments and conditions outlined in paragraphs D, E and
F and the staff analysis in the agenda staff report.
2. Approval of a franchise by the Board of Directors.
PLANNING COMMISSION ACTION: (JUNE 6, 2019)
The applicant was present. There were no registered objectors present. Staff presented
the item and a recommendation of approval as outlined in the “staff recommendation”
above. There was no further discussion. The item was placed on the consent agenda
and approved as recommended by staff, including all staff comments and conditions. The
vote was 8 ayes, 0 noes and 3 absent.
June 6, 2019
ITEM NO.: 12 FILE NO.: Z-9418
NAME: Sunset Terrace Long-form PRD
LOCATION: 2800 Battery Street
DEVELOPER:
Gorman and Company
200 N. Main Street
Oregon, WI 53575
(352) 327-2815
Metropolitan Housing Alliance
100 Arch Street
Little Rock, AR 72201
OWNER/AUTHORIZED AGENT:
Metropolitan Housing Alliance/Owner
Fennell Purifoy/Authorized Agent
SURVEYOR/ENGINEER:
Fennell Purifoy, Architects
100 Morgan Keegan Drive, Suite 320
Little Rock, AR 72202
Blew & Associates, Engineers and Land Surveyors
3825 N. Shiloh Drive
Fayetteville, AR 72703
McGetrick & McGetrick, Engineers and Surveyors
11601 Bass Pro Parkway
Little Rock, AR 72210
AREA: 9.22 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 11
CURRENT ZONING: R-4
ALLOWED USES: Two-family residential; non-conforming multi-family development
June 6, 2019
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9418
2
PROPOSED ZONING: PRD
PROPOSED USE: Multi-family; redevelopment of existing residential housing
development
VARIANCE/WAIVERS: None requested.
BACKGROUND:
Sunset Terrace is a 74 unit public housing project constructed in the 1940’s which is
owned and operated by the Metropolitan Housing Alliance (LR Housing Authority).
It contains units ranging in size from 1 bedroom to 5 bedrooms.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicants are requesting approval of PRD zoning to allow for redevelopment
of Sunset Terrace, The proposal is to remove the existing structures down to the
foundations. The existing structural foundations will be reused (repaired as
needed). The new structures will have fiber cement and brick exteriors, asphalt
shingled roofs, updated interiors and fixtures and HVAC units. Additional building
bump outs will be added to each to increase the bedroom sizes to meet ADFA
bedroom square footage standards. The total number of units will not change.
Since the existing foundations are being used as the basis of the redevelopment,
the overall site development will remain fairly consistent with what is on the site.
Some additional parking and upgraded landscaping will be added. On-site parking
will be increased from 53 spaces to 72. A new, laundry building will be added near
the management building.
B. EXISTING CONDITIONS:
The site contains 38 one story, residential structures containing 74 dwelling units.
There is parking for 53 vehicles located within the site. The State Livestock and
Fairgrounds property is located to the west. Single family properties are located to
the south, east and north.
C. NEIGHBORHOOD COMMENTS:
Notice of the public hearing was sent to all owners of properties located within
200 feet of the site, the South End Neighborhood Association, the South End
Coalition and the South End NBDH Developers.
June 6, 2019
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9418
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A 20 feet radial dedication of right-of-way is required at the intersection of
Schiller Street and 27th Street.
2. A 20 feet radial dedication of right-of-way is required at the intersection of
Schiller Street and 29th Street.
3. A 20 feet radial dedication of right-of-way is required at the intersection of
Battery Street and 27th Street.
4. A 20 feet radial dedication of right-of-way is required at the intersection of
Battery Street and 29th Street.
5. Consideration should be given for the installation of additional curb and gutter
on the private streets within the development to prevent stormwater flows from
running across properties.
6. Repair or replace any curb, gutter, sidewalk and access ramps that are
damaged, missing, and not in compliance with ADA re commendations in the
public right-of-way prior to occupancy. Steps in the sidewalk within the public
right-of-way should be removed. Access ramps should be installed at the
intersections of Schiller Street and 27th Street and Schiller Street and 29th
Street. Ramps should also be installed at the intersections of 27th St reet and
Summit Street and the unnamed private street. Access ramps should be
installed at the intersection of Battery Street and 29th Street. Ramps should
also be installed at the intersections of 29th Street and Summit Street.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority:
Private Sewer shall be evaluated and renewed as required.
