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LITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
AUGUST 29, 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
Robbin Rahman
Robert Stebbins
Diana M. Thomas
Robby Vogel
Members Absent: Marlon D. Haynes
Paul Latture
One Open Position
City Attorney: Shawn Overton
III. Approval of the Minutes of the July 18, 2019 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
AUGUST 29, 2019
OLD BUSINESS:
Item Number: File Number: Title:
A. S-1851 Red Gate Business Center Preliminary Plat; located south
of Interstate 30 and east of Alexander Road.
NEW BUSINESS:
I. PRELIMINARY PLAT:
Item Number: File Number: Title:
1. S-867-J (8) Chenal Valley Phases 30 and 31 Preliminary Plat Time
Extension; located east of LaMarche Drive, between
LaMarche Drive and Rahling Road.
2. S-1853 Cottages on Park Preliminary Plat; located at 907 South
Park Street.
3. S-1856 Allen Acres Addition Preliminary Plat; located south of
Davis Road and east of Dogwood Lane.
II. SITE PLAN REVIEW:
Item Number: File Number: Title:
4. S-1855 Sibley Hole Road Storage Site Plan Review; located at
10624 Interstate 30.
III. PLANNED DEVELOPMENTS:
Item Number: File Number: Title:
5. Z-2110-A Dental Care Associates Short-form POD; located at 4700
West Markham Street.
6. Z-5126-A Franklin Community Health Complex Short-form POD;
located at 1701 South Harrison Street.
Agenda, Page Two
III. PLANNED DEVELOPMENTS: (CONTINUED)
Item Number: File Number: Title:
7. Z-5535-E Dajani Office Park Short-form POD; located at 12401
Cantrell Road.
8. Z-6199-F Zoe’s Revised Short-form PCD; located at 12,900 Chenal
Parkway.
9. Z-9383-A Hayes Short-form PCD; located at 4017 Franklin Street.
10. Z-9443 Freshly Renewed Short-form PID; located at 8404
Baseline Road.
11. Z-9444 Baillie-Weinkopff Short-form PRD; located at 205 Crystal
Court.
12. Z-7332-A McCune Short-form PRD; located at 201 Crystal Court.
13. Z-9445 Nix Road Patio Villlas Short-form PRD; located at 1015 Nix
Road.
IV. OTHER:
Item Number: File Number: Title:
14. S-1799-A Sneed Addition Street Improvement Waiver; located on the
north side of the 16,600 block of Crystal Valley Road.
15. Z-4045-B 1320 Brookwood Salon Conditional Use Permit; located at
1320 Brookwood Drive.
August 29, 2019
ITEM NO.: A FILE NO.: S-1851
NAME: Red Gate Business Center Preliminary Plat
LOCATION: South of Interstate 30 and east of Alexander Road
DEVELOPER:
Bart Ferguson Enterprises, LLC
1100 Ferguson Drive
Benton, AR 72015
(501) 821-1667
OWNER/AUTHORIZED AGENT:
Bart Ferguson Enterprises, LLC/Owner
White-Daters & Associates/Authorized Agent
SURVEYOR/ENGINEER:
White-Daters & Associates
AREA: 29.7 acres NUMBER OF LOTS: 38 FT. NEW STREET: 4600 LF (PRIVATE)
WARD: 7 PLANNING DISTRICT: 16 CENSUS TRACT: 41.04
CURRENT ZONING: C-4
VARIANCE/WAIVERS:
1) Allow lots without public street frontage
2) Driveway spacing on I-30 frontage road and interior streets
STAFF UPDATE AND RECOMMENDATION:
A request to defer this item to the October 10, 2019 meeting was received by staff on
August 14, 2019. Staff recommends approval of the deferral request.
August 29, 2019
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1851
2
PLANNING COMMISSION ACTION: (JULY 18, 2019)
The applicant was present. There were no registered objectors present. Staff informed
the commission that a request to defer the item to the August 29, 2019 meeting was
received on July 2, 2019. There was no further discussion. The item was placed on the
consent agenda and deferred to the August 29, 2019 agenda. The vote was 8 ayes,
0 noes and 3 absent.
PLANNING COMMISSION ACTION: (AUGUST 29, 2019)
The applicant was present. There were no registered objectors present. Staff informed
the commission that a request to defer the item to the October 10, 2019 meeting was
received on August 14, 2019. There was no further discussion. The item was placed on
the consent agenda and deferred to the October 10, 2019 agenda. The vote was 8 ayes,
0 noes, 2 absent, and 1 open position.
August 29, 2019
ITEM NO.: 1 FILE NO.: S-867-J (8)
NAME: Chenal Valley Phases 30 and 31 Preliminary Plat Time Extension
LOCATION: East of LaMarche Drive, between LaMarche Drive and Rahling Road
DEVELOPER:
Potlatch/Deltic
7 Chenal Club Boulevard
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Potlatch/Deltic, Owner
White-daters, Authorized Agent
SURVEYOR/ENGINEER:
White-Daters
24 Rahling Circle
Little Rock, AR 72223
AREA: 116-acres NUMBER OF LOTS: 246 FT. NEW STREET: 13,500 LF
WARD: 5 PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.12
CURRENT ZONING: R-2, single family
VARIANCE/WAIVERS: A variance from the Land Alteration Ordinance to allow advance
grading of future phases with the development of the first phase.
BACKGROUND:
On August 31, 2017, the planning commission approved this preliminary plat to allow for
the development of Chenal Valley Phases 30 and 31. The approved preliminary plat of
this 116 acres included the development of 246 single family lots and 13,500 linear feet
of new street. Alternative pedestrian paths were approved in lieu of sidewalks. The
development was approved to be constructed in multiple (8) phases. The average lot size
approved was 80’ by 130’. The plat indicated 25’ front and rear setbacks and the standard
side yard setback per the R-2 district of 10% of the lot width not to exceed 8’. The plat
August 29, 2019
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-867-J (8)
2
indicated several areas of open space to be maintained by the property owners
association as common green space. The plat also indicated an area to be set aside for
future development of a community park. Approval of a conditional use permit will be
required prior to development of that park. The density of the proposed development is
2.12 units per acre. The plat indicated the construction of a secondary emergency access
to the east to Brionne Lane and Rahling Road. The planning commission also approved
a variance from the Land Alteration ordinance to allow advance grading of future phases
in conjunction with development of the first phase.
Development of the proposed preliminary plat has not yet commenced.
Section 31-94 of the Subdivision Ordinance states a preliminary plat approved by the
planning commission shall be effective and binding upon the commission for two (2) years
from the date of approval or as long as work is actively progressing, at the end of which
time the final plat application must have been submitted to the planning staff…The
planning commission may extend the original preliminary approval for a period not to
exceed one (1) additional year when it can be demonstrated that there are no changes in
the plat design or neighborhood that warrant a complete review.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting a one (1) year time extension of the preliminary plat
approval and land alteration variance. There are no changes in the proposed
preliminary plat. The applicants state they have been working with the Corps of
Engineers to obtain an individual 404 Permit and they need additional time to
complete that process.
B. EXISTING CONDITIONS:
There have been no changes to the site or the immediate surrounding properties
since the 2017 approval. The site is heavily wooded. Single family neighborhoods
are located to the north, west and east. The property to the south remains
undeveloped. On August 1, 2019, the commission approved a conditional use
permit to allow for construction of a school to the east of this plat area, fronting
onto Rahling Road. A portion of the proposed school site actually incorporates a
portion of this proposed preliminary plat area. If the school development occurs,
this preliminary plat will become void. If the school development does not occur,
the applicants do not want to lose the preliminary plat approval.
C. NEIGHBORHOOD COMMENTS:
Notice of the public hearing was sent to all owners of abutting properties and The
Courts Neighborhood Association.
August 29, 2019
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-867-J (8)
3
D. STAFF RECOMMENDATION:
Staff recommends approval of a one (1) year extension of the preliminary plat and
land alteration variance subject to compliance with all comments and conditions
form the original August 31, 2017 planning commission approval.
PLANNING COMMISSION ACTION: (AUGUST 29, 2019)
The applicant was present. There was one objector present. Staff presented the item
and a recommendation of approval as outlined in the “staff recommendation” above.
Tim Daters addressed the commission and stated they had been working on the plat since
the 2017 approval and were continuing to work with the Corps of Engineers on a
mitigation plan. Mr. Daters stated they anticipated obtaining Corps’ approval but it was a
lengthy process. He stated there were no changes to the plat from the 2017 approval
and they were bound by all previous commitments and conditions.
Sylvia Delsa, of 100 Holland Lane, addressed the commission. She stated she was the
Vice-president of the Madison Valley POA. She stated, based on the 2017 approval, her
neighborhood was to be notified of any developments for this preliminary plat. She stated
her POA wanted to make sure all prior agreements were followed.
Mr. Daters stated the applicant had agreed to meet with the POA prior to any work
progressing and no work had yet started. He stated the applicant would follow all previous
agreements.
There was no further discussion. A motion was made and seconded to approve the item
as recommended by staff, including all staff comments and conditions. The motion was
approved by a vote of 8 ayes, 0 noes, 2 absent and 1 open position.
August 29, 2019
ITEM NO.: 2 FILE NO.: S-1853
NAME: Cottages on Park Preliminary Plat
LOCATION: 907 South Park Street
DEVELOPER:
Cdub, LLC (Carol Worley)
1318 South Main Street
Suite 200
Little Rock, AR 72202
Atrium Development, LLC (Tanner Worley)
1300 West 3rd Street
Little Rock, AR 72201
OWNER/AUTHORIZED AGENT:
Carol Worley/Owner
SURVEYOR/ENGINEER:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.31 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 45
CURRENT ZONING: R-3 Single-Family
VARIANCE/WAIVERS:
1. Allow 15 foot front setback
2. Allow 15 foot rear setback
3. Allow lot area to be less than 5,000 square feet
4. Allow lot width of less than 50 feet
August 29, 2019
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1853
2
BACKGROUND:
The proposed preliminary plat would create three lots from two lots of land located on
South Park Street. These lots are situated within the Capitol Hill Addition.
The property is zoned R-3, allowing for the development of single-family homes. Lots in
the R-3 zone are required to have a minimum of 5,000 square feet of area, a minimum
lot width of 50 feet, and a depth of no less than 100 feet. The proposed lots would contain
less than 5,000 square feet of lot area and have width of less than 50 feet. The front and
rear setbacks in the R-3 zone is no less than 25 feet. The proposed setback for both the
front and rear is 15 feet.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The owner of the property is requesting approval of the preliminary plat dividing
the two current lots into three lots.
B. EXISTING CONDITIONS:
The site is undeveloped and contains approximately 0.31 of an acre of land. A
ditch crosses the property near the northeast corner, on proposed Lots 7A and 7B.
There are a number of undeveloped properties in the vicinity. Residential
properties in the area are a mix of single-family and two-family. To the north across
Maryland Avenue is a social service program assisting women. The western edge
of the Arkansas Children’s Hospital is a block to the east.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comments from area property owners
or neighborhood associations. Notice of the public hearing was sent to all owners
of properties located within 200 feet of the site and the Capitol Hill and Central
High neighborhood associations.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Show the proposed driveway locations.
2. Is the existing ditch proposed to be piped across the subject property or
relocated? If ditch is to remain, no structures including fencing should be
located no closer than 10 ft. from top of bank of the ditch.
August 29, 2019
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1853
3
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: No comment received.
CenterPoint Energy: No comment.
AT & T: No comment 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 comment received.
County Planning: No comment received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comment.
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment.
Planning Division: No comment.
H. SUBDIVISION COMMITTEE COMMENT: (August 7, 2019)
The applicant was present. Staff presented the item and noted the proposed
setbacks should be indicated on the plat, as well as the zoning of the parcel and
abutting parcels. The applicant stated the setbacks had been provided on a
previously submitted revision. Staff would verify. Public Works requested the
proposed driveway locations to be shown on the plat. Also, additional information
August 29, 2019
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1853
4
was needed regarding the ditch on the property as to whether it was to be piped,
relocated, or remain. Should the ditch remain, no structures, including fences,
should be located no closer than 10 feet from the top of the bank
Comments from other departments and reviewing agencies were noted and the
applicant was advised to submit responses by August 14, 2019.
The committee forwarded the item to the full commission for consideration.
I. ANALYSIS:
The proposed preliminary plat with three lots would allow for the development of
three single-family homes. The requested variances are reasonable and will
provide for sufficient setbacks and efficient use of the property.
