HomeMy WebLinkAboutpc_09 08 2022LITTLE ROCK PLANNING COMMISSION
SUMMARY AND MINUTE RECORD
SEPTEMBER 8, 2022
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present there being ten (10) members present.
II. Members Present: Harold Betton
Derick Brooks
Todd Hart
Marlon D. Haynes
Kat Hodge
Paul Latture
Alicia McDonald
Diana Thomas
Michael Vickers
Robby Vogel
Members Absent: Open Position
City Attorney: Sherri Latimer
III. Approval of the Minutes of the August 11, 2022 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
AGENDA
SEPTEMBER 8, 2022
OLD BUSINESS:
Item Number: File Number: Title:
A. Z-9353-A Shields & Associates — PCD
13108 Lawson Road
B. Z-9680-A Rock City Wraps — PD-C
11415 West Markham Street
NEW BUSINESS:
Item Number: File Number: Title:
1. S-867-0(9) Miramont Circle — Preliminary Plat
West end of Miramont Blvd., West of Chenal Valley Drive
2. S-1471-C Lots 3-6, Chenal/Kanis Addition — Preliminary Plat
17100 Block of Chenal Parkway
3. S-1499-Q Lot 8R, Block 309, Original City of Little Rock — Replat
Northwest corner of West 11 t" Street and S. Cross Street
4. G-25-230 S. Park Street Name Change to Little Rock Nine Way
That portion of S. Park Street located between West Daisy
L. Gatson Bates Drive and West 16t" Street.
5. LU2022-15-02 Land Use Plan Amendment — Geyer Springs West Planning
District from Residential Low Density (RL) to Neighborhood
Commercial (NC) located at 9204 Chicot Road.
5.1 Z-9713 Rezoning from R-2 to C-1
9204 Chicot Road
Agenda, Page Two
NEW BUSINESS: (Continued)
Item Number: File Number: Title:
6. LU2022-09-01 Land Use Plan Amendment — 1-630 Planning District from
Mixed Use (MX) to Commercial (C) located at 3301, 3305,
3317 & 3319 Asher Avenue.
6.1 Z-9719 Rezoning from R-3 to C-3
3301, 3305, 3317 & 3319 Asher Avenue
7. Z-1907-A Little Rock Billion Event Center — Conditional Use Permit
815 Main Street
8. Z-7253-F Central High School — Revised Conditional Use Permit
1500 Park Street
9. Z-9711 Dickson Duplex — Conditional Use Permit
900 S. Park Street
10. Z-9718 Sel-Mart, Inc. Barber Shop — Conditional Use Permit
6705 West 12t" Street
11. Z-4470-O Wellington Hills Center — Revised PCD
15400 Chenal Parkway
12. Z-6238-B Telcoe Federal Credit Union — PD-C
1400 S. Bowman Road
13. Z-9716 The Middle — PCD
Southeast corner of Cantrell Road and N. Rodney Parham
Road
14. Z-9717 Powell Short -Term Rental — PD-C
3 Dove Circle
15. MSP2022-01 Master Street Plan Amendment, Alternative Design
Standard located at Frazier Pike from Roosevelt Road to
Zeuber Road.
16. A-342 Crystal Valley Trails Annexation
Northside Crystal Valley Road at Colonel Carl Miller Road
September 08, 2022
ITEM NO.: A FILE NO.: Z-9353-A
NAME: Shields & Associates — PCD
LOCATION: 13108 Lawson Road
DEVELOPER:
Shields & Associates
116 Challain Drive
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
SSDBP Company, LLC (owner)
Brian Dale (Agent)
Joe White & Associates, Incorporated
25 Rahling Circle, Ste. A-2
Little Rock, AR 72223
SURVEYOR/ENGINEER:
Joe White & Associates, Incorporated
25 Rahling Circle, Ste. A-2
Little Rock, AR 72223
AREA: 5.3 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: N/A PLANNING DISTRICT: 18 CENSUS TRACT: 42.07
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant proposes to rezone 5.3 acres from "R-2" Single-family District to
"PCD" Planned Commercial Development to allow for the construction of four
buildings that would provide office, warehouse, and commercial storage at this
location. The developer will dedicate the right-of-way on Lawson Road when the
first phase is constructed, and complete Lawson Road street -improvements after
September 08, 2022
ITEM NO.: A (Cont.) FILE NO.: Z-9353-A
the construction of building #3. The proposal calls for the project to be developed
in seven phases.
B. EXISTING CONDITIONS:
The property is currently undeveloped, but in recent years had three single family
structures on this parcel. At some point, the three properties were razed, and the
lot is now vacant and mostly wooded. The properties located to the east and west
are zoned R-2, while the property to the north is zoned AF (Agriculture and Forestry
District). A small portion of the property's northeast border abuts a tract of land
zoned with a PD-C designation.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS:
1. Provide finished floor elevations (FFE) for all buildings on site plan and
grading and drainage plans.
2. A grading permit must be obtained prior to initiation of work. Grading permits
are issued by the Planning and Development Dept. at 723 West Markham
Street after approval of sediment and erosion control plans, grading and
drainage plans, land survey, drainage study, and soil loss calculations per
City's stormwater management and drainage manual. Contact Planning and
Development Dept., Civil Engineering Private Development at 501-371-4817
or at 501-918-5348 or Perm its(a-)l ittlerock.gov to schedule an appointment for
issuance or to answer any questions. Permit cost is based on total project
area at $100.00 for the less than '/z acre, $200.00 for'/2 to 1 acre, and $200.00
for the first acre and $100.00 for each additional acre for project greater than
1 acre.
3. Any work involving one (1) or more acres of disturbed area requires a State
of Arkansas NPDES permit. Contact the Arkansas Department of
Environmental Quality, NPDES branch at 501-682-0744 for applications and
information about General Stormwater Discharge Construction Permit
#ARR150000.
4. Hauling of fill material on or off project sites over municipal streets require
approval prior to a grading permit being issued by the Department of Planning
and Development. Contact Public Works Traffic Engineering at 621 S.
Broadway 501-379-1805 with any questions or for more information.
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September 08, 2022
ITEM NO.: A (Cont.) FILE NO.: Z-9353-A
5. Damage to public and private property due to hauling operations or
operations of construction related equipment from a construction site shall be
repaired by the responsible party prior to the issuance of a certificate of
occupancy.
6. Provide as -built plans and data entry template of newly installed or modified
public and private stormwater drainage system prior to issuance of the
certificate of occupancy. The as -built plans should contain information as
found on the City of Little Rock website at https://www.Iittlerock.gov/city-
administration/city-departments/public-works/applications-details-and-
manuals/. Provide the as -built plans and data entry template to Planning and
Development Dept., Civil Engineering Private Development by email to
csmith ,littlerock.gov and cc dwarner(a-)_littlerock.gov. If you have any
questions or desire additional information, please do not hesitate to contact
Planning and Development Dept., Civil Engineering Private Development at
501-371-4817 or at 501-918-5348 or email Perm its(a)-littlerock.gov.
7. Lawson Road is classified as a minor arterial per City's Master Street Plan.
Boundary street improvements are required per master street plan. Boundary
street improvements shall include, but not be limited to, reconstruction of one-
half section of the abutting street if the existing street is not up to city
standards. Repair, replace, or extend existing damaged, missing, and
noncompliant curb and gutter, sidewalk, access ramps or concrete driveway
aprons within the public right-of-way adjacent to the site. Remove abandoned
driveway cuts and replace with curb, gutter, and sidewalk. All work within the
public right-of-way shall conform to City of Little Rock Public Works Standard
Details and ADA guidelines.
8. Any infrastructure within public right of way that is currently damaged or
damaged during construction will be repaired or replaced at developer's
expense before a final certificate of occupancy can be released for the
building. This includes but not limited to the following: noncompliant curb
and gutter, asphalt, sidewalk, accessible ramps, storm drainage
infrastructure, or concrete driveway aprons. All work within the public right-
of-way shall conform to City of Little Rock Public Works Standard Details and
ADA accessibility requirements.
9. A maintenance bond for 50% of total construction costs for all completed
public street and drainage improvements within City right of way and as -built
storm drainage infrastructure plans shall be provided to the Department of
Planning and Development before the issuance of a final certificate of
occupancy.
10. A drainage study showing all hydrologic and hydraulic calculations for the
proposed storm sewer pipe system, detention ponds and structures, and
inlets is required. For final drainage report, sign, date, and seal the report per
AR State Board of Professional Engineers and Professional Surveyors rules
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September 08, 2022
ITEM NO.: A (Cont.) FILE NO.: Z-9353-A
Article 12, Section B (1) (a). Provide engineer's certification statement saying
this drainage report was conducted by yourself or directly under your
supervision and attesting to the accuracy of the information within this report.
11. Obtain Traffic Control permits prior to doing any street cuts or curb cuts.
Obtain Traffic Control permits prior to doing any work on city streets or in the
right-of-way. Contact Traffic Engineering at 501-379-1800 for more
information.
12. Per City Rev. Code 29-99, stormwater detention for developments is
required. Provide stormwater detention infrastructure to satisfy this
requirement.
13. The Department requires three (3) phase sediment and erosion control (SEC)
plans to be submitted for all construction projects showing best management
practices (BMPs) for mitigating sediment runoff and erosion along with
vegetation specifications for temporary and permanent soil stabilization.
Phase 1 SEC plans shall show SEC BMPs during the stripping, clearing,
grubbing, and rough grading of the site. Phase 2 SEC plans shall show SEC
BMPs during construction of utilities, buildings, roadway infrastructure and
drainage infrastructure. Phase 3 SEC Plans shall show SEC BMPs for final
grading, seeding, and landscaping of the site.
14. Sediment and Erosion Control plans shall also show the pertinent information
as outlined in ADEQ ARR150000 Permit Part II section A-4-H (1-14) and Part
II section A-4-1-2 (A-B).
15. Per City Rev. Code 29-99, stormwater detention for developments is
required. Provide stormwater detention infrastructure to satisfy this
requirement.
16. Per City Code 31-210, maximum driveway width allowed is 36 feet for a
commercial property adjacent to an arterial street. Label proposed driveway
width on plans.
17. Is a variance for advanced grading being requested for approval by the
Planning Commission? Submitted site plan shows the variance is being
requested under "General Notes", but the submitted application does not
show any variances being requested. Please clarify. If advanced grading
variance is being requested, all requirements listed in City Rev. Code 29-197
shall apply. This includes submitting a survey, grading and drainage plans,
storm water detention basing design and line of sight illustrations from
adjacent streets and properties to the Planning Commission for review.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
4
September 08, 2022
ITEM NO.: A (Cont.) FILE NO.: Z-9353-A
Entergy: No comments received.
CenterPoint Summit Energy: No comment.
AT & T: No comments received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and Little Rock Fire Department is
required.
Fire Department: No comment.
Parks and Recreation: No comments received.
County Planning:
1. Show the source of title for the property.
2. Show adjacent property owners.
3. Provide West Pulaski Volunteer Fire Department Approval.
4. Provide Health Department septic permit prior to requesting address.
5. Obtain driveway permit from Pulaski County Road and Bridge
(501)-340-6800.
6. Show distance and bearing to second section corner or quarter section
corner. Provide state plane coordinates for both section corners and two
property corners.
7. Pay $33.00 review fee.
8. If the city requires boundary street improvements, provide a full set of
construction documents to Tony Kelley (copied above) for review and
approval prior to construction.
9. Provide executed quit claim deed for the right of way dedication with Pulaski
County as the grantee.
10. Provide a copy of the SWPPP and associated permit from ADEQ.
5
September 08, 2022
ITEM NO.: A (Cont.) FILE NO.: Z-9353-A
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
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 surrounding properties are zoned R-2 or AF. 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. 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. 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.
East and west perimeters are required to be a minimum of 21-feet in
width and opaque screening will be required on north, east, and west
sides of the property.
3. Street buffers will be required at six (6) percent of the average depth of the
lot. The minimum dimension shall be one-half ('/2) the full width requirement
but in no case be less than nine (9) feet. The lot is approximately 655-feet
in depth, a minimum 39-foot street buffer is required.
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. One (1) tree and three (3) shrubs or vines shall
be planted for every thirty (30) linear feet of 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. 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
6
September 08, 2022
ITEM NO.: A (Cont.) FILE NO.: Z-9353-A
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.
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 Reaion Metro: No comments received.
Planning Division:
The request is in the Ellis Mountain Planning District. The Land Use Plan shows
Residential Low Density (RL) for the requested area. The Residential Low Density
(RL) 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 rezone from R-2, Single Family District to PCD, Planned
Commercial Development District to allow for the development of office,
mini -warehouse and storage on this property.
Surrounding the application area, the Land Use Plan shows Residential Low
Density (RL) in all directions from the site. The Residential Low Density (RL)
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. To the
south, across Lawson Road, is R-2 zoned land with a developed single-family
subdivision (there are two vacant lots to the southwest of the site). To the west is
R-2, Single Family District zoned tracts. There are single-family houses on these
tracts (one has a mobile home on it). To the east is R-2, Single Family District and
PDC, Planned Development Commercial District zoned land. There is a single-
family house and several businesses on this land.
7
September 08, 2022
ITEM NO.: A (Cont.) FILE NO.: Z-9353-A
Master Street Plan: To the south is Lawson Road, 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 Lawson Road since it is a Minor Arterial. This
street is not constructed to standard and may require dedication of right-of-way. It
may require street improvements for entrances and exits to the site.
Bicycle Plan: There is a Class II Bike Route shown on Lawson Road. A Bike
Lane provides a portion of the pavement for the sole use of bicycles. There is no
existing bicycle infrastructure in this location.
Historic Preservation Plan
to, this land.
H. ANALYSIS:
There are no existing historic sites on, or in proximity
The applicant proposes to rezone 5.3 acres from "R-2" Single-family District to
"PCD" Planned Commercial Development to allow for the construction of four
buildings that would provide office, warehouse, and commercial storage at this
location. The developer will dedicate the right-of-way on Lawson Road when the
first phase is constructed, and complete Lawson Road street -improvements after
the construction of building #3. The proposal calls for the project to be developed
in seven phases.
The property is located just outside the city limits and is within the City's
Extraterritorial Zoning Jurisdiction.
The property is currently undeveloped, but in recent years had three single family
structures on this parcel. At some point, the three properties were razed, and the
lot is now vacant and mostly wooded. The properties located to the east and west
are zoned R-2, while the property to the north is zoned AF (Agriculture and Forestry
District). A small portion of the property's northeast border abuts a tract of land
zoned with a PD-C designation.
The applicant proposes to construct eight structures with metal siding on this
property, which will include a 12,000 square foot office at the front of the property
(adjacent to Lawson Road), two 7,200 square foot climate -controlled storage
buildings, and an additional five 7,500 square foot non -climate controlled buildings.
The proposal also calls for a 5,600 square foot storage yard to be located between
the two climate -controlled storage structures. The storage yard will be enclosed
with opaque fencing and will be utilized by the construction company which will
occupy the proposed office building. They have included a 100-foot buffer to be
located at the north end of the property. The northern and western borders will
8
September 08, 2022
ITEM NO.: A (Cont.) FILE NO.: Z-9353-A
include a 6-foot-tall fence or opaque screen. The only gate will be located at the
storage yard near building #1.
A 36 foot wide access drive from Lawson Road will be located at the southwest
corner of the site. A 25 foot paved driveway will be located along the east and
west parameters of the site, as well as along the north side of Building #8 and the
north and south sides of Building #1. Paved driveways with widths of 22 feet will
be located between storage buildings.
The applicant is proposing 24 paved parking spaces along the south side of the
proposed office building. As per Section 36-502 (b) (2) g of the City's Zoning
Ordinance, a minimum of 24 parking spaces is required to serve the proposed
office buildings. Staff believes the parking will be sufficient to serve the proposed
development.
The City's Zoning Ordinance would typically require a street buffer with a minimum
width of 39 feet for the is property. The proposed site plan shows a street buffer
width of 34 feet. Staff believes the proposed street buffer width will be sufficient,
as all other perimeter buffers meet or exceed the minimum buffer widths as
typically required.
The hours of operation for the office and storage will be 7:00 am — 6:00 pm, seven
day a week.
A dumpster will be located within the storage yard area, and will be screened as
per Section 36-523 (d) of the City's Zoning Ordinance.
The applicant notes all sight lighting will be low-level and directed away from
adjacent properties.
Any new signage for the development must conform to Section 36-555 of the City's
Zoning Ordinance. (Signs allowed in commercial zones.)
The applicant provided responses and additional information to all issues raised
during staff's review of the application. To staff's knowledge there are no
outstanding issues. The applicant is requesting no variances with the proposed
PCD.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PCD zoning, subject to compliance
with the comments and conditions outlined in paragraphs D, E, and F, and the staff
analysis, of the agenda and staff report.
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September 08, 2022
ITEM NO.: A (Cont.) FILE NO.: Z-9353-A
PLANNING COMMISSION ACTION: (SEPTEMBER 8, 2022)
Brian Dale, applicant (Joe White & Associates), was present representing the application.
There were no persons present registered in opposition, however two (2) persons present
were registered in support of the application. Staff presented the item and a
recommendation for approval as outlined in the "staff recommendation" above. The
applicant deferred to the opposition.
Thomas Byarlay addressed the Commission in support of the application. He noted the
development was next to his property and would like a copy of the plans.
Louis McDonald addressed the Commission in support of the application. He reference
a traffic study and wanting to make a difference in the area if grand -fathered in.
Brian Dale addressed the Commission and provided responses to the citizens registered
in support of the application.
There was a motion to approve the application including all comments and conditions as
recommended by staff. The motion was seconded. The vote was 10 ayes, 0 nays, and
1 open position.
10
September 8, 2022
ITEM NO.: B FILE NO.: Z-9680-A
NAME: Rock City Wraps — PD-C
LOCATION: 11415 West Markham Street
DEVELOPER:
Cropper Rogers Properties, LLC
11415 West Markham Street
Little Rock, AR 72211
OWNER/AUTHORIZED AGENT:
Cropper Rogers Properties, LLC (Owner)
Scott Wallace (Agent)
11415 West Markham Street
Little Rock, AR 72211
SURVEYOR/ENGINEER:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.34 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 4 PLANNING DISTRICT: 2 CENSUS TRACT: 22.09
CURRENT ZONING: C-3
VARIANCE/WAIVERS: None requested.
BACKGROUND
On June 9, 2022, the Planning Commission approved a request by the applicant to
withdraw their petition to rezoning of this 0.34-acre property from C-3 to
PD-C" Planned Development — Commercial.
September 8, 2022
ITEM NO.: B (Cont.) FILE NO.: Z-9680-A
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is proposing to rezone the 0.34-acre property located at 11415 West
Markham Street from "C-3" Commercial to "PD-C" Planned Development —
Commercial to allow for development of a vehicle service business (Rock City
Wraps) with outdoor display.
B. EXISTING CONDITIONS:
The property currently contains a former bank building with drive-thru and parking.
The structure has been converted into an office area and the former drive-thru
canopy has been enclosed for a vehicle shop area.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property within 200 feet of the site and all neighborhood associations
registered with the City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS:
1. Markham Street is classified as a minor arterial per City's Master Street Plan.
Therefore, dedicate 45 feet of total right of way from centerline of Markham
Street per master street plan.
2. Provide finished floor elevation (FFE) for all buildings on site plan and grading
and drainage plans.
3. Any work involving one (1) or more acres of disturbed area requires a State
of Arkansas NPDES permit. Contact the Arkansas Department of
Environmental Quality, NPDES branch at 501-682-0744 for applications and
information about General Stormwater Discharge Construction Permit
#ARR150000.
4. Hauling of fill material on or off project sites over municipal streets require
approval prior to a grading permit being issued by the Department of Planning
and Development. Contact Public Works Traffic Engineering at 621 S.
Broadway 501-379-1805 with any questions or for more information.
5. Damage to public and private property due to hauling operations or
operations of construction related equipment from a construction site shall be
repaired by the responsible party prior to the issuance of a certificate of
occupancy.
6. Any infrastructure within public right of way that is currently damaged or
damaged during construction will be repaired or replaced at developer's
expense before a final certificate of occupancy can be released for the
building. This includes but not limited to the following: noncompliant curb
2
September 8, 2022
ITEM NO.: B (Cont.
FILE NO.: Z-9680-A
and gutter, asphalt, sidewalk, accessible ramps, storm drainage
infrastructure, or concrete driveway aprons. All work within the public right-
of-way shall conform to City of Little Rock Public Works Standard Details and
ADA accessibility requirements.
7. Provide accessible route from the public right of way to the proposed
building entrance in accordance with 2012 Arkansas Fire Prevention Code
Section 1104.1.
8. Obtain Traffic Control permits prior to doing any street cuts or curb cuts.
Obtain Traffic Control permits prior to doing any work on city streets or in the
right-of-way. Contact Traffic Engineering at 501-379-1800 for more
information.
9. Does proposed accessible parking stall and aisle meet Arkansas accessibility
standards?
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
CenterPoint Enerav: No comment.
AT & T: No comments received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and Little Rock Fire Department is
required.
3. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
Fire Department:
Maintain Access:
Fire Hydrants.
3
September 8, 2022
ITEM NO.: B (Cont.
FILE NO.: Z-9680-A
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. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
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
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September 8, 2022
ITEM NO.: B (Cont.
FILE NO.: Z-9680-A
shall be determined by measurement to the eave of a pitched roof, the intersection
of a roof to the exterior wall, or the top of the parapet walls, whichever is greater.
D105.2 Width. Aerial fire apparatus access roads shall have a minimum
unobstructed with of 26', exclusive of shoulders, in the immediate vicinity of the
building or portion thereof.
D105.3 Proximity to building. At least one of the required access routes meeting
this condition shall be located within a minimum of 15 feet and a maximum of 30
feet from the building, and shall be positioned parallel to one entire side of the
building. The side of the building on which the aerial fire apparatus access road is
positioned shall be approved by the fire code official.
D105.4 Obstructions. Overhead utility and power lines shall not be located over
the aerial fire apparatus access road or between the aerial fire apparatus road and
the building. Other obstructions shall be permitted to be places with the approval
of the fire code official.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
road gates. Gates securing the fire apparatus access roads shall comply
with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
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.
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September 8, 2022
ITEM NO.: B (Cont.
FILE NO.: Z-9680-A
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 Fire Marshal Derek N. Ingram
501-918-3756 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: No comments received.
Landscape:
1. Any new site development must comply with the City's minimal landscape
and buffer ordinance requirements.
2. Screening requirements will need to be met for the vehicular use areas
adjacent to street rights -of -way. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape area.
Provide trees with an average linear spacing of not less than thirty (30) feet.
3. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property, or the right-of-way of any street. This strip shall
be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall
be planted for every thirty (30) linear feet of perimeter planting strip.
4. Building landscape areas shall be provided at the rate equivalent to planter
strip three (3) feet wide along the vehicular use area. One (1) tree and four
(4) shrubs shall be planted in the building landscape areas for each forty (40)
linear feet of vehicular use area abutting the building.
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.
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September 8, 2022
ITEM NO.: B (Cont.) FILE NO.: Z-9680-A
6. An automatic irrigation system to water landscaped areas shall be required
for developments of one (1) acre or larger.
7. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
8. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Plannina Division:
The request is in the Rodney Parkham Planning District. The Land Use Plan
shows Commercial (C) for the requested area. The Commercial (C) category
provides for 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 requested
area is currently a vehicle repair and modification shop. The application is to
rezone from C-3, General Commercial District to PCD, Planned Commercial
Development District to allow the uses of vehicle repairs/modifications and outdoor
display on this property.
Surrounding the application area, the Land Use Plan shows Commercial (C) east,
north, and west of the application area. Across Rock Creek, to the south, the Land
Use Plan shows Residential Low Density (RL). The Commercial (C) category
provides for 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 land
surrounding the applicant area is zoned C-3, General Commercial District, to the
east, north, and west. This land has various retail commercial uses including
stand-alone businesses, auto related retail, restaurants and retail centers. The
Residential Low (RL) 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 remains less than
6 units per acre. To the south is R-2, Single -Family District zoned land with a
developed single-family subdivision.
