HomeMy WebLinkAboutZ-9118 Application 1Cedar Pixie Overlay
2016
January 2016
.JNP START IMAGINE
INITIATIVE CENTRAL
Planning for Sustilftble Growth AAN SAS
M E T R O P L A ry
"'"'" ""0 "1a 3 Mn
GATEWAYPLANNING
A V! A L 1 A G R O U P P A R T N E R
Hflrsle
[l �� y Witten Group
Walkable and Livable $nsfa'Ruhra Envy onrner ras swunvr ; C a t a l y s t
Cammuroties Inshtlrte "�
January,2016
Little Rock Cedar Pine Overlay
Table of Contents
1.1 Overlay Purpose and Boundary
1.2
Purpose and Intent
1.3
Proiect Area
1.4
Components of the Overlay
1.4.1 The Regulating Plan
1.4.2 Development Standards
1.4.3 Using This Overlay
2.1 Administration
2.2
Applicability
2•3
2.4
Base Zoning for Overlay
Relationship to Other
2.5
City Ordinances
Development Review Process
2•6
Plat Approval
2.7
Nonconforming Uses
2.8
Amendments to the Overlay
3.0 Definitions
4.1 Building Farm and Site Development Standards
4.2 General to All Chara,t,,- Zones
4.3 Mixed -Use
4.4 Neighborhood
4.5 Highway Frontage
5.1 Building Design Standards
5.2 POrpoSe and Intent
5.3 Bueld,n9 Orientation and Entrances
5.4 Fo4ade Composition
5.5 Commercial Ready Standards
5.6 Shading Requirements
5.7 Building Materials
5•8 Design of Automobile Related Building and Site Elements
5.9 Design of Parking Structures
5.10 Building Types Permitted in the Commercial Transition and Neighborhood Transition Zo
6.1 Street Design Standards nes
6.2 Purpose and Intent
6.3 Street Designation Categories
6.4 Street 5tandards
7.1 Open Space Standards
7.2 Open Sperce Approach
7.3 Required and Recommended Open Space Designations
7.4 Open Space Classification
7.5 Open Space Requirements
Cedar Pine Overlay
Page 1 2
8• 1 Streetscape and Landscape Standards
8.2 Sidewalks
8.3 Street Trees and Streetscape
8.4 Screening Standards
8.5 Street Lighting
8.6 Exterior Lighting
8.7 Street Furniture
8.8 Utilities
8•9 Parking Lot Landscaping
Attachments.
I : Regulating Plan
2: Illustrative Vision
3: Illustrations of Changes to Non -Complying Structures
4: Palette of Open Space Types
5: Site Plan Review Chart
6: Street Cross Sections
January,2016
Cedar Pine Overlay
Page 1 3
January,2016
1.0 Overlay Purpose and Boundary
In 2013, the 12th Street neighborhood in Little Rock was selected as an Imagine Central Arkansas
Jump Start Initiative project, administered by Metroplan. The Jump Start Initiative consultant team
created a plan and implementation tool for the redevelopment of the 12th Street Core around the
Cedar and Pine Street intersection.
Resulting from the 121h Street Corridor Plan, a series of community meetings resulted in the
validation of the vision for the redevelopment of this core area of the corridor into a walkable,
mixed -use environment supportive of an urban center incorporating local neighborhood businesses
and a mix of housing types.
This document provides the regulatory tools for new development and redevelopment consistent
with the illustrative vision for 12th Street and historic Little Rock. Excerpts (concept plans, sketches
and renderings) from the Illustrative Vision are used throughout the document to provide guidance
to property owners, applicants, and developers on the development intent and are not to be
construed as regulatory.
1.1 Purpose and Intent
The purpose of the Cedar Pine Overlay (CPO) is to implement the vision for a more
walkable, vibrant Cedar Pine Area (hereinafter, "Plan Area") with a mix of uses by:
(a) Coordinating public and private investments for the greatest effect;
(b) Providing better pedestrian connectivity; and
(c) Creating equitable, sustainable, and affordable development options.
Therefore, the goals of the CPO are to promote a more functional and attractive community
through the use of recognized urban design principles and allow property owners flexibility
in land use, while prescribing a higher level of detail in building design and form than in the
current standards of the Zoning Ordinance (ZO) of the City of Little Rock, Arkansas. The
standards in this overlay are not intended to stifle creativity nor over -regulate building
design, but rather encourage better functional urbanism to create higher quality pedestrian
environments along most streets.
1.2 Project Area
The overlay encompasses all parcels within the adopted boundaries of the Plan Area. The
perimeter of the CPO shall include 1-630 to the North, Lewis Street to the West, Maple
Street to the East and 14th Street to the South per the final regulating plan.
1.3 Components of the Overlay
(a) The Regulating Plan — The CPO map (herein known as the Regulating Plan;
Attachment 1) is hereby adopted as the official overlay map for the Plan Area.
Within any area subject to the approved Regulating Plan, this CPO becomes the
exclusive and mandatory regulation. It shall establish the following development
standards for all properties within the Plan Area:
1) Establishment of Character Areas — The Plan Area is distinguished into different
"Character Areas." Each Character Area is intended to create a distinct urban
form based on the illustrative vision for different sections within the Plan Area.
Each Character Area shall establish building form standards, including standards
Cedar Pine Overlay
Page 1 4
January, 2016
for building height, bulk, location, functional design, and parking. The Regulating
Plan classifies all lots within the Plan Area into one of the following three (3)
Character Areas:
i. Mixed -Use (MU) — The Mixed -Use Character Area creates a more flexible
regulatory environment that allows a range of commercial and residential
building standards that can transition over the long-term in conjunction with
the development of the police substation mixed -use development.
ii. Neighborhood (N9) - The Neighborhood Character Area provides for
multiple types and sizes of residential. Development standards in this
Character Area emphasize existing home preservation and revitalization,
while establishing standards for appropriate residential redevelopment.
Highway Frontage (HMU) — The Highway Mixed Use Character Area creates
a more flexible regulatory environment that allows a range of commercial
and residential building standards that can transition over the long-term in
conjunction with 1-630 highway frontages.
2) Street Designations — The Streets within the CPO shall be classified by street
type.
i. The Street Cross Sections shall address vehicular lane widths, number of
lanes, pedestrian accommodation, street tree requirements, on -street
parking, and parkway and median standards. These standards are laid out
in Section 7.
3) Building Frontage Standards — Building Frontage designations shall classify
different block frontages based on the pedestrian priority goals of the illustrative
Vision on the Regulating Plan (Attachment 1). They shall be classified into one of
three (3) frontage designations: (i) Pedestrian Priority Frontage with the highest
quality standards for pedestrian -oriented building design; (ii) Pedestrian -Friendly
Frontage that balances pedestrian -oriented building design standards, while
accommodating some service and parking functions; and (ii;) General Frontage,
which mainly accommodates service, utilities, and parking functions.
4) Open Space Designations — Open Space within the CPO shall be categorized as
Recommended Open Space. The detailed Open Space Standards for different
open space types are included in Section 8.0: Open Space Standards and
Attachment 4 of this Code. These standards include general character, typical
sire, frontage requirements, and typical uses.
(b) Development Standards — The text portion of this Code enumerates the development
standards with text and graphics for Character Areas, Frontage Types, building form,
landscape, building design, signage, streetscape and lighting,
(c) Using this Document
The following basic steps should be followed to determine the uses and development
standards applicable on property within the Plan Area:
1) Review Table 2-1 to evaluate the applicability of the CPO based on the scope of
the proposed redevelopment.
2) Locate the subject property on the CPO Regulating Plan (Attachment 1).
3) Identify the Character Area in which the property is located.
4) Examine the corresponding area standards in the Building Form and Site
Development Standards in Section 4.0 to determine the applicable development
standards and any Special Frontage standards
Cedar Pine Overlay
Page 1 5
January, 2016
5) Refer to Section 5.0 for Building Design Standards.
6) Refer to Section 6.0 for Street Design Standards.
7) Refer to Section 7.0 for Open Space Standards.
8) Refer to Section 8.0 for Streetscape and Landscape Standards.
The information listed in these graphics explains where the building will sit on the lot,
the limits on its physical form and the palette of materials that will cover it.
Cedar Pine Overlay
Page 1 6
January,2016
2.0 Administration
2.1 Applicability
(a) The uses and buildings on all properties within the Plan Area shall conform exclusively
to this Overlay unless specifically referenced as otherwise in this Overlay.
(b) Table 2-1 (Applicability Matrix) shall determine the extent to which different sections
of the CPO apply to any proposed development.
(c) In addition, Table 2-2 shall determine which sections of the CPO apply at which time
in the development review process such as Subdivision Review, Site Plan Review, or
Building Permit Review.
(d) Provisions of this CPO are activated by "shall" when required; "should" or "may"
when recommended or optional.
(e) Terms used throughout this Overlay are defined in Section 3: Definitions. For those
terms not defined in Section 3: Definitions, Definitions in various sections of the City of
Little Rock Zoning Ordinances shall apply. For terms not defined in either section, they
shall be accorded commonly accepted meanings. In the event of conflict, the
definitions of this Overlay shall take precedence.
(f) Where in conflict, numerical metrics shall take precedence over graphic metrics.
2.2 Base Zoning for Overlay
(a) Urban Use (UU) — The urban use district is designed to assure the continuation of
development consistent with a traditional urban form. The urban use district is
designed to help create a compact, distinguishable core area. The district is
established in order to provide for an urban form allowing mid -rise structures. This
district is to provide for the office, civic and business core of the city.
UU zoning allows the mix of uses desired within the Cedar Pine Overlay and
shall be used as the base zone for the Mixed -Use and Highway Frontage
Character Areas.
ii. In the MU Character Area, structures within the UU are encouraged to
provide multiple uses within the same structure. The ground or street level of
structures should include street oriented activity and pedestrian amenities.
iii. The building standard purpose and intent for the UU District align according
to the purpose and intent for this overlay, though the numerical standards for
the zoning district are being altered to align and improve the regulations
associated with the CPO. These numerical regulations include, but are not
limited to:
■ Building Height
• Setbacks
■ Frontage requirements
• Widths of elements such as landscaping, sidewalks, etc.
(b) R-4A Low Density Residential — The purpose for the R-4A District is to protect
existing developed residential neighborhoods. It is intended for single-family use with
conversions to two-family units or the addition of accessory residential units. The R-4A
district should be located in developed areas with an environment suitable for
moderate -density residential and in established medium -density residential areas.
Cedar Pine Overlay
Page 1 7
January, 2016
Accessory uses, conditional uses and home occupations are permitted as long as they
do not have objectionable characteristics.
i. R-4A zoning focuses on maintaining the historic residential fabric and shall
be used as the base zone within the Cedar Pine Overlay Neighborhood
Character Area. Uses are only reduced within the (NB) Character Area due
to its desirability as a primary residential area.
1) Special Use Permits (SUPS) shall not be issued within the CPO.
ii. The building standard purpose and intent for the R-4A District align
according to the purpose and intent for this overlay, though the numerical
standards for the zoning district are being altered to align and improve the
regulations associated with the CPO. These numerical regulations include,
but are not limited to:
• Building Height
■ Setbacks
• Frontage requirements
• Widths of elements such as landscaping, sidewalks, etc.
2.3 Relationship to Other City Ordinances
(a) For all properties in the CPO Plan Area, the standards in this document shall
supersede standards under the Subdivision Ordinance.
(b) Development standards not addressed in this ordinance shall be governed by the ZO
to the extent they are not in conflict with the intent or text of the CPO.
Cedar Pine Overlay
Page 1 8
January,2016
Table 2-1: Applicability Matrix
Legend Blank denotes Standards in this Section of the Code does not apply
C
O
E
v 5 « -wa
C
w
p
O
`a
�
a m N
oe ® C. -a
y
C IM in O. a
a)
c
C
o 6 N a
W
v C CI
Vf
N
�
N
N
w
V C 8
d J N
V
cc C
w
C -0CL
a
N
O
m C
in
C
C.
