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LITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
NOVEMBER 21, 2019
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present there being ten (10) members present.
II. Members Present: Craig Berry
Thomas Brock
Buelah Bynum
Todd Hart
Marlon D. Haynes
Paul Latture
Robbin Rahman
Robert Stebbins
Diana M. Thomas
Robby Vogel
Members Absent: Scott D. Hamilton
City Attorney: Shawn Overton
III. Approval of the Minutes of the October 10, 2019 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
NOVEMBER 21, 2019
OLD BUSINESS:
Item Number: File Number: Title:
A. S-1859 QuikTrip Site Plan Review; located southwest of the
intersection of Bass Pro Parkway and Otter Creek Road.
B. Z-7667-A HWY 10 Business Park Revised Short-form PCD; located
at 14410 Cantrell Road
C. Z-9207-A Lawson Road Mini-Storage Revised Short-form PD-C;
located east of 13008 Lawson Road
NEW BUSINESS:
I. PRELIMINARY PLAT:
Item Number: File Number: Title:
1. S-1265-A Lot 2R, University & 65th Street Addition Site Plan Review
and Preliminary Plat; located at the northwest corner of
South University Avenue and Hindman Park Way.
II. SITE PLAN REVIEW:
Item Number: File Number: Title:
2. S-867-E(9) The Blake at Chenal Valley Site Plan Review; located east
of Rahling Road between Kirk Road and Pebble Beach
Drive.
3. S-1346-A Calvary Baptist Church Sign Revised Site Plan Review;
located at 5700 Cantrell Road.
4. S-1865 7700 Scott Hamilton Drive Site Plan Review; located at
7700 Scott Hamilton Drive.
Agenda, Page Two
III. PLANNED DEVELOPMENTS:
Item Number: File Number: Title:
5. Z-1002-C Tunnel Car Wash Revised Short-form PCD; located at
7706/7708 Cantrell Road
6. Z-3437-A 10724 West Markham Street Short-form PCD; located at
10724 West Markham Street
7. Z-4027-B Rawls Short-form PD-R; located at 7217 Ohio Street.
8. Z-4320-A Pineda Callejas Short-form PCD; located at 9811
Mabelvale Main Street.
9. Z-5873-C Peacock Apartments Parking Short-form PRD; located at
101/103 South Park Street.
10. Z-9465 AJ Williams Short-form PD-R; located at 1804 Rice Street.
11. Z-9466 Kanis Office Building Short-form PCD; located at 17201
Kanis Road.
12. Z-9467 Artist Place 2019 Short-form PRD; located at the northeast
corner of the intersection of Rock Street and East 10th
Street.
13. Amendments to Planning Commission Bylaws
November 21, 2019
ITEM NO.: A FILE NO.: S-1859
NAME: QuikTrip Site Plan Review
LOCATION: Southwest of the intersection of Bass Pro Parkway and Otter Creek Road
DEVELOPER:
QuikTrip
4705 South 129th East Avenue
Tulsa, Oklahoma 74134
OWNER/AUTHORIZED AGENT:
Fletcher Realty LLC./Owner
Phillip Lewis/Authorized Agent
SURVEYOR/ENGINEER:
Brooks Surveying, Inc./Surveyor
Phillip Lewis Engineering, Inc./Engineer
AREA: 15.77 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:
1. Allow for reduced perimeter landscaping strip.
2. Allow for reduced interior parking area landscaping.
3. Driveway spacing.
PLANNING COMMISSION ACTION
The applicant was not present. There were no registered objectors present. Staff
informed the commission that the applicant did not provide revisions or responses to the
Subdivision Committee comments by September 25, 2019; therefore, the request should
be deferred to the November 21, 2019 meeting. There was no further discussion. The
item was placed on the consent agenda and deferred to the November 21, 2019 agenda.
The vote was 9 ayes, 0 noes, and 2 absent.
November 21, 2019
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1859
2
STAFF UPDATE AND RECOMMENDATION:
The applicant did not provide a complete set of revisions or responses to sufficiently
address the Subdivision Committee comments. Staff recommends deferral of this item
to the January 9, 2020.
PLANNING COMMISSION ACTION: (NOVEMBER 21, 2019)
The applicant was not present. There were no registered objectors present. Staff
informed the commission that the applicant did not provide a complete set of revisions or
responses to sufficiently address the Subdivision Committee comments; therefore the
request should be deferred to January 9, 2020. There was no further discussion.
The item was placed on the consent agenda and deferred to the January 9, 2020 agenda.
The vote was 10 ayes, 0 noes, and 1 absent.
November 21, 2019
ITEM NO.: B FILE NO.: Z-7667-A
NAME: HWY 10 Business Park Revised Short-form PCD
LOCATION: 14410 Cantrell Road
DEVELOPER:
Justin Bentley
Colliers International
1 Allied Drive, Suite 1500
Little Rock, AR 72202
OWNER/AUTHORIZED AGENT:
The 14410, LLC./Owner
Justin Bentley/Agent
SURVEYOR/ENGINEER:
White-Daters & Associates/Surveyor
AREA: 3.70 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 4 PLANNING DISTRICT: 1 CENSUS TRACT: 42.05
CURRENT ZONING: PCD—Planned Commercial Development
ALLOWED USES: Lawncare/landscape business without outdoor storage, real
estate and appraisal office, pest control office, general
contractor’s office without outdoor storage
PROPOSED ZONING: PCD
PROPOSED USE: Janitorial services business without outdoor storage and
personal training center
VARIANCE/WAIVERS: None.
November 21, 2019
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-7667-A
2
BACKGROUND:
The current PCD was established in 2004. The PCD allowed for the use of the property
as a lawncare/landscaping business without outdoor storage, a real estate office, general
contractor’s office without outdoor storage, and pest control office.
The property was previously used as a facility for the repair of concrete trucks. This use
was conducted in an accessory structure located toward the rear of the parcel. A single-
family structure on the site was used for an office.
The property continues to be used for a pest control office.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The potential property buyer would like to amend the current PCD to allow for a
janitorial services business without outdoor storage and a personal training center.
The personal training center would not be a high volume gym, but rather a place
for private client to come for individual training with the owner.
The site includes an office building containing approximately 2,300 square feet and
3,200 square foot warehouse. The office building would be utilized for the janitorial
services company, while the warehouse would be used for personal training.
There are no plans for additional development on the site.
B. EXISTING CONDITIONS:
1. As noted, the site is developed with two structures: a building constructed for
use as a residence, subsequently converted to office use and an industrial
building situated behind the building containing the office. This property
connects to Cantrell Road via an access easement through the abutting
property to the south.
2. The southernmost portion of the property is located within the Highway 10
Scenic Corridor Design Overlay District.
3. The property to the east has been developed with a mini-warehouse use and
retail strip.
4. A single-family residential subdivision is situated to the west.
5. Another single-family residential subdivision on larger lots has been developed
to the north.
6. The parcel to the south abutting Cantrell Road is undeveloped.
November 21, 2019
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-7667-A
3
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a letter from the owner of the property to the
south encumbered with the access easement. The owner registers his opposition
to the request. The opposition is centered on the addition of any uses that would
further increase traffic on the 10-foot easement used by the subject property to
access Cantrell Road
No other comments from area property owners or neighborhood associations have
been received. Notice of the public hearing was sent to all owners of properties
located within 200 feet of the site, as well as the Westbury and Pinnacle Valley
neighborhood associations.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
None.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer Available to this site.
Entergy:
Entergy does not object to this proposal. There does not appear to be any conflicts
with existing electrical utilities at this location. A single-phase line is located along
the west side of the property. Contact Entergy in advance to discuss electrical
service requirements, or adjustments to existing facilities (if any) as this project
proceeds.
CenterPoint Energy: No comment.
AT & T: No comment received.
Central Arkansas Water:
Due to the nature of this facility, installation of an approved reduced pressure zone
backflow preventer assembly (RPZ) MAY BE 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
November 21, 2019
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-7667-A
4
thereafter. Contact the Cross Connection Section at 377-1226 if you would like to
discuss backflow prevention requirements for this
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
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.
November 21, 2019
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-7667-A
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.
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. 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: This request is located in River Mountain Planning District. The
Land Use Plan shows Transition (T) for this property. Transition is a land use plan
designation that provides for an orderly transition between residential uses and
other more intense uses. Transition was established to deal with areas which
contain zoned residential uses and nonconforming nonresidential uses. A Planned
Zoning District is required unless the application conforms to the Design Overlay
standards. Uses that may be considered are low-density multi-family residential
November 21, 2019
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-7667-A
6
and office uses if the proposals are compatible with quality of life in nearby
residential areas. The applicant has applied for a revision of a PCD (Planned
Commercial District) to allow janitorial services business and personal training
center as permitted in the existing building. This request is within the Highway 10
Design Overlay District.
Master Street Plan: To the south 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: September 18, 2019
The applicant was present. Staff presented the item to the committee.
Planning staff requested information on proposed signage. A second comment
was regarding the typical vehicles on site and coming to the site and the intensity
of traffic, such as the number of employees, visiting clients and any group
instruction proposed.
Public Works had no comments.
Landscape comments were generally noted.
The applicant was informed responses were to be received by September 25,
2019. The committee forwarded the item to the full commission.
I. ANALYSIS:
The applicant followed up the Subdivision Committed by providing additional
information in response to the comments.
At this time, it is proposed for the existing signage to be refaced. Any new signage
would conform to the standards for signs in commercial districts and the provisions
of the Highway 10 Scenic Corridor Design Overlay District.
November 21, 2019
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-7667-A
7
No vehicles would be stored on the site and no commercial vehicles would be used
in conjunction with the janitorial business. The traffic volume would be no more
than 20-30 employee or client automobiles coming to the site on a typical day. The
10-foot access easement should be sufficient to handle this amount of traffic to the
site.
The re-use of this property as a janitorial business with no outdoor storage and a
personal training facility would be compatible as a transition between higher
intensity commercial uses to the east and the single-family subdivisions to the west
and north.
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: (NOVEMBER 21, 2019)
The applicant was not present. There were no registered objectors present. Staff
informed the commission that staff had been made aware of site access concerns
needing to be resolved; therefore, staff is requesting the item be deferred to the
January 9, 2020 meeting. There was no further discussion. The item was placed on the
consent agenda and deferred to the January 9, 2020 agenda. The vote was 10 ayes,
0 noes, and 1 absent.
November 21, 2019
ITEM NO.: C FILE NO.: Z-9207-A
NAME: Lawson Road Revised Short-form PD-C
LOCATION: East of 13008 Lawson Road
DEVELOPER:
RamaCoop Management
32 Kingsbridge Way
Little Rock, AR 72222
OWNER/AUTHORIZED AGENT:
G-Squared Management Services LLC/Owner
Phillip Lewis/Authorized Agent
SURVEYOR/ENGINEER:
Phillip Lewis Engineering Inc./Engineer
AREA: 3.50 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 18 CENSUS TRACT: 42.07
CURRENT ZONING: PD-C
ALLOWED USES: Contractor’s office and storage
PROPOSED ZONING: PD-C
PROPOSED USE: Mini-storage units with accessory office
VARIANCE/WAIVERS:
1. Use gravel for vehicular areas
2. Landscape buffers
3. Interior vehicular use area landscaping
November 21, 2019
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-9207-A
2
PLANNING COMMISSION ACTION:
The applicant was not present. There were no registered objectors present. Staff
informed the commission that the applicant did not provide revisions or responses to the
Subdivision Committee comments by September 25, 2019; therefore, the request should
be deferred to the November 21, 2019 meeting. There was no further discussion. The
item was placed on the consent agenda and deferred to the November 21, 2019 agenda.
The vote was 9 ayes, 0 noes, and 2 absent.