The Planning staff comments have been addressed.
The Public Works request for driveway locations have been satisfied and all
structures will be at least 10 feet from the top of the bank of the ditch that is to
remain in its current condition.
J. STAFF RECOMMENDATION:
Staff recommends approval of the proposed preliminary plat and variances 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: (AUGUST 29, 2019)
ITEM 2
The applicant was present. There was one registered objector present. Staff presented
the item and a recommendation of approval as outlined in the “staff recommendation”
above. Carol Worley the property owner spoke to the commission about the proposed
site development. There would be three smaller homes constructed—one on each lot—
each with two bedrooms and two bathrooms. The front setback of 15-foot on the plat
would allow for homes to be about 25 feet from the actual street pavement. The proposed
15-foot rear yard setback would likely be greater than that. In response to a commissioner
question about the lot to the north, Ms. Worley said she had attempted to acquire the
property to the north, but was unsuccessful.
August 29, 2019
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1853
5
Judious Lewis, owner of an abutting property expressed his opposition to the preliminary
plat. He stated the lot size should be a minimum of 5000 square feet and was concerned
about site drainage and retaining walls. He wished for additional time to get more
information on the proposed plat and potential development.
In rebuttal, Ms. Worley stated the property to the north was five lots and Mr. Lewis owns
one of them. Also, notice was sent to Mr. Lewis in a timely manner for him to reach out
and ask questions and get additional information.
Director of Planning Collins stated the drainage would be addressed at the time building
permits were filed.
Vice-chairman Stebbins asked for a motion from the commission.
A motion to approve the preliminary as recommended by staff, including all staff
comments and conditions was made by Commissioner Brock and seconded by
Commissioner Hamilton. The vote was 8 ayes, 0 noes, 2 absent, and 1 open position.
August 29, 2019
ITEM NO.: 3 FILE NO.: S-1856
NAME: Allen Acres Addition Preliminary Plat
LOCATION: South of Davis Road and east of Dogwood Lane
DEVELOPER:
Catherine Allen
1725 Cathy Lane
Little Rock, AR 72210
501-993-0490
OWNER/AUTHORIZED AGENT:
Catherine Allen/Owner
Blake Butler/Agent
SURVEYOR/ENGINEER:
Arrow Surveying
PO Box 13087
Maumelle, AR 72113
AREA: 6.40 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 22 CENSUS TRACT: 42.07
CURRENT ZONING: R-2 Single-Family
VARIANCE/WAIVERS:
1. Allow lots without frontage on a public street.
BACKGROUND:
The entire 6.4-acre tract is currently divided into two lots. Three houses have been
constructed on the parcels. This subdivision would create three lots with a single home
on each lot.
Cathy Lane serves as access for the lots. This plat would designate a 30-foot access
easement measuring 15 feet to each side of the centerline of Cathy Lane.
August 29, 2019
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1856
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting preliminary approval of the Allen Acres Addition to
divide two existing parcels into three lots in order to create a parcel for an existing
dwelling situated on lot 2. This lot does not have a parcel number currently. A 30’
access easement has been designated for the existing Cathy Lane and no road
improvements are proposed. The owners will continue to use Cathy Lane as the
access in its current condition.
B. EXISTING CONDITIONS:
The combined total acreage is approximately 6.4 acres and is developed with three
single-family homes. A large pond is sited toward the northwest corner of the site.
Access to the property is via a paved surface named Cathy Lane.
Surrounding land use is predominantly single-family residential. Some small-scale
commercial uses are situated to the east of the property along Colonel Glenn
Road.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comments from area property owners
or neighborhood associations. Notice of the public hearing was sent to all owners
of properties located within 200 feet of the site and the Citizens of West Pulaski
County Association.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
None.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comment; outside service boundary.
Entergy: No comment received.
CenterPoint Energy: No comment.
AT & T: No comment received.
August 29, 2019
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1856
3
Central Arkansas Water:
All Central Arkansas Water requirements in effect at the time of request for water
service must be met. A water main extension will be needed to provide water
service to this property. Please submit plans for water facilities to Central
Arkansas Water for review. Plan revisions may be required after additional review.
Contact Central Arkansas Water regarding procedures for installation of water
facilities. Approval of plans by Central Arkansas Water, the Arkansas Department
of Health Engineering Division and Little Rock Fire Department is required.
Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department
to obtain information regarding the required placement of the hydrant(s) and
contact Central Arkansas Water regarding procedures for installation of the
hydrant(s).
Fire Department: No comment.
Parks and Recreation: No comment received.
County Planning: No comment received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comment.
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment.
Planning Division: No comment.
H. SUBDIVISION COMMITTEE COMMENT: (August 7, 2019)
The applicant was not present. Staff presented the item to the committee and
indicated comments would be shared with the applicant. The Planning staff noted
the date of the draft Bill of Assurance reflected the wrong year.
Responses to staff issues are required by August 14, 2019.
The committee forwarded the item to the full commission.
August 29, 2019
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1856
4
I. ANALYSIS:
The subdivision has been drawn up to create a separate parcel each of the three
homes and to designate an access easement for each parcel along Cathy Lane.
The draft Bill of Assurance has been modified to show the current year.
The proposed subdivision will address the existing development of three homes
and situate each on a separate parcel. Second, the access to each home and lot
via Cathy Lane will be formalized through an access easement.
J. STAFF RECOMMENDATION:
Staff recommends approval of the proposed plat and variances 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: (AUGUST 29, 2019)
The applicant was present. There was one registered objector present. Staff presented
the item and a recommendation of approval as outlined in the “staff recommendation”
above. Blake Butler of Arrow Surveying was present to speak on behalf of the preliminary
plat and would offer to answer questions after hearing from the objector.
Katherine Lee of 1715 Davis Lane owns an abutting property and had not spoken with
her neighbor about this proposal, also she only learned of it a few days earlier and wanted
to know how it might affect her. Commissioner Thomas offered a clarification that the plat
would not affect Mrs. Lee’s property and would not involve the construction of any
additional homes, but would create separate lots for the three existing homes.
Vice-chairman Stebbins asked for a motion from the commission.
A motion to approve the preliminary plat as recommended by staff, including all staff
comments and conditions was made by Commissioner Brock and seconded by
Commissioner Hamilton. The vote was 8 ayes, 0 noes, 2 absent, and 1 open position.
August 29, 2019
ITEM NO.: 4 FILE NO.: S-1855
NAME: Sibley Hole Road Storage Site Plan Review
LOCATION: 10624 Interstate 30
DEVELOPER:
National Property Holdings, Inc.
10 Collins Industrial Place
Unit 4
North Little Rock, AR 72113
501-228-9770
OWNER/AUTHORIZED AGENT:
National Property Holdings, Inc./Owner
Phillip Lewis/Authorized Agent
SURVEYOR/ENGINEER:
Brooks Surveying, Inc./Surveyor
Phillip Lewis Engineering, Inc./Engineer
AREA: 1.98 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 16 CENSUS TRACT: 41.03
CURRENT ZONING: C-4
VARIANCE/WAIVERS: None
BACKGROUND:
This site at 10624 I-30 is a vacant undeveloped parcel at the corner of the north frontage
road of the interstate and Sibley Hole Road. Containing slightly less than two acres, the
area is characterized by commercial and institutional development
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to develop two new metal buildings on the site. There
are no structures on the property currently. The building closer to I-30 is slated to
August 29, 2019
SUBDIVISION
ITEM NO.: 4 FILE NO.: S-1855
2
be a storefront/office with warehouse in the back portion. The building on the north
side of the property would be used for commercial building storage. The site would
be paved with asphalt in the front of the property and gravel surrounding the rear
storage building. Access would be from an existing curb cut to the frontage road
and two drives from Sibley Hole Road.
B. EXISTING CONDITIONS:
The subject parcel is undeveloped. The property to the west is the Martin
Cemetery. North across Sibley Hole Road is a light industrial use with additional
industrial uses on the opposite side of the interstate to the south. East of the
property as several office and commercial uses.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received no comments from area neighborhood
associations or property owners. Notice of the public hearing was sent to all
owners of properties located within 200 feet of the site and the Southwest Little
Rock United for Progress neighborhood association.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Due to the proposed use of the property, the Master Street Plan specifies that
Sibley Hole Road for the frontage of this property must meet commercial
street standards. Dedicate right-of-way to 30 feet from centerline.
2. With site development, provide design of street conforming to the Master
Street Plan. Construct one-half street improvement to Sibley Hole Road
including 5-foot sidewalks with planned development. The new back of curb
should be located 15.5 ft. from centerline.
3. All driveways shall be concrete aprons and constructed in conformance with
CLR Standard Detail PW-34.
4. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
5. 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.
August 29, 2019
SUBDIVISION
ITEM NO.: 4 FILE NO.: S-1855
3
6. Storm water detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or property owner.
7. 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.
8. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade
permit prior to doing any work in the right-of-way. Contact Traffic Engineering
at (501) 379-1805 (Travis Herbner) for more information.
9. Hauling of fill material on or off site over municipal streets and roads requires
approval prior to a grading permit being issued. Contact Public Works Traffic
Engineering at 621 S. Broadway, (501) 379-1805 (Travis Herbner) for more
information.
10. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the driveways comply with 2004 AASHTO Green Book
standards.
11. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of
occupancy.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer available to this site. Retain
existing sewer easements.
Entergy: No comment received.
Centerpoint Energy: No comment.
AT & T: No comment received.
Central Arkansas Water:
All Central Arkansas Water requirements in effect at the time of request for water
service must be met. A water main extension may be needed to provide water
service to this property. If there are facilities that need to be adjusted and/or
relocated, contact Central Arkansas Water. That work would be done at the
expense of the developer. Contact Central Arkansas Water if additional fire
protection or metered water service is required. Due to the nature of this facility,
August 29, 2019
SUBDIVISION
ITEM NO.: 4 FILE NO.: S-1855
4
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. 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.
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.
August 29, 2019
SUBDIVISION
ITEM NO.: 4 FILE NO.: S-1855
5
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
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
August 29, 2019
SUBDIVISION
ITEM NO.: 4 FILE NO.: S-1855
6
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 or Capt. John Hogue 501-918-3754). Number
and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment received.
August 29, 2019
SUBDIVISION
ITEM NO.: 4 FILE NO.: S-1855
7
F. BUILDING CODES/LANDSCAPE:
Building Code:
Project is subject to full commercial plan review and approval prior to issuance of
a building permit. For information on submittal requirements and the review
process, 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. Any new site development must comply with the City’s minimal landscape and
buffer ordinance requirements.
2. Street buffers will be required at six (6) percent of the average depth of the lot.
Requirements for landscaping in land use buffers shall be the same as
perimeter landscaping at the rate of one (1) tree and three (3) shrubs for every
thirty (30) linear feet.
3. 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.
4. An irrigation system shall be required for developments of one (1) acre
or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment.
Planning Division: No comment.
H. SUBDIVISION COMMITTEE COMMENT: August 7, 2019
The applicant was not present. Staff presented the item. The Planning
Department requested more specifics on the proposed use or uses for the
property, justification for the use of gravel surrounding the north building, and
whether any signage was planned. The Public Works comments regarding right-
of—way dedications, street improvements, and stormwater management were
August 29, 2019
SUBDIVISION
ITEM NO.: 4 FILE NO.: S-1855
8
also noted. Responses to comments and issues with revisions were required no
later than August 14, 2019.
I. ANALYSIS:
In response to comments, the applicant indicated the buildings are being planned
to be flexible in use without any confirmed tenants at this time and may also be
built in phases. It is likely the rear building and the surrounding yard would be
used by a service contractor and would involve some storage of equipment
outside. Any such use should be screened so any vehicles or equipment are not
visible from any adjoining lots or streets. All signage would comply the types and
standards for commercial districts.
All Public Works and landscaping comments will be addressed and satisfied.
Sufficient justification has not been provided for staff to recommend approval of
the variance to allow the rear building to be surrounded by gravel.
J. STAFF RECOMMENDATION:
Staff recommends approval of the site plan subject to compliance with the
comments and conditions outlined in paragraphs D, E, and F of the agenda
staff report.
Staff also recommends denial of the variance to allow gravel to surround the rear
building.
PLANNING COMMISSION ACTION: (AUGUST 29, 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, with a denial of the variance to allow gravel to surround the rear building.