N
c
C
p
i
H
O"
p O C
p1
O p
OI Q
C V
C
C
O
NY
d e
Y
'=I cc
N
O
; c'
C>
ccN m
m y
N
h
N
y
Type of Development
1) Commercial (retail, office, restaurant), lodging, mixed -use building, apartment/multi-family building (5 or more units
per lot), and live -work units (more than one of the following may apply to one application based on the scope of the
application)
a. New Construction
All Sections of the
CPO apply
i. Change of Use/Expansion of Existing
Use (without expansion of conditioned
building area) (to a permitted or
conditional use in the designated
Character Area)
b• Expansion of Existing Buildings (regardless
of size of expansion): Existing non-
complying structures or sites may be
enlarged or expanded provided that such
enlargement shall neither create any new
•
�
�
�
•
•
�
�
•
•
•
non-complionce_nor_sholl_imrease the
decree of the existing non-compliance of
all or any part of such structure or site.
The CPO applicable sections shall apply
only to proposed building expansions.
i. Up to 10 spaces
•
•
ii. 11 or more additional spaces
y
_- .-
0
_-,-_-
2. Residential Buildings (single-family, attached and detached; duplex, 2 units per lot; and mansion home buildings,
3 — A units per lot)
a. New construction
•
•
b. Change of Use (to a permitted or
conditional use in the designated
Character Zone)
•
Cedar Pine Overlay
Page 1 9
January, 2016
Legend Blank denotes Standards in this Section of the Code does not apply
C
yr
E
`a w d N
T
a in a
as
N
7
c
C
a Q N
C;ia a v
o s
0 'aa
c d a
d
a
M
a
° ��
.V
p
V
y a 7 2
G
N
C
H
�a,
N C C
cco�
N
a
M
C
Ot
Q
EL
N
N
a
C r N
o) d
00 °
;i N
`w
N
w
CL
o e
.ti
C m C V
o a u
C
C
o
C
� e, O i�
e o
.'
Ji.
G lei
71
C
G V
m m L In
G
~ y 4 m
type at Development
ccN
N
N
y N r
Table 2-7 Continued
c. Existing Building Remodels: Existing
non-
complying structures or sites may be
repaired, maintained or altered
provided that such repair, maintenance,
or alteration shall neither create an new
non-compliance nar shall increase the
de ree of the exi tin non -tom !:ante of
all
•
or any part of such structure or site.
d. Expansion of existing use/structure
(building additions and new accessory
building/structure on the lot): Existing
non -complying structures or sites may be
enlarged provided that such enlargement
shall neither create an new non-
7
com liance nar shall increase the de
ree
of the existing -non -tom liance of all or
any part of such structure or site.
ITT
Standards in the OTAD CODE applicable
sections shall apply only to the building
expansions. It shall allow addition of non -
conditioned space such as patios,
porches, arcades, canopies, private open
space, recreational amenities and
courtyards/forecourts.
*i
1 Fee in lieu payment shall be made for Streetscape, Sidewalk, street lighting and street furniture improvements on a
pro-rata lot frontage basis on the percentage of expansion of the existing building area. For example a 30%
increase in conditioned sq. footage of the building shall pay the cost of streetscape and sidewalk for 30% of the
street frontage of the subject lot.
Cedar Pine Overlay
Page 110
DRAFT
Table 2.2 Application Review Specific Matrix
January 23, 2015
Legend = Standards in this Section of the Code applies Blank = Standards in this Section of
the Code does not apply
C
N
� p
o
f
C
o
S E'
m a `a
e
'E
co a s
c in
N
c
a C C
C
V
L w a
N
GI
0
a
C
a
C
N
O
O d N
•y LL
C
i
VI
a1
G
C
0
C
to C
j
°o
G
v
a
W
C
(D
m
a
0
a =
W c c
o
m
o
N
`L
o
c
°
F-` .4
0)c
Q N
c
a h
Of Q
'c
�
W
N
N O a
='
UL
w
ti
N a a
in
W
w
m
m
m
m
a
i
Type Application Review
1. Site Plan Review
.
*
,
.
!
4D
1 0
1 q
2. Building Permit
9
Review
Cedar Pine Overlay
Page 111
January 2016
Table 2-1: Applicability Matrix
Legend Blank denotes Standards in this Section of the Code does not apply
C
O
C
r + 'yN
N
a
N
C
co 'O
NpCa
V
W
C U. EE
Co N a.
C
•N
v
C
d
O. -a
O a
N
N
-0
C.0O
0C
aG
y
a
4
aV
Y` -OdYNa
C
= a s
0
C
a
N
aC0N,
am
.0
-a a
m C
a
a
Cf
d
COL
H
C
m
1
C
m
N Y
CI
W
O V
�1 H
N
Q
C
O
°
~
I
a
C y
C
O
O d N
Y
N
.`
M
°I
C
N
.O
F;
N
Y
6 a C
W
7
pp
m
m
1n
N
N
yn
N
a. New Construction
i. Change of Use/Expansion of Existing
Use (without expansion of conditioned
building area) (to a permitted or
conditional use in the designated
Character Area)
b. Expansion of Existing Buildings (regardless
of size of expansion). Existing non-
complying structures or sites may be
enlarged or expanded provided that such
enlargement shall neither create any new
•
•'
•
•
•'
non-compliance nor shall increase the
degree of the existin non -Gam li n of
all or any part of such structure or site.
The CPO applicable sections shall apply
only to proposed building expansions.
i
i. Up to 10 spaces
ii. 11 or more additional spaces
a. New construction
b. Change of Use (to a permitted or
conditional use in the designated
Or
Character Zone)
Cedar Pine Overlay
Page 1 9
January 2016
Legend Blank denotes Standards in this Section of the Code does not apply
C
5 C N
°' T
e
N
M
N
a d N
do
M�
aau�i
uN
•�C
C
C
CL a
aOC •Ca
y 0
a
U
N •� ) to
N
'a
0
W
N` N
m
C
_ a
m C
N
w
16
a
N
CM
L
N
O
a
v
c
Z
=
o u
C
N
a Q
lI
C
a
)
C
C V
N
i
` d
C
-` . V
C
•�
3
N`
Y
d a o
d..d
W
m
m
m
m
G m
N
N
W
V!
kn
N
N
c. Existing Building Remodels: Existing non-
complying structures or sites may be
repaired, maintained or altered
provided that such repair, maintenance,
or alteration shall neither create any new
non-compliance nor shall increase the
degree of the existing non.compliance of
..
all or any part of such structure or site.
d. Expansion of existing use structure
(building additions and new accessory
building/structure on the lot). Existing
non -complying structures or sites may be
enlarged provided that such enlargement
shall neither create any new non-
compliance nor shall increase the degree
of the existing _non-complia_nceof all or
any part of such structure or site.
Standards in the OTAD CODE applicable
sections shall apply only to the building
expansions. It shall allow addition of non -
conditioned space such as patios,
porches, arcades, canopies, private open
space, recreational amenities and
courtyards forecourts.
�,
•
•
1 Fee in lieu payment shall be made for Streetscape, Sidewalk, street lighting and street furniture improvements on a
pro-rata lot frontage basis on the percentage of expansion of the existing building area. For example a 30%
increase in conditioned sq. footage of the building shall pay the cost of Streetscape and sidewalk for 30% of the
street frontage of the subject lot.
Cedar Pine Overlay
Page 110
DRAFT
Table 2.2 Application Review Specific Matrix
October 11, 2014
Legend = Standards in this Section of the Code applies Blank = Standards in this Section of
the Code does not apply
c
N
v a
c
o
i y v N
N
p p C
m
m a a
C 'n
N
C
a C
C
is
a
'a
a
S O.
N
-a
GI
C 8> a
O
y`
C
a
C
a
d d y
O
U
- O d N
U.0
of
y
C
ar
in
In
N
G1
o%
H
1
J
C
al
d �
y
C
d
C
N
u
H
IL
O
'a
a
c
a
a
v
m
a s
a a
s
0 0
=
a
a
c
o
v
m o
s
d
C U
c
L
C V
'v
Fao
v
Q
d
U-
o
in
�
j
ca
Caa
00
N
""
N
+
N
Type Application Review
1. Site Plan Review
2. Building Permit
Review
Cedar Pine Overlay
Page 111
2.4 Development Review Process
(a) Pre -submittal Meeting Required: At the pre -submittal meeting, the Planning staff
shall provide information on the requirements for development and submittal within
the Plan Area.
(b) A list of required materials shall be provided during a Pre -Submittal Meeting with the
City's Planning Department. The applicant shall provide documents and graphics that
adequately demonstrate compliance with all applicable sections of the CPO.
(c) Site Plan Required: An Administratively Approved Site Plan shall be required unless
specified as a Conditional Use under Section 4 of this Code.
(d) Administrative Review: Projects that comply with all standards of the CPO shall be
processed by the Planning and Development Director, Administrator or designee
(Administrator). Refer to Attachment 5: Site Plan Review Chart for information on the
development review process.
(e) Allowable Adjustments for Projects: The Administrator may approve Allowable
Adjustments per the criteria set in Table 2-3 below. The Allowable Adjustments
process may be used only to authorize a less restrictive standard and may not be
used to impose a higher standard than is established under this CPO on the subject
property. In no circumstance shall the Administrator approve an allowable adjustment
that results in:
i. An increase in overall project intensity, density, height or impervious cover;
ii. A change in permitted uses or mix of uses; or
iii. A change in the relationship between the buildings and the street.
(f) Variances to the base zoning (UU, R4-A): For a variance to the requirements of the
base zoning that are not covered by the overlay character area regulations, the
applicant shall file with the Board of Adjustment as outlined in the ZO.
Cedar Pine Overlay
Page 1 12
Table 2-3: Allowable Adjustments Table
Code Standard
Extent of Adjustment Permitted
Criteria
1. Regulafing Plan Map
i. Shall not eliminate any Character Area
Area/boundary of Character
a
No more than a 15/o change (increase or
ii. Shall not change the overall boundary of the
Area
decrease) in the area of any Character Area
Regulating Plan
iii. 15% measurement shall be based on the total area
(aggregate or per block)
of that specific Character Area within the entire
Overlay District
2. Building Forma nd Development Standards
Changes to the build -to -zones and setbacks may only occur
when there is cause by one or more of the following:
iv. A change to the street cross sections established in
Section 6 and Attachment 6; or
v. Need to accommodate existing buildings and
No more than a 20% change in the
structures on the lot that meet the overall intent and
a. Build to
maximum or minimum setback applicable
vision for redevelopment in the Plan Area; or
zones/setbacks
or 5 feet whichever is greater.
vi. Need to accommodate other required modes of
transportation (transit, bike, pedestrian), storm
water drainage, water quality, or low impact
development (LID) elements on the site; or
vii. Need to accommodate overhead or underground
utilities and/or easements; or
viii. Need to preserve existing trees on the property.
Any reduction in the required building frontage shall be to
No more than a 15% reduction in the
address one or more of the following:
required building frontage along each
i. To accommodate porte-cocheres for drop-off and
block or subject lot with Pedestrian
pick-up, or
b. Building Frontage
Priority Frontage designation or no more
if. To accommodate existing buildings and site
than a 25 /o reduction in the required
elements, or
building frontage along each block or
iii. To accommodate other required transit, bike and
subject lot of a Pedestrian -Friendly
pedestrian related, storm water drainage, water
Frontage designation.
quality, or low impact development (LID) elements
on the site.