STAFF UPDATE AND RECOMMENDATION:
A request to withdraw this item without prejudice was received by staff on November 7,
2019. Staff recommends approval of the withdrawal request.
PLANNING COMMISSION ACTION: (NOVEMBER 21, 2019)
The applicant was not present. There were no registered objectors present. Staff
informed the commission that a request to withdraw the request without prejudice was
received by staff on November 7, 2019. 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 10 ayes, 0 noes, and 1 absent.
November 21, 2019
ITEM NO.: 1 FILE NO.: S-1265-A
NAME: Lot 2R, University and 65th Street Addition Site Plan Review and Preliminary Plat
LOCATION: Northwest Corner of South University Avenue and Hindman Park Way
DEVELOPER:
Bluefin Development
610 President Clinton Avenue
Suite 1A
Little Rock, AR 72201
OWNER/AUTHORIZED AGENT:
Bluefin Development, LLC & Mary & Tony Baldridge/Owners
Tim Daters/Agent
SURVEYOR/ENGINEER:
White-Daters & Associates/Engineer
AREA: 1.66 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 12 CENSUS TRACT: 20.01
CURRENT ZONING: C-3 and C-4, General Commercial and Open Display
ALLOWED USES: General Commercial, Retail, Automobile-oriented,
and Open Display
PROPOSED ZONING: C-3 and C-4
PROPOSED USE: Convenience store with gas pumps
VARIANCE/WAIVERS:
1. Section 31-210: Driveway spacing
2. Sidewalks adjacent to University Avenue
November 21, 2019
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1265-A
2
BACKGROUND:
This property is developed with a structure most recently used as a bank. The applicant
is seeking to redevelop the site with a convenience store with gas pumps. Additional
property abutting Mabelvale Pike would be added to the property containing the bank
building to provide sufficient space for the development and continued access to
Mabelvale Pike.
This request is for both approval of a site plan for the site redevelopment and a preliminary
plat to combine the two parcels into a single lot.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
This project is a convenience store with gas pumps under a detached canopy. The
existing driveways connecting the property to University Drive and Hindman Park
Way/West 65th Street. The site will continue to access Mabelvale Pike through a
shared driveway with an adjacent lot. Additional commercial space indicated on
the site plan may or may not be constructed with the initial development.
B. EXISTING CONDITIONS:
1. The site is developed with a building previously used as a bank.
2. Across Mabelvale Pike is a church and a funeral home.
3. Opposite the proposed development on the east side of University Avenue are
two properties containing convenience stores with gas pumps.
4. The properties on the south side of Hindman Park Way/West 65th Street are
retail sales uses.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one phone call seeking additional information
about the proposed development. Notice of the public hearing was sent
to all owners of properties located within 200 feet of the site, as well as the
Wakefield, Meadowcliff/Brookwood/Ponderosa, and South Brookwood Ponderosa
neighborhood associations.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Mabelvale Pike is classified on the Master Street Plan as a collector street.
A dedication of right-of-way 30 feet from centerline will be required.
November 21, 2019
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1265-A
3
2. With site development, provide design of street conforming to the Master
Street Plan. Construct one-half street improvement to Mabelvale Pike
including 5-foot sidewalks with planned development. The new back of curb
should be placed at the same width as the new curb installed to the north of
the north driveway. The north driveway apron may need to be modified.
3. ADA access ramp should be installed at the 65th Street and University Ave.
intersection. The SB University Ave right turn lane island should be modified
to provide an ADA compliant crossing.
4. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
5. Repair or replace any curb, gutter, sidewalk and access ramps that are
damaged and not in compliance with ADA recommendations in the public
right-of-way prior to occupancy.
6. A grading permit in accordance with section 29-186 (c) & (d) will be required
prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
7. Storm water detention ordinance applies to this property. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or property owner.
8. 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.
9. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. A variance should be requested
for the driveway locations. Driveway spacing on an arterial street (University
Ave) is 150 ft. from the side property line and 300 ft. from street intersections
and other driveways. Driveway spacing on collector streets (W. 65th St. and
Mabelvale Pike) is 125 ft. from the side property line and 250 ft. from street
intersections and other driveways. The width of driveway must not exceed
36 feet.
10. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall
be repaired by the responsible party prior to issuance of a certificate
of occupancy.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer Available to this site. FOG
Analysis required.
November 21, 2019
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1265-A
4
Entergy:
Entergy does not object to this proposal. There does not appear to be any conflicts
with existing electrical utilities at this location. Power lines are along 65th and
University. Contact Entergy in advance to discuss electrical service requirements,
or adjustments to existing facilities (if any) as this project proceeds.
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.
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.
A 36-inch water line runs on the east side of the property. Care must be taken to
protect the water lines and any appurtenances, such as access and air release
vaults, or monumentation which may be in the area. No signs, light poles,
dumpster pads or other structures on foundations will be allowed within 10 feet of
the pipeline. Paved parking and driveways are allowed. Field verification of the
pipeline depth and location will need to be made by the Owner. Construction of
the proposed improvements must be performed with materials and techniques that
will not harm or damage the pipelines or interfere with their operation. Contact
CAW at 501-594-5261, 24 hours prior to any work near the water line. Provide an
easement to Central Arkansas Water with a width of 10-feet each side of the water
line running the length of the water main.
November 21, 2019
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1265-A
5
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
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.
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:
November 21, 2019
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1265-A
6
Curtis Richey at 501.371.4724; crichey@littlerock.org 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.
2. Screening requirements will need to be met for the vehicular use areas
adjacent to street rights-of-way. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape area.
Provide trees with an average linear spacing of not less than thirty (30) feet.
3. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property or the right-of-way of any street, highway or freeway.
This strip shall be at least nine (9) feet wide. A small portion of the north
perimeter planting area is deficient. Provide trees with an average linear
spacing of not less than thirty (30) feet within the perimeter planting strip.
Provide three (3) shrubs or vines for every thirty (30) linear feet of perimeter
planting strip.
4. Landscape areas shall be provided between the vehicular use area used for
public parking and the general vicinity of the building, excluding truck loading
or service areas not open to public parking. These areas shall be equal to an
equivalent planter strip three (3) feet wide along the vehicular use area.
5. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). The minimum size of an interior landscape area shall be one hundred
fifty (150) square feet for developments with one hundred fifty (150) or fewer
parking spaces. Interior islands must be a minimum seven and one half (7 1/2)
feet in width. Trees shall be included in the interior landscape areas at the rate
of one (1) tree for every twelve (12) parking spaces.
6. A landscape irrigation system shall be required for developments of one (1)
acre or larger.
7. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment received.
November 21, 2019
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1265-A
7
Planning Division: No comment.
H. SUBDIVISION COMMITTEE COMMENT: October 30, 2019
The applicant was not present. Staff presented the item to the committee.
Planning staff would forward the comments to the applicant.
Planning staff requested the proposed truck route through the property and the fill
area/fuel tank locations be added to the site plan. Also, information on proposed
signage and operating hours should be provided. Lastly, the applicant was asked
to confirm if a restaurant use is included in the development or a drive-thru.
Public Works indicated a dedication of 30-feet from the centerline of Mabelvale
Pike would be required and half-street improvements to Mabelvale Pike including
5-foot sidewalks were also required. The driveway locations as shown did not
meet the traffic access and circulation requirements and the driveway width should
not exceed 36-feet. An additional comment was to construct an ADA access ramp
at the intersection of Hindman Park Way and University Avenue as well as
sidewalks.
Landscape comments noted a small portion of the north perimeter planting area
was insufficient. Other comments were general in nature.
The applicant was informed responses were to be received by November 6, 2019.
The committee forwarded the item to the full commission.
I. ANALYSIS:
A revised site plan was submitted in response to the Subdivision Committee
comments.
The truck route and fill area/fuel tanks were added to the plan.
A sign is proposed for the southeast corner of the site near to the intersection of
University Avenue and Hindman Park Way. This sign and any building signage
would comply with the maximum allowed under the zoning code.
The building configuration was modified and the future addition removed from the
proposed plan. No restaurant or drive-thru is included in the development.
The additional right-of-way and half-street improvements for Mabelvale Pike are
shown as requested.
November 21, 2019
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-1265-A
8
The locations of the driveways remain unchanged and are proposed to keep the
existing configuration.
The applicant has not added the requested ADA improvements and sidewalk
adjacent to University Avenue.
J. STAFF RECOMMENDATION:
Staff recommendation will be forthcoming.
PLANNING COMMISSION ACTION: (NOVEMBER 21, 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.
Troy Laha of Southwest Little Rock United for Progress addressed the commission.
Neighbors at their meeting discussed the request at length. Overall, the comments were
there were too many driveways and that leads to traffic and circulation problems. Mr.
Laha also noted he did not see a sign for the public hearing on the property and the
applicant or agent did not meet with the neighborhood. The opinion expressed by
SWLRUP is that another convenience store with gas pumps.
Tim Daters of White-Daters and Associates spoke on behalf of the application. Mr. Daters
confirmed the developer was seeking to demolish the bank building and construct a
convenience store with gas pumps. The three existing drives would remain.
Improvements would be made to Mabelvale Pike and a sidewalk would be added on 65th
Street near the intersection with University Avenue with ADA ramps. He also
acknowledged there was no intention to slight the membership of SWLRUP by not
meeting with the neighborhood.
There was no further discussion.
Chairman Latture asked the commission for a motion.
Commissioner Hart made a motion to approve the site plan and preliminary plat
as presented. Commissioner Haynes seconded. The vote was 10 ayes, 0 noes, and
1 absent.
November 21, 2019
ITEM NO.: 2 FILE NO.: S-867-E(9)
NAME: The Blake at Chenal Valley Site Plan Review
LOCATION: East of Rahling Road between Kirk Road and Pebble Beach Drive
DEVELOPER:
The Blake at Chenal Valley, LLC
4266 I-55 North, Suite 108
Jackson, MS 39211
OWNER/AUTHORIZED AGENT:
Estates of Chenal Valley, LLC./Owner
Rob Zahurak, P.E./Agent
SURVEYOR/ENGINEER:
Hoyt+Berenyi, LLC/Engineer
AREA: 17.29 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.19
CURRENT ZONING: MF-12
ALLOWED USES: Multifamily Residential of up to 12 units per acre
PROPOSED ZONING: MF-12
PROPOSED USE: Housing for the Elderly
VARIANCE/WAIVERS:
1. Slopes exceeding 3:1
2. Sidewalk on one side of proposed private street
3. Retaining wall greater than 200 feet with no offset
November 21, 2019 SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-867-E(9)
2
BACKGROUND:
The subject property is part of the Chenal Valley master-planned development.
The current MF-12 zoning was approved by the Board of Directors in 2012 when the
western portion of the property was rezoned from MF-18 and the eastern portion was
rezoned from R-2.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The Blake at Chenal Valley is proposed to be housing for the elderly at 12 units
per acre. The proposed structures entail a large main building of 115 beds with
2 courtyards and dining facilities, 21 cottages dispersed throughout the property,
as well as a centrally located clubhouse.
B. EXISTING CONDITIONS:
The site is undeveloped and has been cleared with some preliminary site work
completed.
This portion of Rahling Road is largely undeveloped. The nearest development
would be an apartment complex to the southwest and a single-family residential
neighborhood northeast of the intersection with Pebble Beach Drive.
Additional single-family residential neighborhoods are situated generally
northeast, east, and south of the site.
The property immediately to the east is zoned for neighborhood commercial uses
and remains undeveloped.
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 Chenal Ridge and
Village of Wellington neighborhood associations.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. What is the purpose of the future access easement Inst. #2017001120?
2. Private streets are to be built to public street standards. The proposed 36 ft.
wide private commercial street should be constructed to a commercial
November 21, 2019
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-867-E(9)
3
street standard in accordance with the Master Street Plan with sidewalk on
both sides.
3. Staff has had discussions with Deltic Potlatch about installing the remaining
Rahling Road intersection signal improvements for the signal to be
functioning with the opening of this facility.
