HomeMy WebLinkAboutpc_02 20 2020subLITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
FEBRUARY 20, 2020
4:00 P.M.
I.Roll Call and Finding of a Quorum
A Quorum was present there being nine (9) members present.
II.Members Present:Craig Berry
Harold Betton, MD
DerickBrooks
Scott D. Hamilton
ToddHart
MarlonD.Haynes
PaulLatture
RobbinRahman
RobbyVogel
Members Absent: Thomas Brock
Diana M. Thomas
City Attorney: Shawn Overton
III.Approval of the Minutes of the January 9, 2020 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
FEBRUARY 20, 2020
OLD BUSINESS:
Item Number: File Number: Title:
A. S-1809-B Breeding Addition Preliminary Plat; located at 7718
Henderson Road.
B. Z-9466 Kanis Office Building Short-form PCD; located at 17201
Kanis Road.
C. Z-9468 C-Tract #13 Alive Short-form PD-R; located at 1800
Valentine Street.
D. Z-9479 O’Reilly Senior Living Facility Long-form POD; located
northwest of the intersection of Chenal Valley Drive and
Rahling Road.
E. Z-9481 Allmon Short-form PD-R; located at 1523 Wolfe Street.
NEW BUSINESS:
I. PRELIMINARY PLAT:
Item Number: File Number: Title:
1. S-867-F(9) Chenal Valley Phase 30 & 31 Revised Preliminary Plat;
located east of Lamarche Drive.
2. S-1870 PBGH Preliminary Plat; located northwest of the
intersection of Colonel Glenn Road and Marsh Road.
II. PLANNED DEVELOPMENTS:
Item Number: File Number: Title:
3. Z-6408-B St. Bartholomew Catholic Church Parish Hall Short-form
POD; located at 1622 Marshall Street.
Agenda, Page Two
II. PLANNED DEVELOPMENTS: (CONTINUED)
Item Number: File Number: Title:
4. Z-8716-B John Cooley Revised Short-form PD-O; located at 24201
Burlingame Road.
5. Z-9257-A Big Rock Plaza Revised Long-form PCD; located west of
Vimy Ridge Road between Big Rock Avenue and Pleasant
Hill Road.
6. Z-9286-A Mergeron Court Revised PD-R; located at 12115
Rainwood Road.
7. Z-9493 Black Cobra Tattoos Short-form POD; located northeast of
the intersection of Cantrell Road and Rummel Road.
8. Z-9494 L Squared Short-form POD; located at 7002 Highway 300.
9. Z-9495 PBGH Short-form PCD and Preliminary Plat; located
northwest of the intersection of Colonel Glenn Road and
Marsh Road.
III. OTHER MATTERS:
Item Number: File Number: Title:
10. LA-0086 Ridgewood Timber Tree Harvest Variance; located west of
Geyer Springs Road between Green Road and Horizon
Lane.
February 20, 2020
ITEM NO.: A FILE NO.: S-1809-B
NAME: Breeding Addition Preliminary Plat
LOCATION: 7718 Henderson Road
DEVELOPER:
Gary and Debbie Breeding
4501 Lloyd Drive
Little Rock, AR 72210
501-766-2500
OWNER/AUTHORIZED AGENT:
Gary and Debbie Breeding/Owner
SURVEYOR/ENGINEER:
Edward Lofton
15415 Oakcrest Lane
Little Rock, AR 72206
AREA: 4.97 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 17
CENSUS TRACT: 42.21
CURRENT ZONING: R-2 Single-Family
VARIANCE/WAIVERS:
1. Allow lot depth greater than three times lot width.
BACKGROUND:
On April 5, 2018, the Little Rock Planning Commission denied a request to allow the
subdivision of this 4.97-acre parcel into three lots. The applicant indicated the subdivision
was requested to allow for the future development of two additional home sites. Lot 2
was requested as a pipe stem lot. Lot 3 was indicated with a depth to width ratio variance.
Lot 2 was proposed with a 30-foot pipe stem which included a utility easement extending
February 20, 2020
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1809-B
2
from Henderson Road. Test pits were dug and evaluated. The soils were found to be
suitable for a subsurface septic system on Lot 1. A subsurface sewage disposal system
had been approved for Lot 2 by the Arkansas Department of Health. The residence
located on Lot 3 had a subsurface septic system in operation.
On June 28, 2018, the planning commission denied another proposed subdivision plat for
the property. The plat proposed to subdivide the property into two lots containing
2.26-acres and 2.71-acres. The applicant also requested a variance from the City’s
Subdivision Ordinance, Section 31-232, to allow an increased depth to width ratio for the
proposed lots. The lot designated as Lot 1 contained the existing residence. Lot 2 was
approved by the Arkansas Department of Health for the installation of a subsurface
sewage disposal system.
This denial was appealed to the Board of Directors. A public hearing was held on
November 5, 2018. The proposed plat was presented, and it was stated the existing lot
configuration had the shorter side facing Henderson Road and each new lot would have
in excess of 150-feet of width and more than 100,000 square feet in area. Those opposed
to the plat suggested if this lot split were approved, other properties in the vicinity were
also likely to be requested to be subdivided and would lead to increased traffic in the area.
Concerns were also raised about a gun range that had recently been set up on the
property. The appeal was considered denied by the Board of Directors due to the lack of
a motion.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
A two-lot addition is proposed at 7718 Henderson Road. A test pit has been dug
and evaluated showing the soil is suitable for a subsurface septic system on the
proposed Lot 2. Lot 1 contains a residence with a subsurface septic system. An
alternative system, should the existing system fail, has been approved by the
Arkansas Health Department for Lot 1.
B. EXISTING CONDITIONS:
Situated west of Henderson Road, the combined acreage of the property is
approximately 4.97-acres. A residence has been constructed in the southeast
portion of the parcel.
The property is located outside the city limits and within the City’s Extraterritorial
Planning Jurisdiction. The area is predominately single-family homes on larger
tracts and acreage. Henderson Road is a narrow road constructed of chip and
seal asphalt. The roadway has no sidewalks in place and open ditches for
drainage.
February 20, 2020
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1809-B
3
To the northwest along Raines Road is an area zoned C-1, Neighborhood
Commercial District. An area of AF, Agriculture and Forestry zoned property is
situated to the south of this site. The Planning Commission approved a Conditional
Use Permit request at their April 25, 1996, public hearing to allow the placement
of a manufactured home on this site for a period of five (5) years for an aging parent
of the previous property owner.
Also located in the vicinity at 8210 Henderson Road is a property zoned PD-O,
Planned Development Office. When approved in 1999, it allowed the conversion
of a single-family residence into an office use. The approval was limited to the
McHenry Law firm and should the firm no longer use the property as their law office
or the property were sold, the use of the structure would revert to a single-family
residence.
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 abutting the site.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Henderson Road is classified on the Master Street Plan as a minor residential
street. A dedication of right-of-way 25-feet from centerline will be required.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Outside Service Boundary - No comment.
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 received.
AT & T: No comment received.
February 20, 2020
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1809-B
4
Central Arkansas Water:
No Objections; All Central Arkansas Water requirements in effect at the time of
request for water service must be met.
Fire Department: No comment.
Parks and Recreation: No comment received.
County Planning:
Provide a Bill of Assurance for the subdivision.
Provide a perc test for any undeveloped lots.
A driveway permit must be obtained from Pulaski County Road and Bridge for all
new driveways.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comment.
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment received.
Planning Division: No comment.
H. SUBDIVISION COMMITTEE COMMENT: December 11, 2019
The applicant was present. Staff presented the item to the committee.
Planning staff requested a letter from the area volunteer fire department
acknowledging the proposed subdivision and ability to provide service to any new
development on the site.
Public Works acknowledged the requirement for the 25-foot right-of-way
dedication for Henderson Road was shown on the plat.
The Pulaski County Planning comments were also noted.
The applicant was advised responses to staff issues were required by
December 18, 2019.
February 20, 2020
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1809-B
5
The committee forwarded the item to the full commission.
I. ANALYSIS:
There were no technical issues to be addressed after the subdivision committee
meeting.
The request is for plat approval to allow the subdivision of the parcel two lots. The
larger lot, shown as Lot 1, would be 3.83-acres. Lot 2 is smaller and would contain
1.14-acres of land. Lot 1 would include the existing residence. This lot requires a
variance from Section 31-232 of the Subdivision Ordinance to allow an increased
depth to width ratio greater than three times as deep as it is wide.
The existing residence on Lot 1 has a subsurface septic system. According to the
applicant, should the existing system fail, the Arkansas Department of Health has
approved an alternative system.
The applicant has stated a test pit has been excavated on Lot 2 and the soil has
been found suitable for a subsurface septic system.
J. STAFF RECOMMENDATION:
Staff recommends approval of the proposed plat and variance to allow Lot 1 to
have a depth more than three times the width 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: (JANUARY 9, 2020)
The applicant was present. There were several registered objectors present. Staff
informed the commission an error in the staff report had been discovered and at the advice
of the City Attorney was requesting the item to be deferred to the February 20, 2020
meeting. There was no further discussion. The item was placed on the consent agenda
and the item was deferred to the February 20, 2020 meeting. The vote was
10 ayes, 0 noes, and 1 absent.
PLANNING COMMISSION ACTION: (FEBRUARY 20, 2020)
The applicant was present. There were several registered objectors present. Staff
presented the item and a recommendation to approve the preliminary plat and variance
to allow Lot 1 to have a depth more than three times the width.
February 20, 2020
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1809-B
6
The applicant, Debbie Breeding addressed the commission and stated she would allow
those opposed to the plat speak first.
Steve Harrison told the commission he has been opposed to the subdivision of this
property from the first time it was proposed and continues to be against it.
Robert McHenry also rose and indicated his opposition.
Donna McHenry also registered her opposition to the plat. She referenced property was
located in the city’s extraterritorial jurisdiction, as such residents and property owners lack
some of the safety and health safeguards that are afforded to those in the city. She
indicated when requesting a variance to the subdivision ordinance, an applicant must
provide criteria or justification for granting the variance. In this case the strict application
of the standards would not deprive the owners “reasonable use” of the property.
Moreover, a variance should not be granted on only pecuniary reasons, but for an
overriding hardship. She described the area is a family subdivision that experiences
some congestion. Safety is another concern. The property has been used as a shooting
range for guns previously, although the shooting has decreased. An additional issue is
septic tanks. There are already water problems in the area due to failed or failing septic
systems. There is significant cost to bring city water out to the area. She concluded by
stating the owners purchased the acreage as a single-family lot and should have no
expectation of being able to subdivide the property and the commission should deny the
plat.
Michael Craig spoke to the commission and stated he has lived in the area for 30 years
and understood 5-acres was required for a septic system.
Ken and Janet Goss also addressed the commission. They are 20-year residents of the
area and said if this plat is passed, all similar properties should be able to also split. This
denial would not deny the right to build, but to divide the property.
Heidi Theroux told the commission she lives next door. This request to subdivide is a
want and not a need. This is a small community and she bought her home because of
the neighborhood being as it is, and she believes this proposed lot split would have a
negative impact on property values.
Commissioner Vogel inquired of Ms. Theroux which side of the property she neighbored.
Ms. Theroux replied she lived on the south side.
Mr. McHenry returned to conclude the presentation by those opposed to the plat. He
stated the applicants have a burden of proof as to whether the variance should be
approved. This request is a want, rather than a need. He asked that the plat be denied
as the applicant has failed to show justification for the variance.
February 20, 2020
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1809-B
7
Debbie and Gary Breeding addressed the commission. Since they have owned the
property, they have made the house livable for her son who lives there. Until they began
the process to subdivide the property, they were unaware of the extraterritorial
jurisdiction. They reached out to the county and were referred to the city.
The applicants shared a sketch with the commission. This sketch showed some lots
containing 0.38 of an acre. Also, one property in the area has a mobile home. They
asked the commission rhetorically what the impact of one more house would be on the
area, as it would likely not be more than two cars.
Also, there is an office use approved in the area.
The gun target practice at the property was done by their former son-in-law. Their
daughter has since divorced.
This lot split is being requested in order to move their daughter to this property.
The applicants reminded the commission that another pipe stem lot was approved in the
general area at the last meeting.
Mrs. McHenry again addressed the commission and stated the office in the area was a
law office for herself and her husband. It was approved with a condition that the use
would revert to strictly single-family once they stopped or relocated their practice or sold
the property. The mobile home was used for an elderly parent of the property owner.
This parent has since passed. The mobile home has not been removed due to the
expense to the property owner.
Mrs. Breeding responded the divorce of her daughter was finalized two years ago and
her son does not shoot on the property.
Commissioner Brooks asked if there was anyone living in the mobile home.
Mrs. McHenry answered no and reiterated the owner cannot afford to remove it from the
property.
Chairman Latture inquired of Mrs. McHenry of her opinion about houses on smaller lots
in the area.
Mrs. McHenry responded she is of the opinion the water problems in the area are due to
those smaller houses. She stated she has her well tested annually.
Commissioner Rahman asked staff about their recommendations on the previously
proposed subdivisions of this property. Mr. Collins answered he did not recall. The
applicant stated the staff recommendation on the prior requests were all for approval.
February 20, 2020
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S-1809-B
8
Mr. Collins was asked to explain the requirement for a lot depth to width ratio maximum
of 3:1. His response was to avoid long, narrow lots that are difficult for utility companies
to serve and create access problems. He continued noting the lot layout as proposed
had just a single variance request. If the proposed subdivision complied with the
standards, staff would approve it as a lot split.
Commissioner Brooks asked the applicants if the plans for the new home had been
shared with neighboring property owners.
Mrs. Breeding answered they had not gotten far enough along in the planning process to
have anything to share. They are not considering a modular or mobile home for the lot.
Chairman Latture asked for a motion. Vice Chairman Hamilton made a motion to approve
the proposed plat subject to comments and conditions in the agenda staff report and the
variance to allow Lot 1 to have a depth more than three times the width of the lot. The
vote was 8 ayes, 1 no, and 2 absent.
February 20, 2020
ITEM NO.: B 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: 0.714 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: Mixed Office and Commercial
VARIANCE/WAIVERS: None
BACKGROUND:
This property is situated immediately west of the city limits on the south side of Kanis
Road. The tract contains slightly more than 0.70-acres and is developed with a residence.
Staff is unaware of any previous zoning actions regarding this property.
February 20, 2020
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9466
2
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to construct a 50-foot by 145-foot steel two-story structure
after demolishing the residence on the site.
Associated parking and new utilities would also be constructed.
Mixed Commercial and Office uses are proposed for the site.
B. EXISTING CONDITIONS:
The site is somewhat wooded and currently is developed with a residential
structure. Immediately to the west is an Entergy electric transmission line
connecting to the substation situated across Kanis Road to the northwest. All of
the abutting property is undeveloped and wooded.
Kanis Road transitions from a five-lane improved road to the east toward the
intersection with Chenal Parkway to an unimproved two-lane road to the west at
this location. This site is less than a quarter of a mile west of the intersection of
Kanis Road and Chenal Parkway and less than a half mile from the intersection of
Kanis Road with Rahling Road.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comments from area property owners
or neighborhood associations. Notice of the public hearing was sent to the Citizens
of West Pulaski County and all owners of properties located within 200 feet of
the site.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Kanis Road is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45 feet from centerline will be required.
2. With site development, provide design of street conforming to the Master Street
Plan. Construct one-half street improvement to Kanis Road including 5-foot
sidewalks with planned development. The new curb should connect with the
existing curb to the east and taper to 59 ft. at the west property line measured
from the existing back of curb on the northside of Kanis Road.
February 20, 2020
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9466
3
3. Show the proposed driveway connection from the subject property to the Kanis
Road right-of-way with written permission from the adjacent property owners
for construction.
4. If the property is proposed to be annexed into the City of Little Rock, a grading
permit in accordance with section 29-186 (c) & (d) will be required prior to any
land clearing or grading activities at the site. Other than residential
subdivisions, site grading and drainage plans must be submitted and approved
prior to the start of construction.
5. Storm water detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or property owner.
6. 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:
Outside Service Boundary – No Comment.
Entergy:
Entergy cannot commit to this proposal at this time. The property is close to
the Transmission lines and typically Transmission ROW is 100 to 150ft. This
would need to be referred to our Transmission Group for a decision. Tina
Givens kgivens@entergy.com and Aaron Boone rboone1@entergy.com
would be the place to start. I have forwarded this to them.
There does not appear to be any conflicts with existing electrical distribution
utilities, however the green spaces appear to be in the distribution ROW and
would be subject to trimming. Entergy would prefer that green space
plants/trees should be selected with consideration of the overhead lines
around the property. Contact Entergy in advance to discuss electrical service
requirements, or adjustments to existing facilities (if any) as this project proceeds.
CenterPoint Energy:
Our facilities run within the eastern edge of the utility Right-of-Way marked on the
proposed plat as “Assumed Entergy Right-of-Way For Overhead Power Lines”.
February 20, 2020
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9466
4
CNP requests our natural gas facilities be located and surveyed so they may be
added to the proposed plat prior to approval.
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.
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.
February 20, 2020
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9466
5
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.
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.
February 20, 2020
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9466
6
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval by the fire code
official
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number
and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
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.
February 20, 2020
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9466
7
2. Street buffers will be required at six (6) percent of the average depth of the lot.
The minimum dimension shall be one-half (½) the full width requirement but in
no case be less than nine (9) feet. The street buffer is deficient. The
approximate average depth of the site is 300 feet. A minimum eighteen
(18) foot street buffer is required between the Kanis Road right-of-way and
the proposed parking.
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. The east perimeter planting strip is deficient. The north, south,
east, and west perimeter planting strips are deficient. The minimum
dimension shall be nine (9) feet in all instances.
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.
Building landscape areas are deficient.