Frontage requirement along one Pedestrian Priority
designated frontage may be replaced with the
corresponding standard for Pedestrian -Friendly frontage
Reduction of building frontage
designation instead. In determining which Pedestrian
requirements for lots with two or more
Priority frontage may be changed to a Pedestrian -Friendly
Pedestrian Priority frontages
frontage, precedence shall be given to matching any
existing building Pedestrian Priority frontages of adjoining
blocks or lots on either side of the street.
c. Corner Lot Building
Frontage requirement along one Pedestrian -Friendly
Frontage
designated frontage may be replaced with the
Reduction of building frontage
corresponding standard for General frontage designation
requirements for lots with two or more
instead. In determining which Pedestrian -Friendly frontage
Pedestrian -Friendly frontages.
may be changed to a General frontage, precedence shall
be given to matching any existing building Pedestrian -
Friendly frontages of adjoining blocks or lots on either side
of the street.
Sidewalks, Street tree planting, street
Any changes to the streetscape standards shall be based
d. Sidewalk and
lighting, and other streetscape standards
on specific development context such as existing vegetation,
Streetscape
may be adjusted based on the
natural features, drainage, and fire access and is subject to
standards
development context and street cross
approval by the City.
section.
e. Required Parking
Reduction in the number of required
Reduction in the number of parking spaces shall be based
Spaces
parking spaces
on one or more of the following:
I. A shared parkina plan for parking within 1,320 feet
Cedar Pine Overlay
Page 1 13
Code Standard
3. Other
a. Any other numerical
standard in the
overlay
Table 2-3: Allowable Adjustments Table
Extent of Adjustment Permitted
A modification up to 10% (increase or
decrease)
Criteria
of the subject property; or
ii. A parking study for the uses proposed on the site; or
iii. A combination of the above
i. A modification of a numerical standard is needed to
accommodate existing conditions.
ii. The proposed development still meets the intent of
the Overlay.
(g) Modifications for Projects: Any modification beyond the allowable adjustments
requires a Planned Zoning District review by the Planning Commission as outlined in
the ZO.
i. Review Considerations for Modifications - In reviewing any Modification
requests to standards in this Overlay, the Administrator, Planning Commission,
and Board of Adjustments shall use the following criteria:
1. The goals, intent, and vision of the adopted Illustrative Vision for Little Rock;
2. The extent to which the proposal fits the adjoining design context by
providing appropriate building scale and use transitions;
3. The extent to which the proposal provides public benefits such as usable
civic and open spaces, livable streets, affordable housing, structured
and/or shared parking, and linkages to transit;
4. The extent to which the proposal does not hinder future opportunities for
higher intensity development; and
5. Considerations of health and welfare of the general public.
2.5 Plat Approval: The applicant shall follow the process of the ZO, for the plat approval
subject to the requirements for public infrastructure per the CPO.
2.6 Nonconforming Uses: Shall meet standards in Nonconforming Uses of the ZO Section 36-
153.
2.7 Noncomplying Structures and Sites: Shall meet standards in Nonconforming Uses of the ZO
Section 36-154 and 36-155. Attachment 3 shall provide examples of acceptable additions
to noncomplying structures in the CPO Plan Area.
2.8 Amendments to the Code: Amendments and changes to the Regulating Plan, text and
property boundaries beyond those expressly permitted under the CPO shall be in
accordance with the procedure set out in the City of Little Rock ZO.
Cedar Pine Overlay
Page 1 14
3.0 Definitions
Many terms used in this Document are defined in the Zoning Ordinance (ZO). Definitions are only
included here if not defined in the ZO, or if the definition for this Document differs from the ZO. In
case of a conflict between the definitions under this Section and the ZO, the definitions in this
section shall supersede.
A
Administrator
Shall be the Planning and Development Department Director or designee.
Allowable Adjustment
Means a requested adjustment allowed per the provisions of Section 2.0: Administration. The
Administrator shall have the authority to administratively approve a request for an Allowable
Adjustment.
Arcade or Colonnade
A portion of the main fa§ade of the building that is at or near the property line and a
colonnade supports the upper floors of the building. Arcades are intended for buildings with
ground floor commercial or retail uses and the arcade may be one or two stories. The ground
floor area within the arcade may be conditioned or non -conditioned space.
Property Line - Sidewalk Street
Images of arcade buildings
B
Cedar Pine Overlay
Page 1 15
Build -to Zone (BTZ)
Is the area between the minimum and maximum front setbacks from the property line. The
principal building fagade line shall be located within this area.
Building footprint
Building
facade line
Build -to zbn`ir" - Max, setback
Hatched yea Min. setback
Property Line
Street
CD
Z5
Illustration indicating
the location of the
build -to zone relative
to the minimum and
maximum setbacks and
the building facade line
Building Form and Site Development Standards
Standards established for each Character Area including but not limited to building
placement, building height, parking, service access, and other functional design standards.
Building Fagade Line
The location of the vertical plane of a building along a street frontage.
r
Property Line! Sidewalk Street
Section View — Gallery Frontage
Property Line' Sidewalk Street
Section View — Arcade Frontage
Cedar Pine Overlay
Page 1 16
--_-_--__-__
I!
i
Building
1 Q!
iY
3 4!
: .o
N Buildin i
Fa4ade Line Recessed Entry ;
-Property Line _- J
Sidewalk
Street Plan View
Building Fa5ade Line Illustrations
Building Frontage
The percentage of a building's fagade line that is required to be located within the Build -to
Zone (BTZ) as a proportion of the lot's width along the fronting public street. Required
driveways, stairs to access entrances, parks, plazas, squares, improved forecourts, and
pedestrian breezeway frontages shall count towards the required building frontage.
Al
�i
I A I
�r I
Build -to Zone I
(hatched area) i t
I I
I I
i I
Building II
Facade Line
B (facade width �'f°pe ine
Lot Width
Building Frontage % = B (building facade width) X 100
A (lot width minus max. req'd setback, if any)
Building Step -back
Image showing Building Frontage
calculation
Cedar Pine Overlay
Page 1 17
Building step -back is the setting back of the building fagade line away from the street at a
specific floor or height.
C
Cedar Pine Overlay (CPO) District
The CPO District is the zoning designation intended to implement the Illustrative Vision. It
facilitates pedestrian -oriented, mixed -use, urban infill redevelopment, providing shopping,
employment, housing, and business and personal services. The CPO district supports economic
development, sustainable tax base, and job creation/retention by: (a) providing a streamlined
and simplified approval process; (b) establishing adjacency predictability in the built
environment; (c) offering flexibility to changing market conditions; (d) reducing risk to private
investment/development; (e) synchronizing private investment/development with public capital
investment policies; and (f) calibrating zoning regulations with vision for redevelopment in the
Levy Plan Area.
Cedar Pine Regulating Plan (Regulating Plan)
The official Zoning Map for the CPO. The Regulating Plan graphically depicts development
standards including Character Areas, Street Designations, and Special Requirement(s)
applicable to properties within the CPO.
Cedar Pine Area Illustrative Vision or Vision
The Illustrative Plan for redevelopment of the Cedar Pine Plan Area. The Illustrative Vision
serves as a meaningful policy guide for City officials, City staff, property owners, private
developers, and citizens when considering development/redevelopment decisions in the Plan
Area. The Cedar Pine Area Illustrative Vision includes a number of preferred redevelopment
concepts such as encouraging adaptive reuse of existing buildings, encouraging new mixed use
and urban residential infill growth, improving pedestrian walkability and connectivity, creating
compatible physical scales and transitions, and fostering long-term economic development
through the concept of "place." This Illustrative Vision is a composite of several building scale
illustrations of preferred redevelopment concepts.
Character Area
Means an area within the CPO that is intended to preserve and/or create an urban form that
is distinct from other areas within the Plan Area. Character Areas are identified in the
Regulating Plan.
Commercial Use or Mixed -Use Building
Means a building in which at least the ground floor of the building is built to Commercial
Ready standards and any of the floors are occupied by non-residential or residential uses.
Commercial Ready
Means a ground floor space constructed with appropriate building orientation, entrance and
window treatment and floor -to -floor height in order to accommodate ground floor
retail/commercial uses (including but not limited to commercial, retail, restaurant,
entertainment, and,lobbies for civic, hotel, or multi -family uses). Standards for Commercial
Ready frontage are in Section 5.4. Prior to the issuance of a certificate of occupancy for a
retail/commercial use in a Commercial Ready space, the space must comply with all building
and construction codes for commercial uses. The intent of Commercial Ready space is to
provide the flexibility of occupying a space in accordance with market demand and allowing
the use in such space to change to retail/commercial uses accordingly.
Cedar Pine Overlay
Page 1 18
Complete Street
Means a street that not only accommodates various modes of transportation such as
automobiles, transit, bikes, and pedestrians, but also establishes a design context that is
conducive for redevelopment along the street.
Q
Duplex
The Duplex is a small- to medium-sized structure that consists of two side -by -side or stacked
dwelling units, both facing the street, and within a single building massing. This type has the
appearance of a medium to large single-family home and is appropriately scaled to fit within
primarily single-family neighborhoods or medium -density neighborhoods. It enables
appropriately -scaled, well -designed residential infill and is important for providing a broad
choice of housing types and promoting walkability.
Image of a duplex home type.
E
Encroachment
Means any structural or non-structural element such as a sign, awning, canopy, terrace, or
balcony that breaks the plane of a vertical or horizontal regulatory limit, extending into a
setback, into the public right-of-way, or above a height limit.
F
Fagade Area
Means the surface area of a building's elevation (including all floors) not counting minor
indentations fronting a particular street. Ground floor fagade area is the surface area of a
building's ground floor elevation not counting minor indentations fronting a particular street.
Upper floor fargade area is the surface area of a building's upper floor elevations not
counting minor indentations fronting a particular street.
G
Gallery
Is a roofed promenade or canopy, especially one extending along the wall of a building and
supported by arches or columns on the outer side. The gallery space is unenclosed (non -
conditioned) space and may be 2 or more stories tall.
Cedar Pine Overlay
Page 1 19
Images of Galleries
H I J
Street
Property Line
J-Swing Garage
A home with a driveway that loads from the primary street and swings into the side of the
home to enter the garage. Two of these homes side -by -side, should share a driveway or a
curb -cut to driveways and have garages facing each other.
Images of a home with a J-Swing Garage from the front and side of home.
K L
Live -Work Unit
Means a dwelling unit that is also used for work purposes, provided that the 'work' component
is restricted to the uses of professional office, artist's workshop, studio, or other similar uses
and is located on the street level and constructed as separate units under a condominium
regime or as a single unit. The 'live' component may be located on the street level (behind the
work component) or any other level of the building. Live -work unit is distinguished from a
home occupation otherwise defined by the ZO in that the work use is not required to be
incidental to the dwelling unit, non-resident employees may be present on the premises and
customers may be served on site.
Cedar Pine Overlay
Page 1 20
M
Mansion Home
A multi -unit building (2 to 4 units) that is designed to appear as a large home from the
exterior, but functions as a multi -unit building on the interior. Mansion Homes have one main
front door for the building, but may also have side and rear entries. Parking is accessed from
an alley or a driveway to the rear of the lot. Parking does not face a public right-of-way.
N
Numerical Standard
Means any standard that has a numerical limit (minimums and maximums) or value as
established within both the text and graphic standards of the CPO.
O
Open Space
Publicly accessible open space in the form of parks, courtyards, forecourts, plazas, greens,
playgrounds, squares, etc. provided to meet the standards in Section 7.0 of the CPO. Open
space may be privately or publicly owned and/or maintained.
P
Patio Homes
Single-family detached or attached (duplex) homes of no more than two attached units, each
located on a small lot that has at least some private yard space, generally in the back and/or
side yards, but also possibly a small front yard. These types of homes may also be called
"Villa" or "Zero Lot Line" homes if the homes are located on one of the side property lines.