Phillip Lewis and Michael Love addressed the commission regarding the recommendation
for denial of the variance to allow gravel to surround the rear building. They indicated the
likely user of the property would have some equipment stored outside of the building.
After discussion with the commission and staff, the applicant agreed to pave all areas
intended for parking or vehicular use on the site.
There was no further discussion. A motion to approve an amended site plan with all
parking and vehicular areas paved was made and seconded. The vote was 8 ayes, 0
noes, 2 absent, and 1 open position.
August 29, 2019
ITEM NO.: 5 FILE NO.: Z-2110-A
NAME: Dental Care Associates Short-form POD
LOCATION: 4700 West Markham Street
DEVELOPER:
Signs of Integrity
2400 Skilpadde Lane
Little Rock, AR 72210
501-350-4703
OWNER/AUTHORIZED AGENT:
Machen Real Estate, LLC/owner
Frank Withrow/Agent
SURVEYOR/ENGINEER:
White-Daters & Associates, Inc./Surveyor
AREA: 0.32 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 4 CENSUS TRACT: 15.01
CURRENT ZONING: O-3 General Office
ALLOWED USES: General Office
PROPOSED ZONING: POD
PROPOSED USE: Dental Office and O-3 uses
VARIANCE/WAIVERS:
48 square foot ground sign
BACKGROUND:
The property at 4700 West Markham is undergoing renovation and investment for
continued use as a dental office. A new ground sign is proposed to complement the
investment in the building. As this parcel is located within the Midtown Design Overlay
August 29, 2019
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-2110-A
2
District, the specific regulations for signage apply. Ground signs on sites of less than one
acre are limited to no more than 24 square feet in area. As variances to the Midtown
Design Overlay District are not permitted, the avenue for consideration of a larger sign is
to rezone the property to a Planned Zoning District.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant seeks a zoning change to accommodate a larger sign to replace an
existing monument sign.
The zoning ordinance maximum square footage is 24 feet per street frontage. This
property sits at the corner of North Palm Street and West Markham Street. Instead
of having a sign on each street frontage, the applicant would like to combine the
square footage into one sign along the Markham Street frontage.
The sign would be no more than 6 feet in height and 48 square feet in area.
This new sign would be set 3 feet further from Markham Street than the existing
sign and moved east approximately 10 feet as to not impede visibility for vehicles
entering Markham Street from Palm Street.
B. EXISTING CONDITIONS:
The property is developed with the dental office building and associated parking.
Opposite the dental office across West Markham Street is the UAMS campus.
Further west is War Memorial Park.
Residential uses are found to the north and east.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one letter from nearby property owners. They
are concerned about parking on North Palm Street, primarily from staff and visitors
to UAMS and the Arkansas Department of Health. Notice of the public hearing
was sent to all owners of properties located within 200 feet of the site, as well as
the Hillcrest Residents Association and Save Hillcrest Neighborhood Association.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
None.
August 29, 2019
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-2110-A
3
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer available to this site. No conflict
with proposed sign location.
Entergy: No comment received.
CenterPoint Energy: No comment.
AT & T: No comment 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 comment received.
County Planning: No comment received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comment.
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro:
No comment.
Planning Division: This request is located in Heights/Hillcrest Planning District.
The Land Use Plan shows Office (O) for this property. This category represents
services provided directly to consumers (e.g., legal, financial, medical) as well as
general offices which support more basic economic activities. The applicant has
applied for a rezoning from O-3 (General Office District) to POD (Planned Office
Development District) to allow for a larger sign than allowed by the Midtown Design
Overlay District. The request is within the Midtown Design Overlay District.
August 29, 2019
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-2110-A
4
Master Street Plan: To the south of the property is West Markham and it is a Minor
Arterial. East of the property is Palm Street and it is a Local Street on the Master
Street Plan. A Minor Arterial provides connections to and through an urban area
and their primary function is to provide short distance travel within the urbanized
area. Entrances and exits should be limited to minimize negative effects of traffic
and pedestrians on West Markham since it is a Minor Arterial. The primary function
of Local Streets is to provide access to adjacent properties. Local Streets that are
abutted by non-residential zoning/use or more intensive zoning than duplexes are
considered as “Commercial Streets”. A Collector design standard is used for
Commercial Streets. These streets may require dedication of right-of-way and
may require street improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
H. SUBDIVISION COMMITTEE COMMENT: (August 7, 2019)
The applicant was not present. Staff presented the item to the committee and
indicated comments would be forwarded to the applicant with the requirement for
responses to be received by August 14, 2019. The committee forwarded the item
to the full commission.
I. ANALYSIS:
Approval of this request would allow for the installation of a monument sign to go
along with updates to the structure. It is not inappropriate for the area. Many of
the commercial developments to the east have pylon signs and the monument sign
type is better suited for this location.
J. STAFF RECOMMENDATION:
Staff recommends approval of the request to rezone the property to 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.
PLANNING COMMISSION ACTION: (AUGUST 29, 2019)
The applicant was not present. There were no registered objectors present. Staff
informed the commission that the notification was not completed properly; therefore, the
request should be deferred to the October 10, 2019 meeting. There was no further
discussion. The item was placed on the consent agenda and deferred to the October 10,
2019 agenda. The vote was 8 ayes, 0 noes, 2 absent, and 1 open position.
August 29, 2019
ITEM NO.: 6 FILE NO.: Z-5126-A
NAME: Franklin Community Health Complex Short-form POD
LOCATION: 1701 South Harrison Street
DEVELOPER:
Community Health Centers of Arkansas, Inc.
119 South Izard Street
Little Rock, AR 72201
501-571-0842
OWNER/AUTHORIZED AGENT:
Community Health Centers of Arkansas, Inc./Owner
SURVEYOR/ENGINEER:
Brooks Surveying, Inc./Surveyor
AREA: 10.00 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 9 CENSUS TRACT: 18
CURRENT ZONING: R-3 with Conditional Use Permit for a school
ALLOWED USES: Single-family residential and school
PROPOSED ZONING: POD, Planned Office Development
PROPOSED USE: Community health center
VARIANCE/WAIVERS: None
BACKGROUND:
A Conditional Use Permit was approved by the Planning Commission in 1989 for a
three-phase expansion of the existing elementary school opened in 1949.
After the 2016-17 school year, the school was closed and subsequently acquired by the
current owners.
August 29, 2019
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5126-A
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
Community Health Centers of Arkansas (CHCA) plans to renovate the building into
the Franklin Community Health Complex, a public-private partnership approach to
deliver efficient, comprehensive and quality healthcare services and provide public
health programming, information on healthcare-oriented careers, a business
incubator, and community outreach services. CHCA will collaborate with several
healthcare-oriented organizations to deliver primary care and public health
programming to yield a positive impact for the neighborhood and city.
In order to start providing healthcare services to the community, CHCA intends to
locate a modular building specifically suited for providing healthcare on a
temporary basis while the renovations to the former school are completed. The
modular building is designed and constructed to meet federal and state regulations
and standards for a health center.
B. EXISTING CONDITIONS:
The 10-acres property contains the former school building and associated parking.
Vehicular access is from both South Harrison and West 18th Streets.
Surrounding properties are generally developed with single-family residences.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comments from area property owners
or neighborhood associations. Notice of the public hearing was sent to all owners
of properties located within 200 feet of the site, as well as the Oak Forest, Hope,
and University District neighborhoods.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Due to the proposed use of the property, the Master Street Plan specifies that
Harrison Street for the frontage of this property must meet commercial street
standards with a right-of-way located 30 ft. from centerline. Due to the private
improvements, dedicate right-of-way to the existing fence from centerline.
2. Due to the proposed use of the property, the Master Street Plan specifies that
W. 18th Street for the frontage of this property must meet commercial street
standards with a right-of-way located 30 ft. from centerline. Due to the private
improvements, dedicate right-of-way to the face of the wall and fence and back
of the sidewalk from centerline.
August 29, 2019
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5126-A
3
3. Due to the proposed use of the property, the Master Street Plan specifies that
Jackson Street for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority:
Existing sewer main and manholes are private and should be brought to current
standards and dedicated to LRWRA in accordance with our Developer-funded
process.
Entergy: No comment received.
CenterPoint Energy: No comment.
AT & T: No comment received.
Central Arkansas Water:
All Central Arkansas Water requirements in effect at the time of request for water
service must be met. If there are facilities that need to be adjusted and/or relocated,
contact Central Arkansas Water. That work would be done at the expense of the
developer. Contact Central Arkansas Water if additional fire protection or metered
water service is required. 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. 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.
August 29, 2019
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5126-A
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.
August 29, 2019
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5126-A
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.
August 29, 2019
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5126-A
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 comment received.
County Planning: No comment received.
F. BUILDING CODES/LANDSCAPE:
Building Code:
Project is a change in occupancy and is therefore subject to current building code
requirements. Review and approval is required by Building Codes Division before
occupancy takes place. For information on submittal requirements and the review
process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.org or
Steve Crain at 501-371-4875; scrain@littlerock.gov
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment.
August 29, 2019
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5126-A
7
Planning Division: This request is located in I-630 Planning District. The Land
Use Plan shows Public Institutional (PI) for this property. This category includes
public and quasi-public facilities that provide a variety of services to the community
such as schools, libraries, fire stations, churches, utility substations, and hospitals.
The applicant has applied for a rezoning from R-3, CUP (Single Family District,
Conditional Use Permit) to POD (Planned Office Development District) to allow the
conversion of this former school to a community health care use and temporary
modular building location.
Master Street Plan: To the west of the property is Harrison, to the north is 16th
Street and to the south is 18th Street; all are shown as 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 is a Class III Bike Route shown along Harrison. This bike
route requires no additional right-of-way, but either a sign or pavement marking to
identify and direct the route.
H. SUBDIVISION COMMITTEE COMMENT: (August 7, 2019)
The applicant was present. Staff presented the item to the committee. Planning
staff requested more details on the location of the modular building, a preliminary
plan for the utilization of the building, and any proposed signage. Public Works
explained the requirements for right-of-way dedications. Responses to the
comments were to be received by August 14, 2019. The committee forwarded the
item to the full commission.
I. ANALYSIS:
The adaptive reuse of former school buildings presents several challenges.
Among them are compatibility with the neighborhood and the potential for
disruptive impacts. This proposal is consistent with the previous use as an
institution primarily serving the surrounding community and nearby
neighborhoods. Additionally, there are no permanent changes proposed to the
site, the modular building being of a temporary nature.
The hours of operation would be Monday through Friday from 8 am to 6 pm.
It is proposed to reuse the existing signage on the property.
August 29, 2019
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-5126-A
8
Staff supports the request as it will provide community-oriented healthcare and
related services to the neighborhood.
J. STAFF RECOMMENDATION:
Staff recommends approval of the requested rezoning to 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.
PLANNING COMMISSION ACTION: (AUGUST 29, 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, 2 absent, and 1 open position.
August 29, 2019
ITEM NO.: 7 FILE NO.: Z-5535-E
NAME: Dajani Office Park Short-form POD
LOCATION: 12401 Cantrell Road
DEVELOPER:
Louie Dajani
650 South Shackleford Road
Little Rock, AR 72211
OWNER/AUTHORIZED AGENT:
Luay Dajani/Owner
Crafton Tull/Agent
SURVEYOR/ENGINEER:
James Butler/Surveyor
Crafton Tull/Engineer
AREA: 1.58 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 4 PLANNING DISTRICT: 1 CENSUS TRACT: 42.15
CURRENT ZONING: POD
ALLOWED USES:
PROPOSED ZONING: POD
PROPOSED USE: General and Professional Office
VARIANCE/WAIVERS: None
BACKGROUND:
The property at 12401 Cantrell was rezoned from R-2 to POD to allow for conversion of
two residential structures to office use in 2007. This parcel had been split from the
St. Michael’s Episcopal Church. The church use was established through the approval
of a Conditional Use Permit in 1992.
August 29, 2019
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-5535-E
2
The present proposal would allow for the construction of an office building, an access
drive and associated parking.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The developer wishes to amend the current POD for a proposed one-story,
6,144 square foot office building conforming to the 100’ building line on Highway
10 and the other required site buffers.
This new building would require demolition of the existing structures on the site.
The new structure will take access from a shared access easement driveway
serving this site and the church on the adjoining lot. The plan also provides
15 parking spaces. No dumpster is planned at this time.
Any site lighting will be of a cut-off type and directed inward toward the center of
the lot and away from neighboring properties.