6. A land use buffer six (6) percent of the average width / depth of the lot will be
required when an adjacent property has a dissimilar use of a more restrictive
nature. The property to the west is zoned R-2. As a component of all land use
buffer requirements, opaque screening, whether a fence or other device, six (6)
feet in height shall be required upon the property line side of the buffer. In
addition to the required screening, buffers are to be at the rate of one (1) tree
and three (3) shrubs for every thirty (30) linear feet. The land use buffer is
deficient. The minimum dimension shall be nine (9) feet in all instances
7. 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
February 20, 2020
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9466
8
the rate of one (1) tree for every twelve (12) parking spaces. Interior
landscape areas may be deficient.
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.
Planning Division: The request is in the Ellis Mountain Planning District. The Land
Use Plan shows Mixed Office Commercial (MOC) for the requested area. Mixed
Office Commercial category provides for a mixture of office and commercial uses
to occur. Acceptable uses are office or mixed office and commercial. A Planned
Zoning District is required if the use is mixed office and commercial. The
application is to change an area from R-2 (Single Family District) to PCD (Planned
Commercial Development) District to allow construction of a two-story office
building on the site.
Master Street Plan: To the north is Kanis Road and it is shown as a Minor Arterial
on the Master Street Plan. A Minor Arterial provides connections to and through
an urban area and their primary function is to provide short distance travel within
the urbanized area. Entrances and exits should be limited to minimize negative
effects of traffic and pedestrians on Kanis Road since it is a Minor Arterial. This
street may require dedication of right-of-way and may require street improvements
for entrances and exits to the site.
Bicycle Plan: 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
comments included additional information on the mix of uses, whether just office
was proposed or some commercial uses and on the proposed signage.
Public Works noted storm water and drainage requirements applied to the site,
also additional right-of-way and road improvements to Kanis Road were required
with development.
Landscape comments were in regard to the insufficient buffers, perimeter strips,
interior landscaping, and building landscaping illustrated on the site plan.
February 20, 2020
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9466
9
Additional comments from Entergy stating the proposed use of the abutting power
line easement for site access from Kanis Road as well as any landscaping
proposed to be located within the easement.
CenterPoint also indicated a gas line was not shown on the preliminary plan and
should be added.
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 comments were submitted by the applicant.
As the project is still being designed, the signage remains undetermined. Any
signage would comply with the allowed maximum for office zones. This would
allow for a freestanding sign of up to 64 square feet in area and 6 feet in height.
Additionally, there may be either wall signs of up to 10% of the façade area or a
projecting sign or under-canopy sign of up to 12 square feet in area for each
occupancy.
The owner intends to lease the building for office use; however would like to also
reserve the option for some retail use or a café. A full-service restaurant would not
be allowed, nor would a drive-thru.
Additional right-of-way for Kanis Road has been added to the site plan and the
half-street improvements with a five-foot sidewalk would be constructed, as
requested by Public Works.
A drive toward the east edge of the property will provide access to Kanis Road.
This drive would be 26-feet in width. Public Works finds this drive to have adequate
site distance. No access is proposed to the property to the east. A potential
connection to the property to the west is indicated. This would require written
permission of the property owner before construction.
Underground detention is planned for storm water ordinance compliance.
A landscape strip is shown on the west property boundary. This would be
maintained in conformance to the requirements of Entergy regarding the overhead
power lines.
The applicant states the building is located outside of any utility easements.
February 20, 2020
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9466
10
An 18-foot wide street buffer is shown with illustrative landscaping along Kanis
Road.
Building landscaping has been added to the west side of the structure.
An opaque screen is not clearly identified for the land use buffer on the west
property line. This would be added during review for permits.
Interior landscaping has been provided. It appears the landscaping provided is
still insufficient. This may also be addressed during permit review.
The applicant has stated no trees are proposed to be preserved with the
development.
The revised site plan shows 17 parking spaces. The proposed building is
13,000-square feet in area. For office uses, the zoning ordinance requires one
parking space for each 400 square feet of gross square footage of the building,
yielding a requirement of 32 parking spaces. A reduction of 5% is allowed for
buildings with an area of 10,000 to 20,000 square feet. This would make the
requirement 31 parking spaces. As the overall mix of office/retail/limited restaurant
uses has not been identified, it is not possible to calculate the minimum number of
parking spaces required; however, as the ratio of parking spaces to gross square
footage for retail uses is one space per 300 square feet of gross floor area, yielding
a requirement for more than 31 spaces.
Staff is supportive of the proposed office and limited commercial uses for the
property. Staff is not supportive of the current proposal and would suggest the
square footage of the building be reduced.
J. STAFF RECOMMENDATION:
Staff recommends denial of the proposal due to the number of parking spaces to
be provided is insufficient for the proposed uses of the property and size of the
building and the lack of specificity regarding the proposed use mix.
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.
February 20, 2020
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-9466
11
PLANNING COMMISSION ACTION: (JANUARY 9, 2020)
The applicant was not present. There were no registered objectors present. Staff
informed the commission that a request to defer the item to the February 20, 2020
meeting was received by staff on December 29, 2019. Staff recommends approval of the
deferral request. There was no further discussion. The item was placed on the consent
agenda and the item was deferred to the February 20, 2020 meeting. The vote was
10 ayes, 0 noes, and 1 absent.
PLANNING COMMISSION ACTION: (FEBRUARY 20, 2020)
The applicant was not present. There were no registered objectors present. Staff
informed the commission that staff received a request to withdraw the item without
prejudice on February 19, 2020. There was no further discussion. The item was placed
on the consent agenda and approved as recommended by staff. The vote was 9 ayes,
0 noes, and 2 absent.
February 20, 2020
ITEM NO.: C FILE NO.: Z-9468
NAME: C-Tract #13 Alive Short-form PD-R
LOCATION: 1800 Valentine Street
DEVELOPER:
Charles A. Johnson, Jr. Revocable Trust
3907 American Manor Drive
Little Rock, AR 72209
501-351-5757
OWNER/AUTHORIZED AGENT:
Citadel Real Estate Services, LLC/Owner
SURVEYOR/ENGINEER:
Troy Laha/Surveyor
AREA: 0.24 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 9 CENSUS TRACT: 13
CURRENT ZONING: R-3 Single-family residential
ALLOWED USES: Single-family residences
PROPOSED ZONING: PD-R, Planned Development-Residential
PROPOSED USE: Duplexes
VARIANCE/WAIVERS:
BACKGROUND:
The property at 1800 Valentine Street is a two-lot parcel located at the southwest corner
of Valentine Street and West 18th Street. The developer proposes to construct two
duplexes on the property. As currently platted the lots are oriented with the frontage on
Valentine Street. The proposed development would shift the front to along West 18th
Street, similar to duplexes sited to the east.
February 20, 2020
SUBDIVISION
ITEM NO.: C FILE NO.: Z-9468
2
A Planned Development is the appropriate zoning action for the developer to pursue for
this request.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant has submitted this request in response to the paucity of livable
starter homes in the area, particularly nearby to Stephens Elementary School and
within the Hope Neighborhood. This proposal is for the development of two duplex
structures on two lots, a total of four units.
Each structure would be a single-story.
The goal of this proposal is to create and ensure a clean and visually appealing
residential environment, including landscaping and walkways to enhance the
entire community.
As set forth in the zoning ordinance, the Planned Development-Residential District
is intended to accommodate single-use residential developments determined to be
more appropriate than a general residential classification. The developer believes
the proposed development is appropriate for the site and conforms to the intentions
of the PD-R district in encouraging variety and flexibility in predominately
residential areas, providing a framework to plan the entire project on a total basis,
and to plan a harmonious relationship with surrounding development, while not
making excessive demands upon public facilities.
B. EXISTING CONDITIONS:
The property is undeveloped. Aerial photos show the property previously
containing a residential structure. This building was demolished between 2015
and 2018.
Across 18th Street to the north is Stephens Elementary School. An associated
parking lot is found to the west of the property with an alley between them.
To the south and east are residences.
As suggested by the applicant, there are numerous vacant lots in the vicinity.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comments from nearby 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 Stephens
Faith Area Neighborhood Association.
February 20, 2020
SUBDIVISION
ITEM NO.: C FILE NO.: Z-9468
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A 20 feet radial dedication of right-of-way is required at the intersection of West
18th Street and Valentine Street.
2. With over 60 feet in width of curb cuts proposed off 18th Street within a School
Zone, the proposed two (2) 24 feet wide driveways should be combined into a
single 24 feet wide driveway with parking spaces on either side of the driveway.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority:
Sewer Available to this site. A sewer easement will be required along the south lot
line for the east duplex to access the sewer facility located in the alley to the west
of the property.
Entergy:
Entergy policy is not to allow power lines over a building. The lines on the plot that
are over the proposed duplex will need to be relocated before construction can
begin. Contact Entergy in advance to discuss electrical service requirements, or
adjustments to existing facilities (if any) as this project proceeds.
CenterPoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
No Objections; All Central Arkansas Water requirements in effect at the time of
request for water service must be met.
Fire Department:
Full plan review
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
February 20, 2020
SUBDIVISION
ITEM NO.: C FILE NO.: Z-9468
4
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall
not exceed 10 percent in grade except as approved by the fire chief.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
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.
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.
February 20, 2020
SUBDIVISION
ITEM NO.: C FILE NO.: Z-9468
5
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.
F. BUILDING CODES/LANDSCAPE:
Building Code: 1-Hour Fire Separation is required with Duplex Construction as
well as smoke wall in the attic separating the attic space from the adjacent
occupancy.
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment received.
Planning Division: The request is in the I-630 Planning District. The Land Use
Plan shows Residential Low Density (RL) for the requested area. The 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
February 20, 2020
SUBDIVISION
ITEM NO.: C FILE NO.: Z-9468
6
(Planned Residential Development) District to allow the construction of two
duplexes on two platted lots on the site.
Master Street Plan: To the east is Valentine Street and to the north is west 18th
Street. Both are Local Streets on the Master Street Plan. The primary function of
Local Streets is to provide access to adjacent properties. Local Streets that are
abutted by non-residential zoning/use or more intensive zoning than duplexes are
considered as “Commercial Streets”. A Collector design standard is used for
Commercial Streets. These streets may require dedication of right-of-way and may
require street improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
H. SUBDIVISION COMMITTEE COMMENT: (December 11, 2019)
The applicant was present.
Staff presented the item to the committee.
Planning had no comments with the exception to remind the applicant of the
notification requirements.
Public Works indicated a 20-foot radial dedication of right-of-way is required at the
intersection of West 18th Street and Valentine Street. Also, it was suggested the
due to the school zone along West 18th Street, the driveways should be combined
to a single 24-foot wide driveway, rather than the proposed separate driveway for
each duplex. There was additional discussion of possibly using the alley to the
west of the property for access and having the parking in the rear.
The Entergy comment regarding buildings not being constructed over powerlines
was noted and the applicant stated the line would be relocated prior to
construction.
Required responses were to be received by December 18, 2019. The committee
forwarded the item to the full commission.
I. ANALYSIS:
A revised site plan was submitted by the applicant.
As discussed at the Subdivision Committee meeting, the buildings were reoriented
and moved closer to West 18th Street with angled parking in the rear yard. The
proposed front setback is 6.7 feet. The interior side setback would be 5-feet. The
rear yard is 22.5-feet. The setback from Valentine Street is shown as 20-feet.
February 20, 2020
SUBDIVISION
ITEM NO.: C FILE NO.: Z-9468
7
The parking is accessed by a 12-foot wide access drive to be constructed between
the alley to the west and Valentine Street. Nine spaces are shown on the plan.
Trash removal is to be private and a single dumpster would serve both duplexes.
The dumpster is proposed to be screened per the zoning ordinance and is situated
near the southeast corner of the property.
Each duplex unit would have two bedrooms and one bathroom. Porches would be
provided on both the front and rear.
As there are several items shared between the two duplex structures, a property
owners association is envisioned to ensure their continuance and maintenance.
Access and utility easements will also be provided on the replat of the property.
It appears all technical issues have been addressed.
J. STAFF RECOMMENDATION:
Staff recommends approval of the request to rezone the property to PD-R subject
to compliance with the comments and conditions outlined in paragraphs D, E, and
F and the staff analysis in the agenda staff report.
PLANNING COMMISSION ACTION: (FEBRUARY 20, 2020)
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 9 ayes, 0 noes, and 1 absent.
February 20, 2020
ITEM NO.: D FILE NO.: Z-9479
NAME: O’Reilly Senior Living Facility Long-form POD
LOCATION: Northwest of the intersection of Chenal Valley Drive and Rahling Road
DEVELOPER:
O’Reilly Development Company, LLC
5051 South National Avenue
Springfield, Missouri 65810
417-893-6006
OWNER/AUTHORIZED AGENT:
Arkansas Teacher Retirement System/Owner
Tim Wilson, SWD Architects/Agent
SURVEYOR/ENGINEER:
White-Daters & Associates, Inc./Engineer
AREA: 12.03 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.12
CURRENT ZONING: O-2 General Office and C-1
ALLOWED USES: General Office
PROPOSED ZONING: POD, Planned Office Development
PROPOSED USE: Senior Living Community
VARIANCE/WAIVERS:
BACKGROUND:
The property at the northwest corner of Chenal Valley Drive and Rahling Road is under
the ownership of the Arkansas Teacher Retirement System; however, the property is
situated in two different zoning districts. The portion at the intersection of Chenal Valley
February 20, 2020
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-9479
2
Drive is zoned C-1, Neighborhood Commercial, while the eastern section is designated
as O-2, Office and Institutional. All of the 12.03-acres are wooded and undeveloped.
The applicant is proposing a senior living community composed of independent living
units, assisted living units, and memory care units. This use is typically considered as an
institutional-type use and is appropriate to be located within the Planned Office
Development zoning designation.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
This proposed development is a Senior Continuum of Care Community consisting
of Memory Care, Assisted Living, and Independent Living. A total of 195 beds in
158 units are planned. The independent living portion of the project will be a
three-story structure and the assisted living and memory care units are a
single-level building. The overall square footage is 163,014-square feet.
The property consists of two lots. One lot is currently zoned O-2 and the second
lot is zoned C-1. The combined lot area is 12.03-acres. The grade change from
the lowest elevation to the highest is approximately 90-feet.
The zoning change to POD will allow for the development of the Senior Community
on these lots and assist in meeting the city design requirements and working with
the challenging terrain of this site.
The community will also offer services and amenities. The independent living area
is housed in a lodge-style building consisting of common areas, offices, a
commercial kitchen, beauty shop, exercise space, and social rooms. One-and
two-bedroom units are proposed for the independent living portion. All will have
fully-equipped kitchens and washers and dryers. They will also include “smart
design features, such as counter height bars opening into the living area,
eliminating the need for a separate dining space.
The assisted living units will offer private apartments for seniors who require
hands-on personal care services. All units will be wired with motion technology
that proactively monitors vital signs and risk for falls. The technology is capable of
predicting a fall 30-days prior to occurrence, allowing for early intervention.
Memory care units are designed for the safety and comfort of cognitively impaired
residents. Walk-in showers, height appropriate fixtures, such as toilets and sinks,
and locking cabinets protect residents from harm. Complete licensed care for
Alzheimer and dementia residents, including all meals, life safety
equipment/notifications, nursing assistance, and medication administration.
February 20, 2020
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-9479
3
The Arkansas Health Services Permit Agency (AHSPA) controls the approval of
all licensed beds, being the assisted living and memory care units in this facility.
The Agency has four application dates per year based upon their published list of
market demand areas. Little Rock has a defined unmet demand exceeding 500
licensed beds. Our community would provide 60 licensed beds, in addition to the
independent units. The continuum of care model helps from the initial decision of
community living at the independent level and availability of the same community
services allowing seniors to age in place within the community.
The application for this facility will be submitted to AHSPA on February 1, 2020
and will take approximately 120 days to complete the review process and receive
approval for the licensed beds. With an anticipated approval date in May 2020,
we will begin full architectural design and would look to begin construction by the
end of 2020. Having adequate zoning for our proposed project is required with the
application. Our legal counsel has confirmed our application may be
supplemented with final zoning approval.
B. EXISTING CONDITIONS:
The property is undeveloped and wooded with frontage along both Chenal Valley
Drive and Rahling Road.
A church is situated to the east.
Across Rahling Road to the south is an apartment complex and vacant property
zoned C-1.
To the north is a developing age-restricted residential community for those over
the age of 55. Further north along Chenal Valley Drive is an assisted living facility
and a nursing home/rehabilitation center.
The property to the west across Chenal Valley Drive is undeveloped and zoned
O-2.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one phone call from about the request. The
caller was walking and noticed the sign notifying the public of the proposed
planned zoning development. She was curious about what was proposed. Notice
of the public hearing was sent to all owners of properties located within 200 feet of
the site.
February 20, 2020
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-9479
4
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. A grading permit in accordance with section 29-186 (c) & (d) will be required
prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
3. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e).
4. 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.
5. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from
the Arkansas Department of Environmental Quality prior to the start of
construction.
6. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade
permit prior to doing any work in the right-of-way. Contact Traffic Engineering
at (501) 379-1805 (Travis Herbner) for more information.
7. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The lots should share a
driveway access centered on the property line with the church to the east.
The width of driveway must not exceed 36 feet. City code states driveway
spacing on arterial streets is 300 ft. from other driveways and intersections.
The proposed Rahling Road driveway is shown to be within the Rahling
Rd/Kirk Rd intersection where a future signal is being considered.
8. If the proposed Rahling Road driveway location is approved, provide a letter
prepared by a registered engineer certifying the intersection sight distance at
the intersection(s) comply with 2004 AASHTO Green Book standards.
9. Provide a letter prepared by a registered engineer certifying the Chenal Valley
Drive intersection sight distance at the intersection(s) comply with 2004
AASHTO Green Book standards.
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.
February 20, 2020
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-9479
5
11. 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.
12. The owner and/or manager of each multi-family residence of 100 or more
dwelling units shall provide recycling and encourage participation by the
tenants, renters, or owners of each unit. Contact Melinda Glasgow at
371-4646 for more information.
13. Show the location of proposed gates and fencing. Show the location of the
call box with sufficient stacking and turnaround if gates are proposed.