Parking Setback Line
Means the distance that any surface parking lot is to be set back from either the principal
building facade line or property line along any street frontage (depending on the specific
standard in the Character Area). Surface parking may be located anywhere behind the
parking setback line on the property.
Cedar Pine Overlay
Page 1 21
m
Surface
[ ParkJrkgArea i
E— Parking i
177]i �� I
—I Building
widing Fagade l.;n
I
Sidewalki—
Street
Illustration of a parking setback line
Perimeter Frontage
Means the measurement of the proportion of public street frontage of the total exterior
perimeter of a park or open space area.
I
Perimeter g x 100
Frontage % - 2(A+B)
y� Open Space
0;7"
7r-
Primary Entrance
Illustration showing how
Perimeter Frontage is calculated
for Open Space along a Public
Street
The public entrance located along the front of a building facing a street or sidewalk and
provides access from the public sidewalk to the building. It is different from a secondary
entrance which may be located at the side or rear of a building providing private controlled
access into the building from a sidewalk, parking or service area.
Cedar Pine Overlay
Page 1 22
Q R
Residential Use Building
A building that is built to accommodate only residential uses on all floors of the building such
as a detached single family home, attached single family home (i.e. townhome), two family
home (i.e. duplex), mansion home (3 — 4 units), apartment building (5 or more units; under
single ownership or under multiple owners within a condominium regime).
�i
Service -Related Uses
Means all uses that support the principal use on the lot including parking access,
garbage/trash collection, utility meters and equipment, loading/unloading areas, and similar
uses.
Street Frontage Designation
As identified on the Regulating Plan, existing and recommended streets in the Plan Area are
designated as Pedestrian Priority, Pedestrian -Friendly, or General Streets. Each frontage
designation establishes a certain development context in order to improve walkability and
pedestrian orientation within the Plan Area.
Street Screen
A freestanding wall or living fence or combination fence built along the frontage line or in line
with the building fagade along the street. It may mask a parking lot or a loading/service
area from view or provide privacy to a side yard and/or strengthen the spatial definition of
the public realm.
Image of a combination masonry
and living street screen
Street Wall
Indicates the creation of a "wall' or a sense of enclosure along the street with buildings placed
immediately adjacent to the street/sidewalk. A street wall has a "void" if there is a surface
parking lot or service area adjacent to the sidewalk/street.
T U V W X Y Z
Utility Compatible Trees
Trees that are single trunk trees in order to minimize potential conflict with pedestrians. They
shall be a minimum of 3" caliper at the time of planting.
Cedar Pine Overlay
Page 1 23
January 2016
4.1 Building Form and Site Development Standards
All parcels within the CPO are assigned to one of three (3) Character Areas:
1. Mixed -Use
2. Neighborhood
3. Highway Mixed Use
In addition to standards that apply to all Character Areas, Building Form and Site Development
standards applicable to each Character Area are described in Sections 4.2 — 4.4.
The images and graphics in the first subsection of each character zone standards are provided as
illustrative of intent and are advisory only without the power of law. Refer to the standards on the
following pages for the specific Building Form and Site Development Standards.
In addition, the graphics used to illustrate the building form and development standards in each
character zone are NOT intended to indicate exact conditions within each Character Area. Rather
illustrations are conceptual and standards are to be applied based on the specific frontage types
designated along the subject property or site. For example, a specific site may not have frontages
along all streets as indicated in the illustrations and only the standards applicable to designated
building frontages on the property should be used. In addition, the illustrations may depict other site
elements to establish context and only the standards regulated by the specific subsection shall apply.
For example, the Building Placement graphics may depict sidewalks for context purposes only and the
graphic should only be used to establish standards for building placement on the site. Building form
graphics in these sections are NOT TO SCALE.
4.1 General to All Character Zones
(a) Building Frontage Designations: The Building Frontage designations are established on
the Regulating Plan (Attachment 1) to specify certain building form and site development
standards along each street based on the priority placed on pedestrian -orientation. The
Regulating Plan illustrates the Building Frontage designations within the Plan Area. For the
purposes of this code, all Building Frontages are classified into one of the following three
(3) categories:
i. Pedestrian Priority Frontages — Pedestrian Priority Frontages are intended to provide
the most pedestrian -friendly and contiguous development context. Buildings and sites
along Pedestrian Priority Frontages shall be held to the highest standard of
pedestrian -oriented design and few, if any, gaps shall be permitted in the `Street
Wall.' Breaks in the street wall may be permitted for courtyards, forecourts, sidewalk
cafes, and pedestrian connections between the individual sites and the public sidewalk.
These street frontages are the main retail, restaurant, entertainment streets or are
important neighborhood connectors as identified in the Regulating Plan.
1. Specific to Pedestrian Priority Frontages: The area between the building facade
and property line or edge of any existing sidewalk along any street with
Pedestrian Priority Frontage shall be designed such that the sidewalk width shall
be the minimum of the designated street cross section and the remainder of any
setback area shall be paved flush with the public sidewalk. Sidewalk cafes, public
art, landscaping within tree -wells or planters may be incorporated within this area.
Cedar Pine Overlay
Page 1 24
Building Footprint
T 1 1 °'
N
f� m
I Building Fagade Line
�?RpertX Line_k
Sidewalk "Area to be paved
flush wl sidewalk
Planting Zone
Edge of Pave menVCurb J
Pedestrian Priority Frontage
January 2016
Illustration showing requirements
along Pedestrian Priority
Frontages
ii. Pedestrian -Friendly Frontages — Pedestrian -Friendly Frontages are also intended to be
pedestrian -oriented with a mostly contiguous development context. However, in some
locations, where access to a General Frontage street or Alley is not available,
Pedestrian -Friendly Frontages may need to accommodate driveways, parking,
service/utility functions, and loading and unloading. In such cases, Pedestrian -Friendly
Frontages may balance pedestrian orientation with automobile accommodation.
Typically, they shall establish a hybrid development context that has a more
pedestrian -supportive development context at street intersections and accommodates
auto -related functions and surface parking in the middle of the block. Surface parking
shall be screened from the roadway with a street wall or living fence. Pedestrian -
Friendly Frontages are designated on the Regulating Plan.
M. General Frontages — General Frontages are intended to accommodate more auto -
oriented uses, surface parking, and service functions on a site with a more
suburban/automobile orientation. The General Frontages shall be building frontages
not designated as either a Pedestrian Priority or Pedestrian -Friendly Frontage on the
Regulating Plan.
General Street
Service and Pad irg Access
v.
Pedestrian Priority Frontage
Graphic Illustrating the
Application of Street Type
Designation Based on the
Development Context
Cedar Pine Overlay
Page 1 25
January2016
(b) Treatment of Street Intersections:
i. Corner building street facades along intersections of Pedestrian Priority Frontages and
Pedestrian -Friendly Frontages shall be built to the BTZ for a minimum of 20' from the
intersection along each street or the width of the corner lot, whichever is less and
regardless of the building frontage percentage required along that street. This
requirement shall not prohibit incorporation of curved, chamfered building corners or
recessed entries, or civic/open spaces at such intersections. In addition, this standard
shall apply regardless of the frontage requirement along the intersecting street even if
it is a General Street.
U I
Building Footprint
Min. 2B'
Building Fagade Line
Sidewalk
d
Planting �r^?
Edge of PavementlCuril�
Pedestrian Priority or Pedestrian -Friendly Frontage
Illustration showing minimum frontage requirements at street intersections
ii. Corner Building Height Allowance: Corner buildings may exceed the maximum building
height by 25% along no more than 20% of the building's frontage along each
corresponding street fa§ade.
Illustration showing Corner Building Height Allowance
Cedar Pine Overlay
Page 1 26
January 2016
(c) Parking and Service Access:
i. Location of parking (both structured and surface) shall be per the Character Area
specific building form standards (Section 4.2 —4.4).
ii. Required off-street parking spaces shall be regulated per character area base
zoning.
iii. Driveways, Alleys and Service Access:
1. Unless otherwise specified in the specific Character Area standards in Sections
4.2 through 4.4, driveways and off-street loading and unloading may be
located with access along a Pedestrian -Friendly Frontage street only if the
property has no access to either an alley, General Frontage street or joint use
easement to an adjoining property with direct driveway access to any other
street.
2. Unless otherwise specified in the specific Character Area standards in Sections
4.2 through 4.4, driveways and off-street loading and unloading may be
located with access along a Pedestrian Priority Frontage street only if the
property has no access to either an alley, Pedestrian -Friendly or General
Frontage Street or joint use easement to an adjoining property with direct
access to any other Street.
3. Along Pedestrian Priority and Pedestrian Friendly Frontages, driveway spacing
shall be limited to one driveway per each block face or per 200 feet of block
face for blocks greater than 400 feet in length.
4. Shared driveways, joint use easements or joint access easements shall be
required for adjoining properties when driveway and service access is off a
Pedestrian Priority Frontage or Pedestrian -Friendly Frontage.
5. Service and loading/unloading areas shall be screened per standards in
Section 8.0.
6. Unless required to meet minimum fire access or service access standards all
commercial and mixed use driveways/alleys shall be a maximum of 20' in
width. Service driveways/alleys shall be a maximum of 30' in width.
Driveways wider than 24' in width shall only be located off of General
Frontage streets. Driveways/alleys along State controlled roadways shall meet
Arkansas Highway and Transportation Department (AHTD) Standards or the
City's adopted regulations.
7. Residential Driveways:
a. Unless required to meet minimum fire access or service access standards,
driveways for Residential Use Buildings shall be a maximum of 12' in width.
b. Garages for Residential Buildings shall be located on streets with General
Frontage, Alleys or at the rear of residential buildings with pull -through
garages where the garage door is set back behind the rear fagade of the
main structure. If front -loaded garages or carports are utilized on residential
uses, the garages and carports shall be no greater than to fit two (2) cars and
set back at least 20 feet measured from the Building Fagade Line of the
primary structure. This restriction does not apply for J-Swing Garages.
c. Front -loaded garages on residential lots less than 40' wide shall not be
allowed. Townhomes and courtyard apartments shall utilize garages with
access from streets with General Frontage, Alleys, or joint use easement to an
adjoining property with direct access to any other Street.
Cedar Pine Overlay
Page 1 27
January 2016
(d) Street Screen Required:
i. Any lot frontage along Pedestrian Priority frontages and Pedestrian -Friendly
frontages with surface parking shall be defined by a Street Screen. This required
Street Screen shall be located at the street edge of the BTZ. Refer to the Section 8:
Streetscape and Landscape Standards of this code for more specifications.
(e) Fire Separation Requirement: Side and rear setbacks shall be based on minimum fire
separation required between buildings, if applicable. Fire separation building setbacks
shall not be required for individual units if single family attached dwellings are
proposed, but units must have a "party wall" condition and meet other fire separation
requirements.
(f) Recessed Entry Setbacks: Building facade lines on recessed entries and arcade buildings
shall be measured from the Building Fagade Line with the recessed entry or arcade (see
Section 3.0: Definitions for illustration).
(g) Measuring heights:
i. Chimneys, vents, elevator and stair enclosures, screened HVAC equipment, other
mechanical enclosures, tanks, solar energy systems and similar elements are exempt
from the height limit.
ii. Internal building height shall be measured from finished floor to the bottom of the
structural members of the ceiling.
iii. Floor -to -floor heights shall not apply to parking structures or civic buildings.
iv. Permitted corner tower elements are exempt from the height limit, except to the extent
of the permitted tower height as denoted in Section 5.1 (b) ii of the CPO.
(h) Encroachments:
i. Encroachments into R-O-W:
1. Maximum of 50% of the depth of the sidewalk when there is no vertical support
for the object (except blade signs which shall encroach no more than 6' from the
building facade line).
2. Maximum of 100% of the depth of the sidewalk when using a gallery, arcade or
colonnade system.