B. EXISTING CONDITIONS:
The property is developed with two structures constructed for residential use and
since converted to office use.
The St. Michaels Episcopal Church is located to the south. East is multi-family
residential development and additional office uses are to the west.
Cantrell Road is a main corridor for the city and developed with a variety of
commercial, office, and institutional uses.
The property is located within the Highway 10 Design Overlay District.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comments from area property owners
or neighborhood associations. Notice of the public hearing was sent to all owners
of properties located within 200 feet of the site, as well as the Piedmont and Walton
Heights-Candlewood neighborhoods.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Cantrell Road is classified on the Master Street Plan as a principal arterial.
Dedication of right-of-way of 55 feet from centerline will be required.
August 29, 2019 SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-5535-E
3
2. A grading permit in accordance with section 29-186 (c) & (d) will be required
prior to any land clearing or grading activities at the site. Other than residential
subdivisions, site grading and drainage plans must be submitted and approved
prior to the start of construction.
3. Sidewalks with appropriate handicap ramps are required to be installed
adjacent to Cantrell Road in accordance with Sec. 31-175 of the Little Rock
Code and the Master Street Plan. A permit for installation must be obtained
from ARDOT.
4. 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.
5. Storm water detention ordinance applies to this property if the proposed
impervious surface exceeds the existing condition. If detention is required
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.
6. Obtain permits for improvements within State Highway right-of-way from
ARDOT, District VI.
7. Due to the 24 ft. width of the private street, parking is only allowed on 1 side of
the street.
8. Due to the private lake located downstream, erosion controls must be installed
and maintained prior to beginning land alteration activities to reduce discharge
of polluted stormwater.
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: No comment received.
CenterPoint Energy: No comment.
AT & T: No comment received.
Central Arkansas Water:
All Central Arkansas Water requirements in effect at the time of request for water
service must be met. A water main extension will be needed to provide water
service to this property. The Little Rock Fire Department needs to evaluate this
August 29, 2019
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-5535-E
4
site to determine whether additional public and/or private fire hydrant(s) will be
required. If additional fire hydrant(s) are required, they will be installed at the
Developer's expense. Please submit plans for water facilities and/or fire protection
system to Central Arkansas Water for review. Plan revisions may be required after
additional review. Contact Central Arkansas Water regarding procedures for
installation of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and Little Rock Fire Department is
required. 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 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.
August 29, 2019
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-5535-E
5
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (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 comment received.
County Planning: No comment received.
F. BUILDING CODES/LANDSCAPE:
Building Code:
Project is subject to full commercial plan review and approval prior to issuance of
a building permit. For information on submittal requirements and the review
process, 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. The Highway 10 frontage (front yard) shall consist of a minimum of forty (40)
feet of landscaped area exclusive of right-of-way. The landscaped area shall
contain organic and/or combined man-made/organic features such as berms,
brick walls and dense plantings such that vehicular use areas are screened
when viewed from an elevation of forty-two (42) inches above the elevation of
the adjacent street. Trees shall be planted or be existing at least every twenty
(20) feet and have a minimum of two (2) inches in diameter when measured
twelve (12) inches from the ground at time of planting. Provide screening
shrubs no less than thirty (30) inches in height at installation with an average
linear spacing of not less at three (3) feet within the required landscape area
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. The property to the east is zoned R-2. As a component of all land use
buffer requirements, opaque screening, whether a fence or other device, a
minimum of six (6) feet in height shall be required upon the property line side
of the buffer. A minimum of seventy (70) percent of the land use buffer shall be
August 29, 2019
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-5535-E
6
undisturbed. Easements cannot count toward fulfilling this requirement. The
plantings, existing and purposed, shall be provided within the landscape
ordinance of the city, section 15-81.
4. The Highway 10 DOD requires rear and side yards to have a landscaped buffer
averaging a minimum of twenty-five (25) feet from the property line. One (1)
tree and three (3) shrubs or vines shall be planted for every thirty (30) linear
feet of perimeter planting strip.
5. 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.
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.
7. A landscape irrigation system shall be required as per Highway 10 site design
and development standards.
8. The City Beautiful Commission recommends preserving as many existing trees
as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro:
Include sidewalk along Cantrell Road and from building to Cantrell Road.
Planning Division: This request is located in River Mountain Planning District. The
Land Use Plan shows Public Institutional (PI) for this property. This category
includes public and quasi-public facilities that provide a variety of services to the
community such as schools, libraries, fire stations, churches, utility substations,
and hospitals. The applicant has applied for a revision to their POD (Planned
Office Development District) to allow construction of a new office building with
parking on the site. The request is in the Highway 10 Design Overlay District.
August 29, 2019
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-5535-E
7
Master Street Plan: To the north of the property is Cantrell Road and it is a
Principal Arterial on the Master Street Plan. A Principal Arterial is to serve through
traffic and to connect major traffic generators or activity centers within the
urbanized area. Entrances and exits should be limited to minimize negative effects
of traffic and pedestrians on 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 Lane 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).
H. SUBDIVISION COMMITTEE COMMENT: (August 7, 2019)
The applicant was present. Staff presented the item to the committee. Planning
staff requested more specific information on proposed use or uses of the building
and proposed hours of operation. As the intended user did not plan to use a
dumpster for solid waste services, the initial site plan did not have a location for a
dumpster. Staff requested a proposed location be incorporated into the site plan.
Also, staff asked for additional information about proposed signage. Publc Works
noted the possible requirement for dedication of additional Cantrell Road right-of-
way. A second item was to state that parking would be allowed on only one side
of the proposed 24-foot wide private drive. Third, the applicant was reminded of
storm water and erosion controls in general, with specific direction regarding the
private lake downstream from the site.
Responses to comments must be received by August 14, 2019.
The committee forwarded the item to the full commission for consideration.
I. ANALYSIS:
In response to Staff questions, the applicant indicates the proposed user of the
new building would be a travel agency focused on group travel. A location for a
dumpster pad has been added to the revised site plan; however, it will not be
required to be constructed unless a dumpster is to be utilized on the property. In
regard to signage, a freestanding monument sign is proposed. This sign and all
other future signage would comply with the Highway 10 Design Overlay District
standards.
The proposed development meets the specific setback and landscape buffer
requirements of the Highway 10 Design Overlay District.
August 29, 2019
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-5535-E
8
All other comments and conditions were noted and compliance intended, subject
to ARDOT requirements and restrictions related to improvements in the Cantrell
Road right-of-way.
This proposed development is keeping with the office park setting already in place
on the property and in the area.
J. STAFF RECOMMENDATION:
Staff recommends approval of the 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.
PLANNING COMMISSION ACTION: (AUGUST 29, 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, 2 absent, and 1 open position.
August 29, 2019
ITEM NO.: 8 FILE NO.: Z-6199-F
NAME: Zoe’s Revised Short-form PCD
LOCATION: 12,900 Chenal Parkway
DEVELOPER:
12900 Chenal Parkway, LLC
1901 Avenue of the Stars, Suite 630
Las Angeles, CA 90067
OWNER/AUTHORIZED AGENT:
12900 Chenal Parkway, LLC
1901 Avenue of the Stars, Suite 630
Las Angeles, CA 90067
SURVEYOR/ENGINEER:
Central Arkansas Professional Surveying
1021 Front Street
Conway, AR 72032
AREA: .90 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.16
CURRENT ZONING: PCD
ALLOWED USES: Restaurant
PROPOSED ZONING: Revised PCD
PROPOSED USE: C-3 uses
VARIANCE/WAIVERS: None requested.
BACKGROUND:
On April 21, 2015, the Board of Directors passed Ordinance No. 21,023 establishing
Target/Zoe’s Kitchen Revised Long-form PCD. The approval allowed for the subdivision
of the 13.22 acre Target parcel, creating a new, 0.90 acre out-parcel to be developed as
August 29, 2019
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6199-F
2
a Zoe’s Kitchen restaurant. The site was developed with a 3,060 square foot restaurant
building and 49 parking spaces. A shared parking and access easement was established
between the Zoe’s parcel and the Target parcel. The restaurant has underperformed and
has vacated the site. The approved PCD was specifically for a restaurant and no
alternative uses were requested or approved.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The owners of the property are requesting approval of a revision to the PCD to
allow for occupancy of the former restaurant building by a general retail tenant.
Staff would suggest that the approval be for C-3 uses, enclosed.
B. EXISTING CONDITIONS:
The 0.90 acre tract contains a 3,060 square foot building and 49 parking spaces.
The out-parcel is located in the front portion of the Target property. The site is
located in a commercial node with a variety of commercial and retail uses looted
along Chenal Parkway and W. Markham Street.
C. NEIGHBORHOOD COMMENTS:
Notice of the public hearing was sent to all owners of properties located within
200 feet of the site and the Parkway Place and St. Charles Neighborhood
Associations.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Reclamation Authority: Sewer Available to this site. Grease interceptor
evacuation and abandonment required if nonrestaurant use.
Entergy: No comment.
Centerpoint Energy: No comment received.
AT&T: No comment received.
August 29, 2019
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6199-F
3
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.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code:
Project is a change in occupancy and is therefore subject to current building code
requirements. Review and approval is required by Building Codes Division before
occupancy takes place. For information on submittal requirements and the
review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.org or
Steve Crain at 501-371-4875; scrain@littlerock.gov
Landscape:
1. Any new site development must comply with the City’s minimal landscape and
buffer ordinance requirements.
2. Any new building rehabilitation or expansion may require the existing
landscaping, buffer, or vehicular use areas not meeting the current code
requirements to be brought into compliance. Existing vehicular use areas may
continue as nonconforming until such time as a building permit is granted to
enlarge or reconstruct a structure on the property exceeding ten (10) percent
of the existing gross floor area. At such time ten (10) percent of the existing
vehicular use area shall be brought into compliance on a graduated scale.
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 comment.
Planning Division: No comments.
August 29, 2019
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6199-F
4
H. SUBDIVISION COMMITTEE COMMENT: (August 7, 2019)
The applicants were not present. Staff presented the item and noted little additional
information was needed. Staff stated days and hours of operation and a signage
plan were not provided. Staff stated signage could likely be as was approved under
the original Zoe’s PCD and hours of operation were not particularly crucial due to
the site’s location within a dense commercial area.
The committee forwarded the item to the full commission.
I. ANALYSIS:
The applicants are requesting a revision to the PCD to allow the former Zoe’s
Kitchen building and property to be used for a general retail business. Staff
believes the revision should be to allow C-3 uses, enclosed. Such uses would be
compatible with the area.
The prior approval did not have a limit on days and hours of operation. Due to the
site’s location, staff is supportive of allowing that flexibility to continue. The
previously-approved signage plan included one (1) ground mounted monument
style sign not to exceed 8 feet in height and 100 square feet in area and wall
signage on the south facade, up to 10% coverage, and west and east facades not
to exceed 1.6% coverage. Staff supports maintaining that signage plan.
To staff’s knowledge there are no outstanding issues. Allowing use of this small,
developed site for C-3, enclosed uses is compatible with uses and development in
the area.
J. STAFF RECOMMENDATION:
Staff recommends approval of the requested revised 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: (AUGUST 29, 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 2 absent.
August 29, 2019
ITEM NO.: 9 FILE NO.: Z-9383-A
NAME: Hayes Short-form PCD
LOCATION: 4017 Franklin Street
DEVELOPER:
Tammy Hayes
PO Box 175
Sweet Home, AR 72164
OWNER/AUTHORIZED AGENT:
Union Rescue Mission, Inc./Owner
Tammy Hayes/Agent
SURVEYOR/ENGINEER:
Central Arkansas Engineering/Surveyor
AREA: 3.83 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 24 CENSUS TRACT: 40.01
CURRENT ZONING: MF-18 Multifamily
ALLOWED USES: Multi-family residential
PROPOSED ZONING: PCD
PROPOSED USE: Multi-family residential, restaurant, and barber college
VARIANCE/WAIVERS: None
BACKGROUND:
A request was made earlier this year by Union Rescue Mission to rezone this property
to POD for a shelter, counseling, and social services. This application was denied by the
Planning Commission.
The property was previously used as a nursing home.
August 29, 2019
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-9383-A
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant intends to make use of areas already existing on the property,
specifically the dining room and commercial kitchen for a restaurant and a barber
college and salon making use of the salon and some adjacent office space.
This location was previously a nursing home with a beauty salon, offices, and a
commercial kitchen. This proposal would operate with the existing space to
enhance the community with good food, education, personal care, and living
quarters.