14. Street Improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority:
Sewer Available to this site. Capacity Fee Analysis required. 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. This is an underground area that has
three-phase along Rahling Road and Chenal Valley. Switchgear will be required
on this job. Contact Entergy in advance to discuss electrical service requirements,
or adjustments to existing facilities (if any) as this project proceeds.
CenterPoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
All Central Arkansas Water requirements in effect at the time of request for water
service must be met.
The Little Rock Fire Department needs to evaluate the site to determine whether
additional public and/or private fire hydrant(s) will be required. If additional fire
hydrant(s) are required, they will be installed at the Developer’s expense.
Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional review.
February 20, 2020
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-9479
6
Contact Central Arkansas Water regarding procedures for installation of water
facilities and/or fire service. Approval of plans by the Arkansas Department of
Health Engineering Division and Little Rock Fire Department is required.
The facilities on-site will be private. When meters are planned off private lines,
private facilities shall be installed to Central Arkansas Water’s material and
construction specifications and installation will be inspected by an engineer
licensed to practice in the State of Arkansas. Execution of a Customer Owned Line
Agreement is required.
Due to the nature of this facility, installation of an approved reduced pressure zone
backflow preventer assembly (RPZ) is required on the domestic water service. This
assembly must be installed prior to the first point of use. Central Arkansas Water
(CAW) requires that upon installation of the RPZA, successful tests of the assembly
must be completed by a Certified Assembly Tester licensed by the State of
Arkansas and approved by CAW. The test results must be sent to CAW's Cross
Connection Section within ten days of installation and annually thereafter. Contact
the Cross Connection Section at 377-1226 if you would like to discuss backflow
prevention requirements for this project.
Fire sprinkler systems which do not contain additives such as antifreeze shall be
isolated with a double detector check valve assembly. If additives are used, a
reduced pressure zone backflow preventer shall be required.
Fire Department:
Full plan review
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of
the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall
not exceed 10 percent in grade except as approved by the fire chief.
February 20, 2020
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-9479
7
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
February 20, 2020
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-9479
8
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.
February 20, 2020
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-9479
9
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.
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
February 20, 2020
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-9479
10
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. The maximum width of the required buffer is fifty (50) feet. A minimum
of seventy (70) percent of the land use buffer shall be undisturbed.
Easements cannot count toward fulfilling this requirement. The property to
the north is zoned PD-R, and the property to the west is zoned R2 CUP. The
average width of the lots is approximately 560 linear feet. A thirty-four (34)
foot land use buffer is required adjacent north perimeter. The buffer
shown on the plan is deficient.
3. 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.
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. 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. 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.
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. Building landscape areas shall be provided between the vehicular use area
used for public parking and the general vicinity of the building. These shall be
provided at the rate equivalent to planter strip three (3) feet wide along the
vehicular use area. One (1) tree and four (4) shrubs shall be planted in the
building landscape areas for each forty (40) linear feet of vehicular use area
abutting the building.
February 20, 2020
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-9479
11
8. An automatic irrigation system to water landscaped areas shall be required
for developments of one (1) acre or larger.
9. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
10. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment received.
Planning Division: The request is in the Chenal Valley Planning District. The
Land Use Plan shows Neighborhood Commercial (NC) and Office (O) for the
requested area. The Neighborhood Commercial category includes limited
small-scale commercial development in close proximity to a neighborhood,
providing goods and services to that neighborhood market area. The Office
category represents services provided directly to consumers (e.g., legal, financial,
medical) as well as general offices which support more basic economic activities.
The application is to change an area from C-1 (Neighborhood Commercial District)
and O-2 (Office and Institutional District) to POD (Planned Office Development)
District to allow the development of a senior care assisted and independent living
complex on the site.
Master Street Plan: To the south is Rahling Road and it is shown as a Minor
Arterial on the Master Street Plan. To the west is Chenal Valley Drive 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 Rahling Road
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.
Bicycle Plan: There is a Class I Bike Path is shown along Rahling 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). There is a Class III
Bike Route shown on Chenal Valley Drive. Bike Routes require no additional
right-of-way, but either a sign or pavement marking to identify and direct the route.
February 20, 2020
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-9479
12
H. SUBDIVISION COMMITTEE COMMENT: December 11, 2019
The applicant was present. Staff presented the item to the committee.
Planning staff inquired if any outdoor amenities or recreational facilities are
proposed, if there would be any perimeter fencing or gates, and any signage.
Lastly, confirmation of whether the proposed development will have approval from
the Chenal Architectural Review Board prior to the January 9, 2020, public hearing
was requested.
Public Works staff requested a Sketch Grading and Drainage Plan. The proposed
driveway locations do not meet the access and circulation requirements of
Sections 30-43 and 31-210. It was proposed this property should share a driveway
with the neighboring church on the east and the width of the driveway to not exceed
36-feet in width. As currently planned the separate driveway on Rahling Road
would be within the intersection of Rahling Road with Kirk Road, where a future
traffic signal is under consideration. Furthermore, if the proposed Rahling Road
driveway is approved, a letter prepared by a registered engineer certifying the
intersection sight distance at the intersection(s) complies with the 2004 AASHTO
Green Book Standards must be provided. A similar letter is necessary for the
Chenal Valley Drive intersection(s). It was also noted recycling facilities would be
required for the property and the tenants should be encouraged participation.
Landscape comments were addressed generally. One specific item was the land
use buffer to the north was of an insufficient width on the site plan. A 34-foot buffer
is required.
The applicant was advised responses and revisions are to be received by
December 18 14, 2019. The committee forwarded the item to the full commission.
I. ANALYSIS:
A revised site plan and comment responses were provided by the applicant.
The outdoor recreational amenities will consist of three interior courtyards situated
in the assisted living and memory care building providing a secure outdoor area
for use by the residents. The independent living units will each have a small deck
of patio for personal use and a patio area will be provided on the east side of the
building on the first floor connecting to the bistro/dining area inside the structure.
Both the independent living and assisted living units will have an indoor fitness
facility. An indoor swimming pool is planned for the independent living community.
February 20, 2020
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-9479
13
A six-foot wood fence is planned along the north and east property lines as part of
the land use buffers. No gates are proposed.
The conceptual design has been submitted to the Chenal Architectural Review
Board. It has not been yet confirmed when the review and approval will be
received.
A sketch grading plan has been submitted and reviewed by Public Works. The
sketch grading plan has been found to be satisfactory. A storm water detention
pond is proposed for the southwest corner of the property near the intersection of
Chenal Valley Drive and Rahling Road.
A shared access drive with the neighboring church is now proposed for access to
Rahling Road from the property. This will be platted as a shared access easement
during the platting process.
The letter certifying the sight distance for the Chenal Valley access drive has yet
to be submitted.
Engineering certification will be submitted for review and approval by Public Works.
As noted, the site has a significant grade change. Currently, retaining walls are
proposed generally along the northern portion of the developed area curving to the
south around much of the eastern edge of the developed area and a second
retaining wall between the independent living community building and the assisted
living and memory care building. With sections paralleling the structures on the
north and south. These walls would be no more than 15-feet in height.
Recycling facilities will be provided and use by the residents encouraged.
The developed area has been shifted southward allowing for sufficient landscape
buffer to be provided on the north side of the property.
All other landscaping issues, including tree preservation, will be addressed during
the permitting and development process to comply with requirements.
It appears all technical issues have be sufficiently addressed.
Staff is supportive of this project. It is compatible with the development and plans
in the area and would help in meeting the need for senior housing in the city.
February 20, 2020
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-9479
14
J. STAFF RECOMMENDATION:
Staff recommends approval of the request to rezone the property to POD subject
to compliance with the comments and conditions outlined in paragraphs D, E, and
F and the staff analysis in the agenda staff report.
PLANNING COMMISSION ACTION: (JANUARY 9, 2020)
The applicant was not present. There were no registered objectors present. Staff
informed the commission the required notification was not completed in a timely fashion;
therefore, this item must be deferred to the February 20, 2020 meeting. Staff
recommends approval of the deferral to the February 20, 2020 meeting. There was no
further discussion. The item was placed on the consent agenda and the item was
deferred to the February 20, 2020 meeting. The vote was 10 ayes, 0 noes, and 1 absent.
PLANNING COMMISSION ACTION: (FEBRUARY 20, 2020)
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 9 ayes, 0 noes, and 1 absent.
February 20, 2020
ITEM NO.: E FILE NO.: Z-9481
NAME: Allmon Short-form PD-R
LOCATION: 1523 Wolfe Street
DEVELOPER:
Gregory L. Allmon
1523 Wolfe Street
Little Rock, AR 72202
214-797-4862
OWNER/AUTHORIZED AGENT:
Gregory L. Allmon
SURVEYOR/ENGINEER:
Cunningham Surveying, LLC./Surveyor
AREA: 0.108 acres 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 residence
PROPOSED ZONING: PD-R Planned Development-Residential
PROPOSED USE: Single-family residence
VARIANCE/WAIVERS:
1. Side building setback from West 16th Street
BACKGROUND:
The property at 1523 Wolfe Street a single-family residence in the midst restoration. The
rear walls are failing. The owner seeks to rebuild them and add an extension to the rear
February 20, 2020
SUBDIVISION
ITEM NO.: E FILE NO.: Z-9481
2
of six feet. The south wall facing West 16th Street does not meet the minimum side
building setback of five feet.
The property is located within the Central High Neighborhood Design Overlay District.
Section 434.29 sets out the standards for additions to single-family structures. It is
specifically stated the front yard setback is 15-feet and all other setbacks shall be as
prescribed by the property’s zoning district. Section 36-434.34 directs that any violation
of the standards of the Design Overlay District shall be reviewed through the planned
zoning district (PZD) section of the zoning ordinance in order to devise a workable
development plan consistent with the purpose and intent of the overlay standards.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The subject property is undergoing a complete restoration. The rear walls of the
structure are collapsing. The plans are to reconstruct and square the walls to
provide added support of the new roof structure. This requires adding six feet to
the rear of the structure. The plans are to attach to the existing south wall, but to
not extend the south wall beyond its existing position in reference to the 16th Street
right-of-way. The rear yard setback will be decreased by six-feet; however, the
minimum 25-foot yard will still be provided with the proposed addition.
B. EXISTING CONDITIONS:
The property is developed with a single-family residence fronting on Wofle Street
and also abutting West 16th Street. The setback of the structure from West 16th
Street is 1.3-feet per the survey provided by the applicant.
To the west across Wolfe Street is Centennial Park, the site of the former
Centennial School. The park encompasses the entire block between Battery
Street on the west and Wolfe Street on the east between West 15th and 16th
Streets.
An office use within residential structures is located to the southwest.
Saint Bartholomew Catholic Church is to the southeast.
Single-family residences are located to the north, south, and east and are the
predominant land use in the vicinity.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any communication from nearby property
owners or neighborhood associations. Notice of the public hearing was sent to all
February 20, 2020
SUBDIVISION
ITEM NO.: E FILE NO.: Z-9481
3
owners of properties located within 200 feet of the site, as well as the Central High
and Wright Avenue 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. 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:
No Objections; All Central Arkansas Water requirements in effect at the time of
request for water service must be met.
Fire Department: No comment.
Parks and Recreation: No comment received.
County Planning: No comment.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comment.
Landscape: No comment.
February 20, 2020
SUBDIVISION
ITEM NO.: E FILE NO.: Z-9481
4
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment received.
Planning Division: The request is in the Central City Planning District. The Land
Use Plan shows Residential Low Density (RL) for the requested area. The
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 PDR (Planned Development Residential) District to allow an addition to
this house. The site is within the Central High Neighborhood Design Overlay
District.
Master Street Plan: To the west is Rice Street and to the south is 16th Street. Both
are a Local Streets on the Master Street Plan. The primary function of Local
Streets is to provide access to adjacent properties. Local Streets that are abutted
by non-residential zoning/use or more intensive zoning than duplexes are
considered as “Commercial Streets”. A Collector design standard is used for
Commercial Streets. These streets may require dedication of right-of-way and may
require street improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
H. SUBDIVISION COMMITTEE COMMENT: December 11, 2019
The applicant was not present. Staff presented the item to the committee and
indicated comments would be forwarded to the applicant with the requirement for
responses to be received by December 18, 2019. The committee forwarded the
item to the full commission.
I. ANALYSIS:
There were no technical issues requiring a response from the applicant. The
proposal would enhance the property and allow for the full restoration of this
structure. The addition would not increase the extent of the exiting encroachment
into the setback adjacent to West 16th Street. Such a situation appears to be
common in the Central High neighborhood and is not out of character.
February 20, 2020
SUBDIVISION
ITEM NO.: E FILE NO.: Z-9481
5
J. STAFF RECOMMENDATION:
Staff recommends approval of the request to rezone the property to PD-R subject
to compliance with the comments and conditions outlined in paragraphs D, E, and
F and the staff analysis in the agenda staff report.
PLANNING COMMISSION ACTION: (JANUARY 9, 2020)
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.
PLANNING COMMISSION ACTION: (FEBRUARY 20, 2020)
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 9 ayes, 0 noes, and 1 absent.
February 20, 2020
ITEM NO.: 1 FILE NO.: S-867-F(9)
NAME: Chenal Valley Phase 30 & 31 Revised Preliminary Plat
LOCATION: East of Lamarche Drive
DEVELOPER:
Potlatch Deltic Real Estate, LLC
7 Chenal Club Boulevard
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
Potlatch Deltic Real Estate, LLC /Owner
White-Daters & Associates, Inc./Agent
SURVEYOR/ENGINEER:
White-Daters & Associates, Inc.
AREA: 107.65 acres NUMBER OF LOTS: 187 FT. NEW STREET: 10,450 LF
WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.12
CURRENT ZONING: R-2 Single-Family
VARIANCE/WAIVERS:
1. Advanced site grading
2. Pedestrian paths in lieu of sidewalks
3. Slopes in excess of 3:1 ratio
4. Detention pond depth in excess of 4-feet
STAFF UPDATE:
The applicant informed staff on February 10, 2020, the required notice to property owners
was not completed in a timely manner; therefore, the item must be deferred. As there are
more than 15 days until the March 12, 2020 planning commission meeting, the applicant
has requested consideration of the request to be placed on that agenda. Staff agrees
with deferring the item to the March 12, 2020 planning commission agenda.
February 20, 2020
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-867-F(9)
2
PLANNING COMMISSION ACTION: (FEBRUARY 20, 2020)
The applicant was not present. There were no registered objectors present. Staff
informed the commission that the applicant informed staff on February 10, 2020, the
required notice to property owners was not completed in a timely manner; therefore, the
item must be deferred. As there was time to complete notification requirements prior to
the March 12, 2020 planning commission meeting, this item may be deferred to that
agenda. Staff agrees with deferring the item to the March 12, 2020 planning commission
agenda. There was no further discussion. The item was placed on the consent agenda
and the item was deferred to the March 12, 2020 meeting. The vote was 9 ayes, 0 noes,
and 2 absent.
February 20, 2020
ITEM NO.: 2 FILE NO.: S-1870
NAME: PBGH Preliminary Plat
LOCATION: Northwest of the intersection of Colonel Glenn Road and Marsh Road
DEVELOPER:
PB General Holdings, LLC
#1 Remington Drive
Suite 100
Little Rock, AR 72204
501-219-0919
OWNER/AUTHORIZED AGENT:
Norma J. James Living Trust/Owner
Blew & Associates, P.A, Bartlett Architecture, & Van Tassel, Proctor/Authorized Agents
SURVEYOR/ENGINEER:
Blew & Associates, P.A/Surveyor
AREA: 2.223 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 18 CENSUS TRACT: 42.07
CURRENT ZONING: R-2 Single-Family
VARIANCE/WAIVERS: None
BACKGROUND:
The applicant seeks create a lot for the construction of a general retail use. This lot
combines portions of two properties into the new lot of record. This plat also would
dedicate right-of-way for Colonel Glenn Road, resulting in a 2.029-acre parcel.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is requesting approval of this subdivision to develop the vacant land
with a 9,100-square foot general merchandise retail store. The two parcels have
a combined area of 2.223-acres.
February 20, 2020
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1870
2
Currently, the site is zoned R-2, Single-family residential, as are the surrounding
parcels. The properties across Colonel Glenn Road are zoned C-3, General
Commercial.
One of the two parcels is the full ownership, while the other is a portion of the larger
property.
B.EXISTING CONDITIONS:
The property is undeveloped.
A vacant commercial structure is situated opposite this parcel near the southwest
corner of Colonel Glenn Road and Marsh Road. Immediately west of this building
is a residence with a metal out-building that is significantly larger than the house.
To the northwest of the property is a vacant residential structure and a residence
is to the southeast.
The area is sparsely developed with primarily residential uses.
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 abutting this parcel and the Citizens of West Pulaski County.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Colonel Glenn 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.
E.UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Outside Service Boundary –
No comment.
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
February 20, 2020
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1870
3
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.
Provide a minimum 10-foot utility easement along the proposed lot frontage.
The Little Rock Fire Department needs to evaluate this site to determine whether
additional public and/or private fire hydrant(s) will be required. If additional fire
hydrant(s) are required, they will be installed at the developer’s expense.
Please submit plans for water facilities to Central Arkansas Water for review. Plan
revisions may be required after additional review. Contact Central Arkansas Water
regarding procedures for installation of water facilities. Approval of plans by
Central Arkansas Water, the Arkansas Department of Health Engineering Division,
and Little Rock Fire Department is required.
Fire Department: No comment.
Parks and Recreation: No comment received.
County Planning:
1. The left over triangular tract needs to be established as a new lot of record or
combined with the leftover Norma James property.
2. Provide AHD Wastewater approval.
3. Provide Bill of Assurance.
4. Provide distance and bearing to second section or quarter section corner.
5. Provide County certificate of final plat approval an addition to City of Little
Rock certificate.
6. Change all preliminary plat certificates to the appropriate Final Plat
Certificates.
7. Remove contours from Final Plat.
February 20, 2020
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1870
4
F. BUILDING CODES/LANDSCAPE:
Building Code: No comment.
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment received.
Planning Division: No comment.