3. Minimum vertical clearance from the finished sidewalk shall be 8'.
4. In no case shall an encroachment be located over an on -street parking, travel lane
or landscaping/street trees.
ii. Encroachments over Required Setbacks: Canopies, awnings, galleries, and balconies
may encroach over any required setback areas per standards established in each
character zone as long as the vertical clearance is a minimum of 8' from the finished
sidewalk elevation.
iii. Encroachments into public R-O-W may require a permit.
(i) Phased Developments: Due to the infill nature of development within the CPO, certain
building form and site development standards may be deferred for phased development
projects meeting the following criteria:
i. Submission of a site plan that illustrates how development and any related private
improvements will be phased over time. Each phase of the site plan shall independently
comply with all applicable standards of the CPO unless an Allowed Adjustment is
granted with required criteria met.
ii. Required private landscaping and open space amenities may also be phased with the
building to permit final landscaping when adjacent buildings are finished.
Cedar Pine Overlay
Page 1 26
January 2016
(j) Required Public Improvements:
i. All site plans that require public improvements such as sidewalk, streetscape, and utility
improvements may be deferred through the payment of a proportional fee -in -lieu and
fee shall be calculated based on the street type cost at the time of submittal.
ii. Where a developer decides to make the required street improvements, the entire block
or linkage, in the case of utility improvements, shall be completed in whole. The
developer will be eligible to receive the fees in -lieu to date and later collect fees in -
lieu that are collected by the City for the benefitting properties of the developer's
improvements.
iii. Details of the fee in -lieu process will be handled through a development agreement
between the Developer and the City of Little Rock.
Cedar Pine Overlay
Page 1 29
4.2 Mixed -Use (MU)
Mixed Use (MU)
The Mixed Use (MU) Character Area Creates a flexible Zone that allows a range of
commercial and residenbai uses which can transition over the long-term in conjunction
with any 12th street Core improvement and to encourage the use of existing buildings and
parking lots to the extent possible.
oth sc
W � A
January 2016
Boundary: leuvis and 11 th Street; East to Elm Street~ South to Alley North 01 12th Street; East to
Maple Street; South to Ailey North of 13th Street West to Oak Street; South to Alley North of 14th
Street; East to Elm Street; Worth to Alley North of 13th Street; East to Elm Street; North to Alley North
of 13th5treet, East to Bishop Warren Drive; North to Point of Beginning.
N
Pedestrian Friendly;
Pedestrian Priority
r
FINErCEDAR CORRIDOR
Cedar Pine Overlay
Page 1 30
m
c
0
LL
m
m
c
m
c7
slaewalK —�
Pedestrian Priority or Civic/Open Space Frontage
(i) Build -to Zones (BTZs) and Setbacks
(Distance from property line to edge of the zone)
January 2016
Legend
o— - - — - Property Line
u-
>% Edge of Pavement
d — — —Min. Setback
— Max. Setback
c
Build -to -Zone (BTZ)
a
Buildable Area
Pedestrian Priority Frontage/Open Space (BTZ)
5' min. setback — 15' max. setback
Pedestrian -Friendly Frontage (BTZ)
5' min. setback — 75' max. setback
General Frontage
5' min. setback; no max. setback
Side
0' min. setback; no max. setback
Rear
0' min. setback; no max. setback
(ii) Building Frontage
Pedestrian Priority/Open Space Frontage 70% min.
Pedestrian -Friendly Frontage
50% min.
General Frontage None Required
Cedar Pine Overlay
Page 1 31
Mixed -Use Character Area
January 2016
tc)Building Height
Property Line
(i) Principal Building Standards
Building
maximum
First floor to
ceiling height
(fin. floor to
structure of
• 36 feet
• Transition requirement if
adjacent to detached single-
family zoned residential
(Section 4.3 (e))
■ 12' min. for all frontages
Ground floor Maximum 12" rise for
finish level commercial ground floor.
• ADA rules shall apply.
Upper floor(s)
height (fin. floor ■ 9' min.
to structure of
ceiling]
(ii) Accessory Building Standards
Accessory buildings shall meet the standards for Principal Building
standards in the Mixed -Use Character Area.
Cedar Pine Overlay
Page 1 32
January 2016
[dJ Parking
(i) Surface Parking Setbacks
Pedestrian " Shall be located behind the
iSingle -Family Detached j Priority or principal building along that
'r Civic/Open street frontage; or
--•--•,'T``-•--•---�---•�Rt�'d5landseape8 •
Space Min. 3' behind the building f
i I Frontage fa5ade line along that street
■ i Min. 3` behind the building
O Surfaoe Parking Area I c Pedestrian- fagade line along that street or
" a` Friendly Min. 6' behind the property line
m I Parking T Frontage along that street (if no buildings
w I setbackiine— ■ m along the street frontage)
M General ■ Min. 3' behind the property line
u.�-�` C Frontage along that street
J m ■ 6' (min) only if adjacent to any
d r
j Building • to a Side single-family detached
11L residential lot;
I,.."
• 0' for all other adjacencies
�>rTr •--- ----------••--� ■ 6' (min) only if adjacent to any
Sidewalk Building facade line single-family detached
Rear residential lot;
Pedestrian Priority or Civic/Open Space Frontage ■ 0' for all other adjacencies
(ii) Structured Parking or Below Grade Parking Setbacks (one space/300 square feet of building)
Pedestrian ■ Ground floor - Shall be min.
Priority / of 30' from the property line
_ Civic/Open ■ Upper Floors — may be built
m
m Space to the fa§ade line along that
frontage street
j \O � Pedestrian- ` May be built up to the building facade
�Uppar Floor or Below Grade INNINc Friendly line along a that street; or
QuuViom At2a C� Frontage or If no building is located along the street
`o General frontage; then the structured parking
' 1 Franrooe shall meet the setback standards along
t i C J
ME
Street Level/Ground floor
fk4a uses
j
'
m
0
d
a
10' (adjacent to SF -
Side detached residential lot)
■ 0' (all other adjacencies)
■ 10' (adjacent to SF-
Rear detached residential lot)
t 0' (all other adjacencies)
>
_. _—PEp9 VI a ................ .........
Sidewalk Building facade line
J
(iii) Partially Below Grade Parking
Pedestrian Priority or Civic/Open Space Frontage
Standards for S and T in the illustrations above are referenced in standards for
Driveways, Alleys and Service Access section below.
May be built up to the Building Fagade Line along all
Pedestrian -Friendly Frontages and General
Frontages.
(iv) Driveways, Alleys and Service Access
1. Parking driveway width Section 4.1 shall apply
2. Driveways, alleys and off-street loading and unloading Section 4.1 shall apply
Cedar Pine Overlay
Page 1 33
January 2016
[e��ierideafT�lI_Tradailib �
The following transition standards shall apply to all new building
construction and all upper story additions to existing buildings
located adjacent to existing single-family detached residential
lot.
i. Transition Area 30' min. 0
ii. Max. Building
Height at within 24 feet
Transition Area
iii. Required setback Min. 20' OTA
A Residential Transition Area fence (minimum 6 feet and
maximum 8 feet high) shall be required when adjacent to an
existing single-family detached residentially zoned lot and shall
be optional for all other adjacencies. The required fence shall
NOT be chain link or vinyl. A 6-foot wide landscape buffer with
evergreen shrubs planted at 3' on center and 6' min. in height at
maturity shall also be required to be planted within the
landscape buffer parallel to the SF -residential lot line. (see
surface parking setbacks illustration)
Cedar Pine Overlay
Page 1 34
January 2016
4.3 Neighborhood (NB)
Neighborhood (NB)
The Neighborhood Character Area provide for multiple types and sizes of residential.
Development standards in this Character Area emphasize existing home Preservation and
revitalization, while establishing standards for appropriate residential redevelopment
Development standard also emphasize keeping with the scale of adjoining residential
development by facilitating existing residential buildings to be repurposed for lower intensity
mixed uses.
i
_ s5 at-
3 r ��
1
o
. izte se-
k• RA �E,
t y _
a a 4 a -
�
Boundary 1: Interstate 630 and Lowis Street; South to 1th Street; East to Lewis Street; South to
Alley North of 12th Street; East to Maple Street; North to Alley North of Maryland Ave-; West of Pine
Street; South to Maryland Ave.; West to Cedar Street; North to Alley North of Maryland Ave.; West to
EIni Street: North to Interstate 630. West to Point of Beginning;
Boundary 2: 14th Street and Bishop Warren Drive; North to Alley North of 13th Street; East to
Elm Street; South to Alley North of 14th Street-. West to Oak Street; North to Alley North of 13th
Street; East to Maple Street; South to 14th Street; East to Point of Beginning.
N
Pedestrian Friendly
PINE/CEDAR CORRIDOR
Cedar Pine Overlay
Page 1 35
(b) Building Placement
li �I
2 1
m I
c
aD
I
I
I
I
I
I
I
I I
i
J
o
I
N
I I
E
a
m
'
I
I
E
LL
I �
to
X
w
Sidewalk Property Line
Pedestrian -Friendly or Civic/Open Space Frontage
(i) Build-4o Zones (BTZs) and Setbacks
January 2016
Legend
— - - — - Property Line
Edge of Pavement
Min. Setback
Max. Setback
Build -to -Zone (BTZ)
Buildable Area
Pedestrian -Friendly or Civic/Open Space Frontage (BTZ)
5' min. setback — 20' max. setback
General Frontage
j
15' min. setback; no max. setback
I
Side
lot
10' min. setback; no max. setback
Adjacent to SF -detached residentially zoned
All other adjacencies
0' min. setback; no max. setback
Rear
Adjacent to SF -detached residentially zoned lot
10' min. setback; no max. setback
All other adjacencies
0' min. setback; no max. setback
(a) Building Frontage
Pedestrian -Friendly Frontage 50% min.
General Frontage None Required
(c) Lot Standards
Min. 20' for single-family attached/townhome
buildings; minimum area 1600 square feet (SF)
Lot Width; lot area Min. 40' for single-family detached buildings; 4000 SF
• No min. for commercial and mixed use buildings
• Alley corner clips shall not exceed 5' from the
corner of the lot.
Cedar Pine Overlay
Page 1 36
(d) Building Height
Property Line
January 2016
(i) Principal Building Standards
Building
_ maximum
• 36 feet
First floor to
floor height (fin.
floor to
10' min. for all frontages
structure of
ceiling)
■ 18" min. above sidewalk for
ground floor residential uses
along Pedestrian -Friendly
Ground floor
Frontages that are also
finish level
setback less than 10' from
the front property line
• 12" maximum for non-
residential
ADA rules shall apply.
Upper floor(s)
height (fin. floor
to structure of
. 9' min.
ceiling)
(ii) Accessory Building Standards
Building Height
26 feet max.
Shall be placed behind the front fa4ade of
the principal building along Pedestrian -
Friendly Frontages. If the principal building
BTZ/Setbacks
has no Pedestrian -Friendly Frontage, then
the accessory building shall be placed
behind the Building Fagade Line of the
primary building along a General Frontage
street.
Cedar Pine Overlay
Page 1 37
(e) Parking & Service Access
i. Surface Parking Setbacks
Pedestrian -Friendly
or Civic/Open Space
Frontage
d
a�
a _
`c
U.
General Frontage
ar
e
d
0
Pedestrian Friendly Frontage
Standards for S and T in the illustrations above are referenced in standards
for Driveways, Alleys and Service Access section below.
ii. Driveways and Service Access
January 2016
• Shall be located behind
the principal building
along that street
frontage; or
• Min. 3' behind the
building faFade line
along that frontage
■ At or behind the
building fagade line
along that frontage; or
• Min. 6' behind the
property line along that
street
Side / Rear
• Adjacent to SF -
detached 6' min.
residentially
zoned lot
x
Side / Rear
All other • 0' min
adjacencies QQ
1. Parking driveway width (at the throat) Section 4.1 shall apply
2. Driveways and off-street loading and unloading Section 4.1 shall apply
Cedar Pine Overlay
Page 1 38
January 2016
4.4 Highway Mixed Use (HMU)
Highway Mixed Use (HM)
The Highway Mixed Use Character Area Creates a More ftexible
regulatory environment that allows a range of commerciai and
residential building standards that can transition over the long-term in
conjunction with 1-630 Highway Frontage.