4. A grading permit in accordance with section 29-186 (c) & (d) will be required
prior to any land clearing or grading activities at the site. Other than residential
subdivisions, site grading and drainage plans must be submitted and
approved prior to the start of construction. Is construction of the development
planned to be phased? If so, is a variance being requested to advance grade
future phases with the construction of Phase 1?
5. Prior to construction of retaining walls, a engineer's certification of design and
plans must be submitted to Public Works for approval. After construction, an
as-built certification is required for construction of the retaining wall.
6. Per the Land Alteration Regulations, a variance if required to be obtained for
slopes exceeding 3:1. The grading plan shows slopes that do exceed 3:1.
7. Storm water detention ordinance applies to this property. Does the existing
pond south of the future private commercial street provide detention for this
development? Maintenance of the detention pond and all private drainage
improvements is the responsibility of the developer and/or property owner’s
association.
8. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from
the Arkansas Department of Environmental Quality prior to the start of
construction.
9. Street Improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
10. Street lights are required by Section 31-403 of the LR code to be installed.
Provide plans for approval to Traffic Engineering. Street lights must be
installed prior to platting/certificate of occupancy. Contact Traffic Engr.
379-1813 (Greg Simmons) for more info.
11. Drainage pipe size and capacity are not reviewed for applications presented
to the Planning Commission. Pipe sizes, capacity and drainage specifics will
be reviewed at time of issuance of grading permit and building permit.
12. Per Sec. 29-190 of the Land Alteration Regulations, no more than 200 ft. of
terrace or retaining wall can be in a straight line and a minimum of a 10 ft.
curbed section, jog, or offset is required for each additional 200 ft. of terrace
or retaining wall. A variance must be requested for retaining walls that
exceed 200 ft. in a straight line without curbed sections, jogs, or offsets.
November 21, 2019
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-867-E(9)
4
13. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall
be repaired by the responsible party prior to issuance of a certificate of
occupancy.
14. The owner and/or manager of each multi-family residence of 100 or more
dwelling units shall provide recycling and encourage participation by the
tenants, renters, or owners of each unit. Contact Melinda Glasgow at
371-4646 for more information.
15. Are City garbage collection services requested for collection from the patio
homes? If so, each unit should have a separate water meter with special
pickup locations determined by City staff that will become a condition of
approval. No residential waste collection service will be provided on private
streets unless the property owners association provides a waiver of damage
claims for operations on private property.
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. FOG analysis required if foodservice on site. Capacity Fee Analysis
Required.
Entergy:
Entergy does not object to this proposal. There does not appear to be any conflicts
with existing electrical utilities at this location. This is an underground area that
does not have three-phase along Rahling Road. A primary loop (including
switchgear) will need to be created from either Kirk or Pebble Beach roads to
supply this development. Contact Entergy in advance to discuss electrical service
requirements, or adjustments to existing facilities (if any) as this project proceeds.
CenterPoint Energy: No comment.
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.
November 21, 2019
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-867-E(9)
5
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 water main extension will be needed to provide water service to this property
with an easement.
A Capital Investment Charge based on the size of water main line and 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.
The facilities on-site will be private. When meters are planned off private lines,
private facilities shall be installed to Central Arkansas Water's material and
construction specifications and installation will be inspected by an engineer,
licensed to practice in the State of Arkansas. Execution of Customer Owned Line
Agreement is required.
Due to the nature of this facility, installation of an approved reduced pressure zone
backflow preventer assembly (RPZ) is required on the domestic water service. This
assembly must be installed prior to the first point of use. Central Arkansas Water
(CAW) requires that upon installation of the RPZA, successful tests of the
assembly must be completed by a Certified Assembly Tester licensed by the State
of Arkansas and approved by CAW. The test results must be sent to CAW's Cross
Connection Section within ten days of installation and annually thereafter. Contact
the Cross Connection Section at 377-1226 if you would like to discuss backflow
prevention requirements for this project.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
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.
November 21, 2019
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-867-E(9)
6
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.
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
November 21, 2019
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-867-E(9)
7
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.
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.
November 21, 2019
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-867-E(9)
8
One- or Two-Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code
Vol. 1, One- or Two-Family dwelling residential developments. Developments
of one- or two-family dwellings where the number of dwelling units exceeds 30
shall be provided with two separate and approved fire apparatus access roads,
and shall meet the requirements of Section D104.3.
Exceptions:
1. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and al dwelling units are equipped
throughout with an approved automatic sprinkler system in
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the
Arkansas Fire Code, access from two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with
future development, as determined by the fire code official.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
(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.
November 21, 2019
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-867-E(9)
9
2. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property or the right-of-way of any street, highway or freeway.
This strip shall be at least nine (9) feet wide. Provide trees with an average
linear spacing of not less than thirty (30) feet within the perimeter planting strip.
Provide three (3) shrubs or vines for every thirty (30) linear feet of perimeter
planting strip.
3. Landscape areas shall be provided between the vehicular use area used for
public parking and the general vicinity of the building, excluding truck loading
or service areas not open to public parking. These areas shall be equal to an
equivalent planter strip three (3) feet wide along the vehicular use area.
4. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). The minimum size of an interior landscape area shall be one hundred
fifty (150) square feet for developments with one hundred fifty (150) or fewer
parking spaces. Interior islands must be a minimum seven and one half (7 1/2)
feet in width. Trees shall be included in the interior landscape areas at the rate
of one (1) tree for every twelve (12) parking spaces.
5. Land use buffers are to be maintained adjacent to the R-2 zoned properties.
As a component of all land use buffer requirements, opaque screening, whether
a fence or other device, a minimum of six (6) feet in height shall be required
upon the property line side of the buffer. A minimum of seventy (70) percent of
the land use buffer shall be undisturbed. Easements cannot count toward
fulfilling this requirement. In addition to the required screening, buffers are to
be landscaped at the rate of one (1) tree and three (3) shrubs for every thirty
(30) linear feet.
6. An irrigation system shall be required for developments of one (1) acre
or larger.
7. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
8. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment received.
Planning Division: No comment.
November 21, 2019
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-867-E(9)
10
H. SUBDIVISION COMMITTEE COMMENT: October 30, 2019
The applicant was present. Staff presented the item to the committee.
Planning comments included whether the project was to be phased or not. Also,
if the independent living cottages were to be rental or ownership. It was noted the
site plan showed some of the detached cottages did not have a separation of
10 feet as required by the zoning code. Lastly, Planning requested information on
any proposed signage for the development.
Public Works commented the proposed access drive should be constructed to
commercial street standard with a sidewalk on both sides. It was also stated there
have been discussions with DelticPotlatch about completing the installation of the
traffic signal improvements with the traffic signal to be functioning with the
opening of the proposed development. The grading plan shows proposed slopes
exceeding a 3:1 ratio. A variance to the Land Alteration Regulations is necessary
to grade the site with slopes greater than 3:1. The proposed retaining walls exceed
200 feet of a straight line run. A minimum of a 10 feet of curved section, jog, or
offset is required for each additional 200 feet of retaining wall length. A variance
may be requested. Public Works also asked if City garbage collection would be
requested for the cottages.
The Landscape comments were noted, and it was stated revisions have already
been submitted by the project landscape architect to address many of the
comments.
The applicant was informed responses were to be received by November 6, 2019.
The committee forwarded the item to the full commission.
I. ANALYSIS:
The applicant submitted responses to the staff comments.
The independent living cottages are to be leased to residents. There will be one
single owner for the development.
Construction will completed in a single phase; however, separate certificates of
occupancy will be requested for the cottages as they are completed.
The building separation of 10 feet is met, as the perceived encroachments are
uncovered patios.
A detailed signage plan will be submitted during the permitting phase. Signage
will comply with the MF-12 zoning allowances.
November 21, 2019
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-867-E(9)
11
Regarding the retaining wall offsets, the applicant is seeking a variance to not
provide any offset. The retaining wall facing toward Rahling Road would be sited
between 450 and 630-feet from Rahling Road and is the only wall visible from the
public right-of-way. It is anticipated the development of the property situated
between Rahllng Road and this proposed development will also serve to screen
the retaining wall from the public view. At this time, the applicant proposes to
place buffer plantings across the frontage to break up the linear perception of the
wall. The wall on the east side of the property would not be visible from any public
right-of-way. The visual impact is also proposed to be mitigated by landscaping.
The grading plan has been revised to satisfy the 3:1 slope requirement; however,
slopes on the western side of the access drive remain at 2.5:1 for a limited portion
of the road. This ratio is the maximum slope recommended in the geotechnical
report. The corridor for the road is narrow and the proposed access drive has a
consistent 5% grade for ease of accessibility. This in turn sets the grades between
the adjoining and existing detention pond. In order to tie into the existing grades
on the western portion of the access drive, slopes of 2.5:1 are required. These
slopes are easily stabilized and the current plan would use geotextile fabric in the
stabilization.
A sidewalk has been added to the eastern portion of the access drive. The
applicant believes a sidewalk on the western side would provide little to no
functional value, as the retention pond would be near a portion of it and no
development would be constructed on that side. The proposed sidewalk would
provide pedestrian access between the Blake and Rahling Road, as well as to any
commercial development which may be constructed to the east of the access drive.
An additional comment from Public Works requested information on a future
access easement shown on the site plan. The easement would provide access to
the abutting property for future commercial development. This easement may be
modified as required by the development specifics.
The applicant has engaged in additional discussions regarding the installation and
activation of the traffic signal improvements to be completed by DelticPotlatch prior
to the opening of this development.
As the project is a single phase, no advanced grading permit is necessary.
An engineer’s certification will be submitted for the design of the retaining walls.
As-built documentation will also be provided.
Stormwater detention would be provided through the existing pond to the south of
the property. Maintenance would be the responsibility of the property owner’s
association as per already recorded easements.
November 21, 2019
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-867-E(9)
12
A lighting plan will be prepared and coordinated with Public Works for approval.
Garbage collection for the cottages is intended to be by the City and would include
curb side recycling. The owner shall encourage participation in the recycling
program. The owner would also agree to a waiver of damage claims for operations
on private property.
Public Works staff recommends approval of the variance to allow slopes to exceed
a 3:1 ratio. The maximum slope of 2.5:1 may be allowed in the area west of the
proposed access drive adjacent to the existing detention pond. Geotextile fabric
or love grass should be installed on all slopes in excess of 3:1.
Public Works staff also recommends approval of the variance to construct sidewalk
on only the east side of the access drive, as development is not foreseen on the
west side.
The City of Little Rock will provide garbage collection at a flat fee with a single
invoice to the owner of the proposed units without any consideration of current
occupancy of the units. 90 gallon waste containers will be provided for each unit.
All collection would be in the rear alley on one side only. As stated above, a
damage waiver will be required to be provided to the City by the owner prior to the
commencement of collection. Routes will be determined prior to occupancy.
Staff recommends approval of the variance to allow the retaining walls as proposed
and without any offset. The distance from any public rights-of-way and the
proposed landscaping will serve to provide the aesthetic enhancement intended
by the requirement.
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: (NOVEMBER 21, 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 10 ayes, 0 noes, and 1 absent.
November 21, 2019
ITEM NO.: 3 FILE NO.: S-1346-A
NAME: Calvary Baptist Church Sign Revised Site Plan Review
LOCATION: 5700 Cantrell Road
DEVELOPER:
Calvary Baptist Church
5700 Cantrell Road
Little Rock, AR 72207
OWNER/AUTHORIZED AGENT:
Calvary Baptist Church/Owner and Authorized Agent
SURVEYOR/ENGINEER:
N/A
AREA: 3.07 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 4 CENSUS TRACT: 16
CURRENT ZONING: O-1
VARIANCE/WAIVERS: To allow a ground mounted sign larger than typically permitted.