H. SUBDIVISION COMMITTEE COMMENT: January 29, 2020
The applicant was present. Staff presented the item to the committee and asked
them to submit confirmation from the area volunteer fire department reflecting
knowledge of the proposed subdivision and their ability to serve any new
development of the property. It was also noted the remnant tract to the southeast
of the proposed parcel should be incorporated into this tract, designated as another
lot, or combined with the remaining Norma J. James Living Trust property.
Public Works indicated Colonel Glenn Road is designated as a principal arterial
road on the City of Little Rock Master Street Plan. Dedication of right-of-way to
55-feet from the road centerline is required.
The applicant was directed to give attention to the comments from County Planning
and to review all other comments.
Responses to staff issues are required by February 5, 2020.
The committee forwarded the item to the full commission.
I. ANALYSIS:
A revised plat has been submitted dedicating the required right-of-way for Colonel
Glenn Road.
The remnant parcel will be combined with the Norma J. James Living Trust
property. This will be indicated on the plat and a new deed will be filed
incorporating this property into the larger parcel.
The Pulaski County Planning comments have been addressed.
February 20, 2020
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1870
5
It appears all technical issues have been addressed.
J. STAFF RECOMMENDATION:
Staff recommends approval of the proposed plat and 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: (FEBRUARY 20, 2020)
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 9 ayes, 0 noes, and 2 absent.
February 20, 2020
ITEM NO.: 3 FILE NO.: Z-6408-B
NAME: St. Bartholomew’s Catholic Church Parish Hall Short-form POD
LOCATION: 1622 Marshall Street
DEVELOPER:
Bishop Anthony Taylor
Catholic Diocese of Little Rock
P. O. Box 7239
Little Rock, AR 72217
OWNER/AUTHORIZED AGENT:
Catholic Diocese of Little Rock/Owner
Woods Group Architects/Authorized Agent
1401 Bishop Street
Little Rock, AR 72202
SURVEYOR/ENGINEER:
Harbor Environmental/Surveyor
5800 Evergreen Drive
Little Rock, AR 72205
AREA: .649 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 45
CURRENT ZONING: R-3
ALLOWED USES: Single - family (existing undeveloped church property)
PROPOSED ZONING: POD
PROPOSED USE: Church Parish Hall and parking
VARIANCE/WAIVERS: None requested
February 20, 2020
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-6408-B
2
BACKGROUND:
The current St. Bartholomew Church building and rectory at 1622 Marshall Street were
constructed in 1931. The church itself is over 100 years old, having been previously
located on 8th Street and in a building near the current site. The church building and
rectory occupy the southern two lots on the west side of Marshall Street, between 16th
and 17th Streets. The four vacant lots adjacent to the north are also owned by the church
and until the 1980’s had single family homes on them.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The Church is requesting approval of a POD to allow for construction of a
one-story, 5,250 square foot parish hall building and an associated parking lot to
be located on the currently-vacant lots to the north of the existing church building
and rectory. A future, 1,200 square foot expansion of the proposed parish hall is
also indicated. The property is located in the Central High Design Overlay District.
The DOD has specific criteria for treatment of the ground floor façade which the
church cannot comply with. The process for requesting an exception is the planned
development.
B. EXISTING CONDITIONS:
The proposed site of the parish hall and parking lot is now vacant. The property
consists of four lots that previously had single family homes on them. The church
and rectory are adjacent to the south. Another church property, formerly the
St. Bartholomew School, is located across Marshall Street to the east. That
building is currently occupied by Helping Hands. The Arkansas Baptist College
campus is located to the east. Other ABC properties are located to the south and
west. Centennial Park is located ½ block to the northwest. The residential
properties around the site contain a variety of single family and two family homes.
The property is located in the historic Central High neighborhood.
C. NEIGHBORHOOD COMMENTS:
Notice of the public hearing was sent to all owners of properties located within
200 feet of the site and the Central High and Wright Avenue Neighborhood
Associations.
February 20, 2020
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-6408-B
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A 20 feet radial dedication of right-of-way is required at the intersection of
Marshall Street and W. 16th Street.
2. With issuance of a building permit, due to the existing damaged public
infrastructure within the right-of-way 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.
3. Access is proposed off the rear alley, with the issuance of the building permit,
the alley should be repaved to at least 15 ft. in width from W. 16th St. south to
the proposed access driveways.
4. Remove all existing curb cuts proposed not to be used with the development
with the issuance of the building permit.
5. A grading permit in accordance with section 29-186 (c) & (d) will be required
prior to any land clearing or grading activities at the site. Other than residential
subdivisions, site grading and drainage plans must be submitted and approved
prior to the start of construction.
6. Show proposed location of any gates and fencing associated with the
parking lot.
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 Available to this Site. FOG
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 comments received.
February 20, 2020
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-6408-B
4
Central Arkansas Water:
All Central Arkansas Water requirements in effect at the time of request for water
service must be met.
The Little Rock Fire Department needs to evaluate this site to determine whether
additional public and/or private fire hydrant(s) will be required. If additional fire
hydrant(s) are required, they will be installed at the Developer's expense.
Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional review.
Contact Central Arkansas Water regarding procedures for installation of water
facilities and/or fire service. Approval of plans by the Arkansas Department of
Health Engineering Division and Little Rock Fire Department is required.
Fire Department:
Full Plan review
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall
not exceed 10 percent in grade except as approved by the fire chief.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1
February 20, 2020
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-6408-B
5
Section D104.1 Buildings exceeding three stories or 30 feet in height. Building
or facilities exceeding 30 feet or three stories in height shall have at least two
means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square
feet that have a single approved fire apparatus access road when all
building are equipped throughout with approved automatic sprinkler
systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
maximum overall diagonal dimension of the lot or area to be served, measured in
a straight line between accesses.
30’ Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1
– D105.4
D105.1 Where Required. Where the vertical distance between the grade
plane and the highest roof surface exceed 30’, approved aerial fire apparatus
access roads shall be provided. For the purposes of this section the highest roof
surfaces shall be determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet walls, whichever
is greater.
D105.2 Width. Aerial fire apparatus access roads shall have a minimum
unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the
building or portion thereof.
D105.3 Proximity to building. At least one of the required access routes
meeting this condition shall be located within a minimum of 15 feet and a maximum
of 30 feet from the building, and shall be positioned parallel to one entire side of
the building. The side of the building on which the aerial fire apparatus access road
is positioned shall be approved by the fire code official.
D105.4 Obstructions. Overhead utility and power lines shall not be located
over the aerial fire apparatus access road or between the aerial fire apparatus road
and the building. Other obstructions shall be permitted to be places with the
approval of the fire code official.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
February 20, 2020
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-6408-B
6
provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
road gates.
Gates securing the fire apparatus access roads shall comply with all of the
following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval \by the fire code
official
8. Electric gate operators, where provided, shall be listed in accordance with UL
325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
Multi-Family Residential Developments
As per Appendix D, Section D106.1 of the 2012 Arkansas Fire Prevention
Code Vol. 1. Projects having more than 100 dwelling units. Multiple-family
residential projects having more than 100 dwelling units shall be equipped
throughout with two separate and approved fire apparatus access roads.
Exception: Projects having up to 200 dwelling units may have a single
approved fire apparatus access road when all building, including nonresidential
occupancies are equipped throughout with approved automatic sprinkler systems
installed in accordance with Section 903.3.1.1 or 903.3.1.2
As per Appendix D, Section D106.2 of the 2012 Arkansas Fire prevention
Code Vol. 1. Projects having more than 200 dwelling units. Multiple-family
February 20, 2020
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-6408-B
7
residential projects having more than 200 dwelling units shall be provided with two
separate and approved fire apparatus access roads regardless of whether they
are equipped with an approved automatic sprinkler system.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number
and Distribution of Fire Hydrants as per Table C105.1.
Building Codes: No comment.
County Planning: No comment received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comment.
Landscape:
1. Any new site development must comply with the City’s minimal landscape and
buffer ordinance requirements.
2. The property is located in the City’s designated mature area. A twenty-five
(25%) percent reduction of the buffer, perimeter planning bed widths, building,
and interior parking landscape requirements is acceptable.
3. Street buffers will be required at six (6) percent of the average depth of the lot.
The minimum dimension shall be one-half (½) the full width requirement but in
no case less than nine (9) feet or six (6) feet nine (9) inches in designated
mature areas.
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.
A minimum of five (5) Trees and fifteen (15) shrubs will be required
between the new development and the S Marshall Street right-of-way. A
minimum of five (5) trees and forty-seven (47) shrubs shall be located
between the new development and the W 16th Street right-of-way.
February 20, 2020
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-6408-B
8
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. An irrigation system shall be required for developments of one (1) acre or
larger. For developments of less than one (1) acre a there shall be a water
source within seventy-five (75) feet of all plant material if an automatic irrigation
system is not provided.
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
Existing plant materials can be used to meet the minimum code
requirements if noted on the plan. All existing landscape areas and
mature vegetation to remain shall be protected as per City of Little Rock
Landscape Ordinance (Sec. 15-100). Any trees or vegetation located in
close proximity to construction shall have the area within the dripline
fenced and protected from development activities.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment.
Planning Division: The request is in the Central City Planning District. The Land
Use Plan shows Public Institutional (PI) for the requested area. The Public
Institutional category includes public and quasi-public facilities that provide a
variety of services to the community such as schools, libraries, fire stations,
churches, utility substations, and hospitals. The application is to change the
property from R-3 (Single Family District) with a Conditional Use Permit for Church
related uses to a POD (Planned Office Development) District to allow for the
construction of a Parish Hall and parking on the site. The Site is within the Central
High Neighborhood Design Overlay District.
Master Street Plan: To the east is Marshall and to the north and south are 16th
and 17th Streets. All three streets are Local Streets on the Master Street Plan.
The primary function of Local Streets is to provide access to adjacent properties.
Local Streets that are abutted by non-residential zoning/use or more intensive
zoning than duplexes are considered as “Commercial Streets”. These streets may
require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
February 20, 2020
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-6408-B
9
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
H. SUBDIVISION COMMITTEE COMMENT: (January 29, 2020)
The applicants were present. Staff presented the item and noted some additional
information was needed. Staff asked the applicants to specify the uses proposed
for the building and to provide the building height, building elevations and a
signage plan. The applicants were asked to locate any proposed fencing and to
locate the dumpster and required screening. Staff noted the criteria of the Central
High Design Overlay District and informed the committee members that there
would possibly be variances from the DOD related to the front façade and the
number of parking spaces. Staff made note of two trees which were indicated
within the parking lot as to be saved. Staff commented that the landscape island
around the two trees needed to be enlarged so as to protect the tree and to
increase the likelihood of the trees surviving.
Public Works and landscape comments were presented and briefly discussed. The
comments from the other departments and reviewing agencies were noted.
The applicants were advised to submit responses to staff issues by February 5,
2020.
The committee forwarded the item to the full commission.
I. ANALYSIS:
St. Bartholomew Catholic Church is requesting approval of a planned office district
to allow for construction of a parish hall and associated parking adjacent to the
existing church and rectory. The proposed one-story parish life center building
will be constructed in two phases. The first phase is 5,250 square feet. A future,
1,200 square foot expansion is indicated. A 27-space parking lot is located
adjacent to and behind the proposed parish hall building. The building will contain
multipurpose fellowship space, a kitchen, restrooms and church offices.
The applicants submitted responses to most of the issues raised at subdivision
committee. Building elevations were provided. The parking lot was modified,
eliminating some of the parking spaces and increasing the land area around two
trees proposed to be preserved. No dumpster has been indicated on the plan. If
one is ever added in the future, it should be located behind the building and
screened to comply with code standards. Dumpster service hours should be limited
to 7:00 am – 6:00 pm, Monday – Friday. All new site lighting is to be low-level and
directional, shielded downward and into the site. Signage should comply with that
allowed in office and institutional zones. No new fencing is proposed. The parking
will be accessed via a single driveway onto Marshall Street and from the alley
February 20, 2020
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-6408-B
10
behind the property. The alley will be improved from 16th Street south to the
entrances to the proposed new parking.
The site is located in the Central High Design Overlay District and there are
variances from a couple of the DOD criteria.
a. Orientation. The primary façade of a nonresidential building shall face the
principal street. The principal street as referred to in this section shall refer to
the street having the highest classification according to the city master street
plan. Buildings on corner lots shall have the same orientation as adjacent
nonresidential structures. The proposed building faces Marshall Street and has
the same orientation as the adjacent church and rectory buildings.
b. Ground-level façade. For new construction at least sixty (60) percent of the
ground-floor level facing pedestrian public circulation areas shall be glass
windows and/or displays. The proposed building does not comply with this
standard on either the north (parking lot) or east (street) facades. The nature
of the building such that it is not necessary or desirable to have sixty (60)
percent of the facade in glass.
c. Nonresidential building setback. All commercially and office zoned properties
shall have a ten-foot front setback with the building sited at the front setback
line. The proposed building is sited at the required ten-foot setback.
d. Drive through facilities. N/A
e. Roofs. Flat roofs and pitched roofs are permitted. Rooflines should follow
predominant style of adjacent buildings. The proposed building has a pitched
roof. The adjacent church and rectory have pitched roofs.
f. Materials. The materials of the exterior shell shall be brick, other masonry,
wood or a material that resembles wood (i.e. vinyl siding). The proposed
building will have front and side exterior finishes of brick and vertical fiber
cement panels. The rear of the building is proposed to be metal panels.
g. Standard parking requirements. Parking requirements shall be fifty (50) percent
of that required by Article VIII. This 6,450 (total) square foot building would
typically be required to have 64 parking spaces. In the DOD, 32 spaces are
required. The applicant is proposing a total of 27 spaces.
h. Maximum parking. The maximum parking allowed shall be the minimum
standard established in Article VIII. A maximum of 64 spaces would be allowed;
27 are proposed.
i. Parking facilities. Surface parking shall be limited to the side and rear of
structures. The proposed parking is located to the side and rear of the proposed
parish hall.
February 20, 2020
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-6408-B
11
Approval from the City’s Urban Forester is required prior to the removal of any
trees exceeding fourteen (14) inches in diameter. Two such trees are proposed for
removal. The Urban Forester has approved the plan. .
To staff’s knowledge there are no outstanding issues. Staff is supportive of the
proposed POD. The church has been part of this neighborhood for 100 years.
Allowing the addition of the parish hall will help the church continue to meet the
needs of the church and the neighborhood. Staff believes the building material,
façade glass percentage and parking variances are relatively minor. Allowing the
proposed use is compatible with uses and development in the area.
J. STAFF RECOMMENDATION:
Staff recommends approval of the requested POD subject to compliance with the
comments and conditions outlined in paragraphs D, E and F and the staff analysis
in the agenda staff report.
PLANNING COMMISSION ACTION: (FEBRUARY 20, 2020)
The applicant was present. There were persons present both in support and registered
in opposition. Staff informed the commission that the applicant had mailed the required
notices 13 days prior to the commission meeting rather than the 15 days called for under
the commission’s bylaws. The applicant was requesting a waiver of the bylaws to allow
for the 2-day reduction in notice time.
Ron Woods addressed the commission in support of his waiver request. He stated he
had noticed an error in the list of property owners provided by the abstract company as
the list had been based on the church address rather than the adjacent property where
the parish hall and parking lot were actually proposed to be located. Mr. Woods stated
that during the time that the list was being revised he lost track of the days and the notices
were subsequently mailed 2 days late. He stated he had tracked the mailings and had
verification from USPS that 16 of the 19 notices had been delivered.
Bobby Matthews, President of the Central High Neighborhood Association, spoke in
opposition to the waiver. He read from a letter in which the association was asking that
the applicant come to an association meeting to present the project and answer
questions.
Commissioner Rahman commented to Mr. Matthews that he had received notice. He
asked Mr. Matthews if it was his contention that the 2-day reduction in notice time made
a difference.
February 20, 2020
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-6408-B
12
Paul Dodds, of 2119 W. 17th Street, spoke in opposition to the waiver, stating the
neighborhood needed more time to consider the proposal.
Commissioner Rahman asked Mr. Dodds the same question he had asked
Mr. Matthews.
Commissioner Brooks asked Mr. Matthews if Mr. Woods had not met with the
neighborhood. Mr. Matthews responded that he had not.
Mr. Woods stated he had sent all of the information to the association and had e-mail
conversations with Mr. Matthews. He stated the February neighborhood association
meeting had been canceled.
Chairman Latture asked Mr. Woods if a 3-week deferral would have an impact on the
project. Mr. Woods responded that they were trying to maintain a schedule and a deferral
could possibly delay construction.
Commissioner Hart asked Mr. Woods if he wanted to go forward knowing there was
opposition present or defer to possibly work through the issues. Mr. Woods responded
that they wanted to go forward.
A motion was made to waive the bylaws and to accept the notices having been completed
2 days late. The vote was 6 ayes, 3 noes and 2 absent. The motion failed as it did not
receive approval from 75% of the members present. Consequently, the item was deferred
to the March 12, 2020 meeting.
February 20, 2020
ITEM NO.: 4 FILE NO.: Z-8716-B
NAME: John Cooley Revised Short-form PD-O
LOCATION: 24201 Burlingame Road
DEVELOPER:
Jeremy Powell
3209 Reynard Road
Little Rock, AR 72210
OWNER/AUTHORIZED AGENT:
NPlus7 Data Solutions/Owner
SURVEYOR/ENGINEER:
Brooks Surveying, Inc./Surveyor
AREA: 1.10 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 21 CENSUS TRACT: 42.02
CURRENT ZONING: PD-O
ALLOWED USES: Recording Studio and Single-Family Residential
PROPOSED ZONING: PD-O, Planned Office Development
PROPOSED USE: Child Care Center and Single-Family Residential as an
alternative use of the property
VARIANCE/WAIVERS: None
BACKGROUND:
The Board of Directors adopted an ordinance on December 20, 2011, changing the
zoning on this property from AF, Agriculture and Forestry, to PD-O, Planned Office
District, to permit a change in use from a single-family residence to a recording studio,
while also reserving the potential for resumption of single-family residential in the future.