Entergy:
Entergy does not object to this proposal. There does not appear to be any conflicts
with existing electrical utilities 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 comments received.
AT & T: No comments received.
June 6, 2019
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9418
4
Central Arkansas Water:
All Central Arkansas Water requirements in effect at the time of request for water
service must be met.
Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional review.
Contact Central Arkansas Water regarding procedures for installation of water
facilities and/or fire service. Approval of plans by the Arkansas Department of
Health Engineering Division and Little Rock Fire Department is required.
If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
The facilities on-site will be private. When meters are planned off private lines,
private facilities shall be installed to Central Arkansas Water's material and
construction specifications and installation will be inspected by an engineer,
licensed to practice in the State of Arkansas. Execution of Customer Owned Line
Agreement is required.
Due to the nature of this facility, installation of an approved reduced pressure zone
backflow preventer assembly (RPZ) is required on the domestic water service. This
assembly must be installed prior to the first point of use. Central Arkansas Water
(CAW) requires that upon installation of the RPZA, successful tests of the
assembly must be completed by a Certified Assembly Tester licensed by the State
of Arkansas and approved by CAW. The test results must be sent to CAW's Cross
Connection Section within ten days of installation and annually thereafter. Contact
the Cross Connection Section at 377-1226 if you would like to discuss backflow
prevention requirements for this project.
Fire sprinkler systems which do not contain additives such as antifreeze shall be
isolated with a double detector check valve assembly. If additives are used, a
reduced pressure zone backflow preventer shall be required.
Fire Department:
Full Plan Review
Maintain Access:
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 6, 2019
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9418
5
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.
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.
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansa s Fire Prevention
Code Vol. 1
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.
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.
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.
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.
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.
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 6, 2019
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9418
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.
One- or Two-Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code
Vol. 1, One- or Two-Family dwelling residential developments. Developments
of one- or two-family dwellings where the number of dwelling units exceeds
30 shall be provided with two separate and approved fire apparatus access roads,
and shall meet the requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and al dwelling units are equipped
throughout with an approved automatic sprinkler system in
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the
Arkansas Fire Code, access from two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with
future development, as determined by the fire code official.
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 (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
June 6, 2019
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9418
7
(Capt. Tony Rhodes 501-918-3757). Number and Distribution of Fire Hydrants as
per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code:
Landscape:
1. Any new site development must comply with the City’s minimal landscape and
buffer ordinance requirements.
2. Any exiting landscape or irrigation disturbed by construction shall be repaired
or replaced before a certificate of occupancy can be obtained.
3. The City Beautiful Commission recommends preserving as many existing trees
as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments.
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
rezoning from R4 (Singe Family District) to PRD (Planned Residential
Development) to the existing Sunset Terrace development and allow for some
improvements (no change in use proposed).
Master Street Plan: The property is surrounded by 27th Street, 28th Street,
S. Schiller and S. Battery Streets and they are 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 street m ay
require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
June 6, 2019
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9418
8
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Revised plat/plan: Submit responses to staff issues and four (4) copies of a
revised preliminary plat/plan (to include the additional information as noted
above) to staff on or before May 22, 2019. If you have any questions please contact
Dana Carney, dcarney@littlerock.gov or 501.371.6817 or Jamie Collins,
gcollins@littlerock.gov or 501.371.6818.
H. SUBDIVISION COMMITTEE COMMENT: (May 15, 2019)
The applicant was present. Staff presented the item and noted little additional
information was needed. Staff noted the variance to allow parking which backs into
the street. It was noted the existing parking did that.
Public Works comments were noted. Staff noted the requirement for radial right of
way dedication at the intersections. Staff also noted the steps in the sidewalk within
the public right of way should be removed and ADA compliant access ramps
should be installed as noted in their comments.
Comments from the other departments and reviewing agencies were noted. The
applicant was advised to respond to staff issues by May 22, 2019. The committee
forwarded the item to the full commission.
I. ANALYSIS:
The applicants are requesting approval of PRD zoning to allow for redevelopment
of Sunset Terrace, a 74 unit public housing project constructed in the 1940’s.