W. 8th St.
Maryland Ave.
EI` ❑ I i
1
W. loth St.
_ 1
40
w
l
will a
Boundary: Interstate 630 and Elm Street; South to Alley North of Maryland Ave. East to Cedar
Street; South to Maryland Ave.; East to Pine Street; North to Ailey North of Maryland Ave.; East to
Maple Street; North %o Interstate 630; West to Point of Beginning.
N
Pedestrian Friendly
PINE/CEDAR CORRIDOR
Cedar Pine Overlay
Page 1 39
January 2016
(b) Building Placement
N f I Legend
c I I j — - - — - Property Line
U.
as I l0. c Edge of Pavement
Y a, — — — Min. Setback
-:I: Ui
j — — — Max. Setback
I I
l ; j W Build-to-Zone(BTZ) NENEEN
l Build -to Zone
i Buildable Area
A — — Sidewalk
Pedestrian -Friendly Frontage
(iii) Build -to Zones (BTZs) and Setbacks
(Distance from property line to edge of the zone)
Pedestrian -Friendly Frontage (BTZ)
5' min. setback — 75' max. setback
General and Highway Frontage
5' min. setback; no max. setback
Side
0' min. setback; no max. setback
Rear
0' min. setback; no max. setback
(v) Building Frontage
Pedestrian -Friendly Frontage
50% min.
General Frontage I None Required
Cedar Pine Overlay
Page 1 40
(c) Building Height
Property Line
January 2016
(iii) Principal Building Standards
• 36 feet
Building
Transition requirement if
adjacent to detached single-
maximum
family zoned residential
(Section 4.3 (e))
First floor to
ceiling height
(fin. floor to
• 12' min. for all frontages
structure of
Ground floor 4 Maximum 12" rise for
finish level commercial ground floor.
• ADA rules apply.
Upper floor(s)
height (fin. floor q' min.
to structure of
ceiling)
(iv) Accessory Building Standards
Accessory buildings shall meet the standards for Principal Building
standards in the Highway Mixed Use Character Area.
Cedar Pine Overlay
Page 1 41
January 20I6
(d) Parking & Service Access
(v) Surface Parking Setbacks
Existing Shall be located behind the
iSingle -Family Detached ! Pedestrian principal building along that g
Friendly street frontage; or
Req'd B' LendSzpEBr�T%r Frontage Min. 3' behind the building
fagade line along that street g
Surface Parking Area
i Parking
setback line-
d
C9 Building
-- -- -- -- .
Sidewalk
Pedestrian Friendly Frontage
m
ar
a
c
Q
L6
a
m'
c
d
0
facade line
a
■ Min. T behind the building
0
Highway
fa5ade line along that street or
a
=
Frontage
■ Min. 6' behind the property line
that (it buildings
ialong
along street no
the street frontage)
a
General
■ Min. 3' behind the property line
=
Frontage
along that street
V
L
■ 6' (min) only if adjacent to any
Side
single-family detached
residentially zoned lot;
■ Q' for all other adjacencies
■ 6' (min) only if adjacent to any
Rear
single-family detached
residentially zoned lot;
■ 0' for all other adjacencies
(vi) Structured Parking or Below Grade Parking Setbacks (one space per 300 square feet)
Pedestrian
■ Ground floor - Shall be min.
W
Priority /
Civic/Open
of 30' from the property line
■ Upper Floors — may be built
Space
to the fa4ade line along that
J
Frontage
street
��\\\�\\\
y
Pedestrian-
Pedestrian-
May be built up To the building facade
ElkFriendly
�tlpper
0 s
line along a that street; or
Roor or Below Grade
S1rucwedPadt6i Are8
Frontage or
■ If no building is located along the street
IS
U.
General
frontage; then the structured parking
o
Frontage
shall meet the setback standards along
=
r
t
10' (adjacent to SF-
`
=
Side
detached residentially zoned
lot)
Street Level/Ground floor
[
■ Q' all other adjacencies
uses
■ 10' (adjacent to SF-
Rear
detached residentially zoned
_ _ _ _ _
µ«
lot)
Sidewalk Building Facade line
0' (all other adjacencies)
Pedestrian Friendly Frontage (vii) Partially Below Grade Parking
May be built up to the Building Fagade Line along all
Standards for S and T in the illustrations above are referenced in standards for Pedestrian -Friendly Frontages and General
Driveways, Alleys and Service Access section below. Frontages.
(viii) Driveways, Alleys and Service Access
3. Parking driveway width Section 4.1 shall apply
4. Driveways, alleys and off-street loading and unloading Section 4.1 shall apply 0
Cedar Pine Overlay
Page 1 42
(f) Residential Transition Standards
The following transition standards shall apply to all new building
construction and all upper story additions to existing buildings
located adjacent to existing single-family detached residentially
zoned lot.
iv. Transition Area 30' min. 0
V. Max. Building
Height at within 36 feet
Transition Area
vi. Required setback Min. 30' Go
A Residential Transition Area fence (minimum 6 feet and
maximum 8 feet high) shall be required when adjacent to an
existing single-family detached residentially zoned lot and shall
be optional for all other adjacencies. The required fence shall
NOT be chain link or vinyl. A 6-foot wide landscape buffer with
evergreen shrubs planted at 3' on center and 6' min. in height at
maturity shall also be required to be planted within the
landscape buffer parallel to the SF -residential lot line. (see
surface parking setbacks illustration)
January 2016
Cedar Pine Overlay
Page 1 43
January 2016
5 Building Design Standards
5.1 Purpose and Intent
The Building Design Standards for the CPO shall establish a coherent urban character and
encourage enduring and attractive development. Site and/or building plans shall be
reviewed by the Administrator or designee for compliance with the standards below (see
Table 5-1 for more detail).
The key design principles establish essential goals for the redevelopment within the Plan
Area to be consistent with the vision for Cedar and Pine Streets to become vibrant area that
serves a range of commercial, civic, educational and residential uses benefitting the
neighborhood and the region. Buildings shall be located and designed so that they provide
visual interest and create enjoyable, human -scaled spaces. The key design principles are:
(a) New and redeveloped buildings and sites shall utilize building and site elements and
details to achieve a pedestrian -oriented public realm with appropriate glazing,
shading, and shelter;
(b) Design compatibility is not meant to be achieved through uniformity, but through the
use of variations in building elements to achieve individual building identity;
(c) Strengthen and celebrate the history of Little Rock and 12+h Street neighborhoods;
(d) Building facades shall include appropriate architectural details and ornament to
create variety and interest;
(e) Open space(s) shall be incorporated to provide usable public areas integral to the
urban environment; and
(f) Increase the quality, adaptability, and sustainability in the neighborhood's building
stock.
Table 5-1: Review Process for Building Design Standards
M
d
0
N
C
C
�
C
y
C
O
'n
O
`1
O
0
C
L
c
o
o0.
�e
O
c
°
•�
001[
`:E
Q
a°
H
C7
C1
N
Cf
C
Of
C
C
C y
C
y
m
U
d
D v
a
a
ii
�
w
ccC
�++
Q.
N
M
V a
W
.a
K
m o
Q
10 W
.O
.O 0;
16
.d
.O of
.d 0i
Site Plan Review
.
Building Permit Review
•
•
5.2 Building Orientation and Entrances
(a) Buildings shall be oriented towards Pedestrian Priority Frontages, where the lot has
frontage along Pedestrian Priority Frontages. If a building has no frontage along a
Pedestrian Priority Frontage, then it shall front a Pedestrian -Friendly Frontage. All
other buildings may be oriented towards General Streets or Civic Spaces.
(b) Primary entrances to buildings shall be located on the street along which the building
is oriented (See Figure 5-1). At intersections, corner buildings may have their primary
entrances oriented at an angle to the intersection. Building entrances shall be
provided for all separate ground floor commercial use tenant spaces that are located
along a Pedestrian Priority or Pedestrian -Friendly frontage.
Cedar Pine Overlay
Page 1 44
(c)
a
January 2016
All primary entrances shall be oriented to the public sidewalk for ease of pedestrian
access. Secondary and service entrances may be located from parking areas or
alleys.
Primary Entrance Design: Primary building entrances along Pedestrian Priority and
Pedestrian -Friendly Frontages shall consist of at least two of following design
elements so that the main entrance is architecturally prominent and clearly visible from
that street (see Figures 5-2):
i. Architectural details such as arches, friezes, awnings, canopies, arcades, the
work, murals, or moldings, or
ii. Integral planters or wing walls that incorporate landscape or seating
elements, or
iii. Prominent three-dimensional, vertical features such as belfries, chimneys, clock
towers, domes, spires, steeples, towers, or turrets, or
iv. A repeating pattern of pilasters projecting from the fa4ade wall by a
minimum of eight inches or architectural or decorative columns.
WI0
CL
Primary
F i Entrance
Parking
Secondary
Entrance
Building
---— - — - — -� ---.
Sidewalk
Street with Pedestrian Priority or
Pedestrian -Friendly Frontage
Figure 5-1 Figure showing required building orientation and location of primary entrances
i�
- — I
Figures 5-2 Examples of Primary Entrance Designs
Cedar Pine Overlay
Page 1 45
January 2016
5.3 Fa5ade Composition
(a) Commercial Use and Mixed -Use Buildings:
(i) Facades greater than 60' in length along all Pedestrian Priority Frontage,
Pedestrian -Friendly Frontages and Civic/Open Spaces shall meet the following
facade articulation standards:
1. Include facade modulation such that a portion of the facade steps back or
extends forward with a depth of at least 24 inches (see Figure 6-3).
2. The distance from the inside edge of a building projection to the nearest
inside edge of an adjacent projection shall not be less than 20 feet and not
greater than 60 feet (see Figure 6-3).
(ii) All other facades shall be articulated by at least one discernable architectural
element every 20 feet. Such architectural elements include, but are not limited to
(See Figures 6-4):
1. Changes in material, color, and/or texture either horizontally or vertically at
intervals not less than 20 feet and not more than 60 feet; or
2. The construction of building entrances, bay windows, display windows,
storefronts, arcades, facade relief, panels, balconies, cornices, bases,
pilasters, or columns.
J
No min.
a
wEM �_ - -
Building
24" roan -
�i 20'min. - 60' max.
J 6V+ max. a
Pedestrian Priority or t_1400
Pedestrian -Friendly or Open Space Frontage
Figure 5-3 Illustration
showing building articulation
requirement
Images showing examples of appropriate building articulation
Cedar Pine Overlay
Page 1 46
January 2016
(iii) Facade Transparency Required:
1. All facades shall meet the minimum requirement for facade glazing
(percentage of doors and windows) as established in Table 5-2 below.
Glazing for ground floor commercial use shall be transparent enough for the
public to see inside.
Table 5-2 Required Minimum FaSade Glazing by FaSade Frontage Type
Facade Frontage Type
4
Pedestrian Priority or
Pedestrian -Friendly
Frontage
General
Frontage
All other
facades
Commercial Use or Mixed Use Buildings
Ground Floor 60% (min.) None
None
Upper Floor(s) 30% (min) None
None
Residential Use Buildings
Ground Floor
40% (min.)
None
None
Upper Floor(s)
20% (min.)
None
None
Images showing appropriate transparency required along Pedestrian Priority and Pedestrian -Friendly Frontages
(b) Residential Use Buildings
(i) At least one of the following shall be added along residential building facades to
add pedestrian interest along the street:
■ Porches;
• Stoops;
• Eaves;
■ Forecourts;
■ Courtyards; or
• Balconies.