B. EXISTING CONDITIONS:
The site is developed with a building constructed as a nursing home and related
off-street parking. The structure has been vacant, but renovation has been
initiated recently to convert the resident rooms into studio and one-bedroom
apartments.
Within the vicinity of the property are some scattered Commercial and Office uses.
Residential uses are predominant in the area.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comments from area property owners
or neighborhood associations. Notice of the public hearing was sent to all owners
of properties located within 200 feet of the site, as well as the College Station
neighborhood association.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Frazier Pike Rd is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45 feet from centerline will be required.
2. Due to the proposed use of the property, the Master Street Plan specifies that
Franklin Street for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline.
3. Due to the proposed use of the property, the Master Street Plan specifies that
Southern Street for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline.
August 29, 2019
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-9383-A
3
4. Due to the proposed use of the property, the Master Street Plan specifies that
Sanders Street for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline.
5. A 20 feet radial dedication of right-of-way is required at the intersection of
Frazier Pike and Franklin St.
6. A 20 feet radial dedication of right-of-way is required at the intersection of
Franklin St & Southern St.
7. A 20 feet radial dedication of right-of-way is required at the intersection of
Southern St. and Sanders Rd.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority:
Existing sewer main and manholes are private and should be brought to current
standards and dedicated to LRWRA in accordance with our Developer-funded
process. FOG analysis required for food service.
Entergy: No comment received.
CenterPoint Energy:
CenterPoint Energy owns and operates below ground natural gas facilities within
what was previously Riffle St. We are currently working to verify our records, but
the survey does not currently indicate the presence of below ground natural gas
facilities in this location and the future proposed construction depicted on the
survey may be in conflict. Therefore, CenterPoint Energy requests that our facilities
and record of dedicated utility easements be depicted on the survey.
AT & T: No comment received.
Central Arkansas Water:
All Central Arkansas Water requirements in effect at the time of request for water
service must be met. 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. 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,
August 29, 2019
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-9383-A
4
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. A Capital
Investment Charge based on the size of meter connection(s) will apply to this
project in addition to normal charges. This fee will apply to all connections including
metered connections off the private fire system.
Fire Department:
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.
August 29, 2019
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-9383-A
5
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.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval by the fire code
official
8. Electric gate operators, where provided, shall be listed in accordance with UL
325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
August 29, 2019
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-9383-A
6
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (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 comment received.
County Planning: No comment received.
F. BUILDING CODES/LANDSCAPE:
Building Code:
Project is a change in occupancy and is therefore subject to current building code
requirements. Review and approval is required by Building Codes Division before
occupancy takes place. For information on submittal requirements and the review
process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.org or
Steve Crain at 501-371-4875; scrain@littlerock.gov
Landscape:
1. Any new site development must comply with the City’s minimal landscape and
buffer ordinance requirements.
2. Any existing vehicular use area that does not meet current code requirements
may continue as nonconforming until such time a building permit is issued to
rehabilitate a structure on the property exceeding fifty (50) percent of the
current replacement cost of the structure. At such time fifty (50) percent of the
existing vehicular use area shall be brought into compliance with current code
and shall continue to full compliance on a graduated scale based upon the
percentage of rehabilitation cost.
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.
August 29, 2019
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-9383-A
7
G. TRANSPORTATION/PLANNING:
Rock Region Metro: Include sidewalks along abutting streets.
Planning Division: This request is located in College Station/Sweet Home
Planning District. The Land Use Plan shows Residential High Density (RH) for this
property. This category accommodates residential development of more than
twelve (12) dwelling units per acre. The applicant has applied for a rezoning from
MF-18 (Multi-family District, 18 units per acre) to PCD (Planned Commercial
Development District) to allow a restaurant, barber shop and studio apartments in
the existing building.
Master Street Plan: To the north of the property is Frazier Pike and it is shown on
the Master Street Plan as a Minor Arterial. To the south of the property is Southern
and to the west is Franklin and they are both Local Streets 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 Frazier Pike since it is shown as a Minor Arterial. The primary
function of Local Streets is to provide access to adjacent properties. Local Streets
that are abutted by non-residential zoning/use or more intensive zoning than
duplexes are considered as “Commercial Streets”. A Collector design standard is
used for Commercial Streets. These streets may require dedication of right-of-way
and may require street improvements for entrances and exits to the site.
Bicycle Plan: There is a Class II Bike Route shown on Frazier Pike. This Bike Lane
provides a portion of the pavement for the sole use of bicycles.
H. SUBDIVISION COMMITTEE COMMENT: (August 7, 2019)
The applicant was present. Staff presented the item to the committee and
discussed the planning staff request for additional information regarding the
number of parking spaces on the site, the number of apartments, and the proposed
square footage of the restaurant and barber college/salon, and for proposed
signage. Public Works emphasized the right-of-way dedications required by the
request. Lastly, the Landscaping comment related to bringing the site into
compliance based upon the rehabilitation costs exceeding 50% of the replacement
cost was noted. The applicant was informed responses were to be received by
August 14, 2019. The committee forwarded the item to the full commission.
I. ANALYSIS:
Additional information provided by the applicant indicated there will be 30 total
dwelling units, being a combination of studios and one-bedroom units. The
August 29, 2019
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-9383-A
8
proposed restaurant would occupy approximately 2000 square feet of the structure
and the proposed barber college/salon would take up about 1500 square feet.
Also, there are 50 parking spaces on the property. At the present time, the existing
ground sign would be refaced to provide all signage.
The re-use of this property as a community-oriented mixed-use development
would provide opportunities for entrepreneurs to grow their businesses, add
residential options, and offer services to the College Station area.
The number of parking spaces should be sufficient for the proposed uses.
Additional area on the property is available should more parking be necessary.
Any new parking developed would be required to meet the screening and
landscaping standards.
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.
PLANNING COMMISSION ACTION: (AUGUST 29, 2019)
The applicants were present. Six registered objectors were present. Staff presented the
item and a recommendation of approval as outlined in the “staff recommendation” above.
Tammy Hayes addressed the commission stating the property was currently zoned
MF-18. She was seeking to use the former cafeteria space in the vacated nursing home
as a restaurant and the space previously used as a beauty salon for a barber college.
There would also be 30 residential units.
Chris Jones spoke on behalf of the proposal. He is a College Station resident a licensed
barber instructor, and part owner of a salon. He would operate the barber college. He
envisions it would be a full-service salon for the entire family with nail technicians and
massage therapy. Mr. Jones believes this project is an opportunity to give back to the
community.
Jay Hayes also was in favor of the request saying the barber college would allow youth
to get skills and he had previously operated two restaurants.
Christopher King spoke in opposition of the request. He lives down the street from the
property and is concerned that as the only entrance to the building is on Southern Street
there would be extra traffic on Southern street. The zoning plan has been put in place to
protect the community and the proposed restaurant could become a soup kitchen, leading
to the detriment of the community.
August 29, 2019
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-9383-A
9
Barbara Miller indicated she is opposed to the rezoning. She works with senior citizens
and the disabled and believes the property could better be used by the community.
Cloria Dozier also declared her opposition to the proposed rezoning. She is not against
the current MF-18 zoning, as people need a place to stay. Most businesses in the College
Station community are located on Frazier Pike and adding these uses to this property
would create problems for Southern Street. The community vision for this property would
be for a comprehensive healthcare center. She continued that College Station is a good
residential community and they have all basic services. To ensure the safety of children
to walk, ride, and play in the community, this proposal should be denied as it would add
traffic. She asked the commission to maintain the MF-18 zoning on the property and to
not mix in business uses as the community has enough businesses already.
Senator Linda Chesterfield spoke against the request. She is an Arkansas State Senator
and a teacher. College Station has gone from a community of crime to a community of
active and concerned residents. She asked the commission to consider if they would
want to have this use in their communities.
Austin Porter told the commission of his opposition to the request. The proposed
businesses would duplicate what they already have. He is proud of College Station and
is concerned this proposal would bring negatives to the community where crime has been
going down.
Pamela Johnson is a nurse practitioner who also owns property across the street from
this site. She said the community already has a restaurant and barber shop. The building
entrance from Southern Street is an issue, as well as possible asbestos dust associated
with renovating the building. She asked the commission to keep the property zoned
MF-18.
Ms. Hayes responded to the statements from those opposed to the proposal that it
seemed they were motivated by fear. Competition is good for business. She is already
working on the apartments and wants to work with the community on the remainder of
the project.
Commissioner Hamilton asked Ms. Hayes to describe the residential units. She stated
the 30 units would be studios and one-bedrooms.
Commissioner Rahman inquired if the property could be used for apartments without the
zoning change. Staff indicated the current zoning allowed for apartments at up to 18 units
per acre.
Commissioner Thomas stated the College Station neighborhood had a clear vision for the
area and she would defer to the community on this request.
Vice Chairman Stebbins asked for a motion on the matter.
August 29, 2019
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-9383-A
10
Commissioner Hamilton made a motion to approve the request as recommended by staff
including all staff comments and conditions. Commissioner Vogel seconded the motion
for approval. The vote was 3 ayes, 4 noes, 3 absent, and 1 open position.
The request is denied, as 6 ayes are required to pass a motion of the planning
commission.
August 29, 2019
ITEM NO.: 10 FILE NO.: Z-9443
NAME: Freshly Renewed Short-form PID
LOCATION: 8404 Baseline Road
DEVELOPER:
Terrell Newton
Freshly Renewed Faith-Based Transitional
8404 Baseline Road
Little Rock, AR 72209
501-944-1406
OWNER/AUTHORIZED AGENT:
Karen and John Hartnack/Owner
Terrell Newton/Agent
SURVEYOR/ENGINEER:
Hope Consulting Engineers-Surveyors/Surveyor
AREA: 0.81 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 15 CENSUS TRACT: 41.03
CURRENT ZONING: I-2 Light Industrial
ALLOWED USES: I-2 Light Industrial
PROPOSED ZONING: PID
PROPOSED USE: Residential addiction treatment and transitional housing
with I-2 uses.
VARIANCE/WAIVERS: None
August 29, 2019
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-9443
2
BACKGROUND:
The property at 8404 Baseline Road has been used as commercial and industrial-type
uses for a number of years. A proposal to allow a church and light industrial uses at the
site was submitted and withdrawn in 2008.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
Freshly Renewed is a faith-based nonprofit organization in operation since
November 2016, licensed with Peer Specialist, Counselors in Training supervised
by a drug and alcohol counselor licensed by the state. Freshly Renewed offers a
structured living facility for men and women who battle addiction providing a safe
environment to live sober and learn to be productive members of society.
Currently, Freshly Renewed has three locations in Little Rock. Approval of this
request consolidate two sites to 8404 Baseline Road. This larger facility would
allow for the organization to grow and offer more service to their clients.
8404 Baseline would be a treatment facility for men. Staff having offices there
would include a Licensed Therapist (LCSW), licensed counselors, peer specialist,
and managers. Living quarters for men suffering from drug, alcohol, and mental
illness would also be provided. Facility managers will reside at the location at all
times. The facility intends to accept clients from the VA, detox facilities such as
Bridgeway, Baptist, and St. Vincent, as well as the Department of Corrections.
The proposal seeks up to 40 beds available for clients during treatment. The
building would also have showers, toilets, and sinks for residents and a commercial
kitchen.
B. EXISTING CONDITIONS:
The property contains a 5600 square foot industrial building. Parking is located in
the front of the building and in the rear.
Situated on the edge of a commercial/industrial area located north of Baseline
Road, directly across Baseline Road is an apartment complex. Additional office
and commercial uses buffer the single-family neighborhood to the south.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comments from area property owners
or neighborhood associations. Notice of the public hearing was sent to all owners
of properties located within 200 feet of the site, as well as the West Baseline and
Southwest Little Rock United for Progress neighborhoods.
August 29, 2019
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ITEM NO.: 10 (Cont.) FILE NO.: Z-9443
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Baseline Road is classified on the Master Street Plan as a principal arterial with
special design standard. Dedication of right-of-way to 45 feet from centerline
will be required.
2. The rear parking lot driveway should be constructed with a concrete driveway
apron on Distribution Drive.
3. A shared access easement must be obtained from the neighboring property
owner if the gravel driveway is on the neighbor's property or if both properties
will take access.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer available to this site. Capacity
Fee Analysis required.
Entergy: No comment received.
CenterPoint Energy: No comment.
AT & T: No comment received.