Master Street Plan: To the north of the property is West Markham Street, 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
7
September 8, 2022
ITEM NO.: B (Cont.
FILE NO.: Z-9680-A
within the urbanized area. Entrances and exits should be limited to minimize
negative effects of traffic and pedestrians on Markham Street since it is a Minor
Arterial. This street may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Historic Preservation Plan: There are no existing historic sites on, or adjacent, to
this land.
H. ANALYSIS:
The applicant is proposing to rezone the 0.34-acre property located at 11415 West
Markham Street from "C-3" Commercial to "PD-C" Planned Development —
Commercial to allow for development of a vehicle service business (Rock City
Wraps) with outdoor display. According to the applicant, the business focuses
primarily on the "restyling of automobiles", and services are performed inside a
climate -controlled facility. The proposed retail hours of operation will be from
Monday through Saturday, 8:00 am to 5:00 pm. Work on vehicles is performed
24 hours per day.
The property currently contains a former bank building with drive-thru and paved
parking areas. The bank teller area has been converted into an office area and
the former drive-thru canopy areas have been enclosed for vehicle workshop
areas. The existing building has been overlayed (wrapped) by metal framing and
a plywood enclosure which surrounds the entire structure. The modifications
(renovations) have been performed by the applicant without seeking or retaining a
building permit from the city prior to beginning of work.
The site is located within a fully developed area of West Markham Street and is
primarily surrounded by C-3 zoned properties on all sides with Rock Creek on the
south perimeter. The creek abuts an R-2 zoned residential area to the south.
The applicant proposes to demolish the existing structure and construct a new
building. The site plan shows the new 5,525 square foot (65 feet by 85 feet)
structure centered on the site. The applicant notes that the new structure will be
approximately twenty-four (24) feet in height and have corrugated or decorative
metal exterior finish materials. The site plan shows the new structure setback from
the property lines a minimum of 25 feet on the south, 45 feet on the north, 7 feet
on the east, and 17 feet on the west.
The applicant proposes a rotating vehicle display trailer (for completed vehicles)
along the northwest side of the parking lot bordering West Markham. According
to the applicant the auto turntable is used to showcase completed vehicles and
8
September 8, 2022
ITEM NO.: B (Cont.
FILE NO.: Z-9680-A
create marketing videos with the vehicle rotating. The display trailer and has been
placed (parked) on the site without seeking permit or variance request from the
city prior to placement.
The site currently has (14) parking spaces along the north and west sides of
the property. The proposed site plan shows removal of all parking spaces
along the west side of the site and reconfiguring of the existing spaces along
the north perimeter of the property. The reconfigured spaces include eight (8)
parking spaces total including one (1) handicap space, and one (1) space
containing a rotating vehicle display trailer at the north corner adjacent to the main
access drive to Markham Street. The proposed parking reconfiguration includes
eight (8) spaces which is less than the typical required minimum of 27 spaces per
Section 36-502 (3) (g) of the City's Zoning Ordinance. Staff believes the proposed
number of parking spaces for the site is not sufficient for the proposed use.
A two-lane access drive exists at the northwest corner of the site from West
Markham Street and circles the building. The drive connects to the existing drive
through canopy lanes on the east and west sides of the structure. The access
drive continues along the south boundary of the property connecting with the
adjacent commercial properties to the east and west sides. The drive acts as cross
access between this property and the properties to the east and west, allowing
access to the traffic light located on Markham Street to the east. Cross access
easements are platted along the east and west property lines. The proposed site
plan shows use of the existing paved drives and parking along West Markham
Street.
The site plan shows an existing dumpster enclosure at the southwest corner of the
property. The dumpster area must be screened as per Section 36-523 (d) of the
City's Zoning Ordinance.
No new site lighting is proposed. Any new site lighting will be low level and directed
away from adjacent properties.
No signage is proposed for the site. Any new signage must comply with Section
36-555 of the City's zoning ordinance. (Signs allowed in commercial zones).
Staff is not supportive of the requested (PD-C) Planned Development —
Commercial zoning. Staff does not view the request as reasonable. Although
there are other auto related uses in this immediate area, Staff feels that the site is
too small for the proposed use. The applicant's proposed outdoor vehicle display,
and proposed reduction in overall parking spaces leaves very little area for staff or
vehicles awaiting service.
9
September 8, 2022
ITEM NO.: B (Cont.
FILE NO.: Z-9680-A
The proposed parking on the site is well under the minimum number of parking
spaces typically required for this type of use. Of the six (6) other commercial
properties located within the relatively small commercial area along the south side
of West Markham Street, between the Entergy sub -station (east) and the Rock
Creek intersection with West Markham Street (west), three (3) of these properties
currently have existing auto service type uses, with the easternmost property
containing a large auto service mall type development (carwash, detailing,
dent/damage repair, auto rental, collision center and an auto tune-up shop). Staff
believes that there are enough auto service -related uses within this small
commercial area. The proposed use will only add to the proliferation of existing
auto service uses. Staff believes this small property is better suited for a small
retail or office/bank type use. Additionally, the applicant has begun and continued
construction on the existing building, including electrical work, without obtaining a
building permit.
STAFF RECOMMENDATION:
Staff recommends denial of the requested PD-C rezoning.
PLANNING COMMISSION ACTION:
(AUGUST 11, 2022)
The applicant was not present. There were no persons present registered in opposition
in attendance. Staff informed the Commission that the applicant failed to send
required notifications to surrounding property owners. Therefore, staff recommended the
application be deferred to the September 8, 2022 agenda. There was no further
discussion. The item remained on the consent agenda and deferred as recommended
by staff. The vote was 9 ayes, 0 nays and 1 absent and 1 open position.
PLANNING COMMISSION ACTION: (SEPTEMBER 8, 2022)
The applicant was present. There were no persons present registered in opposition in
attendance. Staff informed the Commission that the applicant failed to send the required
notices to surrounding property owners. Therefore, staff recommended the application
be deferred to the October 13, 2022 agenda. There was no further discussion. The item
remained on the consent agenda and deferred as recommended by staff. The vote was
8 ayes, 0 nays and 2 absent and 1 open position.
10
September 8, 2022
ITEM NO.: 1 FILE NO.: S-867-O (9)
NAME: Miramont Circle — Preliminary Plat
LOCATION: West end of Miramont Blvd., West of Chenal Valley Drive.
DEVELOPER:
Potlatch Deltic Real Estate
7 Chenal Club Blvd.
Little Rock, AR 72223
(501) 821-5555
OWNER/AUTHORIZED AGENT:
Potlatch Deltic - (Owner)
Tim Daters / White-Daters and Associates (Agent)
24 Rahling Circle
Little Rock, AR 72223
(501) 821-1667 (A)
SURVEYOR/ENGINEER:
Tim Daters / White-Daters and Associates (Agent)
24 Rahling Circle
Little Rock, AR 72223
(501) 821-1667 (A)
AREA: 31.57 acres NUMBER OF LOTS: 60 FT. NEW STREET: 3,300 LF
WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.13
CURRENT ZONING: R-2
VARIANCE/WAIVERS:
1. Reduced side yard setbacks.
2. Alternative pedestrian circulation system as shown on preliminary plat.
September 8, 2022
ITEM NO.: 1 (Cont.) FILE NO.: S-867-O (9)
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is proposing to subdivide 31.57 acres into 60 lots for single family
residential development with 3,300 combined linear feet of new streets. The
proposed subdivision will take access from Miramont Road with pedestrian paths
connecting to the adjacent properties and golf course.
B. EXISTING CONDITIONS:
The property currently undeveloped and mostly wooded. The property contains
varying degrees of slope, primarily sloping downward from north to south.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property abutting the site and all neighborhood associations
registered with the City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS:
A grading permit must be obtained prior to initiation of work. Grading permits
are issued by the Planning and Development Dept. at 723 West Markham
Street after approval of sediment and erosion control plans, grading and
drainage plans, land survey, drainage study, and soil loss calculations per
City's stormwater management and drainage manual. Contact Planning and
Development Dept., Civil Engineering Private Development at 501-371-4817
or at 501-918-5348 or Perm its(a-)l ittlerock.gov to schedule an appointment for
issuance or to answer any questions. Permit cost is based on total project
area at $100.00 for the less than '/z acre, $200.00 for'/2 to 1 acre, and $200.00
for the first acre and $100.00 for each additional acre for project greater than
1 acre.
2. Hauling of fill material on or off project sites over municipal streets require
approval prior to a grading permit being issued by the Department of Planning
and Development. Contact Public Works Traffic Engineering at 621 S.
Broadway 501-379-1805 with any questions or for more information.
3. Any work involving one (1) or more acres of disturbed area requires a State
of Arkansas NPDES permit. Contact the Arkansas Department of
Environmental Quality, NPDES branch at 501-682-0744 for applications and
information about General Stormwater Discharge Construction Permit
#ARR150000.
4. Damage to public and private property due to hauling operations or
operations of construction related equipment from a construction site shall be
repaired by the responsible party prior to the issuance of a certificate of
occupancy.
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September 8, 2022
ITEM NO.: 1 (Cont.) FILE NO.: S-867-O (9)
5. Provide as -built plans and data entry template of newly installed or modified
public and private stormwater drainage system prior to issuance of the
certificate of occupancy. The as -built plans should contain information as
found on the City of Little Rock website at https://www.littlerock.gov/city-
administration/city-departments/public-works/applications-details-and-
manuals/. Provide the as -built plans and data entry template to Planning and
Development Dept., Civil Engineering Private Development by email to
csmith(a)littlerock.gov and cc dwarner(a)littlerock. gov. If you have any
questions or desire additional information, please do not hesitate to contact
Planning and Development Dept., Civil Engineering Private Development at
501-371-4817 or at 501-918-5348 or email Perm its(o)_l ittlerock.gov.
6. Per City Code 31-89 (5) for a preliminary plat, a storm drainage preliminary
analysis is required showing drainage data for all watercourses entering and
leaving the plat boundaries. The storm drainage analysis shall be prepared
in sufficient detail to illustrate the proposed system's capability of
accommodating storm events as required by the stormwater management
and drainage manual. The preliminary plat shall also show drainage arrows
indicating how drainage arrives at the site and drainage arrows how it leaves
the site post development. Indicate where the storm sewer pipes are located
within the development also. Additionally, provide profile and cross -sectional
views of the detention structure outlet/spillway. Delineation of the drainage
areas pre and post construction with respective discharges via rational
method shall also be shown. The preliminary plat shall also contain all
information as outlined in City Code 31-89.
7. A drainage study showing all hydrologic and hydraulic calculations for the
proposed storm sewer pipe system, detention ponds and underground
structures, and inlets is required. For final drainage report, sign, date, and
seal the report per AR State Board of Professional Engineers and
Professional Surveyors rules Article 12, Section B (1) (a). Provide engineer's
certification statement saying this drainage report was conducted by yourself
or directly under your supervision and attesting to the accuracy of the
information within this report.
8. The Department requires three (3) phase sediment and erosion control (SEC)
plans to be submitted for all construction projects showing best management
practices (BMPs) for mitigating sediment runoff and erosion along with
vegetation specifications for temporary and permanent soil stabilization.
Phase 1 SEC plans shall show SEC BMPs during the stripping, clearing,
grubbing, and rough grading of the site. Phase 2 SEC plans shall show SEC
BMPs during construction of utilities, buildings, roadway infrastructure and
drainage infrastructure. Phase 3 SEC Plans shall show SEC BMPs for final
grading, seeding, and landscaping of the site.
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September 8, 2022
ITEM NO.: 1 (Cont.) FILE NO.: S-867-O (9)
9. Sediment and Erosion Control plans shall also show the pertinent information
as outlined in ADEQ ARR150000 Permit Part II section A-4-H (1-14) and Part
II section A-4-1-2 (A-B).
10. Contact Planning and Development Dept., Civil Engineering Private
Development at 501-371-4817 or at 501-918-5348 for inspections of any work
in the public right-of-way prior to placement of concrete or asphalt or for on -
site clarification of requirements prior to commencing work. Failure to do so
can result in removal of any improperly placed concrete or asphalt at the
expense of the owner or contractor.
11. Private access is proposed for this property. In accordance with Little Rock
Code Section 31-207, private streets must be designed and constructed to
the same standard as public streets per City of Little Rock's Master Street
Plan. For a minor residential street per master street plan, minimum total
width required (including curb & gutter) is 28 feet. Preliminary plat shows 27
feet total width. Revise total street width to meet master street plan standards
or request a variance from this requirement to Department staff for review.
12. If street lighting is planned to be used, per City Rev. Code 31-403 the
Department requires street lighting plans to be submitted to the Department
for review and approval before filing and recording of the final plat for the
subdivision. The street lighting plans required shall include conduit and
pull/junction box locations, street luminaire locations and mounting heights,
wire sizes, current photometric data for the proposed fixtures, and
subdivision street photometrics using the proposed fixtures that meet
AASHTO Roadway Lighting Design Guide standards.
13. Per City Code 31-206 (f), "Property line corners at street intersections shall
be rounded with a radius of at least twenty (20) feet."
14. Provide typical section(s) for proposed private streets to verify compliance
with master street plan.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
CenterPoint Energy: No comment.
AT & T: No comments received.
Central Arkansas Water: No comments received.
4
September 8, 2022
ITEM NO.: 1 (Cont.) FILE NO.: S-867-O (9)
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. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
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.
5
September 8, 2022
ITEM NO.: 1 (Cont.) FILE NO.: S-867-O (9)
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 — C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal's Office
(Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Reaion Metro: No comments received.
Planning Division: No comment.
H. ANALYSIS:
The applicant proposes to subdivide 31.57 acres into sixty (60) lots for single
family residential development. The property is zoned R-2 and is located east
of the Chenal Valley Drive at the east end of Miramont Blvd. The average lot
size is 11,700 square -feet. The development will include 3,300 linear feet of
new private streets. Open space tracts will be located along the west, north
and south perimeters of the subdivision.
The property currently undeveloped and mostly wooded. The property contains
varying degrees of slope, primarily sloping downward from south to north. The
property is bordered to the east and southeast by the Chenal Valley Golf Course,
and by R-2 developments to the north, south, and west containing single family
dwellings.
The subdivision will be developed in two (2) phases with sixty (60) lots averaging
11,700 +/- square feet with 25-foot front building setback lines. The applicant is
proposing average lot sizes that range from 75'x150' (11,250) feet to 78'x150'
(11,700) feet, which comply with the minimum lot size requirements.
6
September 8, 2022
ITEM NO.: 1 (Cont.) FILE NO.: S-867-O (9)
The applicant proposes to develop the subdivision in two (2) phases as follows:
Phase 1:
Lots 1 — 21, Block 107
Lots 9 — 20, Block 108
Tracts D, E, F and part of G
Phase 2:
Lots 22 — 39, Block 107
Lots 1 — 8, Block 108
Lot 21, Block 108
Tracts A, B, C, and part of G
The applicant is requesting a variance to allow for reduced side yard setbacks of
6-feet for the lots. Section 36-254 (d) (2) of the City's Zoning Ordinance requires
minimum side setbacks of ten (10) percent of the average lot width not to exceed
eight (8) feet in R-2 zoned property. Staff supports the variance request.
Access to the site will connect to Miramont Blvd. at the northwest central
portion of the development. A new private street (Miramont Circle) will circle the
central interior of the development with a cul-de-sac at the southeast corner. An
additional street (Miramont Court) will extend west at the southwest corner of the
development terminating with a cul-de-sac. Lots 27 through 30 will have access
to this minor residential street. The remaining lots will have access to Miramont
Circle which has a sixty-five (65) foot right-of-way which includes a ten (10) foot
utility easement bordering the roadway.
The applicant is proposing 3,300 linear feet of new private streets within the
development. Chapter 31 of the City's Subdivision Ordinance allows private
streets as follows: "Private streets may be approved by the planning commission
to serve isolated developments. The design standards shall conform to public
street standards as specified in this chapter. Private streets are permissible only
in the form of cul-de-sac and short loop streets and only when it has been
determined that these streets can be adequately served by all public service
vehicles. The subdivider shall provide for permanent maintenance of all private
streets in the bill of assurance. This maintenance shall include water lines, fire
hydrants, or other utility facilities." Staff is supportive of the proposed private
street plan
The proposed primary private street (Miramont Circle) will be gated approximately
150 feet east of the existing Miramont Blvd. and Miramar Blvd. intersection. A
guard house will be adjacent to the gate and a turnaround area with mail kiosk will
be located to the west. The mailbox kiosk location must be constructed in
7
September 8, 2022
ITEM NO.: 1 (Cont.) FILE NO.: S-867-O (9)
conformance with USPS and City of Little Rock design standards and be ADA
accessible.
The applicant is requesting a variance to allow for the construction of alternate
pedestrian circulation system outside the street's right-of-way. The applicant is
proposing to provide paved paths for pedestrians and golf carts connecting to
adjacent development streets to the north and connecting to the Chenal Valley
Golf Course existing cart paths to the east and south. Section 31-175 of the City
of Little Rock Subdivision Ordinance requires sidewalks to be constructed on one
(1) side of the proposed streets within this subdivision as per the City's Master
Street Plan.
A proposed alternate path that will be located within Open Tract "D" along the north
perimeter of the development starting at Miramont Circle and proceeding north
between lots 4 and 5 connecting to Miramar Blvd. to the west, Orle Circle to the
north, and the golf course to the east. A second proposed path will originate at an
existing cart path to the south within the golf course and proceed north through
Tract "C" between lots 27 & 28 into the development crossing Miramont Court.
The path continues north through Tract "A" between lots 30 & 31 connecting to
Mirabel Court in the adjacent development to the west. A third proposed path will
begin at the lower southeast portion of Miramont Circle proceeding due east within
Tract "F" between lots 17 and 18 connecting to the existing golf course cart path
system. Staff supports the variance request and believes the path system follows
the general pattern of the surrounding developments in the area and their
connection to the golf course.
The applicant has not submitted the following required information to staff:
Storm drainage preliminary analysis showing drainage data for all
watercourses entering and leaving the plat boundaries.
2. Preliminary storm drainage plan incorporating proposed easement dimensions
and typical ditch sections.
3. An analysis of all stormwater conveyance for the one -hundred -year storm event
onto, within and leaving the property.
The additional information is needed so that staff can complete a review of this
application.
STAFF RECOMMENDATION:
The applicant submitted a letter to staff on August 23, 2022 requesting this
application be deferred to the October 13, 2022 Planning Commission Agenda, so
8
September 8, 2022
ITEM NO.: 1 (Cont.) FILE NO.: S-867-O (9)
that additional required information can be provided to staff. Staff supports the
deferral request.
PLANNING COMMISSION ACTION:
(SEPTEMBER 8, 2022)
The applicant was present. There were no persons present registered in opposition in
attendance. Staff informed the Commission that the applicant submitted a letter to staff
on August 23, 2022, requesting this application be deferred to the October 13, 2022
Planning Commission Agenda. Staff supports the deferral request. There was no further
discussion. The item remained on the consent agenda and deferred as recommended
by staff. The vote was 8 ayes, 0 nays and 2 absent and 1 open position.
9
September 8, 2022
ITEM NO.: 2 FILE NO.: S-1471-C
NAME: Lots 3-6, Chenal/Kanis Addition — Preliminary Plat
LOCATION: 17100 Block of Chenal Parkway
DEVELOPER:
K-Mac Enterprises, Incorporated
P.O. Box 6538
Fort Smith, AR 72906
OWNER/AUTHORIZED AGENT:
Brian Dale (Agent)
Joe White & Associates
25 Rahling Circle
Little Rock, AR 72223
SURVEYOR/ENGINEER:
Joe White & Associates
25 Rahling Circle
Little Rock, AR 72223
AREA: 7.932 acres NUMBER OF LOTS: 4 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.16
CURRENT ZONING: 3
VARIANCE/WAIVERS:
1. Driveway location along Chenal Pkwy.
2. Advance grading with infrastructure.
BACKGROUND:
On May 23, 2014, a final plat was approved and recorded for Lots 1 and 2, Chenal/Kanis
Addition. Lots 1 and 2 are located immediately south of the subject property and have
been developed. Lot 1 contains a carwash and Lot 2 contains a strip center.
September 8, 2022
ITEM NO.: 2 (Cont.) FILE NO.: S-1471-C
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is proposing to continue developing the Chenal/Kanis Subdivision
by proposing a preliminary plat for Lots 3-6, Chenal/Kanis Addition. The
subdivision will be completed in one (1) phase. The property is zoned C-3.
B. EXISTING CONDITIONS:
The site is undeveloped and wooded. There is existing cross access from Lots 1
and 2 from the south which will serve the proposed development. Existing utility
easements run in an east/west direction between the existing development and
the proposed site and north/south through Lot 3. Office and commercial uses and
zoning border the site in all directions. The western third of the proposed site lies
within the Chenal/Financial Center Overlay District.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property within 200 feet of the site and all neighborhood associations
registered with the City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS:
A drainage study showing all hydrologic and hydraulic calculations for the
proposed storm sewer pipe system, detention ponds and structures, and
inlets is required. For final drainage report, sign, date, and seal the report per
AR State Board of Professional Engineers and Professional Surveyors rules
Article 12, Section B (1) (a). Provide engineer's certification statement saying
this drainage report was conducted by yourself or directly under your
supervision and attesting to the accuracy of the information within this report.
2. Chenal Parkway is classified as a principal arterial per City's Master Street
Plan. Therefore, dedicate additional right of way required to accommodate a
minimum five (5) feet wide sidewalk plus a minimum one -foot buffer from the
back of sidewalk to the right of way/property line.
3. Per City Code 31-89 (5) for a preliminary plat, a storm drainage preliminary
analysis is required showing drainage data for all watercourses entering and
leaving the plat boundaries. The storm drainage analysis shall be prepared
in sufficient detail to illustrate the proposed system's capability of
accommodating storm events as required by the stormwater management
and drainage manual. The preliminary plat shall also show drainage arrows
indicating how drainage arrives at the site and drainage arrows how it leaves
the site post development. Indicate where the storm sewer pipes are located
within the development also. Additionally, provide profile and cross -sectional
views of the detention structure outlet/spillway. Delineation of the drainage
2
September 8, 2022
ITEM NO.: 2 (Cont.) FILE NO.: S-1471-C
areas pre and post construction with respective discharges via rational
method shall also be shown. The preliminary plat shall also contain all
information as outlined in City Code 31-89.
4. A drainage study showing all hydrologic and hydraulic calculations for the
proposed storm sewer pipe system, detention ponds and underground
structures, and inlets is required. For final drainage report, sign, date, and
seal the report per AR State Board of Professional Engineers and
Professional Surveyors rules Article 12, Section B (1) (a). Provide engineer's
certification statement saying this drainage report was conducted by yourself
or directly under your supervision and attesting to the accuracy of the
information within this report.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authoritv: No comments received.
Entergy: No comments received.
Summit Energy: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Deaartment:
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. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
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.
3
September 8, 2022
ITEM NO.: 2 (Cont.) FILE NO.: S-1471-C
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.
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 Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING: No comments received.
Rock Region Metro: No comments received.
Planning Division: No comments.
4
September 8, 2022
ITEM NO.: 2 (Cont.) FILE NO.: S-1471-C
H. ANALYSIS:
On May 23, 2014, a final plat was approved and recorded for Lots 1 and 2, Chenal
/Kanis Addition. Lots 1 and 2 are located immediately south of the subject property
and have been developed. Lot 1 contains a carwash and Lot 2 contains a strip
center. The applicant is proposing to continue developing the Chenal/Kanis
Subdivision by proposing a preliminary plat for Lots 3-6, Chenal/Kanis Addition.
The subdivision will be completed in one (1) phase. The property is zoned C-3.
The proposed site is undeveloped and wooded. There is existing cross access
from Lots 1 and 2 from the south which will serve the proposed development to the
north. Existing utility easements run in an east/west direction between the existing
development and the proposed site and north/south through Lot 3. Office and
commercial uses and zoning border the site in all directions. The proposed site,
Lots 3 and 4, lie within the Chenal/Financial Center Overlay District.