BACKGROUND:
On August 8, 2002, the Commission approved a multiple building site plan review to allow
for expansion for the facilities located on the Calvary Baptist Church property. Included
in that approval was allowance for a single ground-mounted sign on the Cantrell Road
frontage not to exceed 10 feet in height and 120 square feet in area. Typically, the Code
would allow for a ground-mounted sign on each street perimeter not to exceed 6 feet in
height and 64 square feet in area. The larger sign was approved provided there not be
any other ground-mounted signs erected on the property. Although the commission
minute record does not clearly state so, the conversation appears to imply that the sign
would not have an electronic message board. The sign was constructed as approved by
the commission.
November 21, 2019
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1346-A
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The church is requesting a revision to the site plan approval to allow for
replacement of the previously-approved ground-mounted sign. The new
monument-style sign is proposed to be 12.5 feet in height and 148.4 square feet
in area (12.5 x 11.8). The sign is proposed to include a 56 square foot (4.75 x 11.8)
electronic message board. The sign is to be placed in the location of the existing
sign. In lieu of having the larger sign, the church has again proposed to not have
any other ground-mounted signs.
The increased sign height is requested to allow for greater visibility as the sign is
located in a low place in the middle of the block. The sign will be constructed in a
“V” shape with each face slightly angled to the street to improve readability.
Although the new sign is proposed to be slightly taller, it is only 60% as wide as
the current sign which helps mitigate the visual impact of the sign.
The sign will be equipped with a photo cell sensor that would be programmed to
reduce the brightness of the electronic message board at dusk to a lower level for
nighttime operation.
B. EXISTING CONDITIONS:
The property is occupied by the multiple-building Calvary Church campus. The
previously-approved ground-mounted sign is located on the Cantrell Road
perimeter; in a landscaped area between the church parking lot and Cantrell road.
C. NEIGHBORHOOD COMMENTS:
Notice of the public hearing was sent to all owners of properties within 200 feet of
the site and the Forest Park and Heights Neighborhood Association.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Retain existing sewer easements.
Entergy: Entergy does not object to this proposal. There does not appear to be
any conflicts with existing electrical utilities at this location. Contact Entergy in
November 21, 2019
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1346-A
3
advance to discuss electrical service requirements, or adjustments to existing
facilities (if any) as this project proceeds.
Centerpoint Energy: No comments received.
AT&T: No comments received.
Central Arkansas Water: NO OBJECTIONS; All Central Arkansas Water
requirements in effect at the time of request for water service must be met.
Fire Department: No comments.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Codes: No comments.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
H. SUBDIVISION COMMITTEE COMMENT: (Oct.30, 2019)
The applicants were present. Staff presented the item and noted no additional
information was needed. Staff presented the City-adopted operational guidelines
for electronic signs and noted the applicant had stated the electronic sign would
be equipped with a photo cell sensor that is programmed to reduce the brightness
of the sign at dusk to a lower level for nighttime operation.
There were no additional comments. The committee determined there were no
other issues and forwarded the item to the full commission.
I. ANALYSIS:
Calvary Baptist Church is requesting a revision to a Commission-approved, 2002
site plan to allow for replacement of the ground-mounted sign on the Cantrell Road
perimeter of the site. As with the initial approval, the church is requesting approval
of a larger and taller sign that typically allowed, subject to there being no other
November 21, 2019
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1346-A
4
ground-mounted signs on the property. Additionally, this proposed new sign is to
incorporate an electronic message center.
Due to the amount of street frontage, combined with the church property fronting
onto multiple streets, the church could have several ground-mounted signs.
Allowing the one larger, taller sign will help reduce the clutter of multiple signs. The
proposed sign is not out of character with other signs located on the north side of
Cantrell road in this vicinity. Controlling the illumination of the proposed electronic
sign as proposed should mitigate any potential impact on the residential properties
on the south side of the street.
Operation of the electronic sign must comply with the following City-adopted
operational guidelines:
1. These signs must meet the size, area, placement, lighting and installation
requirements that currently exist within the Code (required electrical permit).
2. On single line display boards, there shall be no less than two seconds between
message line changes.
3. On double line or greater display boards, there shall be no less than five
seconds between message changes.
4. There shall be no traveling messages.
5. No messages or letters shall wipe up, wipe down, double wipe or spell
messages by word or letter.
6. There shall be no flashing, movement or animation of letters and/or messages.
7. Fixed graphics shall be allowed, but no animated graphics will be allowed.
8. Sign must be permitted and fees paid prior to erection of the sign.
J. STAFF RECOMMENDATION:
Staff recommends approval of the revision to the site plan to allow the proposed
new ground-mounted sign subject to compliance with the following conditions:
1. Compliance with the City-adopted guidelines for operation of an electronic
message board sign.
2. The proposed sign must be equipped with a photo cell sensor that is
programmed to reduce the brightness of the sign at dusk to a lower level for
nighttime operation.
3. There is to be no other ground-mounted sign on the property.
November 21, 2019
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1346-A
5
PLANNING COMMISSION ACTION: (NOVEMBER 21, 2019)
The applicants were present. There were no other persons present registered either in
support or in opposition. 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 10 ayes, 0 noes and
1 absent.
November 21, 2019
ITEM NO.: 4 FILE NO.: S-1865
NAME: 7700 Scott Hamilton Drive Site Plan Review
LOCATION: 7700 Scott Hamilton Drive
DEVELOPER:
BHT Investments Co.
3123 East Race Avenue
Searcy, AR 72143
OWNER/AUTHORIZED AGENT:
BHT Investment Co./Owner
Vernon Williams/Agent
SURVEYOR/ENGINEER:
GarNat Engineering, LLC/Engineer
AREA: 0.42 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 2 PLANNING DISTRICT: 14 CENSUS TRACT: 41.07
CURRENT ZONING: C-4
VARIANCE/WAIVERS: None.
BACKGROUND:
This site is a developed with a gas station with a convenience store.
In 1980 the property was rezoned to the C-4 open display district from the C-3 general
commercial district.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to redevelop the site with a larger convenience store.
The western portion of the site would contain the new building and would be better
incorporated into the entire property.
November 21, 2019
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1865
2
B. EXISTING CONDITIONS:
The subject property is developed with a service station and convenience store.
As noted above, the western portion of the property contains the foundation of a
previous structure and some paved parking. This section of the site is separated
from the existing convenience store and gas pumps by some landscaping.
Lodging facilities are situated to the west and south.
Metropolitan High School and Career Center is located to the east on the opposite
side of Scott Hamilton Drive.
Interstate 30 and its frontage road are to the north.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one phone call regarding this request. Notice
of the public hearing was sent to all owners of properties located within 200 feet of
the site and the Upper Baseline neighborhood association.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb, gutter, sidewalk and access ramps that are
damaged and not in compliance with ADA recommendations in the public
right-of-way prior to occupancy.
2. Sidewalks with appropriate handicap ramps are required to be installed
adjacent to Scott Hamilton Drive in accordance with Sec. 31-175 of the Little
Rock Code and the Master Street Plan. The sidewalk is constructed but does
not align with the existing sidewalk to the south as it crosses the driveway.
Portions of the sidewalk should be replaced to align with the existing south
sidewalk.
3. Obtain permits for improvements within State Highway right-of-way from AHTD,
District VI.
4. Pedestrian access to the store front from the right-of-way is suggested to be
provided.
5. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from
the Arkansas Department of Environmental Quality prior to the start of
construction.
November 21, 2019
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1865
3
6. Driveway locations do not meet the traffic access and circulation requirements
of Sections 30-43 and 31-210. Driveway spacing on an arterial street is
300 ft. from street intersections and other driveways and 150 ft. from the side
property line. A variance is required for the Scott Hamilton Dr. driveway
locations. Staff believes the north driveway should be removed due to the
spacing from the intersection and the south driveway.
7. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of occupancy.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer main extension required with
easements if new sewer service is required for this project. FOG analysis required
if foodservice on site. Capacity Fee Analysis Required.
Entergy:
Entergy does not object to this proposal. There does not appear to be any conflicts
with existing electrical utilities at this location. A three phase line is located along
Scott Hamilton. Contact Entergy in advance to discuss electrical service
requirements, or adjustments to existing facilities (if any) as this project proceeds.
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 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, successful tests of the
November 21, 2019
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1865
4
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:
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.
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.
November 21, 2019
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1865
5
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. Site plan 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.
The minimum dimension shall be one-half (½) the full width requirement but in
no case less than nine (9) feet. In addition to the required screening, buffers
are to be landscaped at the rate of one (1) tree and three (3) shrubs for every
thirty (30) linear feet.
3. Screening requirements will need to be met for the vehicular use areas
adjacent to street rights-of-way. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape area.
Provide trees with an average linear spacing of not less than thirty (30) feet.
4. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property, or the right-of-way of any street. This strip shall be at
least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be
planted for every thirty (30) linear feet of perimeter planting strip.
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.
November 21, 2019
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1865
6
7. A landscape irrigation system shall be required for developments of one (1)
acre or larger.
8. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment received.
Planning Division: No comment.
H. SUBDIVISION COMMITTEE COMMENT: October 30, 2019
The applicant was present. Staff presented the item.
The Planning Department requested the site plan show the fueling truck route
through the site and the fill area/fuel tank locations. The applicant was also asked
to provide information on proposed building signage and to confirm if a restaurant
or drive-thru was proposed for the site. The site plan should also be updated to
reflect the proposed square footage of the proposed new building. Lastly, per the
zoning code and size of the proposed building the site should have 19 off-street
parking spaces and only 17 spaces are proposed.
The Public Works comments included the requirement for sidewalks with
appropriate handicap ramps along Scott Hamilton Drive. The driveway locations
do not meet the traffic access and circulation requirements. A variance is required
for both Scott Hamilton locations. Staff believes the northern driveway should be
removed due to the spacing from the intersection with the frontage road and the
south driveway.
Landscaping comments were general in nature.
Responses to comments and issues with revisions were required no later than
November 6, 2019. The committee forwarded the item to the full commission.
I. ANALYSIS:
In response to comments, the applicant submitted comments and revisions to the
site plan.
The fuel truck route was added to the site plan.
November 21, 2019
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1865
7
The applicant indicated the proposed building signage would be 100 square feet
of sign area to be located above the front door facing toward Scott Hamilton Drive.
Prepared food would be available for sale at the convenience store; however, there
would be no seating. Also, no drive-thru is planned.
The operating hours would be 24-hours a day, 7 days a week.
Also, the site plan shows a new building with an area of 3700 square feet. The
required number of parking spaces per code is 19. The revised plan reflects
17 parking spaces and 12 additional pump spaces.
A single driveway with a width of 36-feet is shown connecting the property to Scott
Hamilton Drive.
Staff is supportive of the proposed site redevelopment and it appears all technical
comments have been addressed.
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.
PLANNING COMMISSION ACTION: (NOVEMBER 21, 2019)
The applicant was present. There were no registered objectors present. Staff presented
the item and a recommendation of approval conditions and such 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 10 ayes, 0 noes, and 1 absent.
November 21, 2019
ITEM NO.: 5 FILE NO.: Z-1002-C
NAME: Cantrell Tunnel Wash Revised Short-form PCD
LOCATION: 7706/7708 Cantrell Road
DEVELOPER:
Rees Commercial Inc.
11719 Hinson Road, Suite 130
Little Rock, AR 72212
OWNER/AUTHORIZED AGENT:
Cantrell Tunnel Wash, LLC/Owner
John A. Rees/Authorized Agent
SURVEYOR/ENGINEER:
Crafton-Tull
10825 Financial Parkway, Suite 300
Little Rock, AR 72211
AREA: 42,689 sq. feet NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 3 CENSUS TRACT: 49
CURRENT ZONING: PCD, Planned Commercial Development
ALLOWED USES: Tunnel-type car wash with vacuums
PROPOSED ZONING: Revised PCD
PROPOSED USE: Tunnel-type car wash with vacuums
VARIANCE/WAIVERS:
1. Width of bench between retaining walls
2. Retaining wall offsets
3. Manney Road right-of-way dedication
4. Cantrell Road right-of-way dedication
November 21, 2019
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-1002-C
2
BACKGROUND:
On August 9, 2018, the Planning Commission reviewed a proposal to rezone .84 acres
of this site from C-3 to PCD to allow for construction of a tunnel-type car wash. The Board
of Directors approved the PCD on September 4, 2018 through the adoption of Ordinance
No. 21,620. The developer proposed to remove several existing commercial buildings
and to replace them with an 85-foot tunnel wash. The building was located 18.5 feet from
the north property line and a minimum of 70 feet from the Cantrell Road right of way.