A new, laundry building will be constructed near the management building.
Otherwise, the number of buildings and dwelling units will not change.
The applicant responded to the issues raised at subdivision committee. The steps
in the sidewalls in the public right-of-way will be removed. Right-of-way will be
dedicated at the intersections. A six-foot tall, ornamental metal fence will be
erected along some of the perimeters of the site. The site will not be gated nor
totally enclosed by the fencing. A single ground-mounted sign will be located near
the management office.
To staff’s knowledge, there are no outstanding issues.
J. STAFF RECOMMENDATION:
Staff recommends approval of the PRD subject to compliance with the comments
and conditions outlined in paragraphs D, E and F and the staff analysis in the
agenda staff report.
June 6, 2019
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9418
9
Staff recommends approval of the requested variance to allow the par king to back
into the street as shown.
PLANNING COMMISSION ACTION: (JUNE 6, 2019)
The applicant was present. There were no persons present registered in opposition. Staff
informed the commission that the applicant had requested deferral of the item on June 6,
2019 to allow time to address some technical issues. There was no further discussion.
A motion was made to waive the commission’s bylaws to accept the late deferral request.
That motion was seconded and approved by a vote of 8 ayes, 0 noes and 3 absent. The
item was then placed on the consent agenda and approved for deferral to the July 18,
2019 meeting. The vote was 8 ayes, 0 noes and 3 absent.
June 6, 2019
ITEM NO.: 13 FILE NO.: Z-9419
NAME: Hamm Diesel Electric Short-form PD-C
LOCATION: 10,524 Helm Drive
DEVELOPER:
Shawn Furton
Hamm Diesel Electric
P. O. Box 1088
Mabelvale, AR 72103
OWNER/AUTHORIZED AGENT:
Timothy Helm/Owner
Shawn Furton/ Authorized Agent
SURVEYOR/ENGINEER:
Laha Engineers
6602 Baseline Rd., Suite E
Little Rock, AR 72209
AREA: .3 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 15 CENSUS TRACT: 41.03
CURRENT ZONING: R-2
ALLOWED USES: Single family (non-conforming commercial has been lost)
PROPOSED ZONING: PD-C, planned development-commercial
PROPOSED USE: Rebuild and sell starters and alternators; no vehicle
installation
VARIANCE/WAIVERS: None requested.
June 6, 2019
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9419
2
BACKGROUND:
The commercial building on the site was constructed circa 1960 and was once occupied
by Helm’s Grocery. The property was annexed into the City in 1979 and zoned R -2 single
family. There has not been an application to change the zoning since the annexation and
the building was occupied by commercial uses on and off over the years. The building
has been vacant for some time and the property has lost its non -conforming status.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting approval of PD-C zoning to allow for use of the building
for Hamm Diesel electric, a small business that rebuilds and sells vehicle starters
and alternators. The business does not do any vehicle installation. The products
are sold to garages and businesses who perform installation. All work occurs inside
the building. There is no outside storage of materials or product. No changes to
the site or building, outside of what minor remodeling might be required inside the
building, are proposed.
B. EXISTING CONDITIONS:
The site is occupied by a one-story, commercial building and paved parking. The
property is located in an area of mixed zoning and uses. A multi-tenant commercial
building is located across Mabelvale Main to the west. Single family property,
neighborhood commercial and light industrial properties are located to the east.
The new Southwest Little Rock High School is being constructed farther to the
east. The main line railroad track is located across Helm Drive to the south. Single
family and a convenience store with gas pumps and a car wash are located to the
north.
C. NEIGHBORHOOD COMMENTS:
Notice of the public hearing was sent to all owners of properties located within
200 feet of the site and the SWLRUP and Mavis Circle neighborhood Associations.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Mabelvale Main is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45 feet from centerline will be required. Show the
centerline of the right-of-way. At the building foot print, right-of-way should be
dedicated to the exterior wall of the building.
June 6, 2019
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9419
3
2. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371 -4818)
for the private improvements such as parking 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. EAD Analysis Required.
Entergy:
Entergy does not object to this proposal. There does not appear to be any conflicts
with existing electrical utilities 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 comments received.