The application was initially filed for a PCD, Planned Commercial Development with C-1,
February 20, 2020
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-8716-B
2
Neighborhood Commercial uses as the allowed uses. The structure on the site was
constructed as a daycare; however, it had been used for several years as a single-family
residence. Staff was concerned about allowing all the permitted uses in the C-1 zone
that were incompatible with the area and recommended denial of the request. The
applicant amended the application prior to the planning commission hearing to limit the
use of the property for a recording studio and as a single-family residence as an
alternative use.
An application was submitted in 2017 to add church uses to the list of permitted uses.
This application was withdrawn before being considered by the planning commission.
The property is now vacant and the operator of a child care center would like to use it for
that purpose.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The property at 24201 is currently vacant. A potential tenant seeks to operate a
child care center in the building. This building, although used in the past as a
single-family residence was constructed for commercial use and was used
previously as a child care. The current PD-O zoning allows the use of the property
as a recording studio or single-family residence; therefore, we request to revise
the PD-O to add child care as a permitted use.
B. EXISTING CONDITIONS:
The property contains approximately 1.10 acres and is developed with a single-
story structure. A circular drive connects the property with Burlingame Road.
A gravel parking area is situated north of the circular drive in front of the building.
The general is largely rural residential in character.
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.
February 20, 2020
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-8716-B
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Burlingame Road is classified on the Master Street Plan as a principal arterial
road. A dedication of right-of-way meeting the Master Street Plan will be
required.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority:
Outside Service Boundary – No comment.
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.
Fire Department: No comment.
Parks and Recreation: No comment received.
County Planning: No comment.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comment.
Landscape: No comment.
February 20, 2020
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-8716-B
4
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment received.
Planning Division:
The request is in the Burlingame Valley Planning District. The Land Use Plan
shows Residential Low Density (RL) for the requested area. The 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 for a revision to PDO (Planned Development Office) District to allow
the property to be used as a childcare center.
Master Street Plan: To the north is Burlingame 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
area. Entrances and exits should be limited to minimize negative effects of traffic
and pedestrians on Burlingame Road since it is a Principal Arterial. This street
may require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: There is a Class II Bike Route shown on Burlingame Road. This Bike
Lane provides a portion of the pavement for the sole use of bicycles.
H. SUBDIVISION COMMITTEE COMMENT: January 29, 2020
The applicant was not present. Staff presented the item and indicated the
comments would be sent to the applicant for responses and revisions to be
completed by February 5, 2020.
The item was forwarded to the full commission for consideration.
I. ANALYSIS:
The applicant submitted responses to the subdivision committee comments.
At this time, the existing signage will be refaced. Any future signage would be
required to comply with the allowances for signage in office zones.
The right-of-way for Burlingame Road is required to be dedicated in accordance
with the Master Street Plan. Currently, the property extends to the centerline of
February 20, 2020
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-8716-B
5
Burlingame Road. This was to be done under the initial approval; however, it
appears it was not done. The requirement was for 55-feet to be dedicated from
the road centerline. It appears based upon the survey submitted with the
application that some existing site improvements may be located in the new right-
of-way.
Staff is supportive of the proposed addition of child care center to the approved
uses. Child care is reportedly the initial use of the structure. It appears the
property is configured with sufficient parking and access to serve as such.
J. STAFF RECOMMENDATION:
Staff recommends approval of the revised PD-O subject to compliance with the
comments and conditions outlined in paragraphs D, E, and F of the agenda staff
report.
PLANNING COMMISSION ACTION: (FEBRUARY 20, 2020)
The applicant was present. There were no registered objectors present. Staff presented
the item and a recommendation of approval for a day care with no more than 15 children
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 9 ayes, 0 noes, and 1 absent.
February 20, 2020
ITEM NO.: 5 FILE NO.: Z-9257-A
NAME: Big Rock Plaza Revised Long-form PCD
LOCATION: West of Vimy Ridge Road between Big Rock Avenue and
Pleasant Hill Road
DEVELOPER:
Big Rock Development, LLC
12506 Vimy Ridge Road
Little Rock, AR 72210
OWNER/AUTHORIZED AGENT:
Big Rock Development, LLC/Owner
Patrick M. McGetrick/Authorized Agent
SURVEYOR/ENGINEER:
McGetrick & McGetrick/Engineer
AREA: 23.26 acres NUMBER OF LOTS: 27 FT. NEW STREET: 1400 LF
WARD: 7 PLANNING DISTRICT: 16 CENSUS TRACT: 41.04
CURRENT ZONING: PCD, Planned Commercial Development
ALLOWED USES: Retail/Commercial, Senior Living Facility, and
Mini-warehouse
PROPOSED ZONING: PCD, Planned Commercial Development
PROPOSED USE: Retail/Commercial, Attached Residential (Triplex),
and Solar Field
VARIANCE/WAIVERS:
1. Advanced grading
2. Driveway locations
February 20, 2020
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-9257-A
2
BACKGROUND:
This property was rezoned from R-2, Single-Family Residential to PCD, Planned
Commercial Development with the adoption of Ordinance 21,507 on November 7, 2017.
This PCD established a 5-lot mixed use development. Lot 1 was proposed to contain a
16,000 square foot retail building with C-3, General Commercial uses on a 2.66-acre
parcel. Lot 2 would be developed with a 43,600 square foot retail building with C-3,
General Commercial uses or a grocery store on a 6.09-acre tract. Lot 3 was approved
for a 30,000 square foot retail strip center, again with C-3, General Commercial uses. Lot
3 would have an area of 2.76-acres. Lot 4 was shown as 4.31-acres and slated for a
46,000 square foot assisted living center. Lot 5 was 7.7-acres and was to be developed
with 35 buildings, each being 100-feet in length by 20-feet in width, to be used as
mini-warehouse. The development would be accessed by a divided median street with a
width of 51 feet.
Two amendments to the proposal were made at the Board of Directors meeting. The first
amendment stated the assisted living facility proposed for Lot 5 would be a senior living
facility. The second amendment clarified that within the PDC there would be no
convenience stores, no liquor stores, and no pawn shops, nor would any tenant or owner
permit any of those uses on the property.
Additionally, each lot was approved for a monument sign with a maximum height of 6-feet
and a maximum sign area of 36 square feet. The building signage was approved for
consistent with signage allowed in commercial zones, being a maximum of 10% of the
front building façade. Corner lots would be permitted signage on any façade with public
street frontage.
The hours of operation for the retail uses were approved to be 6am to 10pm every day of
the week; however, the grocery hours may be varied. The restaurant hours were
established as 8 am to 10 pm, with some consideration for variance based on the tenant.
The mini-warehouse would have access via key pad at all times. The hours for the office
uses are typical, being 8 am to 6 pm Monday through Friday. A residence for the on-site
manager was also included within the mini-warehouse development.
A dumpster screened according to the zoning ordinance requirements would be provided
on each lot. Hours of service were approved to be 7 am to 6 pm Monday through Friday.
No building on the site would exceed 35-feet in height.
Screening would be provided along the north and south perimeters with the use of dense
evergreen plantings and/or opaque wood fences or walls. A 50-foot wide undisturbed
buffer would be provided along Pleasant Hill Road serving as screening for the
February 20, 2020
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-9257-A
3
mini-warehouse use. The mini-warehouse would also be enclosed by a chain link fence
with a height of no greater than 8 feet.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant is proposing to revise the PCD for the Big Rock Plaza development.
The previous plan included mini-warehouse, senior living, and retail/commercial
uses. This plan has retail/commercial uses along Vimy Ridge Road, attached
residential (triplex), and a solar field. The location of the proposed street does not
change.
B. EXISTING CONDITIONS:
The subject parcel is undeveloped and heavily wooded.
The property to the south has been recently developed with attached residences.
Across Vimy Ridge Road to the east are single-family homes.
A larger lot residential subdivision is located to the south.
To the west, a solar farm was recently approved; however, the property is currently
undeveloped.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one phone call from a representative of an
area neighborhood association. Notice of the public hearing was sent to all owners
of properties located within 200 feet of the site and the Alexander Road, Quail Run,
and Southwest Little Rock United for Progress neighborhood associations.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. How many units are proposed on Village Drive? How many units are
proposed on Village Court? The # of units will determine the street
classification and design standard with sidewalks required by the Master
Street Plan. Per traffic generation data, 1 unit will produce 6 vehicle trips
per day.
2. Village Drive and Village Court should be private streets with vehicles backing
out into the street, driveway widths, and distance between driveways similar
to the western most phase of Village at the Gateway located to the north.
February 20, 2020
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-9257-A
4
3. Provide a cross section and striping plan for Village Run Parkway to
determine lane widths and tapers.
4. Show the proposed driveway for the solar farm.
5. Provide the justification for a median cut on Village Run Parkway near lots 19
and 20.
6. Street lights are required by Section 31-403 of the LR code. Provide
plans for approval to Traffic Engineering. Street lights must be installed
prior to platting/certificate of occupancy. Contact Traffic Engineering
379-1818 (Nat Banihatti) for more info.
7. Vimy Ridge Road is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45 feet from centerline will be required.
8. Pleasant Hill Road is classified on the Master Street Plan as a collector street.
A dedication of right-of-way 30 feet from centerline will be required unless the
collector street is moved to the north with this development plan.
9. With site development, provide design of street conforming to the Master
Street Plan. Construct one-half street improvement to Vimy Ridge Road
including 5-foot sidewalks with planned development. The new back of curb
should be located 29.5 ft. from centerline.
10. 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. A variance was previously
approved to advance grade the subject property.
11. 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.
12. Is private waste collection proposed for this development?
13. Street Improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
14. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade
permit prior to doing any work in the right-of-way. Contact Traffic Engineering
at (501) 379-1805 (Travis Herbner) for more information.
15. Village Drive and Village Court are duplicate street names of existing streets
in Little Rock. Provide new street names. Street names and street naming
conventions must be approved by Public Works. Contact Glenn Haley at
(501) 371-4537.
February 20, 2020
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-9257-A
5
16. Driveway locations do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. A variance is required to be
obtained for the proposed driveway locations.
17. 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.
18. 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.
19. With site development, provide design of street conforming to the Master
Street Plan. Construct one-half street improvement to Pleasant Hill Road
including 5-foot sidewalks with planned development unless the collector
street is moved to the north as proposed with this application.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority:
Sewer main extension required with easements if new sewer service is required
for this project.
Capacity Fee Analysis will be required.
A detention pond may not be located within 10-feet of a sanitary sewer line.
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:
A potential conflict has been identified with the proposed development plan
reviewed and nearby active CNP gas facilities. More information is needed
regarding proposed drainage ponds in relation to CNP gas facilities. Until
additional information is obtained, CNP objects to the current state of the plan
reviewed.
February 20, 2020
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-9257-A
6
AT & T: No comment received.
Central Arkansas Water:
All Central Arkansas Water requirements in effect at the time of request for water
service must be met.
The Little Rock Fire Department needs to evaluate this site to determine whether
additional public and/or private fire hydrant(s) will be required. If additional fire
hydrant(s) are required, they will be installed at the developer’s expense.
Please submit plans for water facilities to Central Arkansas Water for review. Plan
revisions may be required after additional review. Contact Central Arkansas Water
regarding procedures for installation of water facilities. Approval of plans by
Central Arkansas Water, the Arkansas Department of Health Engineering Division,
and Little Rock Fire Department is required.
Fire Department: No comment.
Parks and Recreation: No comment received.
County Planning: No comment.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comment.
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment received.
Planning Division: The request is in the Otter Creek Planning District. The Land
Use Plan shows Residential Low Density (RL), and Residential Medium Density
(RM) for the requested area. The 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 Residential Medium Density
category accommodates a broad range of housing types including single family
attached, single family detached, duplex, town homes, multi-family and patio or
garden homes. Any combination of these and possibly other housing types may
fall in this category provided that the density is between six (6) and twelve (12)
February 20, 2020
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-9257-A
7
dwelling units per acre. The application is a revision to PCD (Planned Commercial
Development) District to convert the western portion from mini-warehouse and
rehabilitation center to triplexes and keeping the front two parcels retail along Vimy
Ridge Road.
Master Street Plan: To the east is Vimy Ridge Road and it is a Minor Arterial on
the Master Street Plan. To the south is Pleasant Hill Road and it is 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 Vimy Ridge Road 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.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
H. SUBDIVISION COMMITTEE COMMENT: January 29, 2020
The applicant was present. Staff presented the item.
The Planning Department staff asked if the proposed solar field is a relocation of
or an expansion to the solar field recently approved for the property to the west. It
was also requested for the setbacks on the commercial lots to be removed or
modified to be consistent with a commercial zone. Information on proposed uses
and signage for the commercial lots was also requested.
Public Works indicated the comments were similar to the previous application. The
number of units proposed for Village Drive was asked in order to determine the
street classification and design standard with sidewalks. A cross section and
striping plan for Village Run Parkway was requested to determine appropriate lane
widths and tapers. The location of the proposed driveway for the solar farm should
be added to the site plan and also justification for the median cut shown on Village
Run Parkway near Lots 19 and 20. Also regarding streets, Village Drive and
Village Court would be duplicate street names within the city. Street names and
naming conventions must be approved by Public Works. The comment about
whether private waste collection was proposed was discussed. Lastly, driveway
locations do not meet the traffic access and circulation requirements of Sections
30-43 and 31-210. A variance is required to allow the proposed locations.
The comments of both the Little Rock Water Reclamation Authority and
CenterPoint Energy regarding the location of the proposed detention ponds and
their proximity to existing facilities were noted.
February 20, 2020
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-9257-A
8
Responses to comments and issues with revisions were required no later than
February 20, 2020.
The item was forwarded to the full commission for consideration.
I. ANALYSIS:
A revised site plan and responses were submitted.
At this time the solar field shown on the property would be an addition to the
approved field to the west.
A 25-foot setback on for all yards has been added to the commercial lots. This is
consistent with commercial developments as set forth in the zoning ordinance.
The proposed commercial uses are to be C-3. Staff would recommend the
previous amendment not permitting convenience stores, liquor stores, and pawn
shops be carried forward with this proposal.
The signage is proposed to comply with the commercial standards.
Village Drive and Village Court have been renamed to Gateway Drive and
Gateway Court, respectively.
Gateway Drive is proposed to have 72 dwelling units and Gateway Court would
have 48 dwelling units. Both will be private streets having a width of 26-feet
measured from back of curb to back of curb placed within a 45-foot right-of-way.
Public Works has found the proposed cross-section for Village Run Parkway
to be acceptable. The pavement would be 20-feet wide in each direction with a
15-foot median.
A driveway for access to the solar field has been added to the site plan opposite
Lot 17.
Village Run Parkway would serve as a collector street and is proposed to connect
Vimy Ridge Road with Alexander Road. This street would replace Pleasant Hill
Road on the Master Street Plan.
Private waste collection is proposed for the entire development. Both commercial
lots will have a separate dumpster screened in accordance with ordinance
requirements.
February 20, 2020
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-9257-A
9
A variance is requested to construct the driveways as shown on the site plan.
Additional right-of-way and half-street improvements to Vimy Ridge Road would
be constructed with development.
The locations of the detention ponds are illustrative. The sites for the ponds will
be determined during final planning and construction and the ponds will be at least
15-feet from any utilities.
Staff is supportive of this revised plan. The continuation of the attached residential
units into this section is a logical extension of the overall project, as well as the
more focused commercial buildings along Vimy Ridge are a reasonable refinement
to the plan.
The 120 dwelling units proposed is not inconsistent with Medium Density
Residential development, nor are the proposed 15-foot front and rear yard
setbacks and 5-foot side yard setbacks.
Staff also recommends carrying forward the following from the previously approved
plan:
· Maximum building height of 35-feet
· Hours of operation for the commercial uses generally from 6 am to 10 pm
· Hours for dumpster service from 7 am to 6pm Monday through Friday
· Screening meeting or exceeding the ordinance requirements between the
residential uses and commercial uses and also for the vehicular use areas
J. STAFF RECOMMENDATION:
Staff recommends approval of the revised PCD subject to compliance with the
comments and conditions outlined in paragraphs D, E, and F of the agenda staff
report.
Staff recommends approval of the variances to allow advance site grading and the
driveway spacing as shown on the site plan.
PLANNING COMMISSION ACTION: (FEBRUARY 20, 2020)
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”
February 20, 2020
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-9257-A
10
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 9 ayes, 0 noes, and 2 absent.
February 20, 2020
ITEM NO.: 6 FILE NO.: Z-9286-A
NAME: Mergeron Court Revised Short-form PD-R
LOCATION: 12115 Rainwood Road
DEVELOPER:
Icon Development and Homes, LLC
PO Box 23713
Little Rock, AR 72221
OWNER/AUTHORIZED AGENT:
Susan Garner/Owner
Pat McGetrick/Authorized Agent
SURVEYOR/ENGINEER:
McGetrick & McGetrick/Engineer
AREA: 2.42 acres NUMBER OF LOTS: 13 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 2 CENSUS TRACT: 22.06
CURRENT ZONING: PD-R, Planned Development Residential
VARIANCE/WAIVERS:
1. Advance site grading
2. Driveway width increased to 40-feet
BACKGROUND:
This property was rezoned from R-2, Single Family Residential to PD-R, Planned
Development-Residential in February 2018. The proposed development was to be a
gated community with 17 attached single-family homes. Access from Rainwood Road
would be through a U-shaped private street with traffic moving one direction, entering on
the west and exiting on the east. Nine buildings – eight duplexes and one single-unit –
were proposed.
February 20, 2020
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-9286-A
2
Parking would be provided in attached garages and on one side of the street.
Shackleford Road is undeveloped.
This proposal has not been developed and new plan is being presented for consideration.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
Mergeron Court is planned to be a zero lot line residential development consisting
of thirteen single-family patio homes. The homes are to have two or three
bedrooms, two bathrooms, and two-car garages. The exteriors will be designed
with Old World European charm with brick on all four sides, mixed with stone,
architectural shingles, and precast stone promoting and upscale and timeless
community.