A total of 15 vacuum stations were proposed on the south side of the building. The plan
indicated 2 entrance lanes and order boards with an escape lane provided prior to
entering the tunnel. The dumpster was shown at the front of the site, outside of the
required building setback. Staff recommended the dumpster screening be composed of
decorative block material and the gate be constructed of metal material. Dumpster service
hours were to be limited to 7 am to 6 pm, Monday through Friday. Signage was approved
to be consistent with signage allowed in commercial zones. The vacuum stations were
approved to have signage limited to the company name and logo. The carwash was to
be open seven days a week from 9 am to 7pm. Access to the site would be controlled by
means of a swinging gate that would be closed and locked after business hours. A waiver
of additional right of way dedication was approved. The Master Street Plan would typically
require right-of-way to 55 feet from centerline. Arkansas Department of Transportation
has recently completed a street improvement project for this portion of Cantrell Road and
purchased right-of-way to 40 feet from centerline.
A revised proposal was submitted for approval by the Planning Commission and Board
of Directors in April 2019. This site plan showed an 80-foot tunnel car wash. The setback
from the north property line was unchanged at 18.5-feet and the setback from Cantrell
Road was no less than 58-feet. The number of vacuum stations remained at 15 and the
location was maintained south of the car wash. Two entry lanes were proposed to the
east of the structure with the escape lane immediately before the entrance to the car wash
tunnel. The dumpster location was toward the front of the site accessed from the entry
drive, but behind the 25-foot front setback line. The hours of operation, sign details, and
access controls remained unchanged.
A major change in this proposal from the approved PCD was the removal of the existing
residential structure on the east side of the property fronting Manney Road. Removing
this house would allow for the elimination of a 15-foot high retaining wall along the east
side. The property where the house stood would then be fill-sloped.
This application was withdrawn and not considered by the planning commission.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant requests a revised site plan for a tunnel car was with vacuum
stations. This plan would remove all the structures on the site, including the
November 21, 2019
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-1002-C
3
residence. A terraced pair of retaining walls would be constructed on the north
and east sides of the property. Raising the grade of the lot area where the house
currently stands would allow for the entry drive to swing to the east and for the
dumpster to be moved from the front of the site to a location in the east side of the
property, rather than the front. A 6-foot wood privacy fence is proposed to largely
enclose the site on the north, east and west. The number of vacuum stations
would be increased to 18 stations. The length of the tunnel car wash would also
be increased to 110 feet.
B. EXISTING CONDITIONS:
The property is developed with several commercial buildings and one single-family
residential structure. This portion of Cantrell Road is largely commercial in nature.
To the north is multifamily-residential apartment community and single-family
homes are located to the east of the site, as well as north of the apartments.
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 Kingwood, Merriwether,
and Leawood neighborhood associations.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Cantrell Road is classified on the Master Street Plan as a principal arterial.
Dedication of right-of-way to 55 feet from centerline will be required.
A variance was previously granted for the previous application to not dedicate
right-of-way along this part of Cantrell Road.
2. Repair or replace any curb and gutter or sidewalk, and access ramps that is
damaged and not in compliance with ADA recommendations in the public
right-of-way prior to occupancy.
3. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e). Show wall
dimensions and slopes. A variance from the Land Alteration Regulation is
required for retaining walls taller than 15 ft. A variance from the Land
Alteration Regulations is also required for retaining walls that exceed 200 ft.
in a straight in a line and a minimum of a 10 ft curved section, jog, or offset is
required for each additional 200 ft of wall.
4. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
November 21, 2019
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-1002-C
4
5. The existing concrete islands between driveways should be extended across
the driveways proposed to be closed.
6. A drainage easement with existing piping shows to extend within the property
under the proposed building location. Will the easement and pipe be
relocated?
7. 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.
8. 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.
9. The width of driveway must not exceed 36 feet per CLR code. The proposed
driveway width should not exceed 26 ft and be striped for 2 lanes. At this
location a 3-lane driveway will create sight distance conflicts for exiting traffic.
10. Due to the proposed use of the property, the Master Street Plan specifies that
Manney Street for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline.
11. With site development, provide design of street conforming to the Master
Street Plan. Construct one-half street improvement to Manney St including
5-foot sidewalks with planned development. The new curb and gutter should
connect with the existing curb and gutter to the north and maintain the
consistent width.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer Available to this site. EAD
analysis required.
Entergy:
Entergy does not object to this proposal. There does not appear to be any conflicts
with existing electrical utilities at this location. Contact Entergy in advance to
discuss electrical service requirements, or adjustments to existing facilities (if any)
as this project proceeds.
CenterPoint Energy: No comment.
AT & T: No comment received.
November 21, 2019
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-1002-C
5
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, 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:
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.
November 21, 2019
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-1002-C
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 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:
1. Site plan 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.
The minimum dimension shall be one-half (½) the full width requirement but in
no case be less than nine (9) feet. A small portion of the south street buffer
is deficient.
3. Screening requirements will need to be met for the vehicular use areas
adjacent to street rights-of-way. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape area.
Provide trees with an average linear spacing of not less than thirty (30) feet.
4. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property or the right-of-way of any street, highway or freeway.
This strip shall be at least nine (9) feet wide. Provide trees with an average
linear spacing of not less than thirty (30) feet within the perimeter planting strip.
Provide three (3) shrubs or vines for every thirty (30) linear feet of perimeter
planting strip.
November 21, 2019
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-1002-C
7
5. Landscape areas shall be provided between the vehicular use area used for
public parking and the general vicinity of the building, excluding truck loading
or service areas not open to public parking. These areas shall be equal to an
equivalent planter strip three (3) feet wide along the vehicular use area.
6. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). The minimum size of an interior landscape area shall be one hundred
fifty (150) square feet for developments with one hundred fifty (150) or fewer
parking spaces. Interior islands must be a minimum seven and one half (7 1/2)
feet in width. Trees shall be included in the interior landscape areas at the rate
of one (1) tree for every twelve (12) parking spaces.
7. Land use buffers are to be maintained adjacent to the R-5 zoned property to
the north and R-2 zoned property to the east. As a component of all land use
buffer requirements, opaque screening, whether a fence or other device, a
minimum of six (6) feet in height shall be required upon the property line side
of the buffer. A minimum of seventy (70) percent of the land use buffer shall be
undisturbed. Easements cannot count toward fulfilling this requirement. In
addition to the required screening, buffers are to be landscaped at the rate of
one (1) tree and three (3) shrubs for every thirty (30) linear feet.
8. The City Beautiful Commission recommends preserving as many existing trees
as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment received.
Planning Division: The request is in the West Little Rock Planning District. The
Land Use Plan shows Commercial (C) and Suburban Office (SO) for the requested
area. Commercial category includes a broad range of retail and wholesale sales
of products, personal and professional services, and general business activities.
Commercial activities vary in type and scale, depending on the trade area that they
serve. The Suburban Office category provides for low intensity development of
office or office parks in close proximity to lower density residential areas to assure
compatibility. A Planned Zoning District is required. The application is a revision
and expansion to a PCD (Planned Commercial Development) District to remove
the existing structures, include a R-2 (Single-Family District) zoned tract and
construct a tunnel carwash on the combined site.
Master Street Plan: To the south is Cantrell Road and it is shown as a Principal
Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic
and to connect major traffic generators or activity centers within the urbanized
November 21, 2019
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-1002-C
8
area. Entrances and exits should be limited to minimize negative effects of traffic
and pedestrians on Cantrell Road since it is a Principal Arterial. This street may
require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
H. SUBDIVISION COMMITTEE COMMENT: October 30, 2019
The applicant was present. Staff presented the item.
Planning staff requested the employee parking to be clearly shown on the site plan.
Planning staff also requested information on proposed signage and for the
elevations for the proposed structure facing the abutting residentially-zoned
properties to the north and east. Lastly, information was requested on proposed
operating hours.
Public Works requested a sketch grading and drainage plan showing the
dimensions of retaining walls and slopes. A question was asked regarding the
drainage easement and pipe located under the proposed building and whether the
easement and pipe would be relocated. It was noted the proposed driveway
connection to Cantrell Road exceeded the maximum allowed width of 36-feet and
a three-lane driveway at this location would create sight distance conflicts for
vehicles exiting the site. The Master Street Plan specifies Manney Street for the
frontage of the subject property must meet commercial standards with a dedication
of 30-feet of right-of-way from the centerline. Also, one-half street improvements
must be made to Manney Street, including a 5-foot sidewalk and new curb and
gutter connecting to the existing curb and gutter to the north maintaining a
consistent width.
The Landscape comments were similar to the previous submission and were noted
for the applicant to review.
Responses to comments and issues with revisions were required no later than
November 6, 2019. The committee forwarded the item to the full commission.
I. ANALYSIS:
The applicant submitted written responses and a revised site plan to address the
Subdivision Committee comments.
The employee parking was noted on the site plan and the three spaces would be
placed south of the building and west of the entry drive just outside of the vacuum
station area.
November 21, 2019
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-1002-C
9
A pylon sign with a height of 16-feet is proposed. The area of the sign would be
72-square feet, half of which would be an electronic reader board. The proposed
sign complies with the code.
Elevations were provided for the north and east facades. The north elevation is
proposed to be composed of predominately painted or split-face CMU and the east
elevation would be a combination of brick, split-face CMU, and potentially some
precast and EIFS.
The operating hours are proposed to be from 7:00 am to 8:00 pm.
The applicant provided a sketch grading plan with horizontal terrace widths of
8-feet and vertical heights of 15-feet. This does not conform with the code
requiring terrace widths to be a ratio of at least 1-foot or horizontal terrace for every
1-foot of vertical height up to a maximum of 10-feet.
The drainage easement located under where the proposed car wash would be
sited and the pipe will be relocated.
Although shown as 39-feet on the site plan, the driveway would be reduced to 36-
feet in width. The applicant states the left-turn lane is necessary to keep the traffic
patterns on the site workable.
The applicant is requesting a waiver to providing additional right-of-way and half
street improvements to Manney Road.
The applicant will comply with the Landscaping comments.
A preliminary landscaping plan for the terraced retaining wall was also submitted.
The proposed plan does not provide a sufficient number of trees on the terraces,
nor are any trees planned to be placed below the lowest wall. The requirement is
for a minimum of two rows of dense evergreen tree plantings with four feet between
the tree rows and the trees to be staggered no more than 20-feet on center.
J. STAFF RECOMMENDATION:
Staff recommendation will be forthcoming.
PLANNING COMMISSION ACTION: (NOVEMBER 21, 2019)
The applicant was present. There were no registered objectors present. Staff presented
the item noting this proposal would amend the approved PCD for the property by removing
November 21, 2019
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-1002-C
10
the residential structure on the site and bringing that portion of the parcel up to grade. This
would allow for the tunnel was to be extended and for the entrance drive to be shifted east.
Staff offered a recommendation to approve the revised PCD and to approve variances to
allow the bench between the retaining walls to be less than a 1:1 ratio, to not provide
offsets on the retaining walls with a length exceeding 200 feet, to limit the boundary street
improvements along Manney Road to the dedication of right-of-way and the construction
of curbing matching the existing curb on the north side of the property along the west side
of Manney Road. Public Works also recommended the east driveway be limited to a width
of no more than 28-feet and no left turn lane.