(ii) If a residential use building is setback less than 10' from the front property line,
the grade of the slab or first floor elevation shall be elevated at least 18 inches
above the grade of the sidewalk.
(iii) Windows and Doors: All building facades of residential use buildings shall meet
the glazing requirements established in Table 5-2.
Cedar Pine Overlay
Page 147
January 2016
I` . .
_��::- . _ : „- - --tti
Residential buildings with porches, fencing, balconies, and stoops to add interest along the street.
5.4 Commercial Ready Standards
(a) Ground floors of all buildings with Pedestrian Priority Frontage designation per the
Regulating Plan (Attachment 1) shall be built to Commercial Ready standards. In
addition, the following standards shall apply (See Figure 5-4):
i. An entrance that opens directly onto the sidewalk according to Section 5.0;
ii. A height of not less than 12 feet measured from the entry level finished floor to
the bottom of the structural members of the ceiling;
iii. Minimum leasable width of 20 feet wide;
iv. A front facade that meets the window glazing requirements in Section 5.0; and
V. Off-street surface parking shall be prohibited between the sidewalk and the
building along Pedestrian Priority frontages.
Cedar Pine Overlay
Page 1 48
See Section
7.0 for Glazing
requirements
30'
opens dfreh
onto to the
do ik
20' Min.
Width
January 2016
Bottom of
Structural
Members
Finished
Floor
12' Mi`� Spaces at the front of
Helg a building located
- along a commercial
ready frontage must
24' Min. be designed to
Depth accomodate future
commercial uses. (No
structured parking is
Sidewalk PPOP�frd�] allowed).
- • .Aryor'tyFro
7
Off-street parking is rd9e
prohibited along a Pedestrian
Priority Frontage.
Figure 5-4 Illustration showing application of Commercial Ready Frontage Requirements
5.5 Shading Requirement: Shading of public sidewalks, especially, sidewalks located along
Pedestrian Priority and Pedestrian -Friendly frontages shall be important to implementing the
vision for walkable mixed use along the Corridor. Shading may be achieved through any
combination of canopies, awnings, street trees, and other similar devices. To this end, the
following standards shall apply (see Figure 5-5):
(a) Shaded sidewalk shall be provided alongside at least 60 percent of all building
facades with Pedestrian Priority Frontage designation per the Regulating Plan
(Attachment 1).
(b) A shaded sidewalk must meet the following requirements:
(i) Along a street, a shaded sidewalk shall comply with the applicable sidewalk
standards for its designated street type. If not otherwise required, the shaded
sidewalk shall provide trees planted no more than 50 feet on center. Exception
can be made for the preservation of existing mature trees that provide shading
over the sidewalk.
(ii) Building entrances along Pedestrian Priority and Pedestrian -Friendly Frontages
shall be located under a shade device, such as an awning, portico, or other
artificial shade structure, as approved by the Administrator.
Cedar Pine Overlay
Page 1 49
January 2016
Figure 5-5 Images showing examples of shading along sidewalks
5.6 Building Materials
(a) Exterior Building Facade Materials (for all buildings)
_l
1. Exterior Insulation Finish System (EIFS) shall be limited to moldings and
architectural detailing on building frontages along any Pedestrian Priority and
Pedestrian -Friendly Frontages. On all other facades, it shall only be used on
upper floors (min. 10' above the sidewalk).
2. The following materials shall be limited to no more than 20% of any Pedestrian
Priority and Pedestrian Friendly Frontage fagade: Corrugated metal, board and
batten, and wood or vinyl siding.
3. Specific to MU: Cementitious Fiber clapboard (not sheets) shall be limited to upper
floor facades only (min. 10' above the sidewalk).
5.7 Design of Automobile Related Building and Site Elements
(a) Where permitted under the base zoning, drive -through lanes, auto service bays, and
gas station canopies for commercial uses shall not be located with frontage along any
Pedestrian Priority Frontage. Drive -through lanes may be permitted along
Pedestrian -Friendly frontages only if the property has no General or Alley frontage.
Drive -through lanes, auto service bays, and gas station canopies shall be hidden
behind a 3' high Street Screen along both Pedestrian -Friendly and General Frontages
(see illustrations below). The Street Screen shall be made up of (i) a living screen or
(iii) a combination living and primary building material screen (See Section 9 for
details).
(b) No more than 60% of a lot's frontage along a Pedestrian -Friendly frontage may be
dedicated to drive through lanes, canopies, service bays, and other auto -related site
elements. There shall be no such limitation along General or alleys frontages.
Cedar Pine Overlay
Page 1 50
January 2016
Property Line
r
O
LL
Service Bays
�.
or
Canopies
o
rl
L
,
i
I
C
d
I
Lobby, Office or
LL'
Street
I
_ _
Storefront j
R
Screen
C
W r Sidewalk Pedestrian
d
Vehicular Entrance
Entrance
Pedestrian Priority or Pedestrian -Friendly Frontage
Image illustrating the appropriate design of auto -related site elements
(Gas stations, auto -service uses, and bank drive-throughs)
(c) Any automobile related retail sales or service use of a site or property with
Pedestrian Priority or Pedestrian -Friendly frontage designation shall have a primary
building entrance along its Pedestrian Priority Frontage. A primary building entrance
may be along a building's Pedestrian -Friendly Frontage only if the site has no
Pedestrian Priority frontage designation.
(d) Drive through access (driveways only) may be from a Pedestrian Priority Frontage
only if the lot has no access to any Pedestrian Friendly, General or alley frontage.
Drive through access may be from a Pedestrian -Friendly Frontage only if the lot has
no access to any General Frontage or alley. In cases where drive through access is
provided from a Pedestrian Priority Frontage, a joint access easement shall be
required to adjoining properties providing alternative access to a Pedestrian -Friendly
or General Frontage.
Cedar Pine Overlay
Page 1 51
January 2016
Property Line Street Screen
' I
Vehicular
— —) Entrance
I 1
I _ I
I P I
I I o
LL
-5411&i
Drive -Through
J Retail/Restaurant
Pedestrian Priority or
Pedestrian -Friendly Frontage
Image illustrating the appropriate design of retaillrestaurant drive-throughs (Corner Lot)
Pedestrian Priority or Pedestrian -Friendly Frontage
Pedesirian Pedestrian
Entrance_- Entrance Sidewalk
)OICRetail/Restlaurant
rh i
Future Retail/Mixed-use
nt� f Development
Temporary Jdriveway until cross access
easement is built I
! P P I"t P
i
Vehicular Circulation
--- I ---I-- -- — —I-Properly Line
—I -- --------------
Image illustrating the appropriate design of retaillrestourant drive throughs (Inferior Lot)
(e) All off-street loading, unloading, and trash pick-up areas shall be located along
alleys or General Frontages only unless permitted in the specific building form and
development standards in Section 5 of this code. If a site has no General frontage or
Alley access, off-street loading, unloading, and trash pick-up areas may be permitted
along a Pedestrian -Friendly Frontage.
(f) All off-street loading, unloading, or trash pick-up areas shall be screened using a
Street Screen that is at least as tall as the trash containers and/or service equipment.
The Street Screen shall be made up of (i) a living screen or (ii) a combination living
and primary building material screen.
Cedar Pine Overlay
Page 1 52
January 2016
5.8 Design of Parking Structures
(a) All ground floors of parking structures located on Pedestrian Priority frontages shall
be built to Commercial Ready standards to a minimum depth of 30 feet.
(b) To the extent possible, the amount of Pedestrian Priority frontage devoted to a
parking structure shall be minimized by placing the shortest dimension(s) of the
parking structure along the Pedestrian Priority frontage edge(s).
Parking General Frontage
Garage Vehicular
5� 1 -P �i�
I✓ m
ICL
ILL
I I CM
CD
a 1 N
fl s
CD
U) o
t Ground Floor Liner Building
d
m
Pedestrian Priority Frontage
General Frontage Pare••;
venaAar Garage
/l � I
Pedestrian Priority Frontage
r -1 i
Allowed Parking Garage Configurations
[t i
a
H
N
TI
m
n
-n
d
ro
m
(c) Where above ground structured parking is located at the perimeter of a building with
Pedestrian Priority Frontage, it shall be screened in such a way that cars on all
parking levels are completely screened from view. Architectural screens shall be used
to articulate the fargade, hide parked vehicles, and shield lighting. Parking garage
ramps shall not be visible from any Pedestrian Priority Frontages. Ramps shall not be
located along the exterior perimeter of the parking structure.
Cedar Pine Overlay
Page 1 53
January 2016
Illustrative Examples of Parking Garage Screening
(d) Ground floor fagade treatment (building materials, windows, and architectural
detailing) shall be continued to the second floor of a parking structure along all
Pedestrian Priority Frontages.
Images showing required fagade treatment of parking garages along
Pedestrian Priority Frontages
(e) When parking structures are located at street intersections, corner emphasizing
elements (such as towers, pedestrian entrances, signage, glazing, etc.) shall be
incorporated.
(f) Parking structures and adjacent sidewalks shall be designed so pedestrians and
bicyclists are clearly visible (through sight distance clearance, signage, and other
warning signs) to entering and exiting automobiles.
Images showing appropriate design of Parking Structures
Cedar Pine Overlay
Page 1 54
January 2016
6 Street Design Standards
6.1 Purpose and Intent: The Vision for the CPO recognizes the importance of providing adequate
public infrastructure, which includes an ultimate Street Network of multi -modal streets, and
other needed infrastructure to serve the vision for redevelopment within the Plan Area.
Street design and connectivity is envisioned to support and balance automobile, bicycle, and
walking trips in addition to becoming the "civic" space for development. The "civic" nature of
streets will not only serve private redevelopment, but the community at large and the people
who live in and use it. This section establishes Context Sensitive Solutions for street design and
connectivity.
6.2 Street Designation Categories: In order to service multiple modes of transportation within an
appropriate redevelopment context, streets within the CPO Plan Area are designated under
two major categories:
(a) Street Classification: The Street Classification designation establishes standards for the
actual cross-section of the street itself. The Street Classification includes information on
automobile, bicycle, pedestrian, and parking accommodation. It typically addresses the
space allocation within the public right-of-way and its emphasis towards different
modes of transportation. Table 6-1 identifies the Street Classification designations
within the Plan Area and provides cross -sections for the different Street Classifications.
6.3 Street Standards: Table 6-1 shall establish standards for all elements within the public right-
of-way including travel lane(s), on -street parking, bicycle accommodation,
streetscape/parkway standards, and sidewalk standards. The standards in the City's
Subdivision Regulations shall apply to the extent that they do not conflict with the standards in
these Attachments and the Illustrative Vision for the CPO. Landscaping within the public right-
of-way shall be per standards in Section 8. Attachment 6 provides recommended cross
sections for public streets within the Plan Area based on available right-of-way and intended
development context per the Illustrative Vision.
Table 6-1 Required Public Sidewalk Standards by Street Type
Street Classification
12'h Street
Mixed -Use Street
Neighborhood
Cedar/Pine Alley
Street
One -Way
Standard
Min. Sidewalk width
10'
12'
10'
12'
N/A
(includes planting zone
and clear zone) (feet)
Min. Planting Zone
5'
5'
5'
6'
N/A
width (feet)
[Street trees may be
in tree wells along
Pedestrian Friendly
frontages]
Street Trees Reci'd
Yes (Tree wells or
Yes (Tree wells or
Yes (Planting areas
Yes (Planting areas
No
(see Section 8.2 for
bioswale systems)
bioswale systems)
or bioswale systems)
or bioswale systems)
standards)
Recommended
Pedestrian Priority or
Pedestrian Friendly
General
` Pedestrian Friendly
None
Development Frontage
Pedestrian -Friend)
or General
Cedar Pine Overlay
Page 1 55
January 2016
7 Open Space Standards
7.1 Open Space Approach: The Illustrative Vision for the CPO recognizes the importance of
providing a network of open spaces with passive and active recreational opportunities. The
open space network will be serviced by an interconnected network of trails and paths for
pedestrians and bicyclists alike, providing desired amenities for residents of Old Town and
adjoining neighborhoods.