A wood privacy fence with a height of six feet would enclose the development
along the east, west, and south. A brick wall would be constructed at the front
entry with gated access. This entryway will also be attractively landscaped.
Zero lot line patio homes have been shown to be successful in the city. We
anticipate the same for this community due to the demand for this type of
development to meet the needs to retirees and empty nesters, as well as
professionals who are still working. Also, this in-fill development will meet a need
for residents seeking this lifestyle in this location of Little Rock.
B. EXISTING CONDITIONS:
The subject parcel is developed with a residential structure and remains largely
wooded.
North, across Rainwood Road is a single-family neighborhood and a condominium
community.
To the west and south are single-family neighborhoods.
Immediately east is a large lot containing two residences.
The general vicinity is residential in character with a somewhat higher density than
typical for West Little Rock.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several phone calls from area residents. A
singular concern from one was regarding site drainage. A letter was received from
February 20, 2020
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-9286-A
3
the Rainwood Cove Neighborhood Association expressing support for the
proposal, after meeting with the developer, as well as residents of the Carollton
Court neighborhood. The letter stated details about the subdivision, home
features, and plans to address items such as storm water runoff, lighting, security,
and traffic were presented and there was a robust question and answer session
after the presentation. Notice of the public hearing was sent to all owners of
properties located within 200 feet of the site and the Rainwood Cove Neighborhood
Association.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. With site development, provide design of street conforming to the Master
Street Plan. Construct one-half street improvement to Rainwood Road with
planned development. The new back of curb be placed 18 ft. from the
centerline and connect with the curb and gutter to the west and maintain the
same width adjacent to the subject property.
2. A grading permit in accordance with section 29-186 (c) & (d) will be required
prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction. A variance must be requested
to advance grade the lots with installation of the street and utilities.
3. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e).
4. Storm water detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or property owners' association.
5. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from
the Arkansas Department of Environmental Quality prior to the start of
construction.
6. Street Improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
7. Hauling of fill material on or off site over municipal streets and roads requires
approval prior to a grading permit being issued. Contact Public Works Traffic
Engineering at 621 S. Broadway, (501) 379-1805 (Travis Herbner) for more
information.
8. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818)
for the private improvements located in the proposed median in the right-of-
way.
February 20, 2020
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-9286-A
4
9. Provide street name for the private street. Street names and street naming
conventions must be approved by Public Works. Contact Glenn Haley at
(501) 371-4537.
10. Show the proposed call box for the gates.
11. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the intersection(s) comply with 2004 AASHTO Green Book
standards.
12. Driveway widths do not meet the traffic access and circulation requirements
of Sections 30-43 and 31-210. The width of driveway must not exceed 36
feet. A variance must be requested for the proposed driveway width.
13. From previous similar applications, approval should be obtained from USPS
for locating the mail kiosk on a private street behind a gate.
14. Based on the proposed design of the private street with minimum radiuses,
City of Little Rock SU-30 trash collection trucks cannot provide service to the
subdivision. Collection services will be required from private collection
companies.
15. Is the new street at the Rainwood Drive intersection proposed to be right
in/right out only? If not, remove the large median island at the intersection of
Rainwood Road and proposed private street. The street radius should be
reduced to no larger than 20 ft.
16. Rainwood Drive is classified on the Master Street Plan as a collector street.
A dedication of right-of-way 30 feet from centerline will be required.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority:
Sewer main extension required with easements if new sewer service is required
for this project.
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.
February 20, 2020
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-9286-A
5
Central Arkansas Water:
All Central Arkansas Water requirements in effect at the time of request for water
service must be met.
The Little Rock Fire Department needs to evaluate this site to determine whether
additional public and/or private fire hydrant(s) will be required. If additional fire
hydrant(s) are required, they will be installed at the developer’s expense.
Please submit plans for water facilities to Central Arkansas Water for review. Plan
revisions may be required after additional review. Contact Central Arkansas Water
regarding procedures for installation of water facilities. Approval of plans by
Central Arkansas Water, the Arkansas Department of Health Engineering Division,
and Little Rock Fire Department is required.
Fire Department: No comment.
Parks and Recreation: No comment received.
County Planning: No comment.
Parks and Recreation: No comment received.
County Planning: No comment.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comment.
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment received.
Planning Division:
The request is in the Rodney Parham Planning District. The Land Use Plan shows
Residential Low Density (RL) for the requested area. The 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
February 20, 2020
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-9286-A
6
cluster homes, provided that the density remain less than 6 units per acre. The
application is for a revision to PDR (Planned Development Residential) District to
change the single-family development from attached housing with 17 units to
detached housing with 13 units on the site.
Master Street Plan: To the north is Rainwood Road it is a Collector on the Master
Street Plan. The primary function of a Collector Road is to provide a connection
from Local Streets to Arterials. This street may require dedication of right-of-way
and may require street improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
H. SUBDIVISION COMMITTEE COMMENT: January 29, 2020
The applicant was present. Staff presented the item.
The Planning Department staff requested a letter from the local postmaster
approving the proposed location of the mail kiosk. The applicant was also asked
to propose a street name for the development. As the proposal was to be for zero
lot line development, it was noted some lot lines should be adjusted or the
information on the plan be revised regarding some of the setbacks on some of the
lots not being zero lot line. A request was made to indicate the privacy fence would
have the finished side facing to the exterior. Lastly, additional information on any
proposed signage should be provided.
Public Works stated a grading permit would be required and any variance for
advanced grading of the site with the installation of infrastructure must be
requested and approved. A sketch grading and drainage plan was to be submitted.
The width of the proposed connection to Rainwood Road exceeded 36-feet. In
addition, it was asked if the driveway to Rainwood Road would be right in/right out.
If not, the large median island should be reduced, as well as the street radius
reduced to no more than 20-feet.
Responses to comments and revisions were required no later than February 5,
2020.
The item was forwarded to the full commission for consideration.
I. ANALYSIS:
A revised site plan and responses were submitted.
February 20, 2020
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-9286-A
7
The proposed homes will have between 1800 and 2400 square feet in area. Both
single-level and two-level designs are planned. As noted, all but one lot will have
a zero side yard setback on one side. The other side yard would be 5-feet. Front
setbacks are shown at 20-feet and rear yards would be 10-feet.
The proposed name of the street is Mergeron Court.
The postmaster has reviewed the plan and given preliminary approval to the
proposed location of the mail kiosk.
Lot lines have been revised. The home on Lot 8 will not have a zero-lot line.
A note indicating the privacy fence will have the finished side facing outward has
been added to the site plan.
Signage will comply with the standards for subdivision identification signs.
A dedication of 30-feet of right-of-way for Rainwood Road would be provided and
half-street improvements will be constructed with the development.
A variance is requested for advance grading with the installation of infrastructure.
A sketch grading plan was submitted to Public Works for review. Storm water will
be detained in an underground pipe system. Public Works has found it to be
acceptable.
The entryway has been reworked with a narrow median, rather than the large traffic
island shown on the initial submittal. The proposed width is 40-feet to allow for full
traffic movements and to provide access for fire trucks. Public Works recommends
allowing the additional width.
A call box has also been shown on the median to provide access to the gated
property.
The engineer certifies the intersection meets the sight distance requirements of
the 2004 AASHTO Green Book standards.
Regarding trash collection, concrete pads are shown on the revised plan for the
placement of either dumpsters to serve the entire development or for receptacles
for Lots 1, 2, 12, and 13. Public Works at this time cannot commit to providing
solid waste services to the development; however, Public Works does agree to
visit the site post-construction to evaluate the maneuverability of collection vehicles
to determine if it will be possible for the city to provide collection services.
February 20, 2020
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-9286-A
8
It appears all technical issues have been addressed by the applicant.
Staff supports this revised plan. It is appropriate for the context of the surrounding
residential developments.
J. STAFF RECOMMENDATION:
Staff recommends approval of the revised PD-R subject to compliance with the
comments and conditions outlined in paragraphs D, E, and F of the agenda staff
report.
Staff also recommends approval of the variances to allow for advanced site
grading and the width of the entryway to be increased to 40-feet.
PLANNING COMMISSION ACTION: (FEBRUARY 20, 2020)
The applicant was present. There were several registered objectors present.
Staff presented the item and a recommendation of approval as outlined in the “staff
recommendation” above.
Mr. Rodney Chandler, the applicant rose and indicated he would defer his time to allow
the opposition to speak first.
Janet Baudeux who lives on Pickering Drive addressed the commission. Her property is
south and downhill from the proposed development. She received a letter, but was
confused because of the discrepancies within it, such as it stating there was an “exit to
Markham”. The applicant asked to meet with neighbors in the letter, but did not return
her call. Ms. Baudeux is concerned drainage is not adequately addressed in the current
plan.
Ann Grigsby, a friend of Ms. Baudeux, spoke in support of her friend in opposition. She
has seen the effect of rain and drainage on her property and described it as if the land
becomes a sponge. She had received a similar letter from the applicant on another
request and believes the letter sent on this project is almost identical to the one she had
received previously. She stated it is urgent to address drainage in the area and the
applicant should meet with the residents of Pickering Drive to address their concerns.
Ms. Grigsby described the subject property as an urban forest and challenged the
developer to show demand for this development. She asked for a better drainage plan
and description of how it would function and be maintained.
February 20, 2020
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z-9286-A
9
Mr. Chandler addressed the commission and stated he had communicated with Ms.
Baudeux and did use a template from a previous project for the letter. He also spoke
about the meeting held with neighbors from surrounding neighborhoods. There were
about 40 neighbors in attendance. They spoke about runoff and how this would be a
smaller footprint than the previous approval.
Shelly Stine, a realtor, spoke in support of the request indicating area residents want to
be able to downsize and stay in the community. This proposal offers alternatives to do
so and stated some of the neighbors who attended the meeting expressed interest in
moving into this development.
Pat McGetrick, the project engineer, addressed the preliminary drainage plan. Storm
water sheet flows south from Rainwood Road. He estimated the proposed drainage and
detention improvements would cut between 80-85% of the current sheet flow from this
property. Gutters on the homes would drain into the proposed street and then into the
drainage system. The outflow would be into the existing culvert to the south. He stated
a willingness to meet with neighbors to the south to address drainage concerns.
Clark Marshall spoke to the commission. He represents the seller of the subject property.
The property is considered as raw developable land, it is not likely to remain as a single-
family lot. This development would bring street improvements to Rainwood Road and
drainage improvements to the area. He feels there is a strong demand for patio homes
of this nature.
Commissioner Rahman asked if drainage was part of the plan review.
Mr. Collins stated a preliminary plan has been submitted and reviewed. The storm
water ordinance and manual would govern the development and approval of a final
drainage plan.
Ms. Badeaux stated houses are already flooded from the creek and the culvert.
Mr. Collins informed the commission the final drainage plan would address the storm
water quantity both pre-development levels and post-development.
Chairman Latture asked for a motion from the commission.
Vice Chairman Hamilton made a motion to approve the request as per the staff
recommendation and conditions as contained in the agenda staff report. Commissioner
Brooks seconded. The vote was 9 ayes, 0 noes, and 2 absent.
February 20, 2020
ITEM NO.: 7 FILE NO.: Z-9493
NAME: Black Cobra Tattoos Short-form POD
LOCATION: Northeast of the intersection of Cantrell Road and Rummel Road
DEVELOPER:
Matt O’Baugh
Black Cobra Tattoos
OWNER/AUTHORIZED AGENT:
Toni Boydston/Owner
Thomas R. Pownell, Thomas Engineering Company/Agent
SURVEYOR/ENGINEER:
Thomas Engineering Company./Engineer
AREA: 0.551 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 1 CENSUS TRACT: 42.05
CURRENT ZONING: R-2, Single-Family Residential
ALLOWED USES: Single-Family Residential
PROPOSED ZONING: POD, Planned Office Development
PROPOSED USE: Tattoo Art Studio and General Professional Office uses
VARIANCE/WAIVERS:
1. Lot size less than 2 acres
2. Side yard setback less than 30-feet
3. Landscape buffer between parking area and north property line less than 18-feet
4. Parking area perimeter planting strip
February 20, 2020
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-9493
2
BACKGROUND:
This vacant property located at the northeast corner of Cantrell Road and Rummel Road
contains approximately 0.55-acres of land and is zoned R-2, Single-Family Residential.
The property is also situated in the Highway 10 Scenic Corridor Design Overlay District.
As listed above, there are several site and design issues in conflict with the requirements
of the overlay.
Section 38-348 of the zoning ordinance states “Property, due to topography, size,
irregular shape or other constraints, such as adjacent structures or features which
significantly affect visibility, and thus cannot be developed without violating the standards
of this article shall be reviewed through the planned unit development (PUD) section of
the zoning ordinance, with the intent to devise a workable development plan which is
consistent with the purpose and intent of the overlay standards.
The purpose and intent of the overlay is found in Section 36-343. It reads, “The purpose
of establishing this district is to protect and enhance the aesthetic and visual character of
the lands surrounding Highway 10 zoning districts. In particular the purposes of this
district are as follows:
1) To protect and enhance the scenic quality of the Highway 10 corridor by providing for
sensitive developments which will maximize the natural foliage and terrain while also
providing planted buffer and landscaped areas.
2) To allow land use patterns compatible with present and future traffic capacity for
Highway 10.
3) To create a distinctive parkway atmosphere along Highway 10 by encouraging
substantial building setbacks, extensive landscaping and uniform tree plantings.
4) To minimize the number of curb cuts along Highway 10 so that the roadway will
function at an efficient level of service.
5) To facilitate transition of areas from less to more intense land uses along Highway 10
without the undesired effects of small lot strip development.
6) To create standards for signage and parking lot design which are in keeping with the
intent of this article.
The applicant is proposing the construction of a building to be used as a tattoo artist
studio.
Tattoo artist studio is not a specifically defined use in the zoning ordinance. It has been
interpreted to be categorized as a personal service establishment, such as a barber shop
or beauty salon. This type of use is a conditional use in the office zoning districts;
however, the POD approval process allows for flexibility in land use provided it is
appropriate for the area and context.
February 20, 2020
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-9493
3
Staff is unaware of any previous zoning actions on this property.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The proposed development is a 2,600 square foot, one-story building to be operate
as a tattoo artist studio. The hours of operation are intended to be 10:00 am to
9:00 pm Monday through Saturday. The studio would be operated similar to a
quiet office or medical/dental office.
The site is small and has a high degree of elevation change from the north sloping
downward toward the front. The building and parking layout are configured to best
accommodate the number of parking spaces for the use. A retaining wall is shown
along the north property line. This wall would have a height of no more than 10
feet. This wall is necessary given the elevation of Rummel Road in relation to the
elevation of the property to the north. As a benefit, the building is considerably
lower than the residential property to the north, thus providing a natural screen.
A monument sign is proposed along the Highway 10 right-of-way. This sign will
be size in compliance with the zoning code and overlay.
B. EXISTING CONDITIONS:
The property is undeveloped and wooded with frontage along both Cantrell Road
and Rummel Road. Having an irregular shape, the frontage along Cantrell Road
is approximately 43-feet. Rummel Road curves along the western boundary and
the parcel widens about 80-feet north of the Cantrell Road right-of-way.
Undeveloped property zoned POD is found to the east. More intense office and
commercial development extends eastward along Cantrell Road.
A large undeveloped parcel of more than 40-acres zoned R-2 is situated to the
north. Further north is a single-family subdivision.
The properties immediately west across Rummel Road are undeveloped. Further
west are several single-family homes.
A city park is located south across Cantrell Road. Also, there is a single-family
subdivision abutting Cantrell Road.
The immediate area is still largely undeveloped; however, this property is on the
edge of a more extensively developed section of Cantrell Road.
February 20, 2020
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-9493
4
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received numerous calls and emails from nearby
property owners. Most have expressed some concern about the use of the
property and the potential for additional traffic on Rummel Road. Notice of the
public hearing was sent to all owners of properties located within 200 feet of the
site and the Pinnacle Valley and Westchester Neighborhood Associations.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Due to the proposed use of the property, the Master Street Plan specifies that
Rummel Road for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline.
2. Cantrell Rd is classified on the Master Street Plan as a principal arterial.
Dedication of right-of-way to 55 feet from centerline will be required.
3. With site development, provide design of street conforming to the Master
Street Plan. Construct one-half street improvement to Rummel Road
including 6-foot sidewalks if placed at the back of curb with planned
development. The new back of curb should be placed 18 ft. from centerline.
4. A grading permit in accordance with section 29-186 (c) & (d) will be required
prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
5. As shown on plans, sidewalks with appropriate handicap ramps are required
to be installed on Cantrell Rd in accordance with Sec. 31-175 of the Little
Rock Code and the Master Street Plan.
6. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
7. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade
permit prior to doing any work in the right-of-way. Contact Traffic Engineering
at (501) 379-1805 (Travis Herbner) for more information.
8. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the intersection(s) comply with 2004 AASHTO Green Book
standards.
9. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of
occupancy.
February 20, 2020
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-9493
5
10. 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.
11. 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.
12. Plans of all work in right-of-way shall be submitted for approval prior to start
of work. Obtain barricade permit prior to doing any work in the right-of-way
from Traffic Engineering at (501) 379-1805 (Travis Herbner).
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority:
Sewer main extension required with easements if new sewer service is required
for this project.
Entergy:
Entergy does not object to this proposal. There does not appear to be any conflicts
with existing electrical utilities at this location. 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.
Provide a minimum 10-foot utility easement along the proposed lot frontage.
The Little Rock Fire Department needs to evaluate this site to determine whether
additional public and/or private fire hydrant(s) will be required. If additional fire
hydrant(s) are required, they will be installed at the developer’s expense.
Please submit plans for water facilities to Central Arkansas Water for review. Plan
revisions may be required after additional review. Contact Central Arkansas Water
regarding procedures for installation of water facilities. Approval of plans by
February 20, 2020
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-9493
6
Central Arkansas Water, the Arkansas Department of Health Engineering Division,
and Little Rock Fire Department is required.
Fire Department: No comment.
Parks and Recreation: No comment received.