The applicant proposes to subdivide the overall 7.932 acres into four (4) lots as
follows:
Lot 3 — 1.355 acres
Lot 4 — 1.201 acres
Lot 5 — 2.464 acres
Lot 6 — 2.912 acres
Section 31-210(e) of the City's Subdivision Ordinance requires that driveways
along this section of Chenal Parkway be set back at least one -hundred fifty feet
(150) from side property lines. The applicant is proposing a shared driveway
between the proposed Lots 3 and 4. The driveway will be a right in/right out drive,
and will be located approximately one -hundred thirty (130) feet back from the north
side property line of Lot 4 and approximately one -hundred fifty (150) feet from the
south side property line of Lot 3. Staff supports the requested driveway setback
variance, as it is very minor in nature.
The applicant is also requesting a variance from the Land Alteration Requirements
in order to advance grade the property when the infrastructure is developed. Staff
supports the variance to advance grade the site, as it is currently zoned C-3 and
ready to be developed.
Staff is supportive of the requested preliminary plat for the continuation of the
Chenal/Kanis Addition. Staff views the request as reasonable. Staff also supports
the requested variances. The proposed lots will not be out of character in size with
other commercially zoned lots in this immediate area. Staff feels the proposed four
(4) lots of this development will have no adverse impact on the surrounding
properties.
5
September 8, 2022
ITEM NO.: 2 (Cont.) FILE NO.: S-1471-C
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested preliminary plat, subject to
compliance with the comments and conditions outlined in paragraphs D and E,
and the staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (SEPTEMBER 8, 2022)
The applicant was present. There were no persons present registered in opposition. Staff
presented the item and a recommendation of approval as outlined in the "staff
recommendation" above. There was no further discussion. The item remained on the
consent agenda as recommended by staff, including all staff comments and conditions.
The vote was 8 ayes, 0 nays, 2 absent and 1 open position.
6
September 8, 2022
ITEM NO.: 3 FILE NO.: S-1499-Q
NAME: Lot 8R, Block 309, Original City of Little Rock - Re -Plat
LOCATION: Northwest Corner of West 11t" Street and South Cross Street
DEVELOPER:
Clarshun Beyah
P O Box 65242
Little Rock, AR 72216
(501) 944-3365
OWNER/AUTHORIZED AGENT:
Clarshun Beyah (Owner)
Jonathan Hope (Agent)
Hope Engineers
117 South Market Street
Benton, AR 72015
(501) 315-2626
SURVEYOR/ENGINEER:
Hope Engineers
117 South Market Street
Benton, AR 72015
(501) 315-2626
AREA: 0.3 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 45
CURRENT ZONING: R-4
VARIANCE/WAIVERS:
1. Variance to allow reduced front yard setback on Lot 8C to 24'.
2. Variance to allow reduced rear yard setbacks on Lots 8A and 8B.
3. Variance to allow reduced lot width from 70' to 50' for all lots.
4. Variance to allow reduced lot depths from 100' to 86' for all lots.
September 8, 2022
ITEM NO.: 3 (Cont.) FILE NO.: S-1
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant proposes to subdivide 0.3 acres into 3 lots for a residential duplex
development. The proposed lots will take access from the west side of South
Cross Street and the north side of West 11th street.
B. EXISTING CONDITIONS:
The currently zoned R-4 property has one (1) single story duplex dwelling at the
northern edge of the site, with two (2) paved drives connecting to South Cross
Street. The remainder of the property is open lawn area with partial fencing along
the north perimeter of the yards. The property has very little slope and is mostly
level.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of abutting property and all neighborhood associations registered with
the City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS:
1. Provide statement indicating the ratio error of closure.
2. Provide name and address of landowner with source of title (deed record book
and page number or instrument number required).
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authoritv: No comments received.
Entergy: No comments received.
CenterPoint Energy: In regard to line item number 3, Replat Northwest corner of
W. 11' St and S. Cross St, Summit Utilities has no objection to the proposed
changes.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
Maintain Access:
2
September 8, 2022
ITEM NO.: 3 (Cont.) FILE NO.: S-1 499-Q
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. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
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.
3
September 8, 2022
ITEM NO.: 3 (Cont.) FILE NO.: S-1499-Q
Fire Hydrant
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 Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comment.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment.
Plannina Division: No comment.
H. ANALYSIS:
The applicant proposes to subdivide 0.3 acres into three (3) lots for two (2) new
residential duplexes. The proposed lot 8B will take access from the west side of
South Cross Street and lot 8A from the north side of West 11 t" street. The property
is currently comprised of Lot 8R, Block 309, of the Original City of Little Rock.
The existing R-4 zoned lot is approximately 150' feet wide and 86' feet deep and
has one (1) single story duplex dwelling at the northern edge of the site (proposed
Lot 8C), with two (2) paved access drives connecting to South Cross Street to the
east. The remainder of the property to the south is open lawn area with partial
fencing along the west perimeter of the site. The property has very little slope and
is mostly level.
The applicant proposes the lots to be as follows:
Lot 8A — 4,248 square feet in area (0.10 Acres)
Lot 8B — 4,335 square feet in area (0.10 Acres)
Lot 8C — 4,312 square feet in area (0.10 Acres)
4
September 8, 2022
ITEM NO.: 3 (Cont.) FILE NO.: S-1499-Q
The applicant is requesting several variances with the proposed replat as follows:
• Variance to allow reduced lot width (Section 36-256) for Lots 8A, 8B, and 8C.
Minimum 70-foot width required; 50.10 foot lot width proposed.
• Variance to allow reduced lot depth (Section 31-232) for Lots 8A, 8B, and 8C.
Minimum 100-foot depth required; 86.05 lot depth proposed.
• Variance to allow reduced rear building setbacks (Section 36-256) for Lots 8A
and 8B. Minimum 25 feet required; five (5) proposed.
• Variance to allow a reduced front building setback (Section 36-256) for Lot 8C.
Minimum 25 feet required; 24 feet proposed (existing).
The property is bordered on the north, west, and east primarily by R-4 residential
properties, with a "PD-R" (Planned Development — Residential) and 0-3 (Office)
zoned properties to the Northeast across South Cross Street.
To staff's knowledge, there are no outstanding issues related to this re -plat
request. The applicant has addressed issues raised by staff during staff's review
of this plat. The subdividing of this property should have no adverse impact on the
surrounding properties.
STAFF RECOMMENDATION:
Staff recommends approval of the proposed preliminary plat and associated
variances, subject to compliance with the comments and conditions outlined in
paragraphs D and E, and the staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (SEPTEMBER 8, 2022)
Jonathan Hope (Hope Engineering) was present representing the application. There
were several persons in attendance registered in opposition. Staff presented the item
and a recommendation for approval as outlined in the "staff recommendation" above. The
applicant deferred to the opposition.
Rebecca Stewart addressed the Commission in opposition to the application. She stated
she was an abutting property owner and expressed concerns regarding density, setbacks,
safety, traffic and maintaining the existing appearance of the area.
Kathryn Renee Delapp addressed the Commission in opposition to the application. She
stated she lives in the area close to the proposed development Ms. Delapp expressed
5
September 8, 2022
ITEM NO.: 3 (Cont.) FILE NO.: S-1499-Q
concerns regarding density, traffic, number of tenants, existing landscaping and how this
would destabilize the area.
Suzanne Pharr addressed the Commission in opposition to the application. She stated
she lives in the area close to the proposed development Ms. Delapp expressed concerns
regarding density, traffic, number of tenants, existing landscaping and how this would
destabilize the area.
Annette Shead addressed the Commission in opposition to the application. She stated
she has lived in the community for years and provides assistance to neighbors regarding
chores. She opposed the proposed density, traffic, parking and number of tenants.
Jonathan Hope addressed the Commission and provided responses regarding concerns
from the opposition. He discussed the previous history of the subject property. He stated
landscaping may be retained. He made note that the proposed lots will be developed
similar to the existing duplex on Lot BC.
Commissioner Hart asked the applicant is there an existing duplex on Lot BC to which
the applicant replied in the affirmative and proposing a similar use for the undeveloped
lots noted in the application.
There was general discussion regarding setbacks.
Commissioner Thomas asked staff about R-4 density and existing duplexes in the area.
Staff noted the entire area is zoned R-4 (Two -Family Duplex District) and has a history of
duplexes in the area.
Commissioner Brooks asked about the age restriction for the previous use. Staff
summarized the history of the subject property, current zoning and use in the area.
Commissioner Brooks asked the applicant had he met with the residents in the area
regarding the application. The applicant replied in the negative.
There was a motion to approve the preliminary plat application and associated variances,
including all comments and recommendations by staff. The motion was seconded. The
vote was 3 ayes, 6 nays, 1 absent and 1 open position. The motion failed.
6
September 8, 2022
ITEM NO.: 4 FILE NO.: G-25-230
NAME: S. Park Street Name Change to Little Rock Nine Way
LOCATION: S. Park Street located between West Daisy L. Gatson Bates Drive and
West 16th Street
PETITIONER:
City of Little Rock
500 West Markham Street Little
Rock, AR 72201
OWNER/AUTHORIZED AGENT:
City of Little Rock — Applicant
SURVEYOR/ENGINEER:
N/A
AREA: Approx. 60 feet NUMBER OF LOTS: N/A FT. NEW STREET: N/A
by 660 feet
WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 45
CURRENT ZONING: Abutting Zonings: R-3. R-4, O-3 and POD
VARIANCE/WAIVERS: None requested.
A. ANALYSIS
The City of Little Rock proposes to rename the portion of S. Park Street, located
between West Daisy L. Gatson Bates Drive and West 16t" Street, to Little Rock
Nine Way.
This section of S. Park Street is a one-way (south) paved roadway which runs in
front of Little Rock Central High School. On street parking exists along both sides
of the roadway, with the parking labeled as a "bus loading zone" (no parking)
during certain times of the day (Monday through Friday).
September 8, 2022
ITEM NO.: 4 (Cont.) FILE NO.: G-25-230
S. Park Street has a right-of-way width of approximately 60 feet, with the portion
proposed for renaming having a length of approximately 660 feet (two blocks).
The Little Rock Central High School campus is located on the west side of this
section of S. Park Street. Seven (7) residential structures (four zoned POD) are
located along the east side of the roadway, with the Magnolia service station
located at the southeast corner of S. Park Street and West Daisy L. Gatson Bates
Drive, and the Bullock Temple C.M.E. Church located at the northeast corner of
S. Park Street and West 16th Street.
All residents of land abutting the length of the street proposed to be renamed and
all neighborhood associations registered with the City of Little Rock were notified
of the Planning Commission public hearing.
B. STAFF RECOMMENDATION:
Staff recommends approval of the request to change the name of that portion of
S. Park Street, located between West Daisy L. Gatson Bates Drive and West
16th Street, to Little Rock Nine Way.
PLANNING COMMISSION ACTION: (SEPTEMBER 8, 2022)
The applicant was present. There were no persons present registered in opposition. Staff
presented the item and a recommendation of approval as outlined in the "staff
recommendation" above. There was no further discussion. The item remained on the
consent agenda as recommended by staff, including all staff comments and conditions.
The vote was 8 ayes, 0 nays, 2 absent and 1 open position.
2
September 8, 2022
ITEM NO.: 5 FILE NO.: LU2022-15-02
NAME: Land Use Plan Amendment — Geyer Springs West Planning District
LOCATION: 9204 Chicot Road
OWNER/AUTHORIZED AGENT:
Ruth Fuentes
7009 Talmage Drive
Little Rock, AR 72204
AREA: 0.4 acres
WARD: 7 PLANNING DISTRICT: 15 CENSUS TRACT: 41.05
CURRENT ZONING: R-2, Single Family District and C-3,
General Commercial District
BACKGROUND:
A. PROPOSAL/REQUEST:
Applicant requests a Land Use Plan amendment from Residential Low Density
(RL) to Neighborhood Commercial (NC). The site is approximate 0.4-acres. The
application is located along the west side of Chicot Road, between Preston Drive
and Eagle Drive (9204 Chicot Road), in the Geyer Springs West Planning District.
The Residential Low Density (RL) 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 proposed Neighborhood Commercial (NC) category includes limited small-
scale commercial development in close proximity to a neighborhood, providing
goods and services to that neighborhood market area.
This land use amendment application accompanies a zoning map amendment
request. It is the applicant's intent to rezone the site to Neighborhood Commercial
District, C-1 zoning (File No. Z-9713).
September 8, 2022
ITEM NO.: 5 (Cont.) FILE NO.: LU2022-15-02
B. EXISTING CONDITIONS/ZONING:
The subject site is three tracts of land.
One of which has a single-family house
on it. One has a food truck with a parking
area. The third parcel is vacant partial lot.
The zoning of the land with the food truck
and vacant lot is C-3, General
Commercial District. The southernmost
parcel with a house is zoned R-2, Single
Family District.
The land across Chicot Road to the east
has historically been commercial and
multifamily. Most of the multifamily
structures have been removed. The
former multifamily land is zoned R-2.
Along Chicot Road is a strip commercial
center, mini -warehouses and a
convenience store. This land is zoned
C-3, General Commercial District and
Planned Commercial Development
(PCD) District.
Figure 1. Zoning
To the north of application area is land zoned C-3, General Commercial District.
The adjacent parcel has a commercial structure with office and retail uses. Further
north are two retail uses and a large church. The church has a zoning of 0-3,
General Office District.
To the south and west of the application area is land zoned R-2, Single Family
District. The land has been platted as single-family subdivisions and is developed
with homes.
C.NEIGHBORHOOD NOTIFICATIONS:
Notices were sent to the following neighborhood association: Chicot Neighborhood
Association, West Baseline Neighborhood Association, and Southwest United for
Progress. At the time of writing, Staff had received no comments from area
residents or Neighborhood Associations.
2
September 8, 2022
ITEM NO.: 5 (Cont.
G. TRANSPORTATION/PLANNING:
Land Use Plan:
Figure 2. Land Use Plan Map
FILE NO.: LU2022-15-02
The City's Land Use Plan Map
shows Residential Low Density
(RL) for the requested site. There
is a large area of Commercial (C)
land uses shown at the Chicot
Road- Baseline Road
intersection. This Commercial
area extends south to the
application site. The eastside of
Chicot Road, across from the
application area, is commercial as
is the land adjacent to the north.
An area of Public Institutional (PI)
is shown at the southwest corner
of the Chicot-Baseline Roads
intersection. This is a church
which occupies the land from
Baseline Road to Mann Road
along the west side of Chicot Road, north of the application area.
There are areas of Suburban Office (SO) and Mixed Use (MX) shown along the
west side of Chicot Road, south of the application site. A second Public
Institutional (PI) area separates these two use areas. The land west of Chicot
Road, south and west of the application area is shown as Residential Low Density
(RL). Further to the south, east of Chicot Road, the area is also shown as
Residential Low Density (RL).
There have been three Land Use Plan Map amendments in the vicinity of the
application since 2000.
LU2002-15-02, An amendment from Office (0), Multifamily (MF) and Single Family
(SF) to Mixed Use (MX). This change area was along the westside of Chicot Road,
from Nolen Drive north to near Redwood Drive. It was approved April 2, 2002.
LU2006-15-01, An amendment from Multifamily (MF) to Single Family (SF). The
change area was either side of Vernon Estates Drive, James M Henson Drive
and Dameron Street. It was approved June 20, 2006.
3
September 8, 2022
ITEM NO.: 5 (Cont.) FILE NO.: LU2022-15-02
LU2007-15-02, An amendment from Single Family (SF) to Mixed Office
Commercial (MOC). The change area is on the north side of Eagle Drive, west of
Chicot Road. It was approved December 4, 2007.
Master Street Plan:
The site is bound to the east by Chicot
Road, designated a Principal Arterial.
A Principal Arterial serves through
traffic and connects major traffic
generators or activity centers within an
urbanized area. Since a Principal
Arterial is designed to be a high -
volume road, a minimum of 4 travel
lanes with a median and 110-foot right-
of-way and two sidewalks in required.
Chicot Road has been constructed
with as a five -lane road, four travel
lanes and a center turn lane.
Sidewalks are on each side of the
roadway. This is consistent with the
design standards for Principal
Arterials.
Bicycle Plan:
Figure 3. Master Street Plan
There are no bike routes shown in the immediate vicinity.
PARKS:
There are no city recognized parks in the immediate vicinity.
Historic Preservation Plan:
There are no city recognized historic districts in the vicinity of this amendment.
H. ANALYSIS:
The subject site is situated between Eagle Drive and Preston Drive on the westside
of Chicot Road. Surrounding the application area, the Land Use Plan shows
Residential Low Density (RL) to the south and west. Commercial (C) is shown on
the Plan Map to the north and across Chicot Road to the east from the site. To the
north and east is land zoned C-3, General Commercial. To the north is a retail
4
September 8, 2022
ITEM NO.: 5 (Cont.) FILE NO.: LU2022-15-02
structure. Across Chicot Road is a strip commercial center, mini -warehouses and
a convenience store. A vacant C-3 tract is directly across the street. The land to
the west, south and southeast is zoned R-2, Single -Family District and is
developed single-family subdivisions.
The Chicot and Baseline Roads intersection is a major Arterial — Arterial
intersection with a large amount of commercial zoning. The intersection is
approximately 0.2 miles from the site. Commercial use is shown on the Land Use
Plan Map from the intersection south to the application area. A portion of the
application area is already zoned C-3, General Commercial District. The
commercial areas on the Land Use Plan Map are generally developed with
commercial structures.
There is a church at the southwest corner of the Chicot-Baseline Roads
intersection. This church takes the entire westside of Chicot Road from Baseline
Road to Mann Road. The only other non -retail commercial site north of the
application area is an electric sub -station on the east side of Chicot Road opposite
Mann Road.
This is a part of Little Rock that has been fully developed for many years. The
majority of the area was annexed into the city in 1980 (ordinance 13953, approved
December 16, 1980). At the time of annexation Chicot Road was a two-lane county
road. The application site is two platted residential lots and a segment. Since the
area was platted and developed, Chicot Road has been widened from a two -land
county road to a five -lane arterial. This has impacted the lots fronting Chicot Road.
The application area is made-up of lots impacted by this widening. Small Lot
residential fronting a major road is not desirable. The further reduction in lot size
due to the widening makes redevelopment of the land more difficult.
The Census Tracts either side of Chicot Road there experienced permit activity
since 2010. Over 150 new single-family houses have been permitted in this time
period as well as four new commercial and two new office structures. Over 300
single-family permits for renovations or repairs and fifty permits for additions were
issued since 2010. Over 50 permits for repairs and renovations to non-residential
structures were permitted during this period. So, there is continuing activity and
demand for both residential and commercial in the vicinity of the application.
In 1997 the Land Use Plan Map was amended for most of the Chicot Road facing
single-family lots south of the application area to either Suburban Office (SO) or
Mixed Use (MX). Both designations provided non-residential options to the
property owners. These use types are meant to be close to single-family and/or
through the Planned Development process can be reviewed to minimize negative
impacts on surrounding residential uses. This was done in part due to the impact
of the widening of Chicot Road on the pre-existing single-family houses. Due to
5
September 8, 2022
ITEM NO.: 5 (Cont.) FILE NO.: LU2022-15-02
the small size of the lots along the westside of Chicot Road any redevelopment of
the land will be difficult and may require combination of lots.
The application is for Neighborhood Commercial (NC) for these lots fronting Chicot
Road. This is consistent with the concept that lots fronting Chicot Road have a
future designation that can be adjacent to single-family uses. The application area
backs up to existing single-family houses. The adjacent land to the north is already
used and shown for Commercial as well as zoned C-3, General Commercial
District. Redevelopment of any existing lot should be done in a way to minimize
any impacts to the remaining single-family houses.
STAFF RECOMMENDATION:
Staff recommends approval of the applicant's request to amend the Land Use
designation from Residential Low Density (RL) to Neighborhood Commercial (NC).
PLANNING COMMISSION ACTION: (SEPTEMBER 8, 2022)
Walter Malone, Planning Staff, gave an overview of the Staff Analysis section of the Staff
Report. Mr. Romie Price, Development Staff, gave an overview on the related zoning
item (Z-9713). (See minutes for item 5.1: Z-9713 for full minute record).
Mr. Troy Laha, Southwest United for Progress, indicated that in a phone conference call
the group had voted 2 to 1 against the application. The group has the following concerns:
Use of all three of the tracts they own not just one; there is no address on the structure
as required; the posted sign was behind a storm door and one could not read the phone
number from the street; the chain -link fence does not meet code; what will the operating
hours be (just breakfast and lunch)?; will there be alcohol sales? He also noted that there
are many failed restaurants along Chicot Road.
Ms. Fuentes, applicant, in response to a question by Commissioner Brooks stated that all
three parcels would be uses. But that the business would just be in the house. The lot
to the north would be for parking.
Commissioner Brooks asked about the sign posting. Director Collins stated that that the
sign is provided by staff and the application is to place it in a visible location. He noted
that the only legal requirement is the notice in a paper. All other `notice requirements' are
via by-laws. Chairman Vogel asked what was in the house now. Ms. Fuentes indicated
it was vacant. Commissioner Brooks stated that the applicant needed to talk with the
surrounding residential and property owners. Ms. Fuentes indicated that she worked
every day at her food truck and no one had come and asked her anything about the
project. In response to a question, she indicated the truck is on the property.
Commissioner Thomas asked what had been in the house. Ms. Fuentes indicated that
6
September 8, 2022
ITEM NO.: 5 (Cont.) FILE NO.: LU2022-15-02
prior to your purchase of the house, it had been occupied as a residence. Commissioner
Brooks asked about hours of operation. Ms. Fuentes indicated 6 to 1 or 6 to 2 but that
she was not sure. Commissioner Brooks again stated a need to talk to the folks in the
around.
By a vote of 10 for, 0 against and 1 vacancy a motion to approve the requested Land Use
Plan amended to Neighborhood Commercial was approved.
7
September 8, 2022
ITEM NO.: 5.1 FILE NO.: Z-9713
NAME: Rezoning from R-2 to C-3
LOCATION: 9204 Chicot Road
DEVELOPER:
Ruth Fuentes
7009 Talmage Drive
Little Rock, AR 72204
OWNER/AUTHORIZED AGENT:
Ruth Fuentes
7009 Talmage Drive
Little Rock, AR 72204
SURVEYOR/ENGINEER:
Thomas Engineering Co.
3810 Lookout Road
North Little Rock, AR 72116
AREA: 0.19 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 15 CENSUS TRACT: 41.05
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is proposing to rezone the 0.19 acres at 9204 Chicot Road from
"R-2" Single Family District to "C-1" Neighborhood Commercial District to allow for the
use as a restaurant.
B. EXISTING CONDITIONS:
The property is currently occupied by a brick -clad, one-story, single family residence,
which appears to be vacant. The property has a 4-foot tall chain link fence around
September 8, 2022
ITEM NO.: 5.1 (Cont.) FILE NO.: Z-9713
the perimeter. A driveway from Chicot Road is located at the northeast corner of the
property.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property within 200 feet of the site and all neighborhood associations
registered with the City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS: No comment.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
CenterPoint Summit Energy: No comment.
AT & T: No comments received.
Central Arkansas Water:
NO OBJECTIONS: All Central Arkansas Water requirements in effect at the time of
request for water service must be met.
Fire Department:
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. If the grade
exceeds 10 percent, approval will be denied, and the applicant must submit
request to be reviewed by Fire Chief for Approval.
2
September 8, 2022
ITEM NO.: 5.1 (Cont.) FILE NO.: Z-9713
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas
Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities,
buildings or portions of buildings hereafter constructed shall be accessible to fire
department apparatus by way of an approved fire apparatus access road with an
asphalt, concrete or other approved driving surface capable of supporting the
imposed load of fire apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments — 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1.
Section D104.1 Buildings exceeding three stories or 30 feet in height. Building
or facilities exceeding 30 feet or three stories in height shall have at least two means
of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square feet that
have a single approved fire apparatus access road when all building are equipped
throughout with approved automatic sprinkler systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
maximum overall diagonal dimension of the lot or area to be served, measured in a
straight line between accesses.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends.
Dead-end fire apparatus access roads in excess of 150 feet shall be provided with
width and turnaround provisions in accordance with Table D103.4. Requirements for
Dead-end fire apparatus access roads.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention
Code. Section C101 — C105, in conjunction with Central Arkansas Water (Daniel Tull
501-377-1245) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes
501-918-3757, or Fire Marshal Derek N. Ingram 501-918-3756 Number and
Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment received.