The approach to Open Space facilitates the implementation of the Illustrative Vision for the
redevelopment of the Plan Area. This vision for redevelopment is based on the City of Little
Rock's goal to connect their already extensive range of recreational and cultural locations with
new trails, pocket -parks, and plazas. The Open Space approach recognizes that in an urban
infill context, the establishment of unique standards is required to ensure quality open spaces
that serve both recreational and placemaking goals of the Illustrative Vision.
7.2 Open Space Classification: For the purposes of this Overlay, all urban open space shall fall
into one of the following two (2) major classes.
(a) Public Open Space: Open air or unenclosed to semi-unenclosed areas intended for
public access and use. These areas range in size and development and serve to
complement and connect surrounding land uses and code requirements.
(b) Private Common Open Space: A privately owned outdoor or unenclosed area, located
on the ground or on a terrace, deck, porch, or roof, designed and accessible for outdoor
gathering, recreation, and landscaping and intended for use by the residents,
employees, and/or visitors to the development.
7.3 Open Space Requirements
(a) All non-residential development shall provide 4.0 sq.ft. of Public Open Space or Private
Common Open Space for every 100 sq.ft. of non-residential space or fraction thereof.
This standard shall only apply to all site plans 2 acres in size or larger.
(b) All residential development within the CPO shall meet the Private Common Open Space
standards established in this Section. Table 7-1 establishes the private common open
space requirement based on the proposed intensity of residential development.
Residential projects numbering less than eight (8) dwelling units are not required to
provide private common open space.
Table 7-1 Private Common Open Space Requirements
Residential Density
(dwelling units per acre)
Private Common Open Space Standard Proposed
(area of private. common space per dwelling unit)
0 — 7 DU / acre
Not required
8 — 19 DU / acre
Provide minimum of 160 sf per dwelling unit
20 — 29 DU f acre
Provide minimum of 120 sf per dwelling unit
30 — 39 DU / acre
Provide minimum of 80 sf per dwelling unit
40 — 79 DU / acre
Provide minimum of 60 sf per dwelling unit
More than 80 DU / acre
Provide minimum of 40 sf per dwelling unit
(c) When allocating any Public or Private Common Open Space per the requirements in this
Section, priority shall be given to any Recommended Open/Civic Space locations that
impact the subject property per the Regulating Plan.
(d) Attachment 4 shall provide the palette of open/civic space types.
Cedar Pine Overlay
Page 1 56
January 2016
8 Streetscape and Landscape Standards
8.1 Sidewalks. Public sidewalks are required for all development under this code and shall meet the
standards of Table 6-1 and shall be based on the Street Classification per Attachment 6. The
minimum sidewalk width requirement shall apply regardless of the available right-of-way. If
necessary to meet the required sidewalk width, the sidewalk shall extend onto private property
to fulfill the minimum requirement, with a sidewalk easement provided. Sidewalks shall consist
of two zones: a planting zone located adjacent to the curb, and a clear zone (see Figures 8-1).
(a) Planting Zone: The planting zone is intended for the placement of street trees, if
required, and street furniture including seating, street lights, waste receptacles, fire
hydrants, traffic signs, newspaper vending boxes, bus shelters, bicycle racks, public utility
equipment such as electric transformers and water meters, and similar elements in a
manner that does not obstruct pedestrian access or motorist visibility (see Figure 8-1).
(b) Clear Zone: The clear zone shall be hardscaped, shall be located adjacent to the
planting zone, and shall comply with ADA and any local accessibility standards and
shall be unobstructed by any permanent or nonpermanent element for the required
minimum width and a minimum height of eight (8) feet (see Figure 8-1 ). Accessibility is
required to connect sidewalk clear zones on adjacent sites.
(c) Fee In -Lieu Option: An applicant may opt to pay a proportional fee in -lieu for the
required sidewalk if the development project is phased or the sidewalk improvements
need to match the timing of a programmed City capital project affecting that street
frontage.
Streetscape cone
Figures 8-1 Illustrations delineating the Streetscape Zone elements
Cedar Pine Overlay
Page 1 57
January 2016
8.2 Street Trees and Streetscape:
(a) Street trees shall be required within the Planting Zone.
(b) Street trees shall be centered within the Planting/Furnishings Zone and be planted a
minimum of 3' from the face of curb.
(c) Spacing shall be a minimum average of 40 feet on center (measured per block face)
but may not exceed 60 feet on center along all Streets.
(d) Each tree shall be planted in a planting area no less than 36 sq. feet.
(e) Species shall be selected from the Little Rock Zoning Ordinance Chapter 15:
Landscaping and Tree Protection.
8.3 Screening Standards
(a) Street Screen Required: Any frontage along all Pedestrian Priority and Pedestrian -
Friendly Frontages with surface parking at the BTZ shall be defined by a 3-foot high
(minimum; may not exceed 4 feet) Street Screen (see Figure 8-2). Furthermore, along all
streets (except alleys), service areas shall be screened in such a manner that the service
area shall not be visible to a person standing on the property line on the far side of the
adjoining street (see Figure 8-3). Required Street Screens shall be of one of the
following:
• The same building material as the principal structure on the lot; or
• A vegetative screen composed of shrubs planted to be opaque at maturity; or
• A combination of two below:
i. Species shall be selected from the Planting List in the ZO Section 15.86. The
required Street Screen shall be located at the minimum setback line along the
corresponding frontage.
ii. Street Screens cannot block any required sight triangles along a cross street or
driveway.
iii. Street Screens may include breaks to provide pedestrian access from any
surface parking or service area to the public sidewalk.
Required Street Screen —
Figure 8-2 Illustration showing required Street Screen along all frontages
without a Building within the BTZ
Cedar Pine Overlay
Page 1 58
January 2016
(b) Screening of Roof Mounted Equipment: All roof mounted mechanical equipment (except
solar panels) shall be screened from view of a person standing on the property line on
the far side of the adjoining street (see Figure 8-3). The screening material used shall be
the same as the primary exterior building material used.
P
Root Mounted
Mechanical Equipment
Required Screening
V
� E
W
C'junuMounted Mech * _
Equipment or Service Functions
ARequired Street Screen
r' V I E W
Lot -' Right -of -Way Lot
Figure 8-3 Illustration showing required screening of roof and ground mounted equipment
8.4 Street Lighting: Pedestrian scale lighting shall be required along all Pedestrian Priority and
Pedestrian -Friendly Frontages within the CPO. The following standards shall apply for
pedestrian scale lighting:
(a) They shall be no taller than 20 feet.
(b) Street lights shall be placed at a minimum average of 80 feet on center or placed on
average between every other street tree (whichever is less), a minimum of 3 feet behind
the face of curb, preferably lined up with street trees.
(c) The light standard selected shall be compatible with the design of the street and
buildings, but shall be consistent throughout the Plan Area to maintain efficiencies in
maintenance.
8.5 Exterior Lighting: All development in the CPO (including surface parking lots) with the
exception of Duplex, Single -Family Attached, Single -Family Detached, Townhouse, and
Mansion Homes shall comply with the following exterior lighting standards, according to the
ZO Section 8.404.
8.6 Street Furniture
(a) Street Furniture shall be placed within the Planting Zone within the front setback area
only. Benches and bike racks will be placed in alignment with light poles and street
trees.
(b) Trash receptacles shall be required for all development along Pedestrian Priority
Frontages. Trash receptacles should be placed at street corners, outside of visibility
clearance areas per City standards. If development is located mid -block, place the
Cedar Pine Overlay
Page 1 59
January 2016
trash can near front entry. This may also be managed through a Public Improvement
District (PID), merchants' association, or other maintenance association.
(c) Street furniture and pedestrian amenities such as benches are recommended along all
Pedestrian Priority Frontages.
(d) All street furniture shall be located in such a manner as to allow a Clear Zone of a
minimum of 5 feet in width. Placement of street furniture and fixtures shall be
coordinated with organization of sidewalks, landscaping, street trees, building entries,
curb cuts, signage, and other street fixtures.
(e) Materials selected for paving and street furniture shall be of durable quality and
require minimal maintenance.
8.7 Utilities
(a) All utility lines within private property (from any building to the property line) shall be
underground, where feasible.
(b) Along Cedar/Pine Street and 12t" Street (as defined by Attachment 6), utility lines
(electric and telecommunications) within the right-of-way shall NOT be above ground
within the Streetscape Zone. They shall be placed underground, relocated to the rear of
the site or relocated along an Alley to the extent feasible as determined by the Director
(See Figure 8-8).
(c) Along all other streets (except Alleys), overhead utility lines within the right-of-way are
encouraged to be placed underground, relocated to the rear of the site, or relocated
along an Alley to the extent feasible as determined by the Administrator. This shall only
occur when activated by applicability table in Section 3.0.
Figure 8-8 Illustration showing required (along Cedar and
Pine Streets) and preferred (along all other Streets) utility
locations within the Streetscape Zone
(d) Locations on private property must be found for switchgear and transformer pads
needed to serve that property. Such locations shall be either along General Frontages
Cedar Pine Overlay
Page 1 60
January 2016
or at the side or rear of the property and screened from view of a person standing on
the property line on the far side of any adjoining street (see Figure 8-3).
8.8 Parking Lot Landscaping: All surface parking shall meet the standards for parking lot
landscaping in the ZO Article IX, Section 36-523.
Cedar Pine Overlay
Page 1 61
Cedar Pine Overlay
Specific Plan District
ATTACHMENTS
October 2014
Table of Contents
1: Regulating Plan
2: Illustrative Vision
3: Illustrations of Changes to Non -Complying Structures
4: Palette of Open Space Types
5: Site Plan Review Chart
6: Street Cross Sections
7th St
Interstate 630
i
Legend
1 R-4A: Neighborhood Zone
Urban Use: Highway Frontage
- Urban Use: Mixed -Use
Pedestrian -Friendly
Pedestrian -Priority
Note: Parcels with no designation are
considered General Frontage
7th st to
x
63G �
Interstate 630
Interstate 630
Street Types
Highway Frontage
Mixed -Use Street
m� Neighborhood Street
Cedar/Pine One -Way
m
m
0 100 Z00- 400 600
Feel
2: Illustrative Vision
Cedar Pine Overlay
Page 1 65
Attachment 3
Illustrations of Changes to Non -Complying Structures
The following illustrations shall provide guidance to ,property owners on the allowed and prohibited
modifications to existing non -complying structures and sites within the CPO.
(a) Allowable Additions: The following illustrations show potential allowable additions to
noncomplying structures and sites. Additions shall meet the build -to -zone standards of the character
zone they are located in.
e addition
roperty Line
Cedar Pine Overlay
Page 1 66
...� �...........
y Line
Property Line
Property Line
Cedar Pine Overlay
Page 1 67
— Allowable addition
)perty Line
(b) Non -Allowable Additions: The following illustrations show potential non- allowable additions to
noncomplying structures and sites since the additions do not comply with the build -to zone standards
of the character zone.
Existing Structure — .
Nc
roperty Llne
Cedar Pine Overlay
Page 1 68
Attachment4
Palette of Open Space Types
The Open Space Types and Standards contained herein shall be used as a guide to fulfill the required
and recommended Open Space requirements of Section 7 of the CPO. These open space types may be
Public or Private Common Open Spaces. The following section provides a description of these open space
types including the design context and criteria consistent with the Vision for CPO Neighborhoods.