County Planning: No comment.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comment.
Landscape:
1. Site plan must comply with the City’s minimal landscape and buffer ordinance
requirements and the Highway 10 Scenic Corridor Overlay District.
2. The Highway 10 Scenic Corridor Overlay District requires a minimum
development tract size of not less than two (2) acres. The front yard
setback requires principal and accessory buildings or structures to have
a one hundred-foot building setback from the property line abutting
Highway 10 and the side yard shall not be less than thirty (30) feet.
3. The Highway 10 frontage (front yard) shall consist of a minimum of forty (40)
feet of landscaped area exclusive of right-of-way. The landscaped area shall
contain organic and/or combined man-made/organic features such as berms,
brick walls and dense plantings such that vehicular use areas are screened
when viewed from an elevation of forty-two (42) inches above the elevation of
the adjacent street. Trees shall be planted or be existing at least every twenty
(20) feet and have a minimum of two (2) inches in diameter when measured
twelve (12) inches from the ground at time of planting. Provide screening
shrubs no less than thirty (30) inches in height at installation with an average
linear spacing of not less at three (3) feet within the required landscape area.
4. A land use buffer six (6) percent of the average width / depth of the lot will be
required when an adjacent property has a dissimilar use of a more restrictive
nature. The property to the north is zoned R-2. As a component of all land use
buffer requirements, opaque screening, whether a fence or other device, a
minimum of six (6) feet in height shall be required upon the property line side
of the buffer. A minimum of seventy (70) percent of the land use buffer shall be
undisturbed. Easements cannot count toward fulfilling this requirement. The
plantings, existing and purposed, shall be provided within the landscape
ordinance of the city, section 15-81.
February 20, 2020
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-9493
7
The average depth of the lot is approximately 300 feet. A minimum
eighteen (18) foot landscape buffer is required between the parking
and the north property line.
5. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property or the right-of-way of any street. This strip shall be at
least nine (9) feet wide. The Highway 10 DOD requires rear and side yards to
have a landscaped buffer averaging a minimum of twenty-five (25) feet from
the property line. One (1) tree and three (3) shrubs or vines shall be planted for
every thirty (30) linear feet of perimeter planting strip.
The southwest corner, and a portion of the northwest parking area
extend into the required perimeter planting strip.
6. 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.
7. A landscape irrigation system shall be required as per Highway 10 site design
and development standards.
8. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment received.
Planning Division: The request is in the River Mountain Planning District. The
Land Use Plan shows Suburban Office (SO) for the requested area. The Suburban
Office category shall provide for low intensity development of office or office parks
in close proximity to lower density residential areas to assure compatibility. A
Planned Zoning District is required. The application is to change an area from R-2
(Single Family District) a revision to PDO (Planned Development Office) District to
allow the development of a tattoo studio and quiet office uses. The site is within
the Highway 10 Design Overlay District.
Master Street Plan: To the south is Cantrell Road and it is shown as a Principal
Arterial on the Master Street Plan. To the west is Rummel Road and it is a Local
Street 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. The primary function
of Local Streets is to provide access to adjacent properties. Local Streets that are
February 20, 2020
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-9493
8
abutted by non-residential zoning/use or more intensive zoning than duplexes are
considered as “Commercial Streets”. These streets may require dedication of
right-of-way and may require street improvements for entrances and exits to
the site.
Bicycle Plan: There is a Class I Bike Path is shown along Cantrell Road. A Bike
Path is to be a paved path physically separate for the use of bicycles. Additional
right-of-way or an easement is recommended. Nine-foot paths are recommended
to allow for pedestrian use as well (replacing the sidewalk).
H. SUBDIVISION COMMITTEE COMMENT: January 29, 2020
The applicant was present. Staff presented the item to the committee.
Planning staff requested information on proposed alternative uses of the property
in addition to the tattoo artist studio. Proposed elevations were requested with
façade materials, and signage. The variances to the Highway 10 Scenic Corridor
Design Overlay District were noted.
Public Works requested a sketch grading and drainage plan from the applicant.
A letter prepared by a register engineer certifying the intersection site distance at
the intersection complied with the 2004 AASHTO Green Book standards is
required. Lastly, the plans for the retaining walls, with engineering certification,
must be submitted to Public Works for approval prior to construction.
The Landscape comments were noted, particularly the instances where the site
plan did not conform with the Highway 10 Scenic Corridor Design Overlay District.
The applicant was advised responses and revisions are to be received by
February 5, 2020. The committee forwarded the item to the full commission.
I. ANALYSIS:
No changes were provided to the site plan.
Comment responses were provided by the applicant.
The applicant indicated to add General and Professional Office use to the allowed
uses under the proposed POD.
Building elevations were provided. The building would be one-story and the
facades composed of stone, glass, and wood facing south toward Cantrell Road;
stone, glass, metal, and wood on the west façade toward Rummel Road; metal
siding and glass on the north and east facades.
February 20, 2020
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-9493
9
Building signage conforming to the Highway 10 Scenic Corridor Design Overlay
District, being no more than 10% of the façade area, is proposed for the façade
facing Cantrell Road.
The monument sign along Cantrell Road will also conform to the signage
requirements and be no greater than 64 square feet in area and 6 feet in height.
Due to the proposed use of the property, the Master Street Plan specifies Rummel
Road must meet commercial street standards for the frontage of this property.
Right-of-way measuring 30-feet from the road centerline will be dedicated.
Similarly, Cantrell Road is classified as a principal arterial and 55-feet of right-of-
way from the centerline will be dedicated, if not already provided.
Half-street improvements for Rummel Road conforming to the Master Street Plan
will be constructed with the development of the property. This would include a 6-
foot wide sidewalk. The back of curb would be 18-feet from the existing centerline
of the road.
Preliminary grading and drainage plans have been submitted to Public Works for
review and are acceptable.
The engineer has certified the intersection with Rummel Road and the proposed
driveway complies with the sight distance standards of the 2004 AASHTO Green
Book.
Detailed plans for the retaining walls will be submitted for review and approval prior
to construction.
It appears all technical issues have been addressed.
As noted, the proposed plan does not fully comply with the Highway 10 Scenic
Corridor Design Overlay District in regard to 1) minimum site area of 2-acres;
2) minimum width of the landscape buffer between the parking area and the north
property line; and 3) the required 25-foot wide perimeter planting strip along
Rummel Road abutting the vehicular use area.
This parcel appears to have been configured as such for at least thirty years.
The lot minimum has been varied for several other properties. Referring back to
the text of the design overlay district, size and irregular shape are specifically
stated as reasons for a Planned Zoning District review.
February 20, 2020
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-9493
10
The proposed landscape buffer is 12-feet in width. This buffer will also have a
retaining wall between the property to the north and the parking area. Moreover,
the parking area will be at a lower finished grade than the property to the north.
With the required plant materials, this buffer will still be meet the intention to
provide separation between this development and any future residential
development to the north.
Portions of the parking area extend into the perimeter planting strip required along
Rummel Road. Consideration should be given to more intensive plantings, if
possible, in these locations or reducing the number of parking spaces. The site
plan reflects 18 parking spaces. Under the zoning ordinance, one parking space
is required for each 400 square feet of gross floor area. Calculating the parking as
office use yields a requirement of 6 spaces. Personal service establishments, as
a tattoo artist studio is classified under the zoning ordinance requires the provision
of one parking for every 200 square feet of gross floor area, being 13 spaces based
on the proposed building. Not being familiar with the parking needs of the
business, staff will suggest it may be reasonable to reduce the number of parking
spaces provided and thereby provide the required perimeter planting strip.
Staff would concur the site has physical constraints, notably topography, the size
of the property and its irregular shape making strict compliance with the Highway
10 Scenic Corridor Design Overlay District difficult or impossible; therefore, it is
appropriate to review the proposed development through the Planned Zoning
District process.
Staff sees this as a workable plan to meet the purpose and intentions of the overlay
district.
The plan takes into account the natural topography of the site and provides
additional landscaping; the use of the land for this use is compatible with the traffic
capacity of Cantrell Road and would not be a major traffic generator during peak
times; a substantial setback from both Cantrell Road and Rummel Road would be
provided with extensive landscaping; site access would be from an improved
Rummel Road and would not add a curb cut to Cantrell Road; the use transitions
from the more intensive commercial uses to the east and also is not an intensive
use that would put additional pressure for allowing future nonresidential use further
north along Rummel Road; and the proposed signage and lighting would conform
to the standards.
As to the proposed use, staff finds the tattoo artist studio compatible with the Land
Use Plan designation of Suburban Office; moreover, the additional professional
office uses requested are also in conformance with the Land Use Plan.
February 20, 2020
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO.: Z-9493
11
Staff supports the proposed development as it is cognizant of the area context and
seeks to integrate into it. While not fully conforming to the standards of the design
overlay district, it clearly reflects its intentions.
J. STAFF RECOMMENDATION:
Staff recommends approval of the request to rezone the property to POD subject
to compliance with the comments and conditions outlined in paragraphs D, E, and
F and the staff analysis in the agenda staff report.
PLANNING COMMISSION ACTION: (FEBRUARY 20, 2020)
The applicant was not present. There were no registered objectors present. Staff
informed the commission that staff received a request to withdraw the item without
prejudice on February 18, 2020. There was no further discussion. The item was placed
on the consent agenda and approved as recommended by staff. The vote was 9 ayes,
0 noes, and 2 absent.
February 20, 2020
ITEM NO.: 8 FILE NO.: Z-9494
NAME: L Squared Short-form POD
LOCATION: 7002 Highway 300
DEVELOPER:
L Squared Development
11225 Huron Lane
Suite 104
Little Rock, AR 72211
501-951-6791
OWNER/AUTHORIZED AGENT:
L Squared Development, LLC/Owner
SURVEYOR/ENGINEER:
Ed Lofton./Surveyor
AREA: 1.76 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 20 CENSUS TRACT: 42.05
CURRENT ZONING: R-2, Single-Family Residential
ALLOWED USES: Single-Family Residential
PROPOSED ZONING: POD, Planned Office Development
PROPOSED USE: Real Estate Office, General and Professional Office,
and Beauty Salon/Barber and Single-Family as an
alternative use
VARIANCE/WAIVERS: None
BACKGROUND:
The property is situated near the city limits north of Highway 10. It is developed with two
residential structures.
February 20, 2020
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-9494
2
The owner has indicated the property has been rented as residential off and on during
the years he has owned it. Increasingly, the inquiries have been for office use. At this
time a real estate office would like to use the property; therefore, the request has been
made to change the zoning to POD to allow the change of use to office.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
L Squared Development, LLC has submitted this application for rezoning from R-
2, Single-Family Residential to Planned Office Development to better conform to
existing properties in the area. L Squared has owned the property for
approximately five years and it has periodically been leased as a single-family
residence. However, the majority of the rental inquiries on the property have been
for office use. The properties located on either side of this parcel are currently
zoned for office use. Due to surrounding zoning and market interest, L Squared
Development believes this property’s best use would be as office space and a
beauty salon.
The structures would be used as they are with no plans at this time for changes to
the exterior.
B. EXISTING CONDITIONS:
As noted above, the property is developed with two residential structures. Each
has a driveway connecting to Highway 300 and a graveled area for parking.
A 50-foot easement electric utility lines runs along the north line of the property.
The property to the north also contains a residential structure and has been zoned
PCD.
The property to the east is a single-family cul-de-sac from Pinnacle Road.
Across Highway 300 to the west are additional single-family homes.
A large vacant tract to the south is zoned O-3.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several phone calls regarding the request.
The callers are seeking information on the proposal and have been generally
supportive of the request. Notice of the public hearing was sent to all owners of
properties located within 200 feet of the site.
February 20, 2020
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-9494
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
Public Works Conditions:
1. Hwy 300 is classified on the Master Street Plan as a minor arterial. A dedication
of right-of-way 45 feet from centerline will be required. Label the distance from
the existing structures to the new right-of-way line.
2. Runoff of sediment from gravel parking lots into the CLR MS4 can results in the
discharge of pollutants from the site exceeding the State of Arkansas water
quality standards in violation of the CLR Stormwater Permit. Provide a site plan
showing paving of parking areas.
3. With expansion of the existing structures and/or parking areas, the existing
driveways should be combined into a total of 1 driveway for the subject
property in conformance with Sec. 30.43 and 31-210.
4. Obtain permits for improvements within State Highway right-of-way from AHTD,
District VI.
5. With expansion of the existing structures, provide design of street conforming
to the Master Street Plan. Construct one-half street improvement to these
streets including 5-foot sidewalks with planned development. The new back of
curb should be located 29.5 ft. from centerline.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority:
Sewer main extension required with easements if new sewer service is required
for this project.
Entergy:
Entergy does not object to this proposal. There does not appear to be any conflicts
with existing electrical utilities at this location. 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.
February 20, 2020
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-9494
4
Central Arkansas Water:
All Central Arkansas Water requirements in effect at the time of request for water
service must be met.
Water service is not currently available at the site. If water service is requested, a
water main extension, approximately 1,200-feet, will be needed to provide water
service to this property.
The Little Rock Fire Department needs to evaluate this site to determine whether
additional public and/or private fire hydrant(s) will be required. If additional fire
hydrant(s) are required, they will be installed at the developer’s expense.
Please submit plans for water facilities to Central Arkansas Water for review. Plan
revisions may be required after additional review. Contact Central Arkansas Water
regarding procedures for installation of water facilities. Approval of plans by
Central Arkansas Water, the Arkansas Department of Health Engineering Division,
and Little Rock Fire Department is required.
Fire Department:
Full Plan review
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall
not exceed 10 percent in grade except as approved by the fire chief.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
February 20, 2020
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-9494
5
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
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.
February 20, 2020
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-9494
6
Parks and Recreation: No comment received.
County Planning: No comment.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comment.
Landscape:
1. Any new site development must comply with the City’s minimal landscape and
buffer ordinance requirements.
2. Any existing vehicular use area that does not meet current code requirements
may continue as nonconforming until such time a building permit is issued to
rehabilitate a structure on the property exceeding fifty (50) percent of the
current replacement cost of the structure. At such time fifty (50) percent of the
existing vehicular use area shall be brought into compliance with this chapter
and shall continue to full compliance on a graduated scale based upon the
percentage of rehabilitation cost.
3. Any new building rehabilitation or expansion may require the existing
landscaping, buffer, or vehicular use areas not meeting the current code
requirements to be brought into compliance. Existing vehicular use areas may
continue as nonconforming until such time as a building permit is granted to
enlarge or reconstruct a structure on the property exceeding ten (10) percent
of the existing gross floor area. At such time ten (10) percent of the existing
vehicular use area shall be brought into compliance on a graduated scale.
4. Building landscape areas shall be provided between the vehicular use area
used for public parking and the general vicinity of the building. These shall be
provided at the rate equivalent to planter strip three (3) feet wide along the
vehicular use area. One (1) tree and four (4) shrubs shall be planted in the
building landscape areas for each forty (40) linear feet of vehicular use area
abutting the building.
5. 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.
February 20, 2020
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-9494
7
Planning Division:
The request is in the Pinnacle Planning District. The Land Use Plan shows
Residential Low Density (RL) for the requested area. The 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 POD (Planned
Office Development) District to allow for the conversion and expansion of a house
to a real estate office with parking.
Master Street Plan: To the west is Highway 300 and it is a Minor Arterial on the
Master Street Plan. A Minor Arterial provides connections to and through an urban
area and their primary function is to provide short distance travel within the
urbanized area. Entrances and exits should be limited to minimize negative effects
of traffic and pedestrians on Highway 300 since it is a Minor Arterial. This street
may require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: There is a Class II Bike Route shown on Highway 300. A Bike Lane
provides a portion of the pavement for the sole use of bicycles.
H. SUBDIVISION COMMITTEE COMMENT: January 29, 2020
The applicant was present. Staff presented the item to the committee.
Planning staff inquired if both structures were proposed for office use or if one will
continue to be used as a single-family residence. The applicant was also asked
to provide information on proposed signage, the number of employees and clients
anticipated, the hours of operation, and garbage collection.
Public Works noted Highway 300 is classified as a minor arterial on the Master
Street Plan a dedication of 45-feet from the centerline will be required. Also, runoff
from gravel parking lots may result in the discharge of pollutants from the site
exceeding the water quality standards in violation of the city’s stormwater permit.
The gravel parking areas should be paved with asphalt or concrete. Additionally,
should the structures or parking areas be expanded, the existing driveways should
be combined into a single driveway. Lastly, the expansion of the structures or
redevelopment of the property would require the construction of half-street
improvements, including a 5-foot sidewalk.
The Landscape comments noted any new development on the site would require
compliance with the city’s minimal landscape and buffer ordinance. Any existing
February 20, 2020
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-9494
8
vehicular use area may continue in nonconformity until such a time a building
permit is issued to rehabilitate a structure on the property exceeding 50% of the
current replacement cost of the structure. At that time 50% of the existing vehicular
use area must be made compliant up to full compliance based upon the
percentage of rehabilitation cost.
Also, any expansion of the structures by more than 10% of the existing floor area
would require 10% of the vehicular use area to be brought into compliance up to
full compliance based upon the percentage of expansion.
It was also noted that should water service be desired, an extension of a water
main required.
The applicant was advised responses to comments are to be received by
February 5, 2020. The committee forwarded the item to the full commission.
I. ANALYSIS:
The applicant provided responses to the comments.
Both structures are proposed for nonresidential use. One would be a real estate
office (general-professional office) and the other a beauty salon. Also, the
applicant would like to have single-family residential continued as an allowed use.
A small building sign is being contemplated. Any signage would comply with the
standards for office use under the zoning ordinance.
The real estate office would have no more than 3 employees and it is not
anticipated to be frequently visited by clients.
The office hours for the real estate office would be typical, Monday through Friday
from 8 am to 5 pm with occasional weekend hours.
The beauty salon would operate in the evening, typically from 5 pm to 9pm
weekdays only.
Garbage collection would continue to be using City of Little Rock receptacles and
service.