Mr. Frank Riggins of Crafton Tull spoke on behalf of the application. He thanked staff for
their work with him and the applicants on this proposal. He supports the staff
recommendation, with the exception of the reduced east drive width. There will be
occasional semi-truck deliveries to the property and noted other businesses in the vicinity
have 36-foot wide drives for the same reason.
Mr. John Rees addressed the commission. He would be the owner of the proposed
development. He referenced the Pinnacle Station development requested a similar
driveway which was approved and works well. A photograph of the type of truck coming
to the site was provided to the commission. Mr. Rees stated the truck would come about
every two weeks and needed the width so the truck would be able to get in and out of the
site easily. When fully functional, the car wash is anticipated to have about 1150 vehicles
on average every day. It is important to keep traffic moving and to not have a backup in
getting vehicles in and out of the car wash.
Mike Hood elaborated on the Public Works request for the east driveway being limited to
28-feet in width. The center turn lane on Cantrell Road was added by the state highway
department due to vehicular movements from driveways and crashes. This was done at
significant cost to make these safety improvements. It would not be appropriate to allow
for vehicles turning left to block visibility. The wider driveway would not move cars more
efficiently than a more narrow driveway. A driveway with a 28-foot width would still allow
for a semi-truck to access the site.
Chairman Latture asked why would someone using the car wash go through the tunnel
and into the vacuum area and then go back out through the west exit, rather than going
back to the east.
Mr. Riggins responded that would create a traffic flow conflict with the vehicles coming out
of the tunnel.
Commissioner Berry offered his experience with that section of Cantrell Road found it to
be “dicey” and he would not support the wider driveway.
November 21, 2019
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-1002-C
11
Vice Chairman Stebbins agreed with Commissioner Berry stating making a left turn on
Cantrell to go toward downtown in the mornings was difficult.
Mr. Riggins reminded the commission the current site had several curb cuts that would be
closed with the proposed development and asked if safety were the top concern, why were
other three-lane drives approved?
Mr. Rees added a two-lane, 20-foot wide entrance at another shopping center was
damaged by a semi trying to enter the property, arguing a narrower entrance may cause
a dangerous situation by trucks putting debris onto streets and causing traffic problems by
having to make more difficult maneuvers on streets.
Commissioner Thomas inquired about the proposed operating hours for the car wash.
John Rees, Junior answered the hours are planned to be 7am to 8pm.
A follow-up question was addressed to the younger Mr. Rees if the any deliveries were
intended outside of operating hour and the answer was no.
Mr. Rees continued explaining to the commission the west drive lacks stacking and if
vehicles don’t exit the site, cars will back up in the tunnel. Having both drives will allow for
the car wash to serve a larger volume of vehicles.
Commissioner Rahman asked staff of other instances where 36-foot drives had been
approved on Cantrell Road. Mr. Carney replied it would not be possible to provide that
without knowledge of the history. Mr. Hood added much of what existed in this section of
Cantrell Road was the result of negotiations between the highway department and
property owners. Neither Public Works staff nor the Planning Commission would have
reviewed those driveways. He continued by stating in reviewing this application, Public
Works believes it is appropriate to recommend limiting the width of the east driveway to
28-feet.
Commissioner Rahman asked another question of Mr. Hood whether there was a point of
there being too many variances to consider making a recommendation to approve a
request. Mr. Hood agreed there was such a point; however, not in this case.
Mr. Riggins asked the question if the 36-foot wide driveway width limit was something in
the city code or merely a consideration.
Commissioner Hart stated the site currently had more curb cuts and the proposed plan
would have fewer; however, he was concerned that narrowing the driveway width might
end up trapping customers on the site.
November 21, 2019
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-1002-C
12
Mr. Hood responded to Mr. Riggins question that a driveway width of up to 36-feet can be
approved by the staff or commission. This recommendation was based upon concern for
safety knowing the high traffic volume on Cantrell Road and the history of crashes.
There was no further discussion.
Vice-chairman Stebbins made a recommendation to approve the proposal as submitted
with all staff comments and conditions, exclusive of the east driveway having a width of
36-feet. The vote was 9 ayes, 0 noes, and 2 absent (Commissioner Bynum had left the
meeting).
Vice-chairman Stebbins made a motion to approve the requested 36-foot wide east
driveway as submitted by the applicant. The vote was 3 ayes, 6 noes, and 2 absent.
November 21, 2019
ITEM NO.: 6 FILE NO.: Z-3437-A
NAME: 10724 West Markham Street Short-form PCD
LOCATION: 10724 West Markham Street
DEVELOPER:
BHT Investments Co.
3123 East Race Avenue
Searcy, AR 72143
OWNER/AUTHORIZED AGENT:
BHT Investment Co./Owner
Vernon Williams/Agent
SURVEYOR/ENGINEER:
GarNat Engineering, LLC/Engineer
AREA: 0.64 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 4 PLANNING DISTRICT: 2 CENSUS TRACT: 22.09
CURRENT ZONING: C-4, Open Display
ALLOWED USES: Automobile-oriented commercial with open display
PROPOSED ZONING: PCD
PROPOSED USE: Convenience Store with Gas Pumps
VARIANCE/WAIVERS:
1. Sections 30-43 and 31-210: Driveway locations
2. West Perimeter Planting Strip
BACKGROUND:
The subject property was rezoned from the “A” One-family district to the “F” Commercial
district in 1976.
November 21, 2019
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-3437-A
2
A subsequent rezoning to the C-4 zone was approved by the Board of Directors on
February 19, 1980 for the construction of the existing service station and convenience
store.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The existing convenience store, car wash, and gas pump canopy will be removed
and replaced with a new building with an area of approximately 3100 square feet
and a new canopy and gas pump area. No car wash is proposed for the new site
development.
B. EXISTING CONDITIONS:
The site is developed with a service station comprised of a convenience store, gas
fueling area covered by a canopy, and a car wash. Located at the northeast corner
of West Markham Street and Shackleford Road, there are two drives between the
property and both West Markham Street and Shackleford Road.
The vicinity is characterized by automobile-oriented commercial uses, such as
restaurants, lodging facilities, retail, and office.
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 Beverly Hills and Birchwood
neighborhood associations.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. W. Markham Street is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45 feet from centerline will be required.
2. If right-of-way is required to be dedicated on W. Markham St, a 20 feet radial
dedication of right-of-way is required at the intersection of W. Markham Street
and Shackleford Road.
3. Repair or replace any curb, gutter, sidewalk, driveways and access ramps that
are damaged and not in compliance with ADA recommendations in the public
right-of-way prior to occupancy. The access ramps at the W. Markham
Street/Shackleford Road intersection do not comply with ADA standards and
should be replaced. ADA compliant pedestrian crossings should be provided
across all existing and proposed driveways.
November 21, 2019
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-3437-A
3
4. Driveway locations do not meet the traffic access and circulation requirements
of Sections 30-43 and 31-210. Driveway spacing on an arterial street is 300 ft.
from street intersections and other driveways and 150 ft. from side property
lines. The west Markham Street driveway and the south Shackleford Road
driveway do not conform to CLR code. Driveway spacing on a collector street
is 250 ft. from street intersections and other driveways and 125 ft. from side
property lines. The west Markham Street driveway and the south Shackleford
Road driveways do not conform to CLR code. A variance must be requested
for both driveway locations. Staff recommends the removal of the west
Markham Street driveway due to the distance from the intersection and the
proposed vehicular stack at the gas pumps within the driveway. The width of
driveway must not exceed 36 feet.
5. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of occupancy.
6. Prior to construction of retaining walls, an engineer's certification of design and
plans must be submitted to Public Works for approval. After construction, an
as-built certification is required for construction of the retaining wall.
7. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for
the private improvements such as landscaping located in the right-of-way.
8. Show the proposed typical delivery truck route through the site.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer Available to this site. FOG
Analysis required. Retain Existing Sewer Easements.
Entergy:
Entergy does not object to this proposal. There does not appear to be any conflicts
with existing electrical utilities at this location. There are lines on the north side of
the property. Contact Entergy in advance to discuss electrical service
requirements, or adjustments to existing facilities (if any) as this project proceeds.
CenterPoint Energy: No comment.
AT & T: No comment received.
November 21, 2019
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-3437-A
4
Central Arkansas Water:
All Central Arkansas Water requirements in effect at the time of request for water
service must be met.
Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional review.
Contact Central Arkansas Water regarding procedures for installation of water
facilities and/or fire service. Approval of plans by the Arkansas Department of
Health Engineering Division and Little Rock Fire Department is required.
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:
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.
November 21, 2019
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-3437-A
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.
2. Street buffers will be required at six (6) percent of the average depth of the lot.
The minimum dimension shall be one-half (½) the full width requirement but in
no case less than nine (9) feet. In addition to the required screening, buffers
are to be landscaped at the rate of one (1) tree and three (3) shrubs for every
thirty (30) linear feet.
3. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property, or the right-of-way of any street. This strip shall be at
least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be
planted for every thirty (30) linear feet of perimeter planting strip. The west
perimeter is deficient and may require a variance from the City Beautiful
Commission.
4. Screening requirements will need to be met for the vehicular use areas
adjacent to street rights-of-way. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape area.
Provide trees with an average linear spacing of not less than thirty (30) feet.
November 21, 2019
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-3437-A
6
Any landscape materials installed in the public right-of-way to meet the
minimum landscape code requirements will require a Public Works
franchise permit.
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. 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 received.
Planning Division: The request is in the Rodney Parham Planning District. The
Land Use Plan shows Commercial (C) for the requested area. Commercial
category includes a broad range of retail and wholesale sales of products, personal
and professional services, and general business activities. Commercial activities
vary in type and scale, depending on the trade area that they serve. The
application is to change an area from C-3 (General Commercial District) to PCD
(Planned Commercial Development) District to remove the existing structures and
construct a new convenience store with gas pumps on the site.
Master Street Plan: To the south is West Markham and it is shown as a Minor
Arterial on the Master Street Plan. To the west is Shackleford Road and it is shown
as a Collector 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 a Collector Road is to provide a connection from
Local Streets to Arterials. These streets may require dedication of right-of-way and
may require street improvements for entrances and exits to the site.
November 21, 2019
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-3437-A
7
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
H. SUBDIVISION COMMITTEE COMMENT: October 30, 2019
The applicant was present. Staff presented the item to the committee.
Planning staff asked the applicant to indicate the fuel truck route through the
property and the fill area/fuel tank locations on the site plan. Also, information on
proposed building signage was requested. The applicant was asked to confirm
if a restaurant or drive-thru was proposed. Lastly, based on the proposed new
building and the zoning code, 17 parking spaces are to be provided and only
11 spaces are shown on the site plan. A variance may be required.
Public Works indicated the driveway locations to not meet the traffic access and
circulation requirements. Specifically, the westernmost drive on West Markham
Street and the southernmost driveway on Shackleford Road do not conform to the
code. A variance is necessary to approve those driveway locations. Also, a shared
access easement should be provided for the shared driveways on West Markham
Street and Shackleford Road.
Landscaping comments noted the west perimeter planting strip was insufficient
and a variance may be required from the City Beautiful Commission. Any
landscaping proposed to be installed in a public right-of-way requires a franchise
permit from Public Works.
The applicant was informed responses were to be received by November 6, 2019.
The committee forwarded the item to the full commission.
I. ANALYSIS:
A revised site plan and responses to the Subdivision Committee was submitted.
The fuel truck route and fuel tank locations have been added to the site plan.
100 square feet of building signage is proposed to be located above the entryway.
The redeveloped site would not include a restaurant or drive-thru and operating
hours would be 24-hours a day, seven days a week.
Eight parking spaces are provided as the site is currently configured. The new site
development would provide 11 spaces. An additional 8 parking spaces are
available at the gas pumps.
November 21, 2019
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-3437-A
8
The route of the fuel truck requires the westernmost driveway to West Markham
Street. The development could operate without the south driveway connecting to
Shackleford Road; however, the applicant is seeking a variance to keep this
driveway open. The eastern driveway on West Markham Street may be converted
to a right-turn only.