3
September 8, 2022
ITEM NO.: 5.1 (Cont.) FILE NO.: Z-9713
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape:
Any new site development must comply with the City's minimal landscape and
buffer ordinance requirements.
2. The City Beautiful Commission recommends preserving as many existing trees
as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: The request is in the Geyer West Planning District. The Land
Use Plan shows Residential Low Density (RL) for the requested area. The
Residential Low Density (RL) 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 rezone from R-2, Single Family District to C-3, General
Commercial District to allow for the future commercial development of this property.
There is an accompanying item on the agenda to amend the Land Use Plan Map to
Commercial (C) for this site.
Surrounding the application area, the Land Use Plan shows Residential Low Density
(RL) to the south and west. Commercial (C) is shown on the Plan Map to the north
and across Chicot Road to the east from the site. The Residential Low Density (RL)
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 remains less than 6 units per acre. This land shown as RL
is zoned R-2, Single Family District and is a developed single-family subdivision. The
Commercial (C) category provides for 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. To the north and east is land zoned C-3, General Commercial. To the north
is a retail structure, across Chicot Road to the east is vacant land.
Master Street Plan: To the east is Chicot Road, it is shown as a Principal Arterial
on the Master Street Plan. A Principal Arterial serves through traffic and connects
4
September 8, 2022
ITEM NO.: 5.1 (Cont.) FILE NO.: Z-9713
major traffic generators or activity centers within an urbanized area. Entrances and
exits should be limited to minimize negative effects of traffic and pedestrians on
Chicot Road since it is a Principal Arterial. This street may require dedication of right-
of-way and may require street improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Historic Preservation Plan: There are no existing historic sites on, or in proximity to,
this land.
H. ANALYSIS:
The applicant is proposing to rezone the 0.19 acres at 9204 Chicot Road from "R-2"
Residential to "C-1" Commercial to allow for the use as a restaurant.
The property is currently occupied by a brick -clad, one-story, single-family
residence, which appears to be vacant. The property has a 4-foot tall chain link
fence around the perimeter. A driveway from Chicot road is located at the northeast
corner of the property.
The site is located on the western side of Chicot Road and .22 miles south of
Baseline Road. The property is bordered to the north by a vacant lot that is zoned
C-3. To the east, across Chicot Road are also C-3 zoned properties. The properties
to the west and south are zoned R-2, respectively, with the southern lot occupied by
a single-family residence and the western property vacant.
The City's Future Land Use Plan designates the property as "RL" Residential Low
Density. The proposed C-1 zoning will require an amendment to the City's Land
Use Plan, which is a separate item on this agenda.
Staff is supportive of the requested C-1 zoning. Staff views the request as
reasonable. The proposed C-1 zoning will be consistent with other commercial
zonings on adjacent properties and will represent a continuation of the existing
zoning pattern. Staff believes the proposed C-1 zoning will have no adverse impact
on the general area.
STAFF RECOMMENDATION:
Staff recommends approval of the requested C-1 rezoning.
5
September 8, 2022
ITEM NO.: 5.1 (Cont.) FILE NO.: Z-9713
PLANNING COMMISSION ACTION: (SEPTEMBER 8, 2022)
The applicant was present representing the application. There was one person
registered in opposition. Staff presented the item and a recommendation for approval
as outlined in the "staff recommendation" above. The applicant deferred to the
opposition.
Troy Laha, Vice -President of Southwest Little Rock United for Progress (SWLRUP)
addressed the Commission in opposition to the application. He noted a phone
conference the neighborhood association had about the project. He expressed
concerns regarding the survey and the existing single-family residence on the property.
Mr. Laha's additional concerns included: no address on the house, the rezoning
placard/sign located behind screen door and not visible, location of an existing fence,
parking, hours of operation and the sale of alcoholic beverages.
Commission Brooks asked the applicant if all three (3) lots or just the lot containing the
existing residence. The applicant stated only the existing residence. There was general
discussion regarding the notification process and protocol for posting the sign on the
property. Following up, Commissioner Brooks asked the applicant if she reached out to
the neighborhood association to which the applicant replied in the negative.
Commissioner Vogel asked the applicant what was the present use of the property
(residence)? The applicant stated vacant and the property is a recent purchase.
Commissioner Thomas asked the applicant if the building was vacant. The applicant
stated the residence is vacant however, she currently operates a mobile canteen unit
(food truck) on the site.
Commissioner Brooks asked the applicant what are the proposed operating hours? The
applicant noted she was not sure at the moment, but would most likely be from 6:OOam
to 1:00 pm. Commissioner Brooks recommended the applicant may benefit reaching
out to the community.
There was a motion to approve the application including all comments and conditions as
recommended by staff. The motion was seconded. The vote was 9 ayes, 1 nays, and
1 open position.
6
September 8, 2022
ITEM NO.: 6 FILE NO.: LU2022-09-01
NAME: Land Use Plan Amendment — 1-630 Planning District
LOCATION: 3300 block of Asher Avenue
OWNER/AUTHORIZED AGENT:
Robert and Carolyn Smith
Total Outreach For Christ Ministries, INC.
Asher Avenue
AREA: 1 acre
WARD: 1 PLANNING DISTRICT: 9 CENSUS TRACT: 12
CURRENT ZONING: R-3, Single Family District
BACKGROUND:
A. PROPOSAL/REQUEST:
Applicant requests a Land Use Plan amendment from Mixed Use (MX) to
Commercial (C). The application is for two areas totaling approximate 1-acre. The
application is located along the south side of Asher Avenue, between Martin and
Brown Streets (3300 block of Asher Avenue), in the 1-630 Planning District.
The Mixed Use (MX) category provides for a mixture of residential, office and
commercial uses to occur. A Planned Zoning District is required if the use is entirely
office or commercial or if the use is a mixture of the three.
The proposed Commercial (C) land use designation allows for 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.
This land use amendment application accompanies a zoning map amendment
request. It is the applicant's intent to rezone the site to C-3, General Commercial
District (File No. Z-9719).
September 8, 2022
ITEM NO.: 6 (Cont.) FILE NO.: LU2022-09-01
B. EXISTING CONDITIONS/ZONING:
The application area consists of several lots. The application includes all but one
of the lots between Brown and Martin Streets. All the lots in the block are zoned
R-3, Single Family District. The land to the south and east is zoned R-3 and
is a developed single-family
subdivision. In the block to Figure 4. Zoning
the east are a couple of -
houses zoned R-3. One lot in
the block is zoned C-1,
Neighborhood Commercial n
District with a single-family
house. To the west is land
zoned 0-3, General Office 3
District and I-2, Light
Industrial District. The 0-3
land is owned by the ; 12 [
applicant and is a multi-
ur ose building fora private
school. The 1-2 land is Brown
Janitorial Supply. Further to the west is an industrial/warehouse building currently
used by a church.
Across Asher Avenue is R-3 and R-5, Urban Residential District zoned land. The
buildings on this land are part of the same ownership as the applicant. A private
school has been housed in the buildings. East of the school is C-3, General
Commercial District zoned land with several businesses. Further to the east is a
cemetery zoned R-3. To the west, along the northside of Asher Avenue is C-3
zoned land. Most of this block is vacant but on the eastern most lots is a daycare
center. The following block to the west is zoned several residential districts and
has four single-family houses and one multi -unit residence.
C. NEIGHBORHOOD NOTIFICATIONS:
Notices were sent to the following neighborhood association: Love Neighborhood
Association, and Goodwill Neighborhood Association. At the time of writing, Staff
had received no comments from area residents or Neighborhood Associations.
2
September 8, 2022
ITEM NO.: 6 (Cont.) FILE NO.: LU2022-09-01
G. TRANSPORTATION/PLANNING:
Land Use Plan:
The City's Land Use Plan Figure 5. Land Use Plan Map
Map shows Mixed Use L:::d. PI
(MX) for the requested site.
The Mixed Use (MX) f'
category is shown along
most of Asher Avenue in +
the vicinity. The block -
cross Asher Avenue to the
north is shown as Public PI Pl
Institutional (PI). The land
has been the location of a
private school. To the east
is a block of Commercial _
(C) land that has been M
various retail uses. Ther Ll
land off of Asher Avenue, both to the north and south, is shown on the Land Use
Plan Map as Residential Low Density (RL). North of Asher Avenue either side of
the school are two areas of Residential Medium Density (RM). This is a transition
between the MX and C along Asher Avenue and the RL of the single-family
neighborhood.
There have been no Land Use Plan Map amendments in the vicinity of the
application since 2000.
Master Street Plan:
The site is bound to the north
by Asher Avenue, designated
a Minor Arterial. To the west
is Martin Street and to the east
is Brown Street, both are a
Local Street on the Master
Street Plan. A Minor Arterial
provides connections to and
through an urban area and
their primary function is to
provide short distance travel
within the urbanized area.
Since a Minor Arterial is
designed to be a high -volume
road, a minimum of 4 travel
Figure 6. Master Street Plan
3
September 8, 2022
ITEM NO.: 6 (Cont.) FILE NO.: LU2022-09-01
lanes and 90-foot right-of-way and two sidewalks is required. Asher Avenue has
an `Alternative Standard' of a 70 right-of-way with four lane section. Local Streets
that are abutted by non-residential zoning/use or more intensive zoning than
duplexes are considered as "Commercial Streets".
Asher avenue has been improved to three -lanes with two -bike lanes and sidewalks
on both sides of the road. Brown Street has been improved with curbs and gutters.
But Martin Street does not have curbs and gutters. It is paved with open drainage
on the sides.
Bicycle Plan:
There is a Class II Bike Route shown on Asher Avenue. A Bike Lane provides a
portion of the pavement for the sole use of bicycles. As noted above when the
street was improved, the markings include a Class I I Bike Lane on each side of the
roadway.
Parke -
There are no city recognized parks in the immediate vicinity.
Historic Preservation Plan:
There are no city recognized historic districts in the vicinity of this amendment.
H. ANALYSIS:
The application site is along a Minor Arterial — Asher Avenue. The Land Use Plan
Map shows most of Asher Avenue for Mixed Use (MX), Commercial (C) or Public
Institutional (PI). The Public Institutional (PI) area is two cemeteries either side of
Asher Avenue east of the application area and a private school across Asher
Avenue to the north. The areas shown as Commercial (C) tend to be areas where
commercial uses have been located historically. The Mixed Use (MX) areas tend
to be areas that have historically been single-family lots with homes. The
application area is within the Mixed Use designated area.
The eastern parcels of the application area have single-family houses on them.
The western parcels have a two-story building and parking area on the site. This
land has been used as part of the school located on the north side of Asher
Avenue. There is one parcel between these two areas. This lot is a separate
ownership and has a single-family house on it. Since it is not included in the
amendment it will remain Mixed Use (MX). The Mixed Use (MX) designation
allows for commercial, office, and/or residential uses.
4
September 8, 2022
ITEM NO.: 6 (Cont.) FILE NO.: LU2022-09-01
Most of the land in this block and the ones to the immediate north and west are
owned by one of three religious based organizations. The land in question is mostly
developed with buildings which one of the three groups is using toward its mission
and/or community outreach. This includes a church, daycares and a school. As
noted, the block to the northeast is zoned and used for commercial purposes.
There are still several blocks along the south side of Asher Avenue, east of the
application area that are predominantly single-family homes.
Asher Avenue has been widened since the adjacent land was platted and
developed. The lots in this area are generally facing Asher Avenue and are smaller
single-family lots. This has reduced the front yards — front setback area for the lots
along Asher Avenue. The roadway currently is a three -lane road with sidewalks
and bike -lanes on each side. The traffic volume has been around 11,000 trips per
day for many years (at the Woodrow intersection to the east). This volume did
decrease to about 10,000 trips per day in 2021, the most recent reporting year.
There has been investment within the area as shown by building permit activity.
Since 2010, five houses, two commercial structures and two public quasi -public
buildings have been permitted in Census Tract 12 (either side of Asher Avenue).
In this same time period, there have been nine residential additions, and two public
quasi -public structure additions. Renovation/repair/alternations have accounted
for the most activity — 35 single-family, seven multi -family, 25 non-residential and
nine public/quasi-public building permits. The area is a developed portion of Little
Rock. The permit activity does indicated continued investment in all sectors of
land use.
The use pattern along Asher Avenue in the blocks around Martin and Brown
Streets is transitioning from single-family to non-residential uses. This includes
the application block. As noted above the Mixed Use (MX) designation includes
commercial, office and residential as possibilities. The applicant is the same owner
as the land to the north and west. The use of their land is non-residential in nature.
They have talked about including some residential within their overall
development. But from a land use point of view the use pattern of the blocks from
Brown Street west along the south side of Asher Avenue is non-residential in
nature.
STAFF RECOMMENDATION:
Staff recommends approval of the applicant's request to amend the land use
designation from Residential Low Density (RL) to Commercial (C).
5
September 8, 2022
ITEM NO.: 6 (Cont.) FILE NO.: LU2022-09-01
PLANNING COMMISSION ACTION: (SEPTEMBER 8, 2022)
Walter Malone, Planning Staff, reviewed the Analysis section of the Staff Report. Romine
Price, Development Staff, reviewed the related zoning case (Z-9719). (For complete
minutes see minutes for item 6.1 — Z-9719).
Mr. Robert Smith, applicant indicated he would wait till after the opposition to spoke.
Mr. Theodore Berry indicated he did not wish to speak. Tonya Berry Redden, indicated
she was the daughter of Mr. Berry and would speak on his behave as well as her own.
Ms. Redden stated they had more concerns/questions. They have been in the
neighborhood for 47 years. She wanted to know who this group was `reaching out' to.
The applicant needs to reach out to them (the neighborhood). The structures as 3301
and 3305 Asher are residential used by the group for their staff. They need to reach out
and help fix the neighborhood not just bring others into the area.
Mr. Robert Smith, applicant, indicated they had moved into the area in 1988. He
discussed the activities that were going on at that time. He gave some of the activities
he had done on and with the property and surrounding area. This included some
residential rehab as well as new structures for a K-12 school. A new structure for `out
reach' activities has also been constructed.
Commissioner Betton stated he know of the activities of Mr. Smith's group and supported
their efforts with families and youth. Commissioner Brooks wished to eco Commissioner
Betton's statements. He stated he had seen the impact on teens and adults.
Commissioner Vickers wished to also piggie-back on the previous statements. He stated
to keep up the good fight. Sherri Latimer, City Attorney, stated the vote would be on the
application not the 'good works' of the applicant.
By a vote of 9 for, 0 against, 1 abstention and 1 vacancy, the motion to approve the Land
Use Plan amendment to Commercial was approved.
6
September 8, 2022
ITEM NO.: 6.1 FILE NO.: Z-9719
NAME: Rezoning from R-3 to C-3
LOCATION: 3301, 3305, 3317 and 3319 Asher Avenue
DEVELOPER:
Robert and Carolyn Smith
2600 Brown Street
Little Rock, AR 72204
OWNER/AUTHORIZED AGENT:
Robert and Carolyn Smith/
Total Outreach for Christ Ministries — Owners
SURVEYOR/ENGINEER:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.97 acre NUMBER OF LOTS: 4 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 9 CENSUS TRACT: 12
CURRENT ZONING: R-3
VARIANCE/WAIVERS: None requested.
A. ROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is proposing to rezone four (4) lots (0.97 acre total ) at 3301, 3305,
3317 and 3319 Asher Avenue from "R-3" Single Family District to "C-3" General
Commercial District. The proposed rezoning is requested to allow church related
uses.
B. EXISTING CONDITIONS:
A one-story frame single family residence is located on each of the two (2) lots at
3301 and 3305 Asher Avenue. The properties at 3317 and 3319 Asher Avenue
September 8, 2022
ITEM NO.: 6.1 (Cont.) FILE NO.: Z-9719
are occupied by Total Outreach for Christ Ministries, including a two-story building,
paved parking and a playground area.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS: No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Energy: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
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. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
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.
2
September 8, 2022
ITEM NO.: 6.1 (Cont.) FILE NO.: Z-9719
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.
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 Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
3
September 8, 2022
ITEM NO.: 6.1 (Cont.) FILE NO.: Z-9719
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: The request is in the 1-630 Planning District. The Land Use
Plan shows Mixed Use (MX) for the requested area. The Mixed Use (MX) category
provides for a mixture of residential, office and commercial uses to occur. A
Planned Zoning District is required if the use is entirely office or commercial or if
the use is a mixture of the three. The application is to rezone from R-3, Single
Family District to C-3, General Commercial District to allow for the future
commercial development of this property. There is an accompanying item on the
agenda to amend the Land Use Plan Map to Commercial (C) for this site.
Surrounding the application area, the Land Use Plan shows Mixed Use (MX) along
the southside of Asher Avenue to both the east and west of the application area,
as well as to the northwest along the north side of Asher Avenue. Public
Institutional (PI) is shown on the Plan Map to the north, across Asher Avenue. The
Land Use Plan Map shows Residential Low Density (RL) to the south. The Mixed
Use (MX) category provides for a mixture of residential, office and commercial
uses to occur. A Planned Zoning District is required if the use is entirely office or
commercial or if the use is a mixture of the three. The land to the east is zoned
R-3, Single Family District and has single-family houses on it. The land to the west
is zoned 0-3, General Office District with a multipurpose building of a private
school. The Public Institutional (PI) 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. This land is
zoned R-3, Single Family District and R-5, Urban Residential District. This is the
campus of a private school. The Residential Low (RL) category provides for single
family homes at densities not to exceed 6 dwelling units per acre. This land is
zoned R-3, Single Family District and is a developed single-family subdivision.
Master Street Plan: To the north of the property is Asher Avenue, a Minor Arterial
on the Master Street Plan. To the west is Martin Street and to the east is Brown
Street, both are a Local Street on the Master Street Plan. A Minor Arterial provides
connections to and through an urban area and their primary function is to provide
short distance travel within the urbanized area. Entrances and exits should be
limited to minimize negative effects of traffic and pedestrians on Asher Avenue
since it is a Minor Arterial. 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.
Bicycle Plan: There is a Class II Bike Route shown on Asher Avenue. A Bike
Lane provides a portion of the pavement for the sole use of bicycles.
4
September 8, 2022
ITEM NO.: 6.1 (Cont.) FILE NO.: Z-9719
Historic Preservation Plan: There are no existing historic sites on, or adjacent, to
this land.
H. ANALYSIS:
The applicant is proposing to rezone four (4) lots (0.97 acre total) at 3301, 3305,
337 and 3319 Asher Avenue from "R-Y Single Family District to "C-3" General
Commercial District. The proposed rezoning is to allow church related uses
associated with Total Outreach for Christ Ministries.
A one-story frame single family residence is located on each of the two (2) lots at
3301 and 3305 Asher Avenue. The properties at 3317 and 3319 Asher Avenue
are occupied b Total Outreach for Christ Ministries, including a two-story building,
paved parking and playground area (basketball court). A driveway from S. Martin
Street serves as access to the property at 3317/3319 Asher Avenue.
This general area along Asher Avenue contains a mixture of uses and zoning.
C-3 zoning is located along the north side of Asher Avenue, within the 3200 and
3400 blocks of Asher Avenue. The Total Outreach for Christ Ministry campus is
located along the north side of Asher Avenue, within the 3300 block of Asher
Avenue (zoned R-3). A mixture of 0-3, 1-2, PID and C-3 zoning is located to the
west along the south side of Asher Avenue. A mixture of R-3, C-1, C-3, PID, 1-2
and 0-3 zonings are located to the east along the south side of Asher Avenue.
Properties south of the subject property are zoned R-3 and contain a mix of single
family residences and vacant lots.
The City's Future Land Use Plan designates this property as Mixed Use (MX). A
Land Use plan amendment to Commercial (C) is a separate item on this agenda.
Staff is supportive of the requested C-3 zoning. Staff views the request as
reasonable. The proposed C-3 zoning will represent a continuation of the non-
residential zoning along the south side of Asher Avenue, between W. Roosevelt
Road and S. Woodrow Street. Asher Avenue is classified as a minor arterial
roadway by the City's Master Street Plan. Commercial zoning is typically
appropriate for properties which front arterial roadways. Staff believes the
proposed C-3 zoning will have no adverse impact on the general area.
STAFF RECOMMENDATION:
Staff recommends approval of the requested C-3 rezoning.
5
September 8, 2022
ITEM NO.: 6.1 (Cont.) FILE NO.: Z-9719
PLANNING COMMISSION ACTION: (SEPTEMBER 8, 2022)
The applicant, Pastor Robert Smith (Total Outreach for Christian Ministries), was present
representing the application. There were two (2) persons registered in opposition in
attendance. Staff presented the item and a recommendation for approval as outlined in
the "staff recommendation" above. The applicant deferred to the opposition.
Tanya Berry Redden addressed the Commission in opposition to the application. She
noted her parents have been residents in the area for 47 years and were not familiar with
the applicant's presence, work and growth within the community. She expressed
concerns regarding the vision of the proposed rezoning, what target group(s) the
applicant is reaching out to and the lack of community involvement with the neighbors.
Her additional concern included the proposed rezoning should be a benefit the community
at large and not solely the applicant.
Pastor Robert Smith addressed the Commission and provided a history of the ministries'
growth and development including community involvement. He also discussed how the
ministry has provided positive changes in the community for over 20 plus years and the
vision of the church has always been to promote positive changes within the community
and making it safer.
Several Commissioners spoke in support of the applicant's proposed rezoning and how
the ministry has been recognized for creating positive growth and development within the
area. Sherri Latimer, Deputy City Attorney, noted to the Commission they were not voting
on the previous work done by the ministry in the area but the rezoning application. The
Chair recognized her comments.
There was a motion to approve the application including all comments and conditions as
recommended by staff. The motion was seconded. The vote was 9 ayes, 0 nays, 1 abstain
(Thomas) and 1 open position.
6
September 8, 2022
ITEM NO.: 7 FILE NO.: Z-1907-A
NAME: Little Rock Billion Event Center — Conditional Use Permit
LOCATION: 815 Main Street
DEVELOPER:
Haybar Properties, LLC
701 West 7th Street
Little Rock, AR 72201
OWNER/AUTHORIZED AGENT:
Hayber Properties, LLC — Owner
Syrita Aaron — Agent
SURVEYOR/ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 0.16 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 5 CENSUS TRACT: 44
CURRENT ZONING: UU
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is requesting a Conditional Use Permit to allow use of an existing
building at 815 Main Street as an event center.
B. EXISTING CONDITIONS:
The UU zoned property at 815 Main Street is occupied by a two-story brick
commercial building. The existing 14,000 square foot building occupies the entire
property.
September 8, 2022
ITEM NO.: 7 (Cont.) FILE NO.: Z-1907-A
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS: No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department: No comments.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
H. ANALYSIS:
The applicant is requesting a conditional use permit to allow use of the existing
building at 815 Main Street as an event center. The property at 815 Main Street
is zoned "UU" Urban Use District and is occupied by a 14,000 square foot,
two-story commercial building. The building occupies the entire property. A paved
2
September 8, 2022
ITEM NO.: 7 (Cont.) FILE NO.: Z-1907-A
alley right-of-way is located along the rear (east) property line.
The applicant notes that the type of events will be as follows:
"The Little Rock Billion Event Center intends on bringing elegant
events to the venue. We will mainly specialize in more intimate
events such as small weddings, receptions, baby showers, small
birthday parties, corporate meetings all for less than 100 people
at a time. We also have smaller meeting rooms that can be used
as co -working spaces that can hold up to 20 people or less."
The applicant also notes that there may be events such as small conferences
where an attendee will pay to attend. However, there will be no ticketed events,
such as concerts. The applicant also notes that there will be no more than one (1)
event per day, and that any events will be hold between the hours of 9:00 a.m. and
midnight. There will be indoor and outdoor security for events.
Section 36-342.1 (c) (10) of the City's Zoning Ordinance requires no off-street
parking for properties in the UU Zoning district. There is a large amount of
available on -street parking in this immediate area, including along both sides of
Main Street. A public parking deck is located in the block immediately north of the
subject property. There is also a public parking deck two (2) blocks to the north at
the northwest corner of S. Scott Street and East 7t" Street. Additional surface
public parking lots exist in this general area. Staff feels that there is sufficient
available parking to serve the proposed event center use.