The applicant will pave the parking areas. As the owner intends to redevelop the
site in the future for office use, he desires for the improved parking to be able to
be incorporated into that development. Staff is willing to work with the applicant to
provide paved parking within one year of the approval of the rezoning, should it be
approved by the Board of Directors.
February 20, 2020
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-9494
9
The applicant will also provide the specific distance between the structures and
the new right of way line prior to the public hearing.
J. STAFF RECOMMENDATION:
Staff recommends approval of the request to rezone the property to POD subject
to compliance with the comments and conditions outlined in paragraphs D, E, and
F and the staff analysis in the agenda staff report.
PLANNING COMMISSION ACTION: (FEBRUARY 20, 2020)
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 9 ayes, 0 noes, and 2 absent.
February 20, 2020
ITEM NO.: 9 FILE NO.: Z-9495
NAME: PBGH Short-form PCD
LOCATION: Northwest of the intersection of Colonel Glenn Road and Marsh Road
DEVELOPER:
PB General Holdings, LLC
#1 Remington Drive
Suite 100
Little Rock, AR 72204
501-219-0919
OWNER/AUTHORIZED AGENT:
Norma J. James Living Trust/Owner
Blew & Associates, P.A, Bartlett Architecture, & Van Tassel, Proctor/Authorized Agents
SURVEYOR/ENGINEER:
Blew & Associates, P.A./Engineer
AREA: 2.223 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 Residential
PROPOSED ZONING: PCD, Planned Commercial Development
PROPOSED USE: General Commercial/Retail
VARIANCE/WAIVERS: None
BACKGROUND:
A general commercial/retail use is proposed for a tract of land northwest of Colonel Glenn
Road and Marsh Road. This property is undeveloped and located within the
February 20, 2020
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-9495
2
extraterritorial jurisdiction. The property is zoned R-2. A PCD is the typical process for
creating new nonresidential development sites in predominantly residential areas.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The proposed site consists of two tracts containing a total of approximately 2.223-
acres northwest of the Colonel Glenn Road and Marsh Road intersection. This
vacant land would be developed with a 9,100 square foot general merchandise
retail store. The site would have 31 parking spaces (2 accessible) and a single
drive access to Colonel Glenn Road. The dumpster would be situated at the
northeast corner of the proposed building and enclosed by a wood fence. A 6-foot
wood privacy fence would be placed around the site perimeter to screen the
building from adjacent properties. Lighting would be directed downward and
toward the site interior so as not to encroach upon neighboring properties. The
site would be serviced by a septic system and existing water lines located along
Colonel Glenn Road. A propane tank would also provide gas.
Right-of-way for Colonel Glenn Road would be dedicated.
B. EXISTING CONDITIONS:
The property is undeveloped.
A vacant commercial structure is situated opposite this parcel near the southwest
corner of Colonel Glenn Road and Marsh Road. Immediately west of this building
is a residence with a metal out-building that is significantly larger than the house.
To the northwest of the property is a vacant residential structure and a residence
is to the southeast.
The area is sparsely developed with primarily residential uses.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several phone calls from the public about the
request. The callers were seeking information on the proposed development and
were generally supportive. Notice of the public hearing was sent to all owners of
properties located within 200 feet of the site and the Citizens of West Pulaski
County neighborhood association.
February 20, 2020
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-9495
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
Public Works Conditions:
1. Colonel Glenn Road is classified on the Master Street Plan as a principal
arterial. Dedication of right-of-way to 55 feet from centerline will be required.
2. With site development, provide design of street conforming to the Master Street
Plan. Construct one-half street improvement to Colonel Glenn Road including
5-foot sidewalks with planned development. The new back of curb should be
placed 29.5 ft. from the striped centerline. The sidewalk should extend to the
side property line.
3. Storm water detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or land owner.
4. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from
the Arkansas Department of Environmental Quality prior to the start of
construction.
5. Street Improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
6. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the intersection(s) comply with 2004 AASHTO Green Book
standards.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority:
Outside Service Boundary – No comment.
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.
February 20, 2020
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-9495
4
CenterPoint Energy: No comment.
AT & T: No comment received.
Central Arkansas Water:
All Central Arkansas Water requirements in effect at the time of request for water
service must be met.
The Little Rock Fire Department needs to evaluate this site to determine whether
additional public and/or private fire hydrant(s) will be required. If additional fire
hydrant(s) are required, they will be installed at the developer’s expense.
Please submit plans for water facilities to Central Arkansas Water for review. Plan
revisions may be required after additional review. Contact Central Arkansas Water
regarding procedures for installation of water facilities. Approval of plans by
Central Arkansas Water, the Arkansas Department of Health Engineering Division,
and Little Rock Fire Department is required.
Fire Department:
Full Plan review
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall
not exceed 10 percent in grade except as approved by the fire chief.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
February 20, 2020
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-9495
5
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height. Building
or facilities exceeding 30 feet or three stories in height shall have at least two
means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square
feet that have a single approved fire apparatus access road when all
building are equipped throughout with approved automatic sprinkler
systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
maximum overall diagonal dimension of the lot or area to be served, measured in
a straight line between accesses.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
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.
February 20, 2020
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-9495
6
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval \by the fire code
official
8. Electric gate operators, where provided, shall be listed in accordance with UL
325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 – C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office
(Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number
and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation:
No comment received.
County Planning:
1. Provide West Pulaski Fire Department approval
2. Contact Tony Kelley (501)-340-6800 prior to beginning any work in the Col
Glenn Right of Way
3. Obtain Road Cut Permit from PCRB (501)-340-6800 prior to beginning any
work in the Col Glenn Right of Way
4. Provide engineer stamped and sealed stormwater and drainage calculations
for 10-25-50 and 100 year storm events.
5. The subject property drains through a tail ditch on the opposite (south) side
of Col Glenn road to a small pond. Ensure that the pre and post development
runoff from this project are equivalent and that the runoff will not overwhelm
said pond.
6. Provide traffic control plan. One lane of Col Glenn Road must remain OPEN
AT ALL TIMES.
ebruary 20, 2020
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-9495
7
7. Provide centerline profile of Col Glenn Road with profiles for ditches/curb and
gutter for both sides of Col Glenn.
8. Show cross section at Col Glenn Road at both the proposed driveway and at
the Col Glenn cross drain location.
9. Provide trenching/bedding details for the 3 RCP arch culverts.
10. Driveway directs drainage onto Col. Glenn road. Redesign driveway so that
water does not discharge onto Col Glenn Road.
11. Show headwall details referenced on drawing C4.
12. Show inlet details at location A-2 as shown on drawing C4.
13. Contour lines at the street widening adjacent to the proposed driveway
indicate a flattening of the road cross slope. Existing road cross slope must
be maintained for the entire width of the half street improvements.
14. Extend outlet B-1 under proposed sidewalk.
F. BUILDING CODES/LANDSCAPE:
Building Code:
No comment
Landscape:
1. Any new site development must comply with the City’s minimal landscape
and buffer ordinance requirements.
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.
Additional plant materials will be required on the north east and west
property lines
3. An automatic irrigation system to water landscaped areas shall be required
for developments of one (1) acre or larger.
4. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
February 20, 2020
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-9495
8
The City Beautiful Commission recommends preserving as many
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment received.
Planning Division: The request is in the Ellis Mountain 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 R-2 (Single Family District) to PCD (Planned Commercial
Development) District to allow development of a retail center.
Master Street Plan: To the south is Colonel Glenn Road and it is 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 Colonel Glenn Road since it is a Principal Arterial. This street may
require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: There is a Class II Bike Route shown on Colonel Glenn Road.
A Bike Lane provides a portion of the pavement for the sole use of bicycles.
H. SUBDIVISION COMMITTEE COMMENT: January 29, 2020
The applicant was present. Staff presented the item to the committee.
Planning staff had no comments beyond the reminder for the req property owner
notification.
Public works indicated half-street improvements conforming to the Master Street
Plan would be required with the development of the site. The improvements would
include a 5-foot sidewalk. Storm water detention is also required on this property.
A letter from a registered engineer certifying the intersections comply with 2004
AASHTO Green Book standards is needed.
Landscape comments were general in nature. A preliminary landscaping plan had
been provided. Of note was the comment regarding additional plant materials
required on the north east and west property lines.
The applicant was also referred to the County Planning comments.
February 20, 2020
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-9495
9
The applicant was advised responses and revisions are to be received by
February 5, 2020. The committee forwarded the item to the full commission.
I. ANALYSIS:
A revised site plan and comment responses were provided by the applicant.
The right-of-way for Colonel Glenn Road and half-street improvements would be
provided as per the Master Street Plan.
Storm water detention has been added to the west of the proposed building.
The required certification of the sight distance for the driveway has been provided.
The driveway would be fully functional and have three 12-foot wide lanes.
The number of parking spaces provided is 30, 2 of which are accessible. This
complies with the minimum number of parking spaces required for the proposed
building and use.
The specific details requested by County Planning have been addressed in the
revised plans as well.
The landscape plan has been revised and existing plant materials will be
maintained to address the insufficiency.
It appears all technical issues have been addressed.
A pylon sign 22-feet in height and 96 square feet in area is proposed. A building
sign of 150 square feet is also proposed. Both comply with the standards for
commercial uses.
Dumpsters are located to the east of the building and will be screened as required.
An additional fire hydrant would be added to the east of the access drive.
Staff is supportive of the request as it will provide an additional convenient location
for general retail needs.
J. STAFF RECOMMENDATION:
Staff recommends approval of the request to rezone the property to POD subject
to compliance with the comments and conditions outlined in paragraphs D, E, and
F and the staff analysis in the agenda staff report.
February 20, 2020
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-9495
10
PLANNING COMMISSION ACTION: (FEBRUARY 20, 2020)
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 9 ayes, 0 noes, and 2 absent.
February 20, 2020
ITEM NO.: 10 FILE NO.: LA-0086
NAME: Ridgewood Timber Tree Harvest Variance Request
LOCATION: West of Geyer Springs Road and North of Green Road
APPLICANT: Ridgewood Timber Corporation
APPLICANT’S REPRESENTATIVE: Benton Gann, Southern Forestry and Wildlife, LLC.
AREA: Approximately 164 acres
CURRENT ZONING: R2
VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration Regulations
to harvest timber on approximately 164 acres.
A. PROPOSAL/REQUEST:
Applicant is requesting a variance from the Land Alteration Regulations to harvest
approximately 40% of the timber on approximately 164 acres located on both the
west sides of Geyer Springs Road north of Green Road. The variance would allow
staff to issue a grading permit for the timber harvesting activities without imminent
construction.
B. EXISTING CONDITIONS:
The 164 acre property located within the City limits consists of undeveloped dense
tree covered area zoned R2. The city limits bound the south property line. West
of the subject property is mostly undeveloped zoned R2 properties outside of the
City limits. One of the R2 zoned properties is developed and believed to be
occupied with two (2) residential structures.
South of the subject property is Green Road. Further south of Green Road are
undeveloped properties outside of the City limits and located within Saline County.
North of the subject property are R2 zoned properties adjacent to Horizon Lane
which residential structures. Also north of the subject property is a large R2 zoned
undeveloped property which is low lying with wetlands. East of the subject property
is Geyer Springs Road, a minor arterial street on the Master Street Plan. East of
Geyer Springs Road is the developed Woodland Ridge Subdivision zoned R2
located within the City Limits. A public sewer line and easement crosses the
subject property providing sewer service to Woodland Ridge Subdivision.
February 20, 2020
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: LA-0086
2
C. NEIGHBORHOOD COMMENTS:
As of the time of writing, staff has been provided proof of notifications being mailed
by the applicant to all adjacent property owners including those across streets and
alleys. As of the time of writing, staff has received several telephone calls with
questions or desiring additional information. Some callers raised questions about
the proposed development.
D. ENGINEERING COMMENTS:
1. Harvest activities must comply with state and federal forestry harvest
techniques and code. Damage to offsite property must be repaired by the
applicant in a timely manner.
2. Tree tops and debris generated from the harvest activity must be removed at
the conclusion of harvest to reduce the potential fire hazard. Contact the Little
Rock Fire Department for conditions and additional requirements.
3. A grading permit in accordance with section 29-186 (c) & (d) will be required
prior to any land clearing or grading activities at the site.
4. The harvest activities shall be expeditiously completed in a time frame not to
exceed one (1) year in duration from the time work commences to installation
of all final erosion control measures and vegetation.
5. All erosion and stabilization controls, including permanent vegetation are to
be maintained by the responsible party for a period of 2 years following
completion of site work.
6. Maintenance for the 2 year period shall be guaranteed through posting of
cash, surety bond or letter of credit as referenced in Sec. 31-431(2) at the
time of final inspection of the harvest and grading activities.
7. All required federal, state, and local permits and approvals shall be obtained
prior to commencement of land alteration activities.
8. Public Works staff must be contacted for inspection for final approval of site
stabilization prior to acceptance and relinquishment of maintenance bond.
9. Erosion controls must be installed to reduce discharge of polluted stormwater.
10. Vegetation must be established on disturbed area within 21 days of
completion of harvest activities.
11. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party.
12. Per Sec. 29-179(5), undisturbed areas designated for temporary buffers shall
be kept undisturbed except for reasonable access to the site. The width of
the temporary buffer strip shall be 6% of the lot width and depth. The
February 20, 2020
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: LA-0086
3
minimum width shall be 50 ft. where the subject property is adjacent to other
properties, residential streets, collector streets, and industrial streets. The
minimum width shall be 80 ft. where the subject property is adjacent to City
Parks, and arterial streets.
13. Little Rock Public Works Civil Engineering should be contacted for proper
sizing of temporary culvert pipe at entrance locations prior to placement.
14. Care and consideration should be given to protect and not damage the
existing sewer main which traverses the subject property. The sewer line
should be flagged prior to beginning harvest activities.
E. PLANNING STAFF COMMENTS:
No comments.
F. SUBDIVISION COMMITTEE:
The applicant’s representative, Mr. Benton Gann, was present. Staff presented an
overview of the variance application along with staff comments. There was no
further discussion of the item. The Committee then forwarded the item to the full
Commission for final action.
G. ANALYSIS:
The applicant is proposing to harvest approximately 40% of timber on
approximately 164 acres. All 164 acres are located within the City limits. The
timber harvest plan identifies a mixture of pine and mixed hardwood trees. The
reason for the harvest is due to the large amount of marketable timber on the
property. All selected timber will be felled and skidded to designated logging decks
where they will be delimbed and sorted by product for delivery to the mill.
The timber harvest plan states Stream Management Zones will be established
around each stream through the property. The zones are expected to be
approximately 70 ft. in width. The plan states 50 ft. undisturbed buffers will remain
adjacent to the exterior property line of the subject property and along the north
side of Green Road. An 80 ft. undisturbed buffer will remain adjacent to Geyer
Springs Road except at access points to the logging decks. These access points
will be curved to prevent visibility by the passing public.
The delimbing debris will be piled and burned within the logging decks within
1 year after logging activities have been completed. The applicant has agreed to
contact the LRFD to obtain a permit for the burning of all tree tops and debris
generated from the project by either burning or hauling off. The applicant has also
agreed to obtain a grading permit and paint or flag all property lines and
February 20, 2020
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: LA-0086
4
undisturbed buffers prior to beginning work. The applicant has agreed that the tree
harvest activities will be completed in less than 1 year.
H. RECOMMENDATION:
Staff recommends approval of the timber harvest variance request subject to the
compliance with staff’s recommendations and comments found in paragraph D
along with the following comments and conditions:
1. The undisturbed buffers of 50 ft. and 80 ft. in width should be marked on site
with paint and/flagging;
2. A grading permit should be obtained prior to the start of harvest;
3. Mud and debris tracked on Geyer Springs Road will be removed immediately.
The temporary culvert pipes used for access to the property will be sized by a
licensed engineer and removed at completion of project at those locations not
used for permanent access;
4. Any damages that occur to adjacent streets attributed to the timber harvest will
be repaired immediately;
5. Gates or cables should be installed at all access points at the completion of
timber harvest activities to prevent dumping and public access;
6. Contact the LRFD about the burning of all tree tops and debris generated from
the project;
7. All site work will only be conducted at times allowed by the City of Little Rock
Code of Ordinances.
PLANNING COMMISSION ACTION: (FEBRUARY 20, 2020)
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 and with the following comments and conditions:
1. The undisturbed buffers of 50 ft. and 80 ft. in width should be marked on site with paint
and/flagging;
2. A grading permit should be obtained prior to the start of harvest;
3. Mud and debris traced on Geyer Springs Road will be removed immediately. The
temporary culvert pipes used for access will be sized by a licensed engineer and
removed at completion of project at those locations not used for permanent access;
February 20, 2020
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: LA-0086
5
4. Any damages that occur to adjacent streets attributed to the timber harvest will be
repaired immediately.
5. Gates or cables should be installed at all access points at the completion of timber
harvest activities to prevent dumping and public access;
6. Contact the LRFD about the burning of all tree tops and debris generated from the
project;
7. All site work will only be conducted at times allowed by the City of Little Rock Code of
Ordinances.
DATE fi_truPrf1 tol 2020
MEMBER
BERRY, CRAIG
BETTON, HAROLD MD
BROCK, THOMAS L. 1\ BROOKS, DERICK
HAMILTON, SCOTT
HART, TODD
HAYNES, MARLON D.
LATTURE, PAUL
RAHMAN, ROBBIN S.
THOMAS, DIANA M. f\
VOGEL, ROBBY
MEMBER
BERRY, CRAIG
BETTON, HAROLD MD
BROCK, THOMAS L. A
BROOKS, DERICK
HAMILTON, SCOTT
HART, TODD
HAYNES, MARLON D.
LATTURE, PAUL
RAHMAN, ROBBIN S.
THOMAS, DIANA M. A
VOGEL, ROBBY
PLANNING COMMISSION VOTE RECORD
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/1 / Meeting Adjourned _f · 5 0 P.M.
✓AYE ® NAVE _A__ABSENT A6 ABSTAIN 'R RECUSE
February 20, 2020
There being no further business before the Commission, the meeting was adjourned at 5:50 p.m.