A survey has been supplied showing the dedication of the shared access with the
neighboring properties.
The applicant shall request a variance from the City Beautiful Commission to allow
the west perimeter planting strip as proposed.
Staff is in support of the redevelopment of this site and the re-investment by the
property owner.
J. STAFF RECOMMENDATION:
Staff recommends approval of the PCD subject to compliance with the comments
and conditions outlined in paragraphs D, E, and F and the staff analysis in the
agenda staff report.
Staff also recommends approval of the variance to allow the driveways to West
Markham Street and Shackleford Road as proposed.
PLANNING COMMISSION ACTION: (NOVEMBER 21, 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 10 ayes, 0 noes, and 1 absent.
November 21, 2019
ITEM NO.: 7 FILE NO.: Z-4027-B
NAME: Rawls Short-form PD-R
LOCATION: 7217 Ohio Street
DEVELOPER:
Clarence E. Rawls
#1 Yacht Club Road
Slip D11
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
CE Rawls/Owner
SURVEYOR/ENGINEER:
Brooks Surveying, Inc./Surveyor
AREA: 15,000 sq. feet NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 3 CENSUS TRACT: 22.03
CURRENT ZONING: R-5, Urban Residence
ALLOWED USES: High Density Residential
PROPOSED ZONING: PD-R
PROPOSED USE: Multifamily Residential/Fourplex
VARIANCE/WAIVERS:
STAFF UPDATE AND RECOMMENDATION:
A request to withdraw this item without prejudice was received by staff on November 7,
2019. Staff recommends approval of the withdrawal request.
November 21, 2019
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-4027-B
2
PLANNING COMMISSION ACTION: (NOVEMBER 21, 2019)
The applicant was not present. Staff informed the commission of the applicant’s
withdrawal request. The item was placed on the consent agenda and approved for
withdrawal, without prejudice. The vote was 10 ayes, 0 noes and 1 absent.
November 21, 2019
ITEM NO.: 8 FILE NO.: Z-4320-A
NAME: Pineda Callejas Short-form PCD
LOCATION: 9811 Mabelvale Main Street
DEVELOPER:
Jessica Pineda Callejas
9811 Mabelvale Main Street
Mabelvale, AR 72103
OWNER/AUTHORIZED AGENT:
Troy Humphrey/Owner
Jessica Pineda Callejas /Agent
SURVEYOR/ENGINEER:
Brooks Surveying, Inc./Surveyor
AREA: 14,200 sq. feet NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 15 CENSUS TRACT: 41.05
CURRENT ZONING: R-2, Single-family Residential
ALLOWED USES: Single-family residential
PROPOSED ZONING: PCD
PROPOSED USE: Tire shop
VARIANCE/WAIVERS: None.
BACKGROUND:
An application was filed in 1984 to rezone this property from R-2 to C-4. This request
was made to double the size of the existing and nonconforming auto repair garage. The
application received an unfavorable staff recommendation due to concerns about spot
zoning and conflict with the land use plan. The application was withdrawn.
The property has continued to be used for automobile repair uses.
November 21, 2019
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-4320-A
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant requests a reclassification of the property to use it as a tire shop.
No structural changes will be made to the building.
B. EXISTING CONDITIONS:
1. The site is developed with the building being utilized as a tire shop and
associated concrete pavement.
2. Another automotive repair use is located across Mabelvale Main Street to the
west.
3. A church is situated to the north.
4. Commercial uses are scattered through the area; however, residential uses are
predominant in the vicinity.
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 Southwest Little
Rock United for Progress neighborhood association.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Mabelvale Main Street is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45 feet from centerline will be required.
2. Due to the proposed use of the property, the Master Street Plan specifies that
Sardis Road (E. 3rd Street) for the frontage of this property must meet
commercial street standards. Dedicate right-of-way to 30 feet from centerline.
3. A 20 feet radial dedication of right-of-way is required at the intersection of
Mabelvale Main Street and Sardis Rd (E. 3rd Street).
4. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for
the private improvements such as fencing located in the right-of-way.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer Available to this site.
November 21, 2019
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-4320-A
3
Entergy:
Entergy does not object to this proposal. There does not appear to be any conflicts
with existing electrical utilities at this location. A three-phase line is located along
East 3rd. Contact Entergy in advance to discuss electrical service requirements,
or adjustments to existing facilities (if any) as this project proceeds.
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.
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:
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
November 21, 2019
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-4320-A
4
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
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.
November 21, 2019
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-4320-A
5
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. 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 received.
Planning Division: The request is in the Otter Creek Planning District. The Land
Use Plan shows Residential Low Density (RL) for the requested area. Residential
Low Density 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 application is to change an area from R-2 (Single Family District) to PCD
(Planned Commercial Development) District to recognize an existing tire shop and
allow other C-3 (General Commercial District) uses on the site.
Master Street Plan: To the west is Mabelvale Main Street and it is shown as a
Minor Arterial on the Master Street Plan. To the south is Sardis Road 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 Mabelvale Main Street 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”.
November 21, 2019
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-4320-A
6
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 Path shown on Mabelvale Main Street. This
Bike Lane provides a portion of the pavement for the sole use of bicycles.
H. SUBDIVISION COMMITTEE COMMENT: October 30, 2019
The applicant was present. Staff presented the item to the committee. Planning
comments included whether there was any new signage or outdoor storage
proposed on the site.
Public Works indicated Mabelvale Main Street is classified on the Master Street
Plan as a minor arterial. Right-of-way of 45-feet from the centerline of the street
would be required to be dedicated to the City of Little Rock. Also, due to the
proposed commercial use of the property, the portion of Sardis Road (East 3rd
Street) must meet commercial standards, requiring the dedication of 30-feet of
right-of-way from the centerline. Lastly, a 20-foot radial dedication of right-of-way
is required at the intersection of Mabelvale Main Street and Sardis Road.
Landscape comments were generally noted.
The applicant was informed responses were to be received by November 6, 2019.
The committee forwarded the item to the full commission.
I. ANALYSIS:
Additional information provided by the applicant indicated there would be no new
signage associated with this application. The existing building sign would be
refaced. No outdoor storage is requested. The property owner has also agreed
to dedicate the additional right-of-way.
All other technical issues appear to be addressed.
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.
November 21, 2019
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-4320-A
7
PLANNING COMMISSION ACTION: (NOVEMBER 21, 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.
The applicant, Jessica Pineda Callejas, addressed the commission. She noted there
were no tire shops in the Mabelvale area and she sought to work with the community.
Tires would be offered for sale inside the building and not displayed outside.
Troy Laha from the Southwest Little Rock United for Progress spoke to the commission.
When presented to the neighbors, no one spoke in favor of the request. The applicant
was not present at the neighborhood meeting. When speaking to people from the
neighborhood outside the meeting, Mr. Laha indicated opinion on the proposal was split.
He did not see a sign posted on the property regarding the request. Should the request
be approved and tires get stacked too high on the property, Code Enforcement would
address the issue. However, already when he last passed the property, there appeared
to already be a problem with stacking tires outside. He asked the commission to deny
the request. Lastly, as he had not seen the site plan, he was curious if there was any
additional right-of-way to be dedicated and if there was room on the site to do so. Staff
replied that 45-feet from the centerline of Mabelvale Main Street was necessary according
to the Master Street Plan and any amount of that not dedicated would be required.
Ms. Pineda Callejas responded to the commission the sign had been placed on the
building, but had gotten wet during recent rain, so it had been placed in a window that
may not have been the most visible from the street. The business had been relocated
from Conway to Mabelvale. Tires were kept on the trailer awaiting for a sufficient amount
to take for disposal.
There was no further discussion.
The vote was 9 ayes, 0 noes, and 2 absent.
November 21, 2019
ITEM NO.: 9 FILE NO.: Z-5873-C
NAME: Peacock Apartments Short-form PRD
LOCATION: 101/103 South Park Street
DEVELOPER:
Tanya Hollifield
117 Boone Street #1
Little Rock, AR 72205
OWNER/AUTHORIZED AGENT:
Tanya Hollifield/Owner
SURVEYOR/ARCHITECT:
Brooks Surveying, Inc./Surveyor
Greg Pumphrey/Architect
AREA: 14,000 sq. feet NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 4 CENSUS TRACT: 48
CURRENT ZONING: R-3, Single-family residential
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-R, Planned Development-Residential
PROPOSED USE: Accessory parking for apartment building
VARIANCE/WAIVERS:
1. Reduced land use buffers
2. Vehicles backing into public right-of-way
3. Use of gravel for parking surface
November 21, 2019
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-5873-C
2
BACKGROUND:
A Planned Development-Residential, PD-R, was approved on this property in 1994 for
the construction of a multifamily residential building with 8-units. The multifamily
development was not constructed, and the PD-R was revoked by the Board of Directors
in 1998.
In 2011 a request was made for a Planned Residential Development, PRD, to construct
a paved parking area and dumpster enclosure to serve the tenants of the Peacock
Apartments located across South Park Street. This application was withdrawn.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is making this request in order to expand the tenant parking. The
proposed parking lot would be permeable through the use of gravel. Also, a
reduced landscaping buffer is sought between the parking lot and the neighboring
residence at 101 South Park, owned by the applicant’s mother.
An existing storage building would be relocated to the rear yard of the residential
structure.
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 Capital View-Stifft
Station neighborhood association.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Due to concerns on the quality of stormwater discharging from the gravel lot,
the proposed gravel parking lot should be paved within 3 or 5 years.
November 21, 2019
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-5873-C
3
2. Vehicle backing into a public street other than single family and 2 family
developments is not permissible. Due to S. Park St. not being a through street
and having minimum traffic, staff does not see a concern.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer Available to this site.
Entergy:
Entergy does not object to this proposal. There does not appear to be any conflicts
with existing electrical utilities at this location. Contact Entergy in advance to
discuss electrical service requirements, or adjustments to existing facilities (if any)
as this project proceeds.
CenterPoint Energy: No 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.
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: No comment.
Parks and Recreation: No comment received.
County Planning: No comment received.
November 21, 2019
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-5873-C
4
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. 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. For this site no less than six (foot) nine (9) inch buffer area is
required. A minimum of seventy (70) percent of the land use buffer shall be
undisturbed. Easements cannot count toward fulfilling this requirement. The
property to the south is zoned R-2.
A as a component of all land use buffer requirements, opaque screening,
whether a fence or other device, six (6) feet in height shall be required upon
the property line side of the buffer. In addition to the required screening, buffers
are to be landscaped at the rate of one (1) tree and three (3) shrubs for every
thirty (30) linear feet.
3. Street buffers will be required at six (6) percent of the average depth of the lot.
For this site no less than six (foot) nine (9) inches is street buffer is
required. 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.
4. Screening requirements will need to be met for the vehicular use areas
adjacent to street rights-of-way. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape area.
Provide trees with an average linear spacing of not less than thirty (30) feet.
5. Eight percent (8%) of the vehicular use area must be designated for green
space. Trees shall be included in the interior landscape areas at the rate of one
(1) tree for every twelve (12) parking spaces.
6. All landscape areas shall be protected as per City of Little Rock Landscape
Ordinance (Sec. 15-100). Provide notes on plan specifying type and location of
mulch, edging, wheel stops, and/or concrete curb and gutter.
November 21, 2019
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-5873-C
5
7. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment received.
Planning Division: The request is in the Heights Hillcrest Planning District. The
Land Use Plan shows Residential High Density (RH) for the requested area.
Residential High Density category accommodates residential development of
more than twelve (12) dwelling units per acre. The application is to change an
area from R-2 (Single Family District) to PRD (Planned Residential Development)
District to allow the development of a permeable gravel parking lot on one lot and
maintain the existing residential structure on the other lot on the site.