Any signage must be limited to wall signage on the building's west fagade, and
must not exceed ten (10) percent of the fagade area, as per Section 36-342.1 (c)
(11).
The applicant notes that there will be a dumpster placed behind the building in the
alley area, and that the dumpster will be serviced weekly.
The applicant provided responses and additional information to all issues raised
during the staff's review of the application. To the staff's knowledge, there are no
outstanding issues. The applicant is requesting no variances with the proposed
CUP.
Staff is supportive of the requested Conditional Use Permit to allow an event center
in the existing building at 815 Main Street. Staff views the request as reasonable.
The property and all surrounding properties are zoned "UU" Urban Use District.
The UU zoning allows all of the permitted uses found in the residential, office and
commercial zoning districts. The proposed event center is a commercial use which
should be compatible with the surrounding uses in this area. There should be
3
September 8, 2022
ITEM NO.: 7 (Cont.) FILE NO.: Z-1907-A
adequate parking in the area to serve the proposed event center use. The
proposed use should have no adverse impact on the general area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested Conditional Use Permit to allow an
event center subject to compliance with the staff analysis of the agenda staff
report.
PLANNING COMMISSION ACTION:
(SEPTEMBER 8, 2022)
The applicant was present. There were no persons present registered in opposition. Staff
presented the item and a recommendation of approval as outlined in the "staff
recommendation" above. There was no further discussion. The item remained on the
consent agenda as recommended by staff, including all staff comments and conditions.
The vote was 8 ayes, 0 nays, 2 absent and 1 open position.
4
September 8, 2022
ITEM NO.: 8 FILE NO.: Z-7253-F
NAME: Central High School — Revised Conditional Use Permit
LOCATION: 1500 S. Park Street
DEVELOPER:
Little Rock School District
3601 S. Bryant Street
Little Rock, AR 72204
OWNER/AUTHORIZED AGENT:
Little Rock School District
3601 S. Bryant Street
Little Rock, AR 72204
SURVEYOR/ENGINEER:
Polk Stanley Wilcox, Architects
801 S. Spring Street
Little Rock, AR 72201
AREA: 21.0 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 45
CURRENT ZONING: R-4
VARIANCE/WAIVERS:
1. Variance to allow increased building height.
2. Variance to allow reduced front yard setback.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is requesting a Conditional Use Permit to allow the construction of
two (2) new buildings including site improvements on the Little Rock Central High
School (LRCHS) campus.
September 9, 2022
ITEM NO.: 8 (Cont.) FILE NO.: Z-7253-F
B. EXISTING CONDITIONS:
The school lies within the Central High Neighborhood Overlay District. The
campus contains Little Rock Central High School (LRCHS) and associated
buildings and sports facilities. The boundary streets include W. Daisy Gatson
Bates Drive to the north, S. Park Street to the east, W. 16t" Street to the south and
Jones Street to the west. There is a mixture of R-2, R-3, R-4, office, conditional
uses and planned development zoning and uses in the general area surrounding
the campus.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property within 200 feet of the site and all neighborhood associations
registered with the City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS:
1. Provide finished floor elevations (FIFE) for all buildings on site plan and
grading and drainage plans.
2. A grading permit might be required prior to initiation of work. Grading permits
are issued by the Planning and Development Dept. at 723 West Markham
Street after approval of sediment and erosion control plans, grading and
drainage plans, land survey, drainage study, and soil loss calculations per
City's stormwater management and drainage manual. Contact Planning and
Development Dept., Civil Engineering Private Development at 501-371-4817
or at 501-918-5348 or Perm its(a)littlerock.gov to schedule an appointment for
issuance or to answer any questions. Permit cost is based on total project
area at $100.00 for the less than '/z acre, $200.00 for'/2 to 1 acre, and $200.00
for the first acre and $100.00 for each additional acre for project greater than
1 acre.
3. Any work involving one (1) or more acres of disturbed area requires a State
of Arkansas NPDES permit. Contact the Arkansas Department of
Environmental Quality, NPDES branch at 501-682-0744 for applications and
information about General Stormwater Discharge Construction Permit
#ARR150000.
4. Hauling of fill material on or off project sites over municipal streets require
approval prior to a grading permit being issued by the Department of Planning
and Development. Contact Public Works Traffic Engineering at 621 S.
Broadway 501-379-1805 with any questions or for more information.
5. Damage to public and private property due to hauling operations or
operations of construction related equipment from a construction site shall be
2
September 9, 2022
ITEM NO.: 8 (Cont.) FILE NO.: Z-7253-F
repaired by the responsible party prior to the issuance of a certificate of
occupancy.
6. Contact Planning and Development Dept., Civil Engineering Private
Development at 501-371-4817 or at 501-918-5348 for inspections of any work
in the public right-of-way prior to placement of concrete or asphalt or for on -
site clarification of requirements prior to commencing work. Failure to do so
can result in removal of any improperly placed concrete or asphalt at the
expense of the owner or contractor.
7. Provide as -built plans and data entry template of newly installed or modified
public and private stormwater drainage system prior to issuance of the
certificate of occupancy. The as -built plans should contain information as
found on the City of Little Rock website at https://www.Iittierock.gov/city-
administration/city-departments/public-works/applications-details-and-
manuals/. Provide the as -built plans and data entry template to Planning and
Development Dept., Civil Engineering Private Development by email to
csmith ,littlerock.gov and cc dwarner(@Jittlerock.gov. If you have any
questions or desire additional information, please do not hesitate to contact
Planning and Development Dept., Civil Engineering Private Development at
501-371-4817 or at 501-918-5348 or email Permits@littlerock.gov.
8. Any infrastructure within public right of way that is currently damaged or
damaged during construction will be repaired or replaced at developer's
expense before a final certificate of occupancy can be released for the
building. This includes but not limited to the following: noncompliant curb
and gutter, asphalt, sidewalk, accessible ramps, storm drainage
infrastructure, or concrete driveway aprons. All work within the public right-
of-way shall conform to City of Little Rock Public Works Standard Details and
ADA accessibility requirements.
9. A drainage study showing all hydrologic and hydraulic calculations for the
proposed storm sewer pipe system, detention ponds and structures, and
inlets is required. For final drainage report, sign, date, and seal the report per
AR State Board of Professional Engineers and Professional Surveyors rules
Article 12, Section B (1) (a). Provide engineer's certification statement saying
this drainage report was conducted by yourself or directly under your
supervision and attesting to the accuracy of the information within this report.
10. Obtain Traffic Control permits prior to doing any street cuts or curb cuts.
Obtain Traffic Control permits prior to doing any work on city streets or in the
right-of-way. Contact Traffic Engineering at 501-379-1800 for more
information.
11. Per City Rev. Code 29-99, stormwater detention for developments is
required. Provide stormwater detention infrastructure to satisfy this
requirement.
3
September 9, 2022
ITEM NO.: 8 (Cont.) FILE NO.: Z-7253-F
12. The Department requires three (3) phase sediment and erosion control (SEC)
plans to be submitted for all construction projects showing best management
practices (BMPs) for mitigating sediment runoff and erosion along with
vegetation specifications for temporary and permanent soil stabilization.
Phase 1 SEC plans shall show SEC BMPs during the stripping, clearing,
grubbing, and rough grading of the site. Phase 2 SEC plans shall show SEC
BMPs during construction of utilities, buildings, roadway infrastructure and
drainage infrastructure. Phase 3 SEC Plans shall show SEC BMPs for final
grading, seeding, and landscaping of the site.
13. Sediment and Erosion Control plans shall also show the pertinent information
as outlined in ADEQ ARR150000 Permit Part II section A-4-H (1-14) and Part
II section A-4-1-2 (A-B).
14. Per City Code 30-43, maximum driveway width allowed is 20 feet and shall
be 5 feet from the property line for a residential property adjacent to a
residential street. Label proposed driveway width on plans and distance to
property lines to verify conformance with City Code.
15. Provide accessible route from the accessible parking stalls' aisles to
proposed buildings' entrances in accordance with Section 402 & 502 of ICC
A117.1-2017 and 2012 Arkansas Fire Prevention Code Sections 1104.
16. Proposed gate access for proposed science building from public sidewalk on
W. 16t" Street cannot be a manually operated gate. For use within an
accessible route from the public sidewalk for handicapped individual ingress
and egress, the gate access shall be an automatically operated gate with
accessible access to open the gate such as a keypad, keycard, or push
button per Section 402 of ICC A117.1-2017.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authoritv: No comments received.
Entergy: No comments received.
Summit Utilities: No comments received.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
Maintain Access:
Fire Hydrants.
4
September 9, 2022
ITEM NO.: 8 (Cont.) FILE NO.: Z-7253-F
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. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
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:
5
September 9, 2022
ITEM NO.: 8 (Cont.) FILE NO.: Z-7253-F
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.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Buildina Code: No comments received.
Landscape:
1. Any new site development must comply with the City's minimal landscape
and buffer ordinance requirements.
2. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property, or the right-of-way of any street. 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.
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.
6
September 9, 2022
ITEM NO.: 8 (Cont.) FILE NO.: Z-7253-F
4. Building landscape areas shall be provided at the rate equivalent to planter
strip three (3) feet wide along the vehicular use area. One (1) tree and four
(4) shrubs shall be planted in the building landscape areas for each forty (40)
linear feet of vehicular use area abutting the building.
5. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). The minimum size of an interior landscape area shall be one
hundred fifty (150) square feet for developments with one hundred fifty (150)
or fewer parking spaces. Interior islands must be a minimum of seven and
one half (7 1/2) feet in width. Trees shall be included in the interior landscape
areas at the rate of one (1) tree for every twelve (12) parking spaces.
6. An automatic irrigation system to water landscaped areas shall be required
for developments of one (1) acre or larger.
7. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
8. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
H. ANALYSIS:
The applicant is requesting a conditional use permit to allow the construction of
two (2) new buildings including site improvements on the Little Rock Central High
School (LRCHS) campus.
The site plan indicates a new science building with gated access along W. 16tn
Street to be located on the south side of the existing academic building. The new
science building will contain twenty-nine (29) new classrooms and will replace all
temporary buildings including the Campus Building Inn. No increase in the number
of students, teachers or staff is anticipated as the new facility is meant to replace
all portable classroom buildings on campus. The site plan indicates a setback
thirty (30) feet from the front property line. The science building will be three (3)
stories in height and contain approximately fifty-nine (59,000) thousand square
feet.
7
September 9, 2022
ITEM NO.: 8 (Cont.) FILE NO.: Z-7253-F
The applicant is proposing a height of forty-eight (48) feet for the new science
building. Section 36-256 of the City's Zoning Ordinance allows a maximum
building height of thirty-five (35) feet. Staff supports the variance request for an
increased building height of forty-eight (48) feet. The applicant does note the
height of the new science building will not exceed the height of the existing
academic building. Staff feels the proposed height increase will have no negative
impact on the area.
A fire lane will be constructed between the existing academic building and new
science building with an access gate located along W. 16th Street. The fire lane
will run northwest and terminate at the southwestern corner of the existing
academic building. The area will also include an outdoor plaza and courtyard.
A new parking lot will be constructed immediately west of the proposed science
building. The parking lot construction will take advantage of two existing curb cuts
along W. 16th Street to access the parking area. The parking lot will provide a total
of seventy-one (71) new parking spaces.
A loading dock and maintenance drive will be created on the north side of the
campus along W. 14th Street and will provide emergency access through the
campus to the south where a circle drive will be extended.
The south wall of Quigley Stadium along W. 16th Street will be demolished for the
construction of a new field house facility. The field house will be two (2) stories in
height and contain an indoor practice field. The proposed field house structure will
be approximately fifty (50) feet in height. The applicant is also requesting a
variance for increased building height for the proposed field house building. Staff
also supports this variance request. The total area of the new field house will be
approximately sixty -thousand (60,000) square feet.
The applicant is proposing a front yard setback of ten (10) feet from the property
line along W. 16th Street for the new field house. Section 36-256 of the City's
Zoning Ordinance requires a front yard setback not less than twenty-five (25) feet.
Staff supports the variance request for a reduced front yard setback for the field
house. Staff feels this will have no negative impact on the area.
The applicant is proposing a new scoreboard which will be mounted to the north
face of the new field house facing the football field.
Staff is supportive of the requested conditional use to allow construction of the new
buildings including all site improvements and variance requests for an increased
building height for the three (3) story academic building and reduced front yard
setback for the proposed fieldhouse. Staff feels that this is a good location for
growth of the Central High School campus. Staff believes that the proposed
8
September 9, 2022
ITEM NO.: 8 (Cont.) FILE NO.: Z-7253-F
additions and improvements will be a quality addition to the overall Central High
School campus and should have no adverse impact on the surrounding properties.
STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use permit, including
variances, subject to compliance with the comments and conditions outlined in
paragraphs D, E and F, and the staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (SEPTEMBER 8, 2022)
The applicant was present. There were no persons present registered in opposition. Staff
presented the item and a recommendation of approval as outlined in the "staff
recommendation" above. There was no further discussion. The item remained on the
consent agenda as recommended by staff, including all staff comments and conditions.
The vote was 8 ayes, 0 nays, 2 absent and 1 open position.
9
September 8, 2022
ITEM NO.: 9 FILE NO.: Z-9711
NAME: Dickson Duplex — Conditional Use Permit
LOCATION: 900 S. Park Street
DEVELOPER:
Refreshing Home Real Estate Investments, LLC
18 New Liberty Road
Conway, AR 72032
OWNER/AUTHORIZED AGENT:
Landon Dickson
18 New Liberty Road
Conway, AR 72032
SURVEYOR/ENGINEER:
Maxwell Surveying, LLC
125 Covey Lane
Austin, AR 72007
AREA: 0.30 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 CENSUS TRACT: 45
CURRENT ZONING: R-3
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is requesting a Conditional Use Permit to allow the conversion of the
existing structure into a two-family (duplex) residence.
September 9, 2022
ITEM NO.: 9 (Cont.) FILE NO.: Z-9711
B. EXISTING CONDITIONS:
The property contains an existing 1,246 square foot building. R-3, R-4 and PRD
zoning and uses exists in all directions of the site, however most of the properties
remain undeveloped.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS:
1. Off-street parking is required. How is parking going to be accommodated?
Show parking layout on the survey or a site plan including driveway width and
location from the adjacent property line.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department: No comments.
Parks and Recreation: No comments received.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
2
September 9, 2022
ITEM NO.: 9 (Cont.) FILE NO.: Z-9711
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
H. ANALYSIS:
The applicant is requesting a Conditional Use Permit to allow the conversion of the
existing structure located at 900 S. Park Street into a two-family (duplex)
residential building. The applicant will not reside at the property and intends to
rent/lease both units. The applicant's intent is to remodel the existing 1,246 square
foot building to contain two (2) units approximately 623 square feet in area. Each
unit will contain two (2) bedrooms and one (1) bathroom. The applicant is
proposing no exterior changes or additions to the existing building or footprint at
this time.
The site plan indicates a 30 foot by 18 foot parking pad will provide three (3)
parking spaces along Maryland Avenue. Section 36-502 of the City's Zoning
Ordinance requires a minimum of three (3) parking spaces for a duplex use. The
proposed parking complies with the ordinance requirement.
The applicant notes standard City of Little Rock garbage pick-up for the duplex.
No signage is proposed at this time. Any future signage must comply with Section
36-551 of the City's Zoning Ordinance (signs permitted in residential one — and
two — family zones.)
Although staff is not opposed to a duplex use in this general area, staff is not
supportive of the requested CUP to allow conversion of the existing building into a
duplex. The site plan indicates a lot size of 2,400 square feet in area. Section 36-
255 of the City's Zoning Ordinance states, "in the case of a lot used for a two-
family residence, the minimum lot area shall be seven thousand (7,000) square
feet, with a minimum width of fifty (50) feet and a minimum depth of one hundred
(100) feet." Staff feels the site will be over developed. With the addition of three
(3) parking spaces proposed along Maryland Avenue, there will be very little yard
space left (approximately 600 square feet). The applicant owns the adjacent lot to
the south and the lot to the west along Maryland Avenue. Staff recommends using
all or part(s) of the additional lot(s) to accommodate the proposed duplex use.
STAFF RECOMMENDATION:
Staff recommends denial of the requested CUP.
3
September 9, 2022
ITEM NO.: 9 (Cont.) FILE NO.: Z-9711
PLANNING COMMISSION ACTION: (SEPTEMBER 8, 2022)
The applicant, Brandon Dixon (Refreshing Homes Real Estate Investments, LLC), was
present representing the application. There were no persons registered in opposition,
however one person was registered in support of the application. Staff presented the item
and a recommendation of denial as outlined in the "staff recommendation" above.
Carol Worley addressed the Commission in support of the application. She stated she
owns property in the area that she has developed and will continue developing additional
sites to she owns. She addressed the parking concerns by staff and public transportation.
She noted she does not know why staff does not support this item. She noted this was a
former church with no history of providing onsite parking and historically parking was
traditionally along the streets.
Commissioner Hart had questions about the lack of required parking for a duplex use.
However, this sounds like progress and he would be supporting the item.
Commissioner Brooks asked the applicant was parking for the church use always along
the associated streets to which the applicant replied in the affirmative. He asked staff
what concerns were associated regarding the recommendation of denial. Staff noted the
size of the structure and remaining yard space for a duplex use. Staff noted the applicant
owns adjacent lots to the north and west of the proposed duplex and that a better use of
the land can accommodate a duplex use.
Commissioner Vickers asked staff how the applicant could revise the application for staff
to support the item. Staff noted any changes to the existing application for a duplex use
would generate a new application. Staff recommends the applicant incorporate the
adjacent properties to better accommodate a duplex use.
Commissioner Betton asked was parking available for the previous use to which staff
replied in the negative.
Commissioner Hodge asked how the applicant what was proposed for the adjacent lots.
The applicant replied the remaining lots would be single-family residences.
There was a motion to approve the application including all comments and conditions as
recommended by staff. The motion was seconded. The vote was 9 ayes, 0 nays, 1 absent
and 1 open position.
4
September 8, 2022
ITEM NO.: 10 FILE NO.: Z-9718
NAME: Sel-Mart, Inc. Barber Shop — Conditional Use Permit
LOCATION: 6705 West 12th Street
DEVELOPER:
Sel-Mart, Inc. Trustee
P. O. Box 7683
Little Rock, AR 72217
OWNER/AUTHORIZED AGENT:
Sel-Mart, Inc. Trustee — Owner
Aaron K. Robinson — Agent
SURVEYOR/ENGINEER:
Bond Consulting Engineers, Inc.
2601 T. P. White Drive
Jacksonville, AR 72076
AREA: 4.87 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 10 CENSUS TRACT: 21.02
CURRENT ZONING: I-2
VARIANCE/WAIVERS: None requested.
B. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is requesting a Conditional Use Permit to allow for a barber/beauty
shop on the 1-2 zoned property at 6705 West 12t" Street.
B. EXISTING CONDITIONS:
The property is occupied by a one-story commercial building with multiple tenant
spaces. Paved parking is located on the north and east sides of the building. An
access drive from West 12t" Street is located at the northwest corner of the
property.
September 8, 2022
ITEM NO.: 10 (Cont.) FILE NO.: Z-9718
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS:
No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authoritv: No comments received.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Deaartment: No comments.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Plannina Division: No comments.
H. ANALYSIS:
The applicant is requesting a Conditional Use Permit to allow for the operation of
a barber/beauty shop on the 1-2 zoned property at 6705 West 12t" Street. The
2
September 8, 2022
ITEM NO.: 10 (Cont.) FILE NO.: Z-9718
building at 6705 West 12th Street is located on the same property with the two (2)
other existing buildings (6701 West 12th Street) immediately to the north. Shared
paved parking exists between the buildings.
The property is occupied by a one-story commercial building with multiple tenant
spaces. Paved parking is located on the north and east sides of the building. A
paved access drive from West 12th Street is located at the northwest corner of the
building.
The existing building at 6705 West 12th Street is 14,112 square feet in size. The
proposed barber/beauty shop use will occupy 2,000 square feet of the existing
building, at the west end of the building. The proposed barber/beauty shop will
have six (6) barbers. The proposed hours of operation will be from 10:00 a.m. to
7:00 p.m., Monday through Saturday.
Section 36-502 (b) (3) h. of the City's Zoning Ordinance requires a minimum of
47 parking spaces to serve the existing multi -tenant building. A total of 50 parking
spaces exists on the north and east sides of the building. Shared parking exists
between and around this building and the two (2) existing buildings immediately to
the north. The existing parking complies with ordinance standards.
Any new signage must comply with Section 36-554 of the City's Zoning Ordinance
(signs allowed in Industrial zones).
Any new site lighting must be low-level and directed away from adjacent
properties.
The applicant notes that a dumpster on the site will be utilized for garbage
collection.
To staff's knowledge, there are no outstanding issues associated with this
application. The applicant has done a good job in addressing issues raised by
staff during review of this application. The proposed barber/beauty shop use will
not be out of character with the use mix within this general area along West 12th
Street. The proposed use should have no adverse impact on the surrounding
properties.
STAFF RECOMMENDATION:
Staff recommends approval of the requested CUP to allow a barber/beauty shop
on the 1-2 zoned property at 6705 West 12th Street, subject to compliance with the
staff analysis of the agenda staff report.
3
September 8, 2022
ITEM NO.: 10 (Cont.) FILE NO.: Z-9718
PLANNING COMMISSION ACTION: (SEPTEMBER 8, 2022)
The applicant was present. There were no persons present registered in opposition. Staff
presented the item and a recommendation of approval as outlined in the "staff
recommendation" above. There was no further discussion. The item remained on the
consent agenda as recommended by staff, including all staff comments and conditions.
The vote was 8 ayes, 0 nays, 2 absent and 1 open position.
4
September 8, 2022
ITEM NO.: 11 FILE NO.: Z-4470-O
NAME: Wellington Hills Center— Revised PCD
LOCATION: 15400 Chenal Parkway
DEVELOPER:
15400 Chenal Parkway, LLC
1 Chenal Village Circle
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT:
15400 Chenal Parkway, LLC — D (Owner)
Jerry Kelso (Agent)
Crafton Tull Engineers
10825 Financial Centre Parkway, Suite 300
Little Rock, AR 72211
(501) 664-3245
SURVEYOR/ENGINEER:
Crafton Tull Engineers
10825 Financial Centre Parkway, Suite 300
Little Rock, AR 72211
(501) 664-3245
AREA: 6.55 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.16
CURRENT ZONING: PCD
VARIANCE/WAIVERS: None requested.
BACKGROUND/REQUEST:
On October 16, 2012 the City Board of Directors approved Ordinance No. 20,645 which
rezoned the 6.55 acres of this property from C-2 to PCD. The PCD was approved by
the Planning Commission on September 13, 2012. The PCD was approved to for a
September 8, 2022
ITEM NO.: 11 (Cont.) FILE NO.: Z-4470-0
relocation of use, adding C-2 Shopping Center District uses, auto body repair and
collision repair commercial development, with conditions.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant proposes to revise an existing "PCD" Planned Commercial
Development to allow the creation of a new 1.36-acre lot within the southeast
corner of the 6.55-acre property. The new lot is proposed for the construction of a
restaurant with drive-thru within the eastern existing parking lot.
B. EXISTING CONDITIONS:
The property is a currently developed shopping center with paved parking and
paved access drives connecting to Chenal Parkway along the south perimeter and
Wellington Hills Road along the west perimeter. The site is bordered by PCD
zoned properties to the east and west, and a mix of PCD, C3 and OS zoned
properties to the south across Chenal Parkway.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS:
1. Any work involving one (1) or more acres of disturbed area requires a State of
Arkansas NPDES permit. Contact the Arkansas Department of Environmental
Quality, NPDES branch at 501-682-0744 for applications and information about
General Stormwater Discharge Construction Permit #ARR150000.
2. Damage to public and private property due to hauling operations or operations
of construction related equipment from a construction site shall be repaired by
the responsible party prior to the issuance of a certificate of occupancy.