Central Arkansas Water:
All Central Arkansas Water requirements in effect at the time of request for water
service must be met. The Little Rock Fire Department needs to evaluate this site
to determine whether additional public and/or private fire hydrant(s) will be
required. If additional fire hydrant(s) are required, they will be installed at the
Developer's expense. Please submit plans for water facilities and/or fire protection
system to Central Arkansas Water for review. Plan revisions may be required after
additional review. Contact Central Arkansas Water regarding procedures for
installation of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and Little Rock Fire Department is
required. 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
August 29, 2019
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-9443
4
and annually thereafter. Contact the Cross Connection Section at 377-1226 if you
would like to discuss backflow prevention requirements for this project. A Capital
Investment Charge based on the size of meter connection(s) will apply to this
project in addition to normal charges. This fee will apply to all connections
including metered connections off the private fire system.
Fire Department:
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
August 29, 2019
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-9443
5
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.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval \by the fire code
official
8. Electric gate operators, where provided, shall be listed in accordance with UL
325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
August 29, 2019
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-9443
6
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (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 comment received.
County Planning: No comment received.
F. BUILDING CODES/LANDSCAPE:
Building Code:
Project is a change in occupancy and is therefore subject to current building code
requirements. Review and approval is required by Building Codes Division before
occupancy takes place. For information on submittal requirements and the review
process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.org or
Steve Crain at 501-371-4875; scrain@littlerock.gov
NOTE: This will most likely be classified as an Institutional
Occupancy and Institutional Occupancies are required to
have Fire Sprinkler and Fire Alarm Installations.
Landscape:
1. Any new site development must comply with the City’s minimal landscape and
buffer ordinance requirements.
2. Any existing vehicular use area that does not meet current code requirements
may continue as nonconforming until such time a building permit is issued to
rehabilitate a structure on the property exceeding fifty (50) percent of the
current replacement cost of the structure. At such time fifty (50) percent of the
existing vehicular use area shall be brought into compliance with current code
and shall continue to full compliance on a graduated scale based upon the
percentage of rehabilitation cost.
August 29, 2019
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ITEM NO.: 10 (Cont.) FILE NO.: Z-9443
7
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: Include sidewalk from building to Baseline Road.
Planning Division: This request is located in Geyer Springs West Planning District.
The Land Use Plan shows Light Industrial (LI) for this property. This category
provides for light warehouse, distribution or storage uses, and/or other industrial
uses that are developed in a well-designed "park like" setting. The applicant has
applied for a rezoning from I-2 (Light Industrial District) to PID (Planned Industrial
Development District) to allow a residential treatment facility in the existing building
while maintaining the I-2 uses for the property.
Master Street Plan: To the south of the property is Baseline Road Street and it is
a Principal Arterial on the Master Street Plan. A Principal Arterial is to serve
through traffic and to connect major traffic generators or activity centers within the
urbanized area. Entrances and exits should be limited to minimize negative effects
of traffic and pedestrians on Baseline Road since it is a Principal Arterial. This
street may require dedication of right-of-way and may require street improvements
for entrances and exits to the site.
Bicycle Plan: There is a Class II Bike Path shown on Baseline Road. This Bike
Lane provides a portion of the pavement for the sole use of bicycles.
H. SUBDIVISION COMMITTEE COMMENT: (August 7, 2019)
The applicant was present. Staff presented the item to the committee and
requested information about any proposed signage or fences on the property. The
Public Works comment regarding the access to Distribution Drive was also
discussed. Other review comments were noted. Responses are to be received
by August 14, 2019. The committee forwarded the item to the full commission.
I. ANALYSIS:
The applicant has worked with the property owner to secure a preliminary access
easement along the rear of the property to Distribution Drive. This would be
formalized should this request be approved. Any signage would reface existing
signs on the property. The current plans for fencing would be to upgrade the
August 29, 2019
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-9443
8
chain-link fence in the rear; however, there is no intention to install any fencing in
the front of the property or to have a fence surrounding the property.
The need for treatment facilities is established. Staff supports the proposed use
at this location, as it is located on a primary transportation corridor with two bus
routes and has some separation from residential neighborhoods.
J. STAFF RECOMMENDATION:
Staff recommends approval of the request to rezone the property to the PID 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: (AUGUST 29, 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, 2 absent, and 1 open position.
August 29, 2019
ITEM NO.: 11 FILE NO.: Z-9444
NAME: Baillie-Weinkopff Short-form PRD
LOCATION: 205 Crystal Court
DEVELOPER:
Mark Baillie and Tiffany Weinkopff
205 Crystal Court
Little Rock, AR 72205
OWNER/AUTHORIZED AGENT:
Mark Baillie and Tiffany Weinkopff/Owner
SURVEYOR/ENGINEER:
Arrow Surveying/Surveyor
AREA: 0.146 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 4 CENSUS TRACT: 15.02
CURRENT ZONING: R-3 Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PRD
PROPOSED USE: Single-family residential with short-term rental
VARIANCE/WAIVERS: None
BACKGROUND:
205 Crystal Court is a single-family residence with a detached accessory dwelling.
The current owners acquired the property two years ago and decided to renovate the
accessory dwelling. They are now seeking to rent the accessory unit on a short-term
basis.
August 29, 2019
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-9444
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The owners are requesting rezoning of the property from single-family to allow for
short term rental of a detached cottage in the southeast corner of the backyard.
The cottage is approximately 240 square feet and was recently renovated with all
required permits. The completed renovation has resulted in a farm-house studio
space with a full bathroom and kitchenette.
The cottage has room for two adults, so groups would not be possible or allowed.
Street parking in the area is plentiful on Crystal Court. The cottage is accessed
through a gate in the fenced-in backyard and the owners will have direct
observations of who is in the cottage, what they are doing when outside the cottage
on the property and monitor and respond to noise. Any online bookings could be
required to provide validation of identification allowing greater knowledge of who
is there and consequences for any problems, as they would not be individuals
unknown to the owners.
Boutique short-term housing rental is a growing opportunity and the owners hope
for the city’s support in that this type of rental increases the type and number of
visitors to the city and allows for a unique income opportunity for homeowners.
B. EXISTING CONDITIONS:
The property contains a single-family home, a detached garage, and a detached
accessory residential structure. Situated on a 6,343 square foot parcel, the lot is
typical for the neighborhood.
Single-family uses are predominant in the vicinity. Immediately to the south is a
property with an approved detached accessory dwelling unit.
C. NEIGHBORHOOD COMMENTS:
A letter of support for this request was sent by the owner of a property in the
neighborhood. The writer stated she is a historic preservation consultant and a
volunteer with the Hillcrest Residents Association and offered as support the
walkability of the neighborhood, the boost the visitors would give to the local
commercial district of independently-owned businesses, the historic use of similar
structures as short-term overnight dwellings for domestic workers, encouraging the
preservation of historic structures, and additions to the city’s tax base through
increased occupancy and sales taxes . Notice of the public hearing was sent to
all owners of properties located within 200 feet of the site, as well as the Hillcrest
Residents Association and Save Hillcrest Neighborhood Association.
August 29, 2019
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-9444
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Indicate the location of proposed tenant parking.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer available to this site. If ownership
of auxiliary building changes, then separate sewer service required.
Entergy: No comment received.
CenterPoint Energy: No comment.
AT & T: No comment 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 comment received.
County Planning: No comment received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comment.
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment.
Planning Division: This request is located in Heights/Hillcrest Planning District.
The Land Use Plan shows Residential Low Density (RL) for this property. This
category provides for single family homes at densities not to exceed 6 dwelling
units per acre. Such residential development is typically characterized by
conventional single family homes, but may also include patio or garden homes and
August 29, 2019
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-9444
4
cluster homes, provided that the density remain less than 6 units per acre. The
applicant has applied for a rezoning from R-3 (Single Family District) to PRD
(Planned Residential Development District) for the use of the existing guest house
as a short-term rental unit. This request is within the Hillcrest Design Overlay
District.
Master Street Plan: To the west of the property is Crystal Court and it is 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.
H. SUBDIVISION COMMITTEE COMMENT: (August 7, 2019)
The applicant was present. Staff presented the item to the committee. Public
Works asked where the guests would park. Other comments were noted.
Responses to comments were to be received by August 14, 2019. The committee
forwarded the item to the full commission.
I. ANALYSIS:
Approval of this request would allow for the applicants to rent the detached
accessory dwelling unit on a short-term basis. A short-term rental does not meet
the zoning definition of a dwelling unit; therefore, the property must be rezoned.
Staff is concerned by the transient nature of a use more aligned to a lodging rather
than the more consistent nature offered by a rental dwelling unit for long-term
occupancy. This may have a negative effect on the quiet enjoyment of the
neighborhood by nearby property owners, such as with parking, as the proposed
parking for the short-term rental would be on the street. Staff takes a conservative
view on introducing uses that are more commercial in character, such as a short-
term rental, into a predominantly residential neighborhood.
J. STAFF RECOMMENDATION:
Staff recommends denial of the request.
August 29, 2019
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-9444
5
PLANNING COMMISSION ACTION: (AUGUST 29, 2019)
The applicant was present. There was one registered objector present. Staff presented
the item and a recommendation of denial the short-term rental is more aligned to a lodging
use rather than the more consistent nature of a rental dwelling unit for long-term
occupancy. This may have a negative effect on the quiet enjoyment of the neighborhood
by other residents and property owners. Staff takes a conservative view on introducing
uses that are more commercial in character, such as short-term rental, into a
predominantly residential neighborhood.
Mark Baillie and Tiffany Weinkopff, property owners and applicants, addressed the
commission. They purchased the property about two years ago and were attracted to the
neighborhood because it was walkable. When they acquired the home, the accessory
unit was dilapidated. After conversation with staff, they decided to pursue short-term
rental at the property in their home. Among those staying with them were visitors to
the city, people who were here because of UAMS, and some came on business or to
visit family.
After some success with the in-home short-term rental, they decided to renovate the
accessory unit for use as a short-term rental. This was a significant investment by the
owners. The work was done with all required permits and is compliant with all applicable
codes. Since the renovation has been completed, they have hosted dozens of guests
with no complaints from neighbors, except for one requesting to move a car.
In response to the staff concern about on-street parking, photos were shown of the
abutting streets indicating there was sufficient parking; moreover, Ms. Weinkopff and
Mr. Baillie do not park on the street.
Additional photos were shown of the interior and exterior of the accessory structure.
They referenced the letters of support received on behalf of this request from neighbors
and added the guests visit neighborhood businesses adding to the local tax revenue.
Also, as business operators they pay taxes, including the occupancy tax.
In addressing some perceived issues with short-term rentals, they brought forward a
study indicating short-term rentals change property values by less than 1%. While rentals
that are “party houses” can cause problems, this rental was only available for up to
2 persons was not suitable for larger groups and they were always at their home when
there were guests.
In conclusion, there were no objections made when presented to the Hillcrest
neighborhood and short-term rentals can be a benefit to the community and the city.
August 29, 2019
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-9444
6
Ruth Bell of the League of Women Voters spoke in opposition to the request. She stated
city ordinances have not been updated in response to short-term rentals and the city does
not know the number of short-term rentals. While taxes may be collected, it cannot be
confirmed for a particular property or operator. The density of short-term rentals in a
neighborhood cannot be established and there is no information available on effects on
residents and neighborhoods. Working with the current zoning ordinance, staff has
defined short-term rental as commercial rental and unless the ordinance is updated, she
would urge the commission to vote no on this request.
Commissioner Rahman asked the applicants if the renovation to the accessory unit was
done specifically to be used as a short-term rental. The applicants responded that in the
long term the unit would possibly be used to house an elderly parent and based upon a
mistaken understanding of the conversation with staff regarding short-term rental, went
ahead with the renovation thinking it was allowed under zoning.
Mr. Carney addressed the commission to further explain how short-term rentals were
being regulated under the zoning ordinance. Short-term rentals are not allowed by right.
A bed and breakfast use can be permitted as a conditional use. The conversion of an
entire residence to short-term rental requires rezoning through a planned zoning
development process and each instance is reviewed on a case-by-case basis.
Vice Chairman Stebbins inquired if staff knew how many short-term rentals there are in
the city. Staff responded it is estimated about 300 at this time. Commissioner Vogel
offered that he had checked and about 70 were available for the coming weekend.