Master Street Plan: To the north is West Markham Street and to the west is South
Park Street. Both roads are a Local Street on the Master Street Plan. The primary
function of Local Streets is to provide access to adjacent properties. Local Streets
that are abutted by non-residential zoning/use or more intensive zoning than
duplexes are considered as “Commercial Streets”. A Collector design standard is
used for Commercial Streets. These streets may require dedication of right-of-way
and may require street improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
H. SUBDIVISION COMMITTEE COMMENT: October 30, 2019
1. The applicant was present. Staff presented the item to the committee.
2. Planning staff inquired if any signage is proposed.
3. Public Works indicated the parking lot should be paved with asphalt or concrete
within 3 to 5 years due to concerns about the quality of the stormwater
discharging from the parking lot. Also, vehicles backing into a public street is
not permitted; however, as South Park is not a through street and has minimal
traffic, it should not be a concern.
4. Landscape comments noted the landscape buffers were insufficient and
suggested the parking area could be reduced to meet requirements.
5. The applicant was informed responses were to be received by November 6,
2019. The committee forwarded the item to the full commission.
November 21, 2019 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-5873-C
6
I. ANALYSIS:
Additional information provided by the applicant indicated the new signage would
follow the standards for one and two-family residences and would indicate the
parking is for the use of the apartment tenants only.
The site plan was revised to provide more details on the landscape buffering
between the existing residences o the north and south. The buffer to the north
would include a 30-inch high raised planter 4-feet in width extending approximately
30 feet from the westernmost edge of the parking area. One-foot of this planter
would be on the residential lot. A grade-level flower garden 3-feet width would
provide the buffer for the remaining length of the parking area. The buffer between
the parking area and the abutting residence to the south has been widened to 7
feet and would also have a 6-foot wood privacy fence in addition to the required
trees and shrubs.
Public Works does not recommend approval of the gravel parking lot and believes
a parking lot of this size should be paved or constructed in accordance with low
impact development fundamentals. This particular 12 space parking lot is
proposed to be constructed with SB-2 gravel and not in conformance with low
impact development fundamentals. Although gravel impervious surfaces
discharge less stormwater, Public Works has concerns about the discharge
of stormwater with high concentrations of sediment threatening downstream
creeks, streams, and rivers and leading to complaints of dust and ponding
water. The City of Little Rock Municipal Separate Stormwater Sewer System
(MS4) permit issued by the Arkansas Department of Environmental Quality
requires the City of Little Rock to limit and reduce discharges of pollutants such as
sediment into stormwater.
Staff is supportive of the request to add the additional off-street parking for
apartment residents and guests; however, the applicant’s proposal for a gravel
parking surface is insufficient to be considered low-impact development. Staff is
concerned about impacts to stormwater quality and issues with on-going
maintenance of the lot.
J. STAFF RECOMMENDATION:
Staff recommends approval of the PCD subject to compliance with the comments
and conditions outlined in paragraphs D, E, and F and the staff analysis in the
agenda staff report.
Staff recommends approval of the variances to reduce the landscaping buffers and
to allow parking to back into a public right-of-way.
Staff does not recommend the variance to permit the gravel parking surface.
November 21, 2019
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-5873-C
7
PLANNING COMMISSION ACTION: (NOVEMBER 21, 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 10 ayes, 0 noes, and 1 absent.
November 21, 2019
ITEM NO.: 10 FILE NO.: Z-9465
NAME: AJ Williams Short-form PD-R
LOCATION: 1804 Rice Street
DEVELOPER:
Antoine J. Williams
1603 West 21st Street
Little Rock, AR 72202
OWNER/AUTHORIZED AGENT:
Antoine J. Williams/Owner
SURVEYOR/ENGINEER:
Brooks Surveying, Inc./Surveyor
AREA: 7,500 sq. feet NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 45
CURRENT ZONING: R-3, Single-family residential
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-R, Planned Development-Resdiential
PROPOSED USE: Multi-family residential/Triplex
VARIANCE/WAIVERS: None.
BACKGROUND:
The applicant submits this request to bring an existing triplex located within a
two-story residential structure into zoning conformance. The applicant intends to make
improvements to the property.
November 21, 2019
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-9465
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The current zoning of the property is for single-family and the applicant wishes to
have the property officially recognized in conformity with the zoning as a triplex.
The rezoning will allow for the applicant to make improvements to enhance the
community and add a sense of pride to the residence. The proposed
improvements will create a more comfortable environment for residents to call their
home.
B. EXISTING CONDITIONS:
1. The site is developed with a two-story residential structure. At some point in
time the building was converted to a triplex.
2. To the north is an undeveloped lot.
3. Residential uses are located on the other abutting parcels.
4. Within the vicinity of the property are some properties zoned for R-4,
Two-family use, particularly to the east.
5. 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 Wright Avenue and
Central High neighborhood associations.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. At time of building permit, repair or replace any curb, gutter, sidewalk and
access ramps that are damaged and not in compliance with ADA
recommendations in the public right-of-way prior to occupancy. The sidewalk
adjacent to the subject property is severely cracked and damaged due to
vehicular traffic.
2. Provide proposed parking plan. At the south driveway apron, the parking pad
is uncontained gravel and grass.
November 21, 2019
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-9465
3
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer Available to this site.
Entergy:
Entergy does not object to this proposal. There does not appear to be any conflicts
with existing electrical utilities at this location. Contact Entergy in advance to
discuss electrical service requirements, or adjustments to existing facilities (if any)
as this project proceeds.
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.
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 W ater
(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:
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.
November 21, 2019
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-9465
4
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
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.
November 21, 2019
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-9465
5
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.
Planning Division: The request is in the Central City Planning District. The Land
Use Plan shows Residential Low Density (RL) for the requested area. Residential
Low Density 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 application is to change an area from R-3 (Single Family District) to PRD
(Planned Residential Development) District to recognize an existing a triplex on
the site.
Master Street Plan: To the east is Rice Street and it is a Local Street on the Master
Street Plan. The primary function of Local Streets is to provide access to adjacent
properties. Local Streets that are abutted by non-residential zoning/use or more
intensive zoning than duplexes are considered as “Commercial Streets”. A
Collector design standard is used for Commercial Streets. This street may require
dedication of right-of-way and may require street improvements for entrances and
exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
November 21, 2019
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-9465
6
H. SUBDIVISION COMMITTEE COMMENT: October 30, 2019
The applicant was present. Staff presented the item to the committee.
Planning staff inquired if the property was currently occupied, if the application for
zoning compliance was related to obtain financing for the property, and if the
application was a response to any zoning violations or citations.
Public Works noted at the time of building permit, any curbs or gutters, sidewalks
or ramps not in compliance with ADA recommendations in the public right-of-way
would need to be repaired or replaced. It was pointed out specifically the sidewalk
adjacent to the property is severely cracked and damaged due to vehicular traffic.
A parking plan was also requested.
The applicant was informed responses were to be received by November 7, 2019.
The committee forwarded the item to the full commission.
I. ANALYSIS:
In response to the Subdivision Committee comments, the applicant indicated the
property is currently occupied, the zoning compliance is a requirement from a
potential lender to receive financing, and the request is not due to a zoning violation
or citation.
The applicant also provided a proposed parking plan. Three off-street spaces
would be provided at the front of the property. One space would be located to the
south of the sidewalk between the structure and the sidewalk parallel to Rice Street
and two spaces would be located to the north of that sidewalk.
Staff is supportive of the request as it would bring the property into conformance,
is not out of character with the area or overburdensome to the existing
infrastructure.
All technical issues appear to be addressed.
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.
November 21, 2019
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-9465
7
PLANNING COMMISSION ACTION: (NOVEMBER 21, 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 10 ayes, 0 noes, and 1 absent.
November 21, 2019
ITEM NO.: 11 FILE NO.: Z-9466
NAME: Kanis Office Building Short-form PCD
LOCATION: 17201 Kanis Road
DEVELOPER:
Ben Robles
Kanis Land LLC
17201 Kanis Road
Little Rock, AR 72211
OWNER/AUTHORIZED AGENT:
Kanis Land LLC/Owner
Rogue Architecture/Agent
SURVEYOR/ARCHITECT:
Brooks Surveying, Inc./Surveyor
Rogue Architecture/Architect
AREA: 0.7.14 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 18 CENSUS TRACT: 42.07
CURRENT ZONING: R-2, Single-family Residential
ALLOWED USES: Single-family Residence
PROPOSED ZONING: PCD, Planned Commercial Development
PROPOSED USE: General Office
VARIANCE/WAIVERS:
STAFF UPDATE AND RECOMMENDATION:
On November 7, 2019, a deferral of this item to the January 9, 2020, meeting was
requested by the applicant. Staff recommends approval of the deferral request.
November 21, 2019
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-9466
2
PLANNING COMMISSION ACTION: (NOVEMBER 21, 2019)
The applicant was not present. There were no registered objectors present. Staff
informed the commission that a request to defer the item was received by staff on
November 7, 2019. Staff recommends approval of the deferral request. There was no
further discussion. The item was placed on the consent agenda and deferred to the
January 9, 2020 agenda. The vote was 10 ayes, 0 noes, and 1 absent.
November 21, 2019
ITEM NO.: 12 FILE NO.: Z-9467
NAME: Artist Place 2019 Short-form PRD
LOCATION: Northeast corner of Rock Street and East 10th Street
DEVELOPER:
D. Vincent Investments
1901 N. 6th Street
Blytheville, AR 72315
OWNER/AUTHORIZED AGENT:
Dale V. Briggs/Owner
Tim Heiple/Authorized Agent
SURVEYOR/ARCHITECT:
Central Arkansas Engineering./Surveyor
Heiple + Weidower Architects/Architect
AREA: 18,000 sq. feet NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 5 CENSUS TRACT: 46
CURRENT ZONING: R4-A
ALLOWED USES: Single-family and Two-family Residences
PROPOSED ZONING: PRD
PROPOSED USE: Multifamily residential (18 units)
VARIANCE/WAIVERS:
STAFF UPDATE AND RECOMMENDATION:
The Historic District Commission must approve a Certificate of Appropriateness for this
development. This matter is schedule to be considered by the Historic District
Commission on December 9, 2019. The applicant did not provide revisions or responses
to the Subdivision Committee comments by November 6, 2019; however any changes
November 21, 2019
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-9467
2
necessitated by the Certificate of Appropriateness approval process and comments will
be addressed in order to for the item to be considered by the planning commission at the
January 9, 2020 meeting. Staff recommends deferral of this item to the January 9, 2020
meeting.
PLANNING COMMISSION ACTION: (NOVEMBER 21, 2019)
The applicant was not present. There were no registered objectors present. Staff
informed the commission that the Historic District Commission must approve a Certificate
of Appropriateness for this development. This matter is scheduled to be considered by
the Historic District Commission on December 9, 2019. The applicant did not provide
revisions or responses to the Subdivision Committee comments by November 6, 2019;
however, any changes necessitated by the Certificate of Appropriateness approval
process and comments will be addressed in order for the item to be considered by the
planning commission at the January 9, 2020 meeting. Staff recommends deferral of the
item to the January 9, 2020 meeting. There was no further discussion. The item was
placed on the consent agenda and deferred to the January 9, 2020 agenda. The vote was
10 ayes, 0 noes, and 1 absent.
DATEC1,�
PLANNING COMMISSION VOTE RECORD
7A 14 LIFA 1:14 11,
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HAMILTON, SCOTT
HART, TODD
,STEBBINS, ROBERT
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/�
Meeting Adjourned 7 P.M.
,,SAYE NAYE 4 ASSENT ABSTAIN RECLUSE
HAMILTON, SCOTT
HART, TODD
,STEBBINS, ROBERT
/�
Meeting Adjourned 7 P.M.
,,SAYE NAYE 4 ASSENT ABSTAIN RECLUSE
November 21, 2019
There being no further business before the Commission, the meeting was adjourned
at 5:17 p.m.
Date
Chairman Secretary