3. Provide as -built plans and data entry template of newly installed or modified
public and private stormwater drainage system prior to issuance of the
certificate of occupancy. The as -built plans should contain information as found
on the City of Little Rock website at https://www.Iittlerock.gov/city-
administration/city-departments/public-works/applications-details-and-
manuals/. Provide the as -built plans and data entry template to Planning and
Development Dept., Civil Engineering Private Development by email to
csmith littlerock.gov and cc dwarner@littlerock.gov. If you have any
questions or desire additional information, please do not hesitate to contact
Planning and Development Dept., Civil Engineering Private Development at
501-371-4817 or at 501-918-5348 or email Permits anlittlerock.aov.
2
September 8, 2022
ITEM NO.: 11 (Cont.) FILE NO.: Z-4470-0
4. Submit traffic impact study (TIA) showing the additional, projected traffic
expected to be generated by the proposed development. TIA should show the
following: 1. an evaluation of the existing traffic conditions in the vicinity of the
proposed site 2. an analysis of projected traffic volumes entering and exiting
the proposed development at the nearby access drives and intersections used
to serve the site 3. Identify the effects of traffic operations for the existing traffic
in combination with site -generated traffic associated with the proposed
development 4. evaluate traffic operations for the study intersections and
access drives that will serve the site and make recommendations for mitigative
improvements which may be necessary and appropriate for safe and
acceptable traffic operations 5. assess the adequacy of the site to
accommodate projected drive-thru traffic via queueing analysis.
5. The Department requires three (3) phase sediment and erosion control (SEC)
plans to be submitted for all construction projects showing best management
practices (BMPs) for mitigating sediment runoff and erosion along with
vegetation specifications for temporary and permanent soil stabilization.
Phase 1 SEC plans shall show SEC BMPs during the stripping, clearing,
grubbing, and rough grading of the site. Phase 2 SEC plans shall show SEC
BMPs during construction of utilities, buildings, roadway infrastructure and
drainage infrastructure. Phase 3 SEC Plans shall show SEC BMPs for final
grading, seeding, and landscaping of the site.
6. Sediment and Erosion Control plans shall also show the pertinent information
as outlined in ADEQ ARR150000 Permit Part II section A-4-H (1-14) and
Part II section A-4-1-2 (A-B).
7. If a grading permit is not required for the proposed site work, all construction
work must include appropriate drainage and erosion control measures
(i.e., silt fencing, mulching hydro -seeding, etc.) to protect the municipal storm
water drainage system and neighboring properties from sediment runoff. New
development may be subject to inspections for compliance.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
CenterPoint Summit Energy: No comment.
AT & T: No comments received,
Central Arkansas Water: No comments received.
3
September 8, 2022
ITEM NO.: 11 (Cont.) FILE NO.: Z-4470-O
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. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
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
4
September 8, 2022
ITEM NO.: 11 (Cont.) FILE NO.: Z-4470-O
maximum overall diagonal dimension of the lot or area to be served, measured in
a straight line between accesses.
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
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 Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comment.
F. BUILDING CODES/LANDSCAPE:
Buildina Code: No comments received.
Landscape:
1. Any new site development must comply with the City's minimal landscape and
buffer ordinance requirements and the Chenal Overlay District.
2. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property, or the right-of-way of any street. This strip shall be at
least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be
planted for every thirty (30) linear feet of perimeter planting strip.
5
September 8, 2022
ITEM NO.: 11 (Cont.) FILE NO.: Z-4470-O
If access easements are not provided adjacent to the property lines a
9-foot landscape perimeter may be required adjacent to the north and
west property lines.
3. 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.
4. Landscape areas shall be provided between the vehicular use area used for
public parking and the general vicinity of the building, excluding truck loading
or service areas not open to public parking. These 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.
Landscape areas will need to be added for the commercial building.
5. 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. 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. 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.
Screening will be required adjacent to the Chenal Parkway right-of-way.
Existing plant materials can be used to meet this requirement, if not in
place new material will be required.
6. An automatic irrigation system to water landscaped areas shall be required for
developments of one (1) acre or larger.
7. The City Beautiful Commission recommends preserving as many existing trees
as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No Comment.
Planning Division:
The request is in the Chenal Planning District. The Land Use Plan shows
Commercial (C) for the requested area. The Commercial (C) category provides
6
September 8, 2022
ITEM NO.: 11 (Cont.
FILE NO.: Z-4470-0
for 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
a revision to an existing Planned Commercial Development (PCD) District to
add a restaurant site on the land. The request in within the Chenal Design
Overlay District.
Surrounding the application area, the Land Use Plan shows Commercial (C) to the
west, east and southwest (across Chenal Parkway). The Park/Open Space
(PK/OS) designation is shown to the south. There is also a small area shown as
PK/OS to the east beyond the Commercial area. Office (0) is should on the Plan
to the north. The Commercial (C) category provides for 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. To the west either side of Wellington Hills Road are
businesses — branch back, Walgreens, and shopping center. These properties are
zoned Planned Commercial Development (PCD) District or Planned Development
Commercial (PDC) District. To the west are three mostly vacant retail buildings,
zoned Planned Commercial Development (PCD) District. Across Chenal Parkway
is a convenience store with gas pumps, zoned C-3, General Commercial District.
The Park/Open Space (PK/OS) category includes all public parks, recreation
facilities, greenbelts, flood plains, and other designated open space and
recreational land. This land is the floodway of Rock Creek zoned PR, Park District
and OS, Open Space District. Office (0) category represents services provided
directly to consumers (e.g., legal, financial, medical) as well as general offices
which support more basic economic activities. To the north is vacant wooded land,
zoned 0-3, General Office District.
Master Street Plan: To the south is Chenal Parkway, it is shown as a Principal
Arterial on the Master Street Plan. A Principal Arterial serves through traffic and
connects major traffic generators or activity centers within an urbanized area.
Entrances and exits should be limited to minimize negative effects of traffic and
pedestrians on Chenal Parkway 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 proposed Class I Bike Path shown to the south along the
Rock Creek. 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).
7
September 8, 2022
ITEM NO.: 11 (Cont.) FILE NO.: Z-4470-O
Historic Preservation Plan: There are no existing historic sites on, or in proximity
to, this land.
H. ANALYSIS:
The applicant proposes to revise an existing "PCD" Planned Commercial
Development to allow the creation of a new 1.36-acre lot within the southeast
corner of an existing 6.55-acre property. The new lot is proposed for the
construction of a restaurant with drive-thru within the east central portion of an
existing parking lot.
The property is currently a developed shopping center with paved parking and
paved access drives connecting to Chenal Parkway along the south perimeter and
Wellington Hills Road along the west perimeter. The site is bordered by PCD
zoned properties to the east and west, and a mix of PCD, C3 and OS zoned
properties to the south across Chenal Parkway.
The applicant is proposing a 5,250 square foot drive-in restaurant building centrally
located on a new 1.36-acre parcel to include existing paved parking areas and
access drives to serve the proposed restaurant. The applicant notes that the hours
of operation for new restaurant will be 6:00 am to 10:00 pm daily.
The proposed restaurant building will be located 170 feet back from the front
(south) property line, over 99 feet from the rear (north) property line and over 52
feet from the east property line. The proposed structure will also be located over
57 feet from the existing structure to the west.
The development proposes to include the use of approximately fifty-three (53)
existing parking spaces taken in by the new lot surrounding the new building. The
site plan shows the utilization of approximately forty-one (41) existing spaces to
the south and approximately twelve (12) spaces to the north. The lot will remain
open to the perimeter parking areas and common access easement drives
surrounding the main building allowing access to additional parking on the west
and north sides. A minimum of 52 spaces is typically required by the City's Zoning
Ordinance. Staff believes that the proposed number of parking proposed in
conjunction with the remaining parking area will be sufficient to serve this overall
development.
The applicant proposes to provide a multi -direction drive to the west of the
proposed new lot, adjacent to the existing shopping center structure to maintain
primary traffic flow within the parking areas. The applicant proposes two (2) new
access drive lanes circling the new structure on the north, east, and west sides
with adjacent drive-thru service lanes within the development. The drive-thru
service lanes will be along the east and west sides of the restaurant with
8
September 8, 2022
ITEM NO.: 11 (Cont.) FILE NO.: Z-4470-O
approximately five (5) stacking spaces for the proposed service windows. Any
proposed new drive-thru stacking lanes must comply with Section 36-502 of the
City's Zoning Ordinance. Staff believes the proposed organization and number of
stacking lanes will be sufficient to serve the proposed use.
The applicant proposes to utilize the existing parking lot lighting. Any new lighting
must be low level and directed away from adjacent properties.
The proposed plan notes two (2) new dumpsters located at the northeast corner
of the parking area of the property. The applicant notes that the dumpsters will be
screened as per ordinance requirements. The dumpsters must be screened as
per Section 36-523 of the City's Zoning Ordinance.
The applicant proposes a new monument sign centrally located within the
landscaping buffer along the southern perimeter of the development adjacent to
Chenal Parkway. All new signage must comply with Section 36-555 (signs allowed
in commercial zones) and the Chenal Design Overlay District (Section 36-349)
requirements.
The applicant is proposing to maintain the existing landscaping buffers along
Chenal Parkway and along the east perimeter of the site which must meet the
required minimums of (6) percent of the average depth/width of the lot. The
applicant states "Buffer areas along the south and east property lines will be
protected during construction and any disturbed or damaged areas will be
replaced". Screening requirements will need to be met for vehicular use areas
adjacent to street rights -of -way per the city ordinance.
The applicant stated that a Project Development Schedule has not yet been
developed.
The applicant provided responses and additional information to all issues raised
during staff's review of the application. To staff's knowledge, there are no
outstanding issues.
Staff is supportive of the requested revised PCD. The applicants proposed use of
the site is similar to the intensity of other uses in the area. Staff believes the
proposed use will have no adverse impact on the surrounding properties.
STAFF RECOMMENDATION:
Staff recommends approval of the requested revised PCD, subject to compliance
with the comments and conditions outlined in paragraphs D, E, and F, and the staff
analysis, of the agenda and staff report.
9
September 8, 2022
ITEM NO.: 11 (Cont.) FILE NO.: Z-4470-O
PLANNING COMMISSION ACTION:
(SEPTEMBER 8, 2022)
The applicant was present. There were no persons present registered in opposition. Staff
presented the item and a recommendation of approval as outlined in the "staff
recommendation" above. There was no further discussion. The item remained on the
consent agenda as recommended by staff, including all staff comments and conditions.
The vote was 8 ayes, 0 nays, 2 absent and 1 open position.
10
September 8, 2022
ITEM NO.: 12 FILE NO.: Z-6238-B
NAME: Telcoe Federal Union — PD-C
LOCATION: 1400 S. Bowman Road
DEVELOPER:
Jeremy Hyde — Hydco
208 N. Beech Street
North Little Rock, AR 72114
OWNER/AUTHORIZED AGENT:
Bill Butler (Owner)
Telco Federal Credit Union
820 Louisiana Street
Little Rock, AR 72201
SURVEYOR/ENGINEER:
Halff Associates, Inc.
10800 Financial Centre Pkwy.
Little Rock, AR 72211
AREA: 2.14 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 18 CENSUS TRACT: 42.07
CURRENT ZONING: PCD
VARIANCE/WAIVERS: None requested.
BACKGROUND:
July 16, 2015 the Little Rock Planning Commission approved an application to rezone the
2.14 acre property located at 1400 S. Bowman Road from R-2 to PCD. The proposed
rezoning was to allow the site to be developed as a health spa. On August 18, 2015,
Ordinance No. 21,085 was passed by the Little Rock Board of Directors. The site was
never developed.
September 8, 2022
ITEM NO.: 12 (Cont.) FILE NO.: Z-6238-B
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is requesting to rezone the property to PD-C (including all C-3 uses)
to allow for the development of a bank (Telcoe Credit Union). The property is
located at 1400 S. Bowman Rd.
B. EXISTING CONDITIONS:
The site is undeveloped and wooded. Properties to the north extending to Kanis
Rd. are developed and contain a mixture of office and commercial uses.
Properties to the east, across Bowman Rd., contain additional office uses plus a
non -conforming R-2 use, Arkansas Skatium Ice & Roller Skating. Properties to the
south and west contain R-2 zoning and uses.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS:
1. Damage to public and private property due to hauling operations or
operations of construction related equipment from a construction site shall be
repaired by the responsible party prior to the issuance of a certificate of
occupancy.
2. Contact Planning and Development Dept., Civil Engineering Private
Development at 501-371-4817 or at 501-918-5348 for inspections of any work
in the public right-of-way prior to placement of concrete or asphalt or for on -
site clarification of requirements prior to commencing work. Failure to do so
can result in removal of any improperly placed concrete or asphalt at the
expense of the owner or contractor.
3. Any work involving one (1) or more acres of disturbed area requires a State
of Arkansas NPDES permit. Contact the Arkansas Department of
Environmental Quality, NPDES branch at 501-682-0744 for applications and
information about General Stormwater Discharge Construction Permit
#ARR150000.
4. A grading permit must be obtained prior to initiation of work. Grading permits
are issued by the Planning and Development Dept. at 723 West Markham
Street after approval of sediment and erosion control plans, grading
and drainage plans, land survey, drainage study, and soil loss
calculations per City's stormwater management and drainage manual.
Contact Planning and Development Dept., Civil Engineering Private
2
September 8, 2022
ITEM NO.: 12 (Cont.
FILE NO.: Z-6238-B
Development at 501-371-4817or at 501-918-5348 or Permits ,littlerock.gov
to schedule an appointment for issuance or to answer any questions. Permit
cost is based on total project area at $100.00 for the less than '/2 acre,
$200.00 for to 1 acre, and $200.00 for the first acre and $100.00 for each
additional acre for project greater than 1 acre.
5. Hauling of cut and/or fill material on or off project sites over municipal streets
require approval prior to a grading permit being issued. Contact Public Works
Traffic Engineering at 621 S. Broadway 501-379-1800 with any questions or
for more information.
6. Provide as -built plans and data entry template of newly installed or modified
public and private stormwater drainage system prior to issuance of the
certificate of occupancy. The as -built plans should contain information as
found on the City of Little Rock website at https://www.Iittierock.gov/city-
administration/city-departments/public-works/applications-details-and-
manuals/. Provide the as -built plans and data entry template to Planning and
Development Dept., Civil Engineering Private Development by email to
csmith ,littlerock.gov and cc dwarner(@littlerock.gov. If you have any
questions or desire additional information, please do not hesitate to contact
Planning and Development Dept., Civil Engineering Private Development at
501-371-4817 or at 501-918-5348 or email Permits@littlerock.gov.
7. The Department requires three (3) phase sediment and erosion control (SEC)
plans to be submitted for all construction projects showing best management
practices (BMPs) for mitigating sediment runoff and erosion along with
vegetation specifications for temporary and permanent soil stabilization.
Phase 1 SEC plans shall show SEC BMPs during the stripping, clearing,
grubbing, and rough grading of the site. Phase 2 SEC plans shall show SEC
BMPs during construction of utilities, buildings, roadway infrastructure and
drainage infrastructure. Phase 3 SEC Plans shall show SEC BMPs for final
grading, seeding, and landscaping of the site.
8. Sediment and Erosion Control plans shall also show the pertinent information
as outlined in ADEQ ARR150000 Permit Part II section A-4-H (1-14) and
Part II section A-4-1-2 (A-B).
9. Per City Rev. Code 29-99, stormwater detention for developments is
required. Provide stormwater detention infrastructure to satisfy this
requirement. Exception to this requirement is described in City Code 29-100:
"If an existing site with an existing coefficient of runoff of 1.0 (totally
impervious) is developed, no on -site detention or in -lieu fee for detention is
required. Also, if an existing site is developed whereby the coefficient of
runoff is reduced to a lesser value, no on -site detention or in -lieu fee is
required."
10. A drainage study showing all hydrologic and hydraulic calculations for the
proposed storm sewer pipe system, detention ponds, underground
3
September 8, 2022
ITEM NO.: 12 (Cont.
FILE NO.: Z-6238-B
structures, and inlets is required. For final drainage report, sign, date, and
seal the report per AR State Board of Professional Engineers and
Professional Surveyors rules Article 12, Section B (1) (a). Provide engineer's
certification statement saying this drainage report was conducted by yourself
or directly under your supervision and attesting to the accuracy of the
information within this report.
11. Site plan does not consider future public project of widening Bowman Road
to minor arterial standards per master street plan (5 lanes). Revise site plan
and site access to accommodate future widening of Bowman Road. Plans
should show temporary driveway access tie-in to existing pavement edge of
Bowman Road from proposed permanent driveway until future public
widening project comes through. Show future, permanent driveway access
with Bowman Road widened to five lanes also on another plan sheet.
12. Boundary street improvements are not required on Bowman Rd. due to future
Public Works project of widening the arterial. Future Public Works project
has been bid to contract and construction will begin on Bowman Rd. starting
August 8, 2022.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
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
4
September 8, 2022
ITEM NO.: 12 (Cont.) FILE NO.: Z-6238-B
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
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.
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 Fire Marshal Derek N. Ingram 501-918-3756 Number and Distribution
of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
5
September 8, 2022
ITEM NO.: 12 (Cont.) FILE NO.: Z-6238-B
Landscape:
1. Any new site development must comply with the City's minimal landscape
and buffer ordinance requirements.
2. Street buffers will be required at six (6) percent of the average depth of the
lot. The minimum dimension shall be one-half ('/2) the full width requirement
but in no case be less than nine (9) feet.
The average depth of the lot is approximately 630-feet in depth.
minimum 38-foot street buffer will be required.
3. Screening requirements will need to be met for the vehicular use areas
adjacent to street rights -of -way. rovide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape
area.Provide trees with an average linear spacing of not less than thirty
(30) feet.
4. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property, or the right-of-way of any street. This strip shall
be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall
be planted for every thirty (30) linear feet of perimeter planting strip.
A small portion of the north perimeter is deficient.
5. Building landscape areas shall be provided at the rate equivalent to planter
strip three (3) feet wide along the vehicular use area. One (1) tree and
four (4) shrubs shall be planted in the building landscape areas for each forty
(40) linear feet of vehicular use area abutting the building.
6. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). The minimum size of an interior landscape area shall be one
hundred fifty (150) square feet for developments with one hundred fifty (150)
or fewer parking spaces. Interior islands must be a minimum of seven and
one half (7 1/2) feet in width. Trees shall be included in the interior landscape
areas at the rate of one (1) tree for every twelve (12) parking spaces.
7. An automatic irrigation system to water landscaped areas shall be required
for developments of one (1) acre or larger.
8. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
9. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
6
September 8, 2022
ITEM NO.: 12 (Cont.) FILE NO.: Z-6238-B
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Plannina Division:
The request is in the Ellis Mountain Planning District. The Land Use Plan shows
Service Trades District (STD) for the requested area. The Service Trades District
(STD) provides for a selection of office, warehousing, and industrial park activities
that primarily serve other office service or industrial businesses. The district is
intended to allow support services to these businesses and to provide for uses with
an office component. The application is a revision to an existing Planned
Commercial Development (PCD) District to add C-3, General Commercial District
uses on the land.
Surrounding the application area, the Land Use Plan shows Service Trades District
(STD) to the north and south. Mixed Office and Commercial (MOC) designation is
shown to the east, across Bowman Road. Residential Low Density (RL) is should
on the Plan to the west. The Service Trades District (STD) provides for a selection
of office, warehousing, and industrial park activities that primarily serve other office
service or industrial businesses. The district is intended to allow support services
to these businesses and to provide for uses with an office component. To the north
is a mini -warehouse development and two retail centers zoned with Planned
Commercial Development (PCD) Districts. To the south is vacant land and a
single-family house with a Planned Commercial Development (PCD) District or
R-2, Single Family District zoning. The Mixed Office and Commercial (MOC)
category provides for a mixture of office and commercial uses to occur. Acceptable
uses are office or mixed office and commercial. Across Bowman Road to the east
is a skating ring — ice and roller, zoned R-2 Single Family District. Further to the
east is vacant wooded land zoned 0-3, General Office District. The Residential
Low Density (RL) 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 land to the west is a developed single-family subdivision —
Cherry Creek.
Master Street Plan: To the east is Bowman Road, 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 Bowman 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.
7
September 8, 2022
ITEM NO.: 12 (Cont.) FILE NO.: Z-6238-B
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Historic Preservation Plan: There are no existing historic sites on, or in proximity
to, this land.
H. ANALYSIS:
The applicant is requesting to rezone the property located at 1400 S. Bowman Rd.
from PCD to PD-C to allow for the development of a branch bank facility. C-3
permitted uses are proposed as alternate uses. The applicant notes construction
will begin around September 15, 2022 and will be substantially completed around
March 15, 2023.
The applicant proposes to develop a portion (0.424 acre) of a 2.14 acre site to
construct a one-story 1,460 square foot building near the front portion of the
property along S. Bowman Rd. The western 1.716 acres of the property will remain
undeveloped. The proposed building will be located twenty-five (25) feet from the
front (east) property line, well over twenty-five (25) feet from the rear (west)
property line, and fifteen (15) feet from the north and south property lines. The
applicant proposes to include the construction of 1,442 square foot building
addition in the future. A canopy containing three (3) drive-thru lanes will be located
on the north side of the proposed building.
Normal business hours will be as follows: Lobby hours from 8:30am to 4:30pm,
Monday through Friday, drive-thru hours from 7:30am to 5:OOpm, Monday and
Friday and 7:30 to 4:30 on Tuesday, Wednesday and Thursday.
Proposed access to the site will be from a twenty-eight (28) foot wide concrete
driveway from S. Bowman Rd. The proposed front yard buffer will be consistent
with the developed property to the north. The site plan indicates ample internal lot
circulation entering and exiting the site. Staff feels that the internal circulation is
sufficient to serve the proposed development.
The applicant is proposing fifteen (15) parking spaces of which four (4) will be
along S. Bowman Rd. in the southwest portion of the property and two (2) spaces
near the entry at the front of the building. The remaining parking spaces will be
located behind the building to the south. Staff feels the parking is sufficient to
serve the proposed use. All parking spaces must comply with ADA standards.
The applicant notes a monument style sign located along S. Bowman Rd.
immediately south of the ingress/egress lanes, however no design plans are
available at this time. Any signage located on the site must conform to Section
36-555 of the City's Zoning Ordinance (Signs permitted in commercial zones).
8
September 8, 2022
ITEM NO.: 12 (Cont.) FILE NO.: Z-6238-B
The applicant notes all sight lighting will be low-level and directed away from
adjacent properties.
A dumpster will be located in the northeast portion of the property. All screening
must comply with Section 36-523(d) of the City's Zoning Ordinance.
Staff is supportive of the requested PD-C zoning (including all C-3 uses) to allow
the proposed commercial development. Staff views the request as reasonable.
To staff's knowledge, there are no outstanding issues associated with this
application. Staff feels the development of the site is appropriate. The proposed
commercial use will be compatible with the surrounding developed commercial and
office uses in the area. Staff feels the development will not have an adverse impact
on the surrounding area.
STAFF RECOMMENDATION:
Staff recommends approval of the requested PD-C zoning, subject to compliance
with the comments and conditions outlined in paragraphs D, E and F, and the staff
analysis, of the agenda staff report.
PLANNING COMMISSION ACTION:
(SEPTEMBER 8, 2022)
The applicant was present. There were no persons present registered in opposition. Staff
presented the item and a recommendation of approval as outlined in the "staff
recommendation" above. There was no further discussion. The item remained on the
consent agenda as recommended by staff, including all staff comments and conditions.
The vote was 8 ayes, 0 nays, 2 absent and 1 open position.