Commissioner Berry stated it seemed to him the distinction between an accessory
dwelling unit and a short-term rental was unclear and the city policy and zoning ordinance
were outdated. Vice Chairman Stebbins and Commissioner Vogel also voiced support
for a review and possible updates to the zoning ordinance to better regulate short-term
rentals.
Mr. Carney informed the commission that Little Rock is not the only city dealing with
issues regarding zoning issues stemming from short-term rentals; however, staff is
looking to see a change in policy from the Board of Directors before making changes to
how the current zoning ordinance is enforced.
Vice Chairman Stebbins asked for a motion from the commission. A motion was made
with a recommendation for approval of the request. The vote was 6 ayes, 1 noes,
3 absent, and 1 open position.
August 29, 2019
ITEM NO.: 12 FILE NO.: Z-7332-A
NAME: McCune Short-form PRD
LOCATION: 201 Crystal Court
DEVELOPER:
Carolyn and Kenneth McCune
201 Crystal Court
Little Rock, AR 72205
OWNER/AUTHORIZED AGENT:
Carolyn and Kenneth McCune/Owner
SURVEYOR/ENGINEER:
Brooks Surveying, Inc.
AREA: 0.15 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 4 CENSUS TRACT: 15.02
CURRENT ZONING: R-3 with CUP
ALLOWED USES: Single-family dwelling and accessory dwelling
PROPOSED ZONING: PRD
PROPOSED USE: Single-family dwelling and short-term rental
VARIANCE/WAIVERS: None
BACKGROUND:
In 2003, a Conditional Use Permit was approved by the Planning Commission for an
accessory dwelling unit.
The property owners have been renting the accessory dwelling unit as a short-term rental.
It was brought to their attention that this was not allowed under the current R-3 zoning.
August 29, 2019
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-7332-A
2
In order to continue the use of the accessory dwelling unit as a short-term rental, a
rezoning to PRD is necessary.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The property has a garage apartment the property owners have rented for
approximately a year as a short-term rental to supplement their income. They seek
to rezone the property to continue operating in the same manner, but in compliance
with the zoning ordinance. The apartment is approximately 650 square feet and
was designed as a guest house by previous owners, so it has a private ingress
and egress separate from the residence.
Being lifelong Little Rock residents and living in Hillcrest for over 20 years, the
owners take pride in being ambassadors for the city; whereby, they have made
significant investment in the furnishing of the apartment and the landscaping. Also,
they have enjoyed offering guests recommendations on places to enjoy local food,
culture, and entertainment and have received positive responses about their
hospitality and the neighborhood.
The owners have paid all state, local and city taxes, including occupancy taxes.
In addition, the owners have made every effort to ensure guests do not disrupt the
daily routines of neighbors. They vet potential guests for the security of their family
and neighbors, provide detailed instructions on house rules, quiet hours, and to
park their vehicle an Alpine Court, as it is both convenient for guests and does not
burden neighbors, as there are no homes on the street.
B. EXISTING CONDITIONS:
The property contains a single-family home with a detached garage having an
accessory dwelling unit on the upper level. The lot contains approximately
0.15 acres of land and is typical for the neighborhood.
Single-family uses are predominant in the vicinity. Immediately to the north is a
property also having a detached accessory dwelling unit.
C. NEIGHBORHOOD COMMENTS:
A letter of support for this request was sent by the owner of a property in the
neighborhood. The writer stated she is a historic preservation consultant and a
volunteer with the Hillcrest Residents Association and offered as support the
walkability of the neighborhood, the boost the visitors would give to the local
commercial district of independently-owned businesses, the historic use of similar
August 29, 2019
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-7332-A
3
structures as short-term overnight dwellings for domestic workers, encouraging the
preservation of historic structures, and additions to the city’s tax base through
increased occupancy and sales taxes . Notice of the public hearing was sent to
all owners of properties located within 200 feet of the site, as well as the Hillcrest
Residents Association and Save Hillcrest Neighborhood Association.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A 20 feet radial dedication of right-of-way is required at the intersection of
Crystal Court and Alpine Pass.
2. Indicate the location of proposed tenant parking.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority:
Sewer available to this site. If ownership of auxiliary building changes, then
separate sewer service required.
Entergy: No comment received.
CenterPoint Energy: No comment.
AT & T: No comment 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 comment received.
County Planning: No comment received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comment.
August 29, 2019
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-7332-A
4
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment.
Planning Division: This request is located in Heights/Hillcrest Planning District.
The Land Use Plan shows Residential Low Density (RL) for this property. This
category provides for single family homes at densities not to exceed 6 dwelling
units per acre. Such residential development is typically characterized by
conventional single family homes, but may also include patio or garden homes and
cluster homes, provided that the density remain less than 6 units per acre. The
applicant has applied for a rezoning from R-3, CUP (Single Family District,
Conditional Use Permit) to PRD (Planned Residential Development District) for the
use of the existing garage apartment as a short-term rental unit. This request is
within the Hillcrest Design Overlay District.
Master Street Plan: To the west of the property is Crystal Court and south of the
property is Alpine Court; both are 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. These streets may
require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
H. SUBDIVISION COMMITTEE COMMENT: (August 7, 2019)
The applicant was present. Staff presented the item to the committee. Public
Works asked where the guests would park. Other comments were noted.
Responses to comments were to be received by August 14, 2019. The committee
forwarded the item to the full commission.
I. ANALYSIS:
Approval of this request would allow for the applicants to rent the garage apartment
on a short-term basis. A short-term rental does not meet the zoning definition of a
dwelling unit; therefore, the property must be rezoned.
Staff is concerned by the transient nature of a use more aligned to a lodging rather
than the more consistent nature offered by a rental dwelling unit for long-term
occupancy. This may have a negative effect on the quiet enjoyment of the
August 29, 2019
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-7332-A
5
neighborhood by nearby property owners, such as with parking, as the proposed
parking for the short-term rental would be on the street. Staff takes a conservative
view on introducing uses that are more commercial in character, such as a short-
term rental, into a predominantly residential neighborhood.
J. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (AUGUST 29, 2019)
The applicant was present. There was one registered objector present. Staff presented
the item and a recommendation of denial the short-term rental is more aligned to a lodging
use rather than the more consistent nature of a rental dwelling unit for long-term
occupancy. This may have a negative effect on the quiet enjoyment of the neighborhood
by other residents and property owners. Staff takes a conservative view on introducing
uses that are more commercial in character, such as short-term rental, into a
predominantly residential neighborhood.
Carolyn and Wade McCune, the owners of the property and the applicants, addressed
the commission. They had rented the accessory dwelling for about a year and were now
seeking to come into compliance with the zoning ordinance. The conversion to the short-
term rental was a significant investment for them. During the time they had rented the
unit, the typical guest was a business traveler. As the McCunes have young children they
are concerned with security; therefore, they require guests to follow specific rules—such
as keeping noise to a minimum—and meet each guest.
In response to the staff concern about on-street parking, photos were shown of Alpine
Court where guests are instructed to park. The photo indicated there was sufficient
parking; moreover, the McCunes park their cars on their property and not on the street.
Also, there are no homes with addresses on Crystal Court.
Occupancy of the unit would be one or two guests.
The accessory unit is about 25 feet from their house, enabling them to easily monitor it.
The McCunes had spoken with most of their neighbors and many were unaware the unit
was being rented on a short-term basis.
As they are long-term residents of the Hillcrest neighborhood, they are trying to not be a
negative impact on the neighborhood and there were no objections made when presented
to the Hillcrest neighborhood.
August 29, 2019
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-7332-A
6
Ruth Bell of the League of Women Voters spoke in opposition to the request. She stated
city ordinances have not been updated in response to short-term rentals and the city does
not know the number of short-term rentals. While taxes may be collected, it cannot be
confirmed for a particular property or operator. The density of short-term rentals in a
neighborhood cannot be established and there is no information available on effects
on residents and neighborhoods. Working with the current zoning ordinance, staff has
defined short-term rental as commercial rental and unless the ordinance is updated, she
would urge the commission to vote no on this request.
Commissioner Berry stated it seemed to him the distinction between an accessory
dwelling unit and a short-term rental was unclear and does not see this as a detrimental
land use in a residential neighborhood.
Director of Planning Collins informed the commission complaints have been received
about other short-term rentals in the city. As both the applicants who seek to operate
short-term rentals and residents deserve to have their views heard and considered, short-
term rental cannot be a use allowed by right. Staff is working identifying all of the short-
term rentals within the city; however, using tax records is forbidden under state law.
Short-term rentals are more than about taxes. There are also land use considerations
and neighborhood concerns to be taken into account.
Vice Chairman Stebbins asked for a motion from the commission. A motion was made
by Commissioner Barry and seconded by Commissioner Hamilton with a
recommendation for approval of the request. The vote was 6 ayes, 1 noes, 3 absent, and
1 open position.
August 29, 2019
ITEM NO.: 13 FILE NO.: Z-9445
NAME: Nix Road Patio Villas Short-form PRD
LOCATION: 1015 Nix Road
DEVELOPER:
Icon Homes (Rodney Chandler)
PO Box 23713
Little Rock, AR 72221
OWNER/AUTHORIZED AGENT:
Icon Homes, LLC/Owner
SURVEYOR/ENGINEER:
McGetrick & McGetrick
AREA: 0.58 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 18 CENSUS TRACT: 42.18
CURRENT ZONING: R-2 with CUP
ALLOWED USES: Single-family dwellings
PROPOSED ZONING: PRD
PROPOSED USE: 3 duplex dwelling units
VARIANCE/WAIVERS:
1. Side setback less than 10% of lot width
BACKGROUND:
The property at 1015 Nix Road is a vacant parcel of approximately 0.58 acres.
August 29, 2019
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9445
2
This section of Nix Road is sparsely developed. A subdivision has been platted for
residential development; however, most lots remain unbuilt and the street infrastructure
is also largely unbuilt.
This proposal is would create three lots for the construction of six dwelling units in three
duplex buildings.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
Nix Road Villas is planned to be an upscale residential development blending
traditionally-styled architecture with 21st century construction consisting of three
patio homes with two units per structure for a total of six homes. Each home would
have two bedrooms and two baths.
Exterior features include masonry on three sides and smart board siding in the
gable area, architectural roof shingles, lawns landscaped with Zoysia turf and
automatic sprinkler systems. The roof pitch elevations will be a minimum 12/12 to
enhance the aesthetics of the development.
Setbacks will be a minimum of 25 feet on the front, 25 feet in the rear, and six feet
on the side.
Each unit would have a one or two-car garage and will be 1250 to 1500 square
feet in area.
Lawns and common areas would be maintained by a Property Owners
Association.
B. EXISTING CONDITIONS:
The property is currently undeveloped.
There are some single-family uses on this side of Nix Road and single-family
residential is the predominant use in the vicinity. An office use is located across
Nix Road to the northwest. Additional office uses are found on Kanis Road to the
south of the subject property.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comments from area property owners
or neighborhood associations. Notice of the public hearing was sent to all owners
of properties located within 200 feet of the site, as well as the Parkway Place
neighborhood association.
August 29, 2019
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9445
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Nix Road is classified on the Master Street Plan as a residential street.
A dedication of right-of-way 25 feet from centerline will be required.
2. Palez Ave. is classified on the Master Street Plan as a minor residential street.
A dedication of right-of-way 22.5 feet from centerline will be required.
3. A 20 feet radial dedication of right-of-way is required at the intersection of Nix
Road and Palez Ave.
4. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of occupancy.
5. It appears from topography coverage that the south driveways may have
insufficient sight distance for backing out. Provide a sight distance analysis for
the proposed driveways. Additional driveway backing area maybe warranted
for vehicles to head out from the driveway onto Nix Road?
6. 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.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer available to this site.
Entergy: No comment received.
CenterPoint Energy: No comment.
AT & T: No comment received.
Central Arkansas Water:
All Central Arkansas Water requirements in effect at the time of request for water
service must be met. 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.
August 29, 2019
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9445
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.
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.
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 comment received.
County Planning: No comment received.
August 29, 2019
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9445
5
F. BUILDING CODES/LANDSCAPE:
Building Code: No comment.
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment.
Planning Division: This request is located in Ellis Mountain Planning District. The
Land Use Plan shows Residential Low Density (RL) for this property. This category
provides for single family homes at densities not to exceed 6 dwelling units per
acre. Such residential development is typically characterized by conventional
single family homes, but may also include patio or garden homes and cluster
homes, provided that the density remain less than 6 units per acre. The applicant
has applied for rezoning from R-2 (Single Family District) to PRD (Planned
Residential Development District) to allow the development of three duplexes on
three lots.