AT & T: No comments received.
Central Arkansas Water:
NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time
of request for water service must be met.
Fire Department:
Full Plan Review
Maintain Access:
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.
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.
June 6, 2019
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9419
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.
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
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.
Section D104.2 Building exceeding 62,000 s quare 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.
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.
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.
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.
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 6, 2019
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9419
5
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.
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 (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757). Number and Distribution of Fire Hydrants as
per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code:
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments.
Planning Division: This request is located Otter Creek Planning 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
June 6, 2019
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9419
6
the use is a mixture of the three. The applicant has applied for a rezoning from
R-2 (Single-Family District) to PDC (Planned Development Commercial) to use
existing building for a business that a rebuild and sell starters and alterations.
Master Street Plan: South of the property is Helm Drive and it is shown as a Local
Street on the Master Street Plan. West of the property is Mabelvale Main Street
and it is shown as a Minor Arterial on the Master Street Plan. The primary function
of a Local Street is to provide access to adjacent properties. Local Streets that are
abutted by non-residential zoning/use or more intensive zoning than duplexes are
considered as “Commercial Streets”. A Collector design standard is u sed 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 Mabelvale Main 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: A Class II Bike Lane is shown along Mabelvale Main Street. Bike
Lanes provide a portion of the pavement for the sole use of bicycles.
Revised plat/plan: Submit responses to staff issues and four (4) copies of a
revised preliminary plat/plan (to include the additional information as noted
above) to staff on or before May 22, 2019. If you have any questions please contact
Dana Carney, dcarney@littlerock.gov or 501.371.6817 or Jamie Collins,
gcollins@littlerock.gov or 501.371.6818.
H. SUBDIVISION COMMITTEE COMMENT: (May 15, 2019)
The applicant was present. Staff presented the item and noted some additional
information was needed. The applicant was asked to provide the days and hours
of operation and the number of employees. The applicant was advised to locate
the dumpster and required screening on the site plan and to confirm there will be
no outside storage of materials or merchandise. Staff asked if any equipment such
as compressors or generators would be located outside. The applicant was asked
to confirm that signage would comply with that allowed in commercial zones.
Pubic Work’s comments were presented. Staff discussed the requirement to
dedicate right of way and the process to obtain a franchise for the parking and sign
currently in the right of way.
Comments from the other departments and reviewing agencies were noted. The
applicant was advised to respond to staff issues by May 22, 2019. The committee
forwarded the item to the full commission.
June 6, 2019
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9419
7
June 6, 2019
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9419
8
I. ANALYSIS:
The applicant is requesting approval of PD-C zoning to allow Hamm Diesel and
Electric, a small business that rebuilds and sells vehicle starters and alternators,
to occupy the non-conforming commercial building located on this site. No vehicle
installation occurs on the site. The products are sold to garages and businesses
who perform installation.
The applicant submitted responses to issues raised at subdivision committee.
Employees will consist of the applicant plus two others. Days and hours of
operation are Monday – Friday, 7:30 am – 4:30 pm. The applicant states the
dumpster will be enclosed by a wood privacy fence. Staff will work with the
applicant regarding placement of a dumpster as it is currently proposed to be
located at the southwest corner. Staff would prefer to see the dumpster located
away from the street perimeter. There will be no outside storage of materials and/or
merchandise on the property. There will be no equipment such as compressors or
generators located on the exterior of the building. Signage will comply with that
allowed in commercial zones. Right of way will be dedicated and a franchise
sought for the parking and sign pole in the existing right of way.
To staff’s knowledge, there are no outstanding issues. Reuse of this existing
commercial building as proposed seems to staff to be an appropriate use.
J. STAFF RECOMMENDATION:
Staff recommends approval of the PD-C subject to compliance with the comments
and conditions outlined in paragraphs D, E and F and the staff analysis in the
agenda staff report.
PLANNING COMMISSION ACTION: (JUNE 6, 2019)
The applicant was present. There were no registered objectors present. Staff presented
the item and a recommendation of approval as outlined in the “staff recommendation”
above. There was no further discussion. The item was placed on the consent agenda
and approved as recommended by staff, including all staff comments and conditions. The
vote was 8 ayes, 0 noes and 3 absent.