9
September 8, 2022
ITEM NO.: 13 FILE NO.: Z-9716
NAME: The Middle - PCD
LOCATION: Southeast corner of Cantrell Road and North Rodney Parham Road
DEVELOPER:
Colliers Real Estate
One Allied Drive, Suite 1500
Little Rock, AR 72202
501-372-6161
OWNER/AUTHORIZED AGENT:
University of Arkansas Board of Trustees (Owner)
Joe White (Agent)
Joe White and Associates Engineers
25 Rahling Circle, Suite A2
Little Rock, AR 72223
(501) 214-9141
SURVEYOR/ENGINEER:
Joe White and Associates Engineers
25 Rahling Circle, Suite A2
Little Rock, AR 72223
(501) 214-9141
AREA: 10.967 acres NUMBER OF LOTS: 9 FT. NEW STREET: 0 LF
WARD: 4 PLANNING DISTRICT: 2 CENSUS TRACT: 22.04
CURRENT ZONING: O-2
VARIANCE/WAIVERS:
1. Variance to allow advance grading of lots with development of infrastructure.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant proposes to rezone a 10.967-acre property from (0-2) Office and
Institutional District to (PCD) Planned Commercial Development located at the
September 8, 2022
ITEM NO.: 13 FILE NO.: Z-9716
Southeast corner of the Cantrell Road and North Rodney Parham Road
intersection. The rezoning is to allow for a future commercial development with
retail, restaurants with drive-thrus and outdoor dining, hotel, and possibly office or
multi -family with shared outdoor spaces.
B. EXISTING CONDITIONS:
The property is currently divided into three (3) tracts with a majority of the property
open area with a small, wooded area along the south and center portions of the
property. The site is bordered to the south and east with Office (0-2) zoning and
a mixture of residential and commercial zoning to the north and west.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with The City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS:
A grading permit must be obtained prior to initiation of work. Grading permits
are issued by the Planning and Development Dept. at 723 West Markham
Street after approval of sediment and erosion control plans, grading and
drainage plans, land survey, drainage study, and soil loss calculations per
City's stormwater management and drainage manual. Contact Planning and
Development Dept., Civil Engineering Private Development at 501-371-4817
or at 501-918-5348 or Permits@littlerock.gov to schedule an appointment for
issuance or to answer any questions. Permit cost is based on total project
area at $100.00 for the less than'/2 acre, $200.00 for'/2 to 1 acre, and $200.00
for the first acre and $100.00 for each additional acre for project greater than
1 acre.
2. Hauling of fill material on or off project sites over municipal streets require
approval prior to a grading permit being issued by the Department of Planning
and Development. Contact Public Works Traffic Engineering at 621 S.
Broadway 501-379-1805 with any questions or for more information.
3. Any work involving one (1) or more acres of disturbed area requires a State
of Arkansas NPDES permit. Contact the Arkansas Department of
Environmental Quality, NPDES branch at 501-682-0744 for applications and
information about General Stormwater Discharge Construction Permit
#ARR150000.
4. Damage to public and private property due to hauling operations or
operations of construction related equipment from a construction site shall be
repaired by the responsible party prior to the issuance of a certificate of
occupancy.
2
September 8, 2022
ITEM NO.: 13 FILE NO.: Z-9716
5. Provide as -built plans and data entry template of newly installed or modified
public and private stormwater drainage system prior to issuance of the
certificate of occupancy. The as -built plans should contain information as
found on the City of Little Rock website at https://www.Iittlerock.gov/city-
administration/city-departments/public-works/applications-details-and-
manuals/. Provide the as -built plans and data entry template to Planning and
Development Dept., Civil Engineering Private Development by email to
csmith@littlerock.gov and cc dwarner@littlerock. gov. If you have any
questions or desire additional information, please do not hesitate to contact
Planning and Development Dept., Civil Engineering Private Development at
501-371-4817 or at 501-918-5348 or email Permits@littlerock.gov.
6. Per City Code 31-89 (5) for a preliminary plat, a storm drainage preliminary
analysis is required showing drainage data for all watercourses entering and
leaving the plat boundaries. The storm drainage analysis shall be prepared
in sufficient detail to illustrate the proposed system's capability of
accommodating storm events as required by the stormwater management
and drainage manual. The preliminary plat shall also show drainage arrows
indicating how drainage arrives at the site and drainage arrows how it leaves
the site post development. Indicate where the storm sewer pipes are located
within the development also. Additionally, provide profile and cross -sectional
views of the detention structure outlet/spillway. Delineation of the drainage
areas pre and post construction with respective discharges via rational
method shall also be shown. The preliminary plat shall also contain all
information as outlined in City Code 31-89.
7. A drainage study showing all hydrologic and hydraulic calculations for the
proposed storm sewer pipe system, detention ponds and underground
structures, and inlets is required. For final drainage report, sign, date, and
seal the report per AR State Board of Professional Engineers and
Professional Surveyors rules Article 12, Section B (1) (a). Provide engineer's
certification statement saying this drainage report was conducted by yourself
or directly under your supervision and attesting to the accuracy of the
information within this report.
8. The Department requires three (3) phase sediment and erosion control (SEC)
plans to be submitted for all construction projects showing best management
practices (BMPs) for mitigating sediment runoff and erosion along with
vegetation specifications for temporary and permanent soil stabilization.
Phase 1 SEC plans shall show SEC BMPs during the stripping, clearing,
grubbing, and rough grading of the site. Phase 2 SEC plans shall show SEC
BMPs during construction of utilities, buildings, roadway infrastructure and
drainage infrastructure. Phase 3 SEC Plans shall show SEC BMPs for final
grading, seeding, and landscaping of the site.
3
September 8, 2022
ITEM NO.: 13 FILE NO.: Z-9716
9. Sediment and Erosion Control plans shall also show the pertinent information
as outlined in ADEQ ARR150000 Permit Part II section A-4-H (1-14) and Part
II section A-4-1-2 (A-B).
10. Contact Planning and Development Dept., Civil Engineering Private
Development at 501-371-4817 or at 501-918-5348 for inspections of any work
in the public right-of-way prior to placement of concrete or asphalt or for on -
site clarification of requirements prior to commencing work. Failure to do so
can result in removal of any improperly placed concrete or asphalt at the
expense of the owner or contractor.
11. Submit traffic impact study (TIA) showing the additional, projected traffic
expected to be generated by the proposed development. TIA should show
the following: 1. an evaluation of the existing traffic conditions in the vicinity
of the proposed site 2. an analysis of projected traffic volumes entering and
exiting the proposed development at the nearby access drives and
intersections used to serve the site 3. Identify the effects of traffic operations
for the existing traffic in combination with site -generated traffic associated
with the proposed development 4. evaluate traffic operations for the study
intersections and access drives that will serve the site and make
recommendations for mitigative improvements which may be necessary and
appropriate for safe and acceptable traffic operations 5. Assess the
adequacy of the site to accommodate projected drive-thru traffic via queueing
analysis.
12. Per City Rev. Code 29-99, stormwater detention for developments is
required. Provide stormwater detention infrastructure to satisfy this
requirement.
13. A special permit is issued for work on the Arkansas Department of
Transportation right of way that is not an access driveway. The permit is
issued by the Permit officer for the District in which the special permit is
requested. Please contact ARDOT District 6 permit officer at 501-569-2266
if any construction will take place within ARDOT right of way.
14. Per master street plan, Anderson Drive is classified as a commercial street.
Commercial streets require a collector street standard which includes
sidewalk on both sides of the street for publicly maintained commercial
streets. Therefore, boundary street sidewalk improvements are required per
master street plan along both sides of Anderson Drive. New sidewalk along
Anderson Street shall tie to existing sidewalk along Rodney Parham Road.
Anderson Drive boundary street improvements shall include, but not be
limited to, reconstruction of one-half section of the abutting street if the
existing street is not up to city standards. Repair, replace, or extend existing
damaged, missing, and noncompliant curb and gutter, sidewalk, access
ramps or concrete driveway aprons within the public right-of-way adjacent to
the site. Remove abandoned driveway cuts and replace with curb, gutter,
4
September 8, 2022
ITEM NO.: 13 FILE NO.: Z-9716
and sidewalk. All work within the public right-of-way shall conform to City of
Little Rock Public Works Standard Details and ADA guidelines.
15. Additional right of way may be required to be dedicated to the City to
accommodate the new public sidewalk along Anderson Drive. The back of
the new sidewalk to the right of way/property line shall have a minimum of a
one (1) foot buffer per PW-23.
16. Provide accessible route from the accessible parking stalls' aisles to
proposed buildings' entrances in accordance with Section 402 & 502 of ICC
A117.1-2017 and 2012 Arkansas Fire Prevention Code Sections 1104.
17. Provide accessible route from the sidewalk within the public right of way to
the proposed building entrances in accordance with 2012 Arkansas Fire
Prevention Code Section 1104.1.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authoritv: No comments received.
Entergy: No comment received.
CenterPoint Summit Energy: No comment.
AT & T: No comment received
Central Arkansas Water: No comment received.
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. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
5
September 8, 2022
ITEM NO.: 13 FILE NO.: Z-9716
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
6
September 8, 2022
ITEM NO.: 13 FILE NO.: Z-9716
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.
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 Fire Marshal Derek N. Ingram 501-918-
3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape:
1. Any new site development must comply with the City's minimal landscape and
buffer ordinance requirements.
2. Street buffers will be required at six (6) percent of the average depth of the lot.
The minimum dimension shall be one-half (1/2) the full width requirement but in
no case be less than nine (9) feet. 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.
3. Screening requirements will need to be met for the vehicular use areas
adjacent to street rights -of -way. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape area.
Provide trees with an average linear spacing of not less than thirty (30) feet.
4. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property, or the right-of-way of any street. This strip shall be at
least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be
planted for every thirty (30) linear feet of perimeter planting strip.
7
September 8, 2022
ITEM NO.: 13 FILE NO.: Z-9716
5. Building landscape areas shall be provided at the rate equivalent to planter strip
three (3) feet wide along the vehicular use area. One (1) tree and four (4)
shrubs shall be planted in the building landscape areas for each forty (40) linear
feet of vehicular use area abutting the building.
6. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). For developments with more than one hundred fifty (150) parking
spaces the minimum size of an interior landscape area shall be three hundred
(300) square feet. Interior islands must be a minimum of seven and one half
(7 1/2) feet in width. Trees shall be included in the interior landscape areas at
the rate of one (1) tree for e very twelve (12) parking spaces.
7. An automatic irrigation system to water landscaped areas shall be required for
developments of one (1) acre or larger.
8. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
9. The City Beautiful Commission recommends preserving as many existing trees
as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. TRANSPORTATION/PLANNING:
Rock Reaion Metro: No comments received.
Planning Division:
The request is in the Rodney Parham Planning District. The Land Use Plan shows
Office (0) for the requested area. Office (0) 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 rezone from
0-2, Office and Institutional District to PCD, Planned Commercial Development
District to allow for the commercial development of this property.
Surrounding the application area, the Land Use Plan shows Office (0) to the south,
east, and northwest (across Rodney Parham Road) from the site. Public
Institutional (PI) is shown on the Plan Map to the west (across Rodney Parham
Road). To the north, across Cantrell Road, the land is shown for Residential Low
Density (RL). Office (0) category represents services provided directly to
consumers (e.g., legal, financial, medical) as well as general offices which support
more basic economic activities. The land to the south and east is zoned 0-2,
Office and Institutional District. There are office buildings on this land. To the
northwest, across Rodney Parham Road is zoned 0-3, General Office District land.
There are office buildings on this land. The Public Institutional (PI) category
includes public and quasi -public facilities that provide a variety of services to the
8
September 8, 2022
ITEM NO.: 13 FILE NO.: Z-9716
community such as schools, libraries, fire stations, churches, utility substations,
and hospitals. There is a church and religious based school on this land, zoned
R-2, Single Family District with a Conditional Use Permit. The Residential Low
Density (RL) 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.
This land, north of Cantrell Road, is zoned R-2, Single Family District and Planned
Development Residential (PDR) District with single-family houses on large tracts
of land.
Master Street Plan: To the northwest is Rodney Parham Road, it is shown as a
Minor Arterial on the Master Street Plan. To the north is Pleasant Valley Farm
Road and Anderson Drive transverse the site, both roadways are Local Streets on
the Master Street Plan. A Minor Arterial provides connections to and through an
urban area and their primary function is to provide short distance travel within the
urbanized area. Entrances and exits should be limited to minimize negative effects
of traffic and pedestrians on Rodney Parham Road since it is a Minor Arterial. The
primary function of Local Streets is to provide access to adjacent properties. Local
Streets that are abutted 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 II Bike Route shown on Rodney Parham Road.
A Bike Lane provides a portion of the pavement for the sole use of bicycles.
Historic Preservation Plan: There are no existing historic sites on, or in proximity
to, this land.
H. ANALYSIS:
The applicant proposes to rezone a 10.967-acre property from (0-2) Office and
Institutional District to (PCD) Planned Commercial Development located at the
Southeast corner of the Cantrell Road and North Rodney Parham Road
intersection. The rezoning is to allow for a future commercial development with
retail, restaurants with drive-thrus and outdoor dining, hotel, and possibly office or
multi -family with shared outdoor spaces
The property is currently divided into three (3) tracts with a majority of the property
open area with a small, wooded area along the south and center portions of the
property. The site is bordered to the south and east with Office (0-2) zoning and
a mixture of residential and commercial zoning to the north and west.
9
September 8, 2022
ITEM NO.: 13 FILE NO.: Z-9716
The applicant is proposing to subdivide the site into nine (9) lots and two (2) open
tracts. The site will be developed in multiple phases with an average lot size of 1.1
acres +/-. The lots will be surrounded by landscaped open common area tracts
with stormwater detention areas. The overall site is divided into two (2) areas on
the north and south sides of Anderson Drive with shared access easement drives
within each area. The development is scheduled to commence in the winter of
2022 with the infrastructure, with construction beginning on some of the lots in the
summer of 2023. The remaining lots will be developed as market demands.
The mixed -use project will consist of nine lots and two tracts with uses as follows:
Lot 1 C-3 permitted uses with a drive thru and outdoor dining patio.
Lot 2 C-3 permitted uses with outdoor dining patios incorporated into
the Boardwalk.
Lot 3 C-3 permitted uses with a drive thru.
Lot 4 C-3 permitted uses with a drive thru.
Lot 5 C-3 permitted uses with a 70' building height. (Possible hotel)
Lot 6 C-3 permitted uses (parking lot overflow for Lots 2 & 5).
Lots 7-9 C-3 permitted uses with a 55' building height. (Possible office
buildings)
Tracts A & B will be owned by a Property Owners Association that will operate and
maintain the common amenities and detention facilities which will be located within
these two tracts.
The applicant is also requesting a variance from the Land Alteration Regulations
to advance grade the site with the issuance of a grading permit for the
infrastructure. Staff supports the advance grading variance request.
The applicant is proposing the area north of Anderson Drive to include Lots 2, 3,
4, and 5 and Tract "A" with open parking area and access drives. An access
easement drive connects to North Rodney Parham Road to the west and extends
northeast through the development circling the parking areas, and to the south
connecting to Anderson Drive.
The site plan shows the area will include five (5) structures along the perimeter of
the site bordering North Rodney Parham Road to the west and Cantrell Road to
the north. A multi -level structure is shown in the southeast corner of the area
(Lot 5) adjacent to the Tract "A" Common Area with an access drive connecting to
Anderson Drive to the south.
10
September 8, 2022
ITEM NO.: 13 FILE NO.: Z-9716
The applicant is proposing the area south of Anderson Drive to include Lots 1, 6,
7, 8, 9 and Tract "B" with open parking areas and access drives. An access
easement drive connects to Anderson Drive to the north and extends southeast
through the development connecting the parking areas to Kent Drive along the
east boundary of Lot 9.
The site plan shows the area will include one (1) structure along the west perimeter
of the site bordering North Rodney Parham Drive with an individual access drive,
and open parking, adjacent to Tract "B" to the west. Lots 7, 8, and 9 are east of
the Tract "B" landscaped common area and include three (3) multi -level C-3 use
structures with an access easement drive connecting the lots and open parking
areas.
All the lots within the proposed development will be developed as per the C-3
Zoning Standards as found in Chapter 36 of the City's Zoning Ordinance. These
standards include minimum building setbacks from property lines, building heights
(unless otherwise noted in this analysis), minimum buffers, minimum number of
parking spaces, and signage. Additionally, all of the lot developments will comply
with the minimum landscape requirements as found in Chapter 15.
The applicant is proposing one (1) dumpster location on each lot to service the
individual buildings. The dumpster areas must be screened as per Section 36-523
of the City's Zoning Ordinance.
The applicant is proposing one (1) sign to be located within the median of Anderson
Drive adjacent to the intersection with North Rodney Parham Road near the main
entry of the development. All signage on the property must comply with Section
36-555 of the zoning ordinance. (Signs allowed in commercial zones).
All site lighting proposed must be low level and directed away from adjacent
properties.
The applicant notes that the typical hours of operation for development will be as
follows:
1. General Office uses: 7:00 am to 7:00 pm Monday - Saturday.
2. General Retail uses: 8:00 am to 8: pm, 7 days a week.
3. General Food and Beverage uses: 6:00 am to Midnight, 7 days a week.
The applicant provided a preliminary drainage plan showing the stormwater
detention collection areas within the Tract "A" and "B" common use areas.
Staff is supportive of the requested PCD rezoning and requested variance. The
applicants proposed use of the site is similar to the intensity of other developments
11
September 8, 2022
ITEM NO.: 13 FILE NO.: Z-9716
in the general area and believes the proposed use will have no adverse impact on
the surrounding properties. Staff is supportive of the overall concept and agrees
that this type of development would be beneficial to the area.
STAFF RECOMMENDATION:
Staff recommends approval of the requested PCD rezoning and land alteration
variance, subject to compliance with the comments and conditions outlined in
paragraphs D, E, and F, and the staff analysis, of the agenda and staff report.
A traffic study is also required to be submitted by the applicant and approved by
the Department of Planning and Development Engineering Division, with any
recommendations of the traffic study being implemented for the development.
PLANNING COMMISSION ACTION: (SEPTEMBER 8, 2022)
The applicant was present. There were no persons present registered in opposition. Staff
presented the item and a recommendation of approval as outlined in the "staff
recommendation" above. There was no further discussion. The item remained on the
consent agenda as recommended by staff, including all staff comments and conditions.
The vote was 8 ayes, 0 nays, 2 absent and 1 open position.
12
September 8, 2022
ITEM NO.: 14 FILE NO.: Z-9717
NAME: Powell Short -Term Rental — PD-C
LOCATION: 3 Dove Circle
DEVELOPER:
Petite Powell (Owner)
3 Dove Circle
Little Rock, AR 72205
OWNER/AUTHORIZED AGENT:
Petite Powell (Owner)
3 Dove Circle
Little Rock, AR 72205
SURVEYOR/ENGINEER:
Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.28 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 3 PLANNING DISTRICT: 3 CENSUS TRACT: 21.03
CURRENT ZONING: R-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant proposes to rezone 0.28-acre property located at 3 Dove Circle from
R-2 to PD-C to allow use of the property as a Short -Term Rental with a maximum
stay of fourteen (14) days. The owner will not reside in the residence. The entire
residence will be rented as one (1) unit.
September 8, 2022
ITEM NO.: 14 (Cont.) FILE NO.: Z-9717
B. EXISTING CONDITIONS:
The 0.28-acre property is located just north of 1-630 between Princess Drive to the
north and Marguerite Lane to the south. It contains a one-story brick structure with
open carport. A driveway extends from Dove Circle which provide three (3) parking
spaces. The property is surrounded by R-2 zoning all directions. There are no
existing commercial zoning or uses located within the surround area.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS: No comments.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Entergy: No comments received.
Summit Energy: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
Maintain Access:
Fire Hvdrants.
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.
2
September 8, 2022
ITEM NO.: 14 (Cont.) FILE NO.: Z-9717
If the grade exceeds 10 percent, approval will be denied and the applicant
must submit request to be reviewed by Fire Chief for Approval.
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.
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 Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
3
September 8, 2022
ITEM NO.: 14 (Cont.) FILE NO.: Z-9717
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: The request is in the West Little Rock Planning District. The
Land Use Plan shows Residential Low Density (RL) for the requested area. The
Residential Low Density (RL) 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 rezone from R-2, Single Family District
to Planned Commercial Development (PCD) District to allow for use of the house
as a Short Term Rental.
Surrounding the application area, the Land Use Plan shows Residential Low
Density (RL) in all directions from the site. The Residential Low Density (RL)
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. This is
a developed single-family subdivision with a zoning of R-2, Single Family District.
Master Street Plan: Dove Circle is a Local Street on the Master Street Plan. The
primary function of Local Streets is to provide access to adjacent properties. Local
Streets that are abutted by non-residential zoning/use or more intensive zoning
than duplexes are considered as "Commercial Streets". 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.
Historic Preservation Plan: There are no existing historic sites on, or in proximity
to, this land.
4
September 8, 2022
ITEM NO.: 14 (Cont.) FILE NO.: Z-9717
H. ANALYSIS:
The applicant proposes to rezone the 0.28-acre property located at 3 Dove Circle
from R-2 to PD-C to allow use of the property as a short-term rental with a
maximum stay of fourteen (14) days. The owner will not reside in the residence
and the entire residence will be rented as one (1) unit.
The 0.28-acre property is located just north of 1-630 between Princess Drive to the
north and Marguerite Lane to the south. The property contains a 1,069 square
foot, one-story brick structure with three (3) bedrooms. There is an existing shed
located in the northwest portion of the property and will continue to be used for
storage only.
A driveway extends from Dove Circle which provides three (3) parking spaces.
Staff feels the parking is sufficient to serve the proposed use.
The applicant notes that meals will not be provided to guests and standard trash
pick-up will be through the City of Little Rock trash collection.
The applicant is not proposing any signage at this time. Any signage must comply
with Section 36-551 of the City's Zoning Ordinance (signs permitted in residential
one — and two-family zones).
The applicant provided responses and additional information to all issues raised
during staff's review of the application. The applicant is requesting no variances
with the PD-C zoning.
Staff does not support the requested PD-C rezoning. Staff does not believe the
request is reasonable and that the proposed commercial use is not appropriate for
this location. The property is designated as "RL" Residential Low Density on the
City's Future Land Use Plan and is bordered in all directions by single family
homes. Staff feels that the introduction of a commercial short-term rental will be
out of character with the overall area at this time. Staff believes that this type of
short-term rental would be more appropriately located on the outer edge of a
single-family subdivision, in a more transitional area, and not in the center of a
single-family neighborhood.
STAFF RECOMMENDATION:
Staff recommends denial of the requested PD-C zoning request.
5
September 8, 2022
ITEM NO.: 14 (Cont.) FILE NO.: Z-9717
PLANNING COMMISSION ACTION: (SEPTEMBER 8, 2022)
The applicant was present. There were no persons present registered in opposition in
attendance. Staff informed the Commission that the applicant failed to send the required
notices to surrounding property owners. Therefore, staff recommended the application
be deferred to the October 13, 2022 agenda. There was no further discussion. The item
remained on the consent agenda and deferred as recommended by staff. The vote was
8 ayes, 0 nays and 2 absent and 1 open position.
6
September 8, 2022
ITEM NO.: 15 FILE NO.: MSP 2022-01
NAME: Master Street Plan Amendment- College Station/Sweet Home District
LOCATION: Frazier Pike, Roosevelt Road to Zeuber Road
OWNER/AUTHORIZED AGENT:
City Staff
AREA: NA acres
WARD: 1
PLANNING DISTRICT: 24 CENSUS TRACT: 40.01
BACKGROUND:
A. PROPOSAL/REQUEST:
Master Street Plan amendment in the College Station/Sweet Home Planning
District to adopt an alternative design standard for Frazier Pike. This Alternative
Design Standard is: Two 11-foot travel -lanes with sidewalks on each side of the
roadway and no paved shoulders. The amendment area is from Roosevelt Road
to Zeuber Road.
B. EXISTING CONDITIONS/ZONING:
Most of the land along the Figure 1. Zoning
Frazier Pike corridor from R2 C4 Lam[' 12
Roosevelt Road to 0S
Zeuber Road is zoned R- 4 ER$7ATE'fU
3, Single Family District. R3 y 33 U's7;::= PRE
The developed land has " ° s
single-family houses on 3 E 3sr" Sr
F.
it. There is a large area Q'S 37TH ST RI''C1 12 1.7
immediate) south of rig E 3sT" r
y an=D s 39r+ sr API❑
Roosevelt Road which is —
vacant and wooded. a C. o
Along the east -west M R 3
portion of Frazier Pike,
between Southern Street
to Bankhead Drive, there are several parcels zoned C-1, Neighborhood
September 8, 2022
ITEM NO.: 15 (Cont.) FILE NO.: MSP2022-01
Commercial District with businesses. A large area zoned MF-18, Multi -family
18-units per acre District is on the south side of Frazier Pike, between Franklin and
Sanders Streets. This is the former site of a rehabilitation center.