Master Street Plan: To the west of the request is Nix Road and to the north is
Coleman Avenue (right-of-way); both are as Locals 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.
H. SUBDIVISION COMMITTEE COMMENT: (August 7, 2019)
The applicant was present. Staff presented the item to the committee. Planning
staff stated the structure on Lot 2 appeared to not have side setbacks and the
cover letter indicated a minimum side setback of six feet. Public Works
commented on required dedications for the rights-of-way of Nix Road and Palez
Avenue. Comments from other reviewers were noted. Responses would need to
be received by August 14, 2019. The committee forwarded the item to the full
commission.
August 29, 2019
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-9445
6
I. ANALYSIS:
In response to the review comments, a revised plan was submitted and the parcel
would be divided into six lots with the structures remaining as duplex units with
separation between each structure being five feet. The northern and southern
duplex buildings will have an exterior side yard of 6.5 feet and an interior side yard
of five feet. The middle duplex has side yards of 0 feet.
A request has been made to not dedicate the additional right-of-way for Palez
Avenue as it is unlikely to be opened for traffic; however, the applicant is willing to
dedicate the 20-foot radial dedication for Palez Avenue.
Back-out areas have been shown for the three southern lots because of the
concerns about site distance and backing out onto Nix Road.
Public Works is supportive of the changes.
J. STAFF RECOMMENDATION:
Staff recommends approval of the rezoning to 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.
PLANNING COMMISSION ACTION: (AUGUST 29, 2019)
The applicant was present. There were three registered objectors present. Staff
presented the item and a recommendation of approval as outlined in the “staff
recommendation” above. The applicant deferred to allow those opposed to speak first
and to respond to questions and concerns.
Mitzi Titus received a letter about the request, but was unclear about the location, due to
the letter on the address and the description of the property.
After confirming the notification was incorrect, the applicant consented to correct the
notification and defer the matter to the October 10, 2019 agenda.
A motion was made to defer the item to the October 10, 2019. The vote was 7 ayes,
0 noes, 3 absent, and 1 open position.
August 29, 2019
ITEM NO. : 14 FILE NO.: S-1799-A
NAME: Sneed Addition Street Improvement Waiver
LOCATION: North side of the 16,600 Block of Crystal Valley Road
DEVELOPER:
LaTaunya Sneed
19 Mystery Cove
Little Rock, AR 72209
Andrea Doucette
7415 Dehlia Drive
Little Rock, AR 72209
OWNER/AUTHORIZED AGENT:
Benny and LaTaunya Sneed
Kyron and Andrea Doucette
SURVEYOR/ENGINEER:
Tyler Group
240 Skyline Drive, Suite 3000
Conway, AR 72032
AREA: 5 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 17 CENSUS TRACT: 42.21
CURRENT ZONING: R-2, single family
VARIANCE/WAIVERS: A waiver of the requirement to construct a six (6) foot wide
shoulder on the Crystal Valley Road frontage.
BACKGROUND:
On October 12, 2017, the Planning Commission approved a two-lot preliminary plat to
subdivide this 5-acre parcel into two (2) single family lots. A variance from Section
31-231 was approved to allow the creation of Lot 2 as a lot without public street frontage.
August 29, 2019
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: S-1799-A
2
Lot 2 will be provided access via a 40-foot wide access and utility easement across the
western perimeter of Lot 1, from Crystal Valley Road. Crystal Valley Road is classified on
the Master Street Plan as a minor arterial and a dedication of right-of-way to 45 feet from
centerline was required. Lot 1 abuts the arterial which requires a 35-foot platted building
line. Lot 2 will have a 25-foot platted building line from the common lot line between
Lots 1 and 2.
The property is located outside of the City limits and will not be provided City sewer
service. The applicants provided a letter indicating, based on a soils suitability test, the
two lots will support a subsurface septic system. Upon approval of the preliminary plat
and prior to the issuance of a 911 address by the County, the applicants must provide the
septic system permit approval from the Arkansas Department of health.
The applicants were not required to complete full half-street improvements. Staff
recommended and the planning commission approved a requirement that a 6-foot wide
paved shoulder be constructed on Crystal Valley Road adjacent to the subject property.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicants are requesting a waiver of the requirement to install a six-foot paved
shoulder along the Crystal Valley Road frontage of the plat. They have submitted
the following in support of their request:
As a condition of the Sneed Addition plat approval Public Works staff indicated,
a six foot paved shoulder along Crystal Valley Road should be constructed with
the development of the proposed lots. At the time of preliminary plat approval
Pulaski County had taken the stand they did not want additional paving to be
provided with the development of small residential plats such as the Sneed
Addition due to inconsistencies in paving widths and the County being
responsible for the future maintenance of the additional paving. We understand
the County has since changed their requirement for street improvements but we
would like consideration of our request for allowing the platting of these two
residential lots without the paved shoulder being install due to the following:
• Public Works staff did not indicate the improvements were a requirement
at the time of preliminary plat approval, only that the improvements
should be installed.
• Crystal Valley Road is a rural road with a traffic count of less than
5,000 vehicles per day near the Stagecoach Road intersection and 2,000
vehicles per day near the Lawson Road intersection.
• The County Road plan states shoulders are to be paved a minimum of
four feet when they are designated to accommodate bicycle travel and
where motor vehicle speeds exceed 50 mph. The roadway is signed for
August 29, 2019
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: S-1799-A
3
45 mph speeds. Crystal Valley Road is not indicated on the City or County
Master Bike Plan as a Bikeway, which would require additional paving to
allow for separation of vehicle and bicycle traffic.
• A three lot plat was approved by the Planning Commission on June 8,
2017 for Greenwood Addition located immediately to the east of this
proposed subdivision and the final plat was recorded also in June 2017.
Two homes have been constructed with the third home currently under
design. The plat was recorded without the installation of the paved
shoulder as requested by Public Works staff. Both the City and County
allowed the recording of the final platting without the paved shoulder
being installed.
• There have been a number of final plats recorded in this area - Davis
Single-family Lot Split in 2005, Callaghan Creek Subdivision in 2006, Sims
Addition in 2013, and there has been property, which has sold without a
request for preliminary or final plat approval from the City or County. One
being the property immediately to the west of this site. The original parcel
appears to have contained nine acres and the parcel was sold to two
property owners each receiving 4.5-acres.
In our opinion to install the paved shoulder at this location would be of no benefit
to the traveling motorist due to the fact additional paving adjacent to this site is
very unlikely. The homes in the Greenwood Addition are newly constructed homes
built in 2018 and the homes located to the west of this site were constructed in
2014. In addition, there is only one five-acre parcel located along this stretch of
Crystal Valley Road, which has not been subdivided or requested for subdivision
into smaller lots, 7101 Lovia Lane. Adjacent to the Lovia Lane parcel is the
Plantation Acres Subdivision, which is also unlikely to redevelop anytime in the
near future.
B. EXISTING CONDITIONS:
The property is located outside the City limits but within the City’s Extraterritorial
Jurisdiction. The site is wooded. The area around the site is rural in nature and
characterized by single family homes on larger lots and tracts. Crystal Valley Road
is a county road with no curb, gutter or sidewalk and open ditches for drainage.
C. NEIGHBORHOOD COMMENTS:
Notice of the public hearing was sent to all owners of abutting properties, SWLRUP
and the Mt. Zion-Hardscrabble Neighborhood Association.
August 29, 2019
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: S-1799-A
4
D. ANALYSIS:
Due to the small scale of this proposed plat and the lack of any real impact on the
abutting street and traffic as well as the nature of surrounding development and
the existing condition of Crystal Valley Road in the area, staff is supportive of the
requested waiver. Neither County Planning nor Little Rock Public Works object to
the requested waiver.
E. STAFF RECOMMENDATION:
Staff recommends approval of the requested waiver of the requirement to construct
a paved shoulder on Crystal Valley Road in conjunction with the Sneed Addition
two-lot plat, S-1799.
PLANNING COMMISSION ACTION: (AUGUST 29, 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. The vote was 8 ayes, 0 noes, 2 absent and 1 open
position.
August 29, 2019
ITEM NO.: 15 FILE NO.: Z-4045-B
NAME: 1320 Brookwood Salon – Revised Conditional
Use Permit
LOCATION: 1320 Brookwood Drive, Suite E
OWNER/APPLICANT: LRA Management, Owner/
White-Daters and Associates, Authorized Agent
PROPOSAL: A conditional use permit is requested to allow a
beauty salon to occupy one suite in this I-2 zoned
office/storage unit complex.
1. SITE LOCATION:
The site is located on the west side of Brookwood Drive, between Cedar
Hill and Riverdale Road.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property is located in an area of mixed uses and zoning. The site itself
contains office buildings and a mini-warehouse development. The I-2 and
C-3 zoned properties to the north contain offices and a climate controlled
mini-warehouse development (under construction). The O-3 properties
across Brookwood contain a private school, offices and the headquarters of
the American Taekwondo Association. An apartment complex is located to
the south.
The proposed use, occupying only 900 square feet of the 15,500 square
foot multi-tenant office building, is compatible with the neighborhood.
Notice of the public hearing was sent to all owners of properties located
within 200 feet of the site and the Riverside Neighborhood Association.
3. ON SITE DRIVES AND PARKING:
The property contains 70± parking spaces, not including the parking
directly associated with the mini-warehouses. Access is via two driveways
off of Brookwood.
4. SCREENING AND BUFFERS:
No comments.
August 29, 2019
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-4045-B
2
5. PUBLIC WORKS:
No comments.
6. UTILITIES/FIRE DEPARTMENT/BUILDING CODES:
Little Rock Reclamation Wastewater: Sewer Available to this site. Private
service extension may be required.
Entergy: No comments.
Centerpoint Energy: No comments.
AT&T: No comments.
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.
Building Codes:
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
NOTE: A hair trap may be required by Little Rock Water Reclamation
Authority, Contact Mr. Allen Gatlin @501-688-1417 for information.
7. TRANSPORTATION/PLANNING:
County Planning: No comments.
Rock Region METRO: No comments.
Planning Division: No comments.
August 29, 2019
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-4045-B
3
SUBDIVISION COMMITTEE COMMENT: (AUGUST 7, 2019)
The applicant was not present. Staff informed the Committee that there were no
outstanding issues and no additional information was needed. The Committee
forwarded the item to the full Commission.
STAFF ANALYSIS:
A conditional use permit is requested to allow The Salon by Heather Wood, a
beauty salon, to occupy one lease space in the existing multi-tenant office
building on this I-2 zoned property. The proposed business is to occupy a 900
square foot space in this 15,500 square foot building. The overall site contains
two office buildings and several buildings of mini-warehouses.
The salon will include two stylist stations and one nail station. The business
will operate by appointment only. Days and hours of operation are 9:00 a.m. –
5:30 p.m., Tuesday – Saturday. There may be the occasional after-hours
individual appointment.
To staff’s knowledge, there are no issues. The proposed use should be
compatible with uses in the area.
The “Declaration of Covenants and Restrictions” section of the original 1974 plat
and subsequent Amendments contains the following language:
“…that portion which is zoned I Light Industrial shall be used only
for that purpose.”
“In the development and use of all or any portion of said property,
the owners thereof shall develop same in compliance with the
zoning regulations of the City of Little Rock…”
STAFF RECOMMENDATION:
Staff recommends approval of the CUP, subject to compliance with the
comments and conditions outlined in Section 6 of the agenda staff report.
August 29, 2019
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-4045-B
4
PLANNING COMMISSION ACTION: (AUGUST 29, 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. The vote was 8 ayes, 0 noes,
2 absent and 1 open position.
DATE PLANNING COMMISSION VOTE RECORD
'. Q ri 2 ! 2011
MEMBER Its l
BERRY, CRAIG
BROCK, THOMAS L. _e
BYNUM, BUELAH 4
HAMILTON, SCOTT
HAYNES, MARLON D.� P
LATTU R E, PAUL
MAY, BILL B.,,�
RAHMAN, ROBBIN S. '
STEBBINS, ROBERT VVI
THOMAS, DIANA M. U
VOGEL, ROBBY
Meeting Adjourned � �'7 P.M..
AYE NAYE A ABSENT AC-�ABSTAIN - RECUSE
August 29, 2019
There being no further business before the Commission, the meeting was adjourned
at 6:47 p.m.
Date
Chairman Secretary