The north side of this section of Frazier Pike has R-2, Single -Family District and
R-3 zoned land with houses, from Franklin Street through College Station. Most
of the south side of Frazier Pike is zoned AF, Agriculture and Forestry District
between Jones Street and Zeuber Road. The frontage is primarily single-family
houses with some vacant tracts. 1-2, Light Industrial District zoning is in place
along the north side of Frazier Pike, either side of Pratt Remmel Road. This land
is currently vacant. The portion west of Pratt Remmel Road is wooded and the
eastern portion is partially cleared
C. NEIGHBORHOOD NOTIFICATIONS:
Notices were sent to the following neighborhood association: College Station
Progressive League. Letters were sent to the 169 property owners adjacent to the
section of Frazier Pike being amended. At the time of writing, Staff had received
several calls with questions from area residents or Neighborhood Associations.
G. LAND USE PLAN/TRANSPORTATION:
Land Use Plan:
for the College Station community shows a business district along Frazier Pike
from Southern Street to
Bankhead Drive. Most of The City's Land Use Plan Map Figure 7. Land use
the frontage of Frazier Pike Plan Map
in the area is Commercial
(C) or Mixed Use (MX). A ^;,✓` °
large area of Residential
PNV°5 a
High Density (RH) is shown MOS s
along the southside of
Frazier Pike from Franklin
L Fxr F N
Street to near Sanders -
Street. To the east of the N m» Ssr ERL9 E
RH area is an area of Public E° ° EEC F °"'pLs'W
Institutional (PI). The PI .3`"'4° a • f '` ° E- °` Tie "°
area is a `civic center' area a
for the College StationO5 A5
community. The College
Station community park is shown as Park/Open Space (PK/OS), on the north side
of Frazier Pike, west of College Street.
2
September 8, 2022
ITEM NO.: 15 (Cont.) FILE NO.: MSP2022-01
The north -south portion of Frazier Pike from Roosevelt Road to 3-M Road starts
as Commercial (C) and Public Institutional (PI). The area is airport related
businesses and Clinton National Airport's runway/taxi-way areas. To the south is
the floodway/floodplain of Fourche Creek, shown as Park/Open Space (PK/OS).
A large PK/OS area south of interstate 440 is the `clear zone' for the airport
runways. Residential Low Density (RL) is shown from approximately 35' Street
to 39t" Street.
To the east of the commercial district, the Land Use Plan Map shows mostly
Residential Low Density (RL) along Frazier Pike from Bankhead Drive to Apple
Avenue. The lots along the roadway are primarily single-family or duplex
structures. There are also one or two churches along this portion of Frazier Pike.
College Station Elementary School is on the south side of Frazier Pike, between
Bankhead Drive and Mt Nebo Street. The school area is shown as Public
Institutional (PI) An area of Industrial (1) land use is shown either side of
Pratt-Remmel Road on the north side of Frazier Pike. (This is on the eastern
extreme of the amendment area).
Master Street Plan:
Frazier Pike is a Minor
Arterial on the Master
Street Plan. Minor
Arterials provide the
connections to and
through an urban area.
Their primary function is to
provide short distance
travel within the urbanized
area. Since a Minor
Arterial is designed to be a
high -volume road, a
minimum of 4 travel lanes
with a 90-foot right-of-way
and two sidewalks is
required.
Figure 3. Master Street Plan
Frazier Pike has not been improved to standard. It is a two-lane roadway without
paved shoulders and open drainage. A couple blocks of Frazier Pike within
College Station have paved shoulders. The eastern most section of Frazier Pike
from near Pratt-Remmel Road to Zeuber Road has been improved to two -lanes
with bike lanes and curbs.
3
September 8, 2022
ITEM NO.: 15 (Cont.) FILE NO.: MSP2022-01
Frazier Pike is part of the arterial network with Roosevelt Road, Zeuber Road, and
Fourche Dam Pike. They move vehicles around and through the southeast section
of Little Rock and Pulaski County (the Clinton National Airport and Little Rock River
Port area).
Bicycle Plan:
The Master Street Plan shows a Class II Bike Lane proposed on Frazier Pike.
Class II Bike Lanes consist of a paved area on both sides of a roadway with a
painted stripe separating the bikeway from motor vehicle traffic. These routes may
either be a smooth paved shoulder or a section of the paved roadway. Class II
Bike Lanes require minimal construction and are likely to be located on higher
volume and speed roadways.
There is no existing bicycle infrastructure along Frazier Pike.
PARKS:
There are no city recognized parks in the immediate vicinity. Pulaski County has
developed a park in College Station. The park is along the northside of Frazier
Pike, between Southern and College Streets.
Historic Preservation Plan:
There are no city recognized historic districts in the vicinity of this amendment.
H. ANALYSIS:
Frazier Pike was the `highway' south and east from Little Rock along the Arkansas
River. From Little Rock the roadway travels south to College Station. Then after
passing through the community, the roadway moved east to the Arkansas River.
Following the River to the south, Frazier Pike turns west (north of Fourche Bayou).
The roadway continues west as Asher Street to State Highway 365 at Wrightsville.
The alignment functions to move vehicles from and to Little Rock and Wrightsville
via College Station. It serves a large rural/agricultural area of Pulaski County.
Frazier Pike is outside of the City Limits from Fourche Creek south and west until
one gets to College Station Elementary. The first 850 feet or so south of Roosevelt
Road is within Little Rock. Then the last (eastern) three-quarters of a mile of
Frazier Pike is also within Little Rock. The middle section (just less than a mile
and a quarter) through the `business and civic center' of College Station is
un-incorporated Pulaski County.
4
September 8, 2022
ITEM NO.: 15 (Cont.) FILE NO.: MSP2022-01
Over the last thirty to forty years the Little Rock Port Industrial area has developed
east of College Station. Interstate 440 was built to service the airport and port
areas as well as to move vehicles and goods east across the Arkansas River.
These modifications have altered the circulation pattern in the vicinity of College
Station. A portion of Frazier Pike through the Port Industrial Park was also
closed/abandoned.
There have not been any significant improvements made to Frazier Pike from
Roosevelt Road to Bankhead Drive. East of Zeuber Road, the roadway design
standard (through the Port Industrial Park) has been modified. A two-lane section
with paved shoulders is the standard within the Port Industrial Park.
In more recent years with the growth of industrial uses just east of College Station,
truck traffic within College Station is becoming an issue. Trucks apparently are
existing Interstate 530 at Dixon Road and traversing through the College Station
Community. In addition, truck traffic is using the Bankhead Drive/National Airport
exist on Interstate 440 and accessing the port area through College Station.
Frazier Pike is not constructed to adequately support large freight truck traffic.
The City of Little Rock is working on ways to redirect this truck traffic away and
around the College Station community. A part of this effort is to amend the Master
Street Plan to include an `alternative' design standard for Frazier Pike. This
alternative standard is "two 11-foot travel -lanes with sidewalks on each side and
no paved shoulders".
STAFF RECOMMENDATION:
Staff recommends approval to add an `Alternative Design Standard' of `two 11-foot
travel -lanes with sidewalks on both sides and no paved shoulders' for the section
of Frazier Pike from Roosevelt Road to Zeuber Road.
PLANNING COMMISSION ACTION: (SEPTEMBER 8, 2022)
Walter Malone, Planning Staff, reviewed the Analysis section of the Staff report with the
Commission.
Mr. Austin Porter Junior, College Station Progressive League, stated if he could address
the Commission for a quick statement. He stated the Progressive League was in support
of this. Chairman Vogel stated their support was noted. Ms. Carolyn Ward was called.
Ms. Ward indicated she was in support and did not wish to speak. Mr. Brian Day, Little
Rock Port Authority, stated they were in support and was only here if there were any
questions. Glesther Keown was called by Chairman Vogel in opposition. Ms. Keown
stated she was in support of this item. Mr. Vogel asked if there were any questions. With
5
September 8, 2022
ITEM NO.: 15 (Cont.) FILE NO.: MSP2022-01
none, a motion was made to approve the Master Street Plan amendment to add an
Alternative Design Standard for Frazier Pike from Roosevelt Road to Zeuber Road. By a
vote of 9 for 0 against, 1 absent and 1 vacancy the motion was approved.
6
September 8, 2022
ITEM NO.: 16 FILE NO.: A-342
NAME: Crystal Valley Trails Annexation
REQUEST: Accept 168.9 acres plus or minus to the City
LOCATION: Northside of Crystal Valley Road, north of Colonel Miller Road (15200 -
15800 blocks of Crystal Valley Road)
SOURCE: Harrison Kemp, Mann & Kemp PLLC
GENERAL INFORMATION:
• This 100-percent owner annexation process request was submitted to the Pulaski
County Judge's Office in July 2022. When approved it will include all adjacent road
rights -of -way as is the custom for the County.
• The site is mostly wooded. There is a single-family house and a few out -buildings
on a portion of the site. Approximately a year ago, the Little Rock Planning
Commission approved a 551-lot single-family subdivision for the majority of this
land.
• There is one property owner. This is a `100-percent' property owner annexation.
• The site is contiguous to the City of Little Rock along a portion of its eastern
boundary (approximately 656 feet).
• The annexation request is to obtain City services.
• The site is rectilinear in shaped. The western boundary starting on Crystal Valley
Road is approximately 3961 feet in length, south to north. The northernmost
boundary is approximately 1293 feet. Then the boundary proceeds south
approximately 1307 feet, then east approximately 1319 feet to the easternmost
boundary. This easternmost boundary is approximately 656 feet, then proceeds
west approximately 658 feet and then south approximately 1982 feet to Crystal
Valley Road. The southernmost boundary is along Crystal Valley Road
approximately 1971 feet.
• The site consists of approximately 168.9 acres. The current zoning is R-2, Single
Family District. A preliminary plat for a single-family subdivision of 551 lots was
approved for this land by the Little Rock Planning Commission in August 2021.
AGENCY COMMENTS:
Public Safety:
Fire: No Comment received.
September 8, 2022
ITEM NO.: 16 (Cont.) FILE NO.: A-342
Police: Little Rock Police Department has indicated they have a concern about the impact
on police services due to an expanded city limit. This is both for patrols as well as
emergency responses.
Infrastructure and Communitv Facilities:
Rock Region METRO Transit: No Comment received. Written
Parks and Recreation: No Comment received.
Public Works: The Public Works Department has indicated they have no concerns or
issues with the annexation (Civil Engineering).
Pulaski County Planning: No Comment received.
Arkansas Geographic Information Office: AGIO expressed no concerns with the
annexation and noted the applicant had followed ARK CODE 14-40-101.
I Ifilit ncz.
Central Arkansas Water: No Comment received.
Entergy: No Comment received.
Reliant -Energy: No Comment received.
Little Rock Water Reclamation Authority: No Comment received.
AT&T: No Comment received.
Schools:
Little Rock: No Comment received.
The annexation area is not within the Little Rock School District.
Pulaski County Special: No Comment received.
The annexation area is within the Pulaski County Special School District.
ANALYSIS:
The area requesting annexation is contiguous with the city limits along approximately
655.7 feet of the easternmost boundary. The City of Little Rock annexed the contiguous
land east of the request area in 2003 - via Ordinance 19050 (Dyke Annexation). The
annexation area has been mostly wooded for a couple of decades. Prior to that the
southern half of this land had been cleared. The southern portion of the annexation area
has a gradual slope from southwest to northeast. There is a more significant rise in the
2
September 8, 2022
ITEM NO.: 16 (Cont.) FILE NO.: A-342
northern sixth of the site, a 60-plus foot rise (ridgeline). Most of this steep terrain is not
included as residential lots in the approved preliminary plat.
The property is zoned R-2, Single Family District. Based on the allowable number of units
for the zoning of the land, the potential development is as many as a thousand single-
family units. The Little Rock Planning Commission approved a 551-lot single-family
subdivision on a large portion of this land in August of 2021. The preliminary plat
proposes development in seven phases with the first phase including 75 single-family
lots. Later phases range from 52 to 111 single-family lots per -phase. The applicant has
not provided a timeline for development of the land. The existing one single-family house
with a few out -buildings would be removed with this development.
The Land Use Plan Map shows the annexation area as Residential Low Density (RL) and
Office (0). The Residential Low Density category provides for single-family homes at
densities not to exceed 6 units per acre. Such residential development is typically
characterized by conventional single-family homes but may include patio or garden
homes and cluster homes, provided that the density remains less than 6 units per acre.
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. Except for the Office (0) area shown at the intersection of Colonel Miller and
Crystal Valley Roads, RL is shown in all directions from the annexation area.
The land to the west is a large -tract single-family subdivision (Plantation Acres), zoned
R-2 (Single Family District). The development consists of lots over 2-aces in size. To the
north and northeast is land zoned R-2 and wooded. To the southeast are two large tracts
zoned R-2 and AF (Agriculture and Forestry District) with single-family houses. Across
Crystal Valley Road to the south are larger tracts (2-acre plus) most of which have single-
family houses on them. Most of the land south of Crystal Valley Road is zoned R-2 or
AF. The northern half of the tract at the northeast corner of Colonel Miller and Crystal
Valley Roads is zoned 0-3, General Office District. The Pulaski County Accessors
records indicate that this property is being use as a single-family home (not taxed as a
business). In the vicinity of the annexation the develop pattern is generally rural
residential. To the east inside Little Rock is a developing single-family subdivision,
Seinna Lake. It is a more traditional subdivision with lots just over a third of an acre
in size.
The applicant has provided the City with a letter from the Arkansas GIS Office (AGIO)
confirming the request meets all the requirements of Section 14-40-101 (dated June 14,
2021). This confirms that the area requesting annexation is contiguous to the City of Little
Rock and all requirements of Arkansas Law have been fulfilled. This annexation is
following the 100% owner annexation process. The request was submitted to the Pulaski
County Judge's Office for approval in July 2022. The Judge's Order sets the exact
boundaries of the annexation which by custom includes all adjacent rights -of -way.
3
September 8, 2022
ITEM NO.: 16 (Cont.) FILE NO.: A-342
Approximately 1971 linear feet of Crystal Valley Road is included in this annexation.
Crystal Valley Road is a two-lane road without paved shoulders. There are open ditches
on both sides of the road. Crystal Valley Road is shown on the Master Street Plan as a
Minor Arterial. 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. The
design standard for a Minor Arterial is a four or five lane roadway with curb and gutter
and sidewalks on both sides of the road. This road is not built to standard. There is no
bike route shown in the vicinity of the annexation on the Master Bike Plan.
The preliminary plat approval requires the developer to construct the required
improvements to north half of approximately 1200 linear feet of Crystal Valley Road. This
would be the eastern portion of the 1971 linear feet included in the annexation. These
improvements would be widening the roadway (addition of a travel lane) and installing
underground storm drainage along the northern edge of the roadway. A sidewalk would
also be required to be constructed along the north side of Crystal Valley Road at time of
development. Similar improves are required on the western portion of Crystal Valley
Road with Phase V of subdivision development.
Upon annexation, the City will be responsible for the continuing maintenance of
approximately 1971 linear feet of roadway and related drainage structures. At time for
development of the land the city will review and approve the design and construction of
the required improves to Crystal Valley Road. Then the Public Works Department will be
responsible for the continuing maintenance. The Public Works Department indicated they
have no concerns or issues with the proposed annexation (Engineering Section).
The annexation will create and in -out -in -out situation along Crystal Valley Road. Starting
at Stagecoach Road, Crystal Valley Road is within the city limits for 0.7 miles of roadway.
When the road turns north, just west of Turnberry Drive, Crystal Valley Road is outside of
the city limits. This annexation would bring a portion of Crystal Valley Road into the city,
some 0.8 miles west of the exiting the city limits. The portion coming in to he City is some
0.37 miles the roadway. (Crystal Valley Road would be in the city for 0.7 miles, out for 0.8
miles then in for 0.37 miles then out). This is a similar pattern to that what already exists
along Kanis Road from Chenal Parkway west passed Chenal Downs Boulevard.
There is an existing single-family structure on the land. The ultimate development
proposal is for a single-family subdivision. The City shall have to provide solid waste
service to the annexation area after development on the new houses. The City charges
each residence a month fee for solid waste which is designed to fully cover the cost of
providing the service. The Public Works Department, Solid Waste Division did not
respond to the request for comment on the annexation.
There is not a water service line along Crystal Valley Road adjacent to the annexation
area. A 12-inch service line is along Colonel Miller Road approximately 1340 feet to the
south of the annexation. 12-inch water service lines can be found 2000 feet to the west
(near Plantation Acres Drive) and 2020 feet to the east (near Sienna Lake Drive) along
4
September 8, 2022
ITEM NO.: 16 (Cont.) FILE NO.: A-342
Crystal Valley Road. The nearest wastewater service line (10-inch line) is along Haw
Creek to the south over 2000 feet away. To get access to this service line would require
traversing land that will be outside of Little Rock (un-incorporated county). As part of the
development of any land within the annexation area, the developer will have to extend
these services from the existing service lines to any new development. No comments
have been received from either Central Arkansas Water or Little Rock Water Reclamation
on the proposed annexation.
The closest fire station (Station 24) is located at 8801 Stagecoach Road. From this station
via existing streets is just under two miles to the annexation area. Station 18, at 11500
Mabelvale West Road, is the next closest station with runs of approximately 4 and a
quarter miles to the annexation area over current roads. The Fire Department did not
respond to the request for comments/concerns about this annexation. The Little Rock
Police Department has indicated they have a concern about the impact on police services
due to an expanded city limit. This is both for patrols as well as emergency responses.
Initially the responses would be to any incident on the 1971 linear feet of added street.
But long term would be the addition of some 551 homes and the streets created to support
the subdivision. It should be noted that this will be done in increments over an unknown
timeline.
Staff Recommendation:
Approval of the annexation.
PLANNING COMMISSION ACTION: (SEPTEMBER 8, 2022)
Walter Malone, Planning Staff, reviewed the Analysis section of the Staff Report with the
Commission. Mr. Harrison Kemp, applicant, indicated he had nothing of substance to
add to the staff presentation. He would come back and respond after the opposition had
spoken.
Mr. David Witte, president of Plantation Acres, here to represent Plantation Acres, Sienna
Lakes and Crystal Valley Neighborhoods presented a PowerPoint. Mr. Witte indicated
that prior to the subdivision submission the neighborhoods had met with the applicant. At
that time the owner indicated they had met the requirements and he was going to pursue
his application as is. The neighborhoods were asking for a development similar to the
subdivisions already in the vicinity. The neighborhoods are not against development, but
we should not settle for just meeting the minimum requirements. Almost 100 percent of
the residents of the surround neighborhoods oppose the proposed development. The
annexation should be stopped to re -design the subdivision.
Mr. Witte showed a slide of the area. The site is forested, as is the land to the north and
east. The Plantation acres subdivision is to the west. When the subdivision case was
5
September 8, 2022
ITEM NO.: 16 (Cont.) FILE NO.: A-342
before the Commission the attorney shut -down discussion based on the `Richardson
Case'. Mr. Witte read a section from the ruling. He stated that this will forever change
the area. It creates an enclave of city surrounded by Pulaski County. He discussed the
Plantation Acres subdivision to the west and the differences it would have from the new
development. He restated the concern about only meeting the minimums. This will have
a negative impact on the values of the existing homes in the area. He showed a graphic
of the two subdivisions. They are incompatible. The proposed subdivision would destroy
the peace and beauty of Plantation Acres. He next showed a graphic for Sienna Lakes
and talked about the lot sizes and values. The proposed subdivision is not compatible
with Sienna Lakes. Mr. Witte read a quote from Rex Nelson on infill development versus
westward development. He finished with stating this would create a perfect storm to harm
the area.
Ms. Melody Parsley, resident on the south side of Crystal Valley Road, continued the
presentation. She is concerned about the health issues with all the water wells in the
area. There are seven wells adjacent to the development. Will there be sediment in the
wells? Will input into the aquafer be impacted? There will be massive land alterations as
well as vegetation removal. This will cause sedimentation and flooding concerns. Ms.
Parsley showed the floodplain maps for Haw Creek. This is the water source for her cattle
and flows into the Eagle Hill golf course and on to Fourche Creek. She talked about
flooding over Crystal Valley Road. The vegetation removal and increase in paved
surfaces will have an impact — there has been no flood study. She shared a tweet from
Pulaski County on Crystal Valley and Colonel Miller Roads being closed due to flooding
in 2019. There needs to be a flood and environmental impact review on the water wells.
Mr. Witte took back over the presentation. He stated there have not been any flood or
traffic studies. He noted the two right turns along Crystal Valley Road to the east. This
is the path everyone will have to take including school buses and trucks as well as
residents both current and future. He shared with the Commission the Neighborhood
Plan for the area, reading the vision statement to preserve the green and naturally
barriers. The neighborhoods concerns need to be addressed before development -
respect the community health and safety concerns; prevent city enclave surrounded by
County, developer work with community on issues of concern; protect property and home
values.
Mr. Kemp, applicant, reminded the Commission that the issue is annexation not the
density or type of development. The Commission has already approved the subdivision.
The issues about the subdivision should not be a consideration on annexation. This
includes flooding or traffic issues. They are not relevant for an annexation application.
He did ask Mr. Joe White, Engineer, to address some of the flooding and engineering
questions. Joe White, Joe White and Associates, stated that the approved subdivision
meet all the regulations and each lot has a minimum 50-foot frontage. There are green
areas within the proposed subdivision which results in a density of 3.5 units per acre. The
6
September 8, 2022
ITEM NO.: 16 (Cont.) FILE NO.: A-342
developer even provided a buffer requested by a neighborhood in the Plantation Acres
subdivision.
Mr. White indicated that this would not be much different from the comparison of Chenal
Downs and Fletcher Valley Subdivision on Kanis Road. The proposed subdivision will be
`starter' homes. Not everyone can afford to live in a subdivision like Plantation Acres or
Sienna Lakes. There is no Central Arkansas Water (CAW) infrastructure in the area.
Working with CAW the developer will extend service lines from the south. CAW plans to
connect this to the Sienna Lake area and improve their service. Water Reclamation has
an oversized 10-in sewer line in Haw Creek to the south. The developer will extend this
to the north and continue it to the west where others may be able to connect in the future.
As for stormwater, the proposed subdivision will have at least two detention areas (one
in the southeast corner and one more central). He discussed Haw creek and its location
relative to the development.
Mr. White indicated that there are other areas in Little Rock with subdivisions of various
densities. This makes a more diversified area. The request is not an enclave it is just an
irregular configuration. This is part of natural growth.
Commissioner Brook asked the opposition, if not this then what? Mr. Witte stated they
wanted something that more closely reflected their community — density, noise creation,
light. That the lot sizes needed to be increased to make the proposed area look more
like the surround areas. Commissioner Haynes stated there are similar development
patterns in the city. The subdivision issue has already been dealt with. This is just
progress.
Sherri Latimer, City Attorney, discussed the Richardson cases and noted that it was about
subdivision cases not annexations. The ruling only states that if one follows the
subdivision regulations then the plat should be approved.
A motion was made to approve that annexation request. By a vote of 7 for, 1 against,
2 absent and 1 vacancy the motion was approved.
7
PLANNING COMMISSION VOTE RECORD
DATE: September 8, 2022 4:0013M
Minutes
Consent Agenda
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RegularAgenda
MEMBER
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BETTON, HAROLD, MD
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BROOKS, DERICK
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HART, TODD
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HODGE, KAT
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LATTURE, PAUL
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McDONALD, ALICIA
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THOMAS, DIANA M.
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VICKERS, MICHAEL
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VOGEL, ROBBY
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Open Position
MEMBER
Meeting Adjourned 6:41 PM
✓AYE • NAYE A ABSENT Ab ABSTAIN R RECUSE
September 8, 2022
There being no further business before the Commission, the meeting was adjourned
at 6:41 p.m.
Date
Chairman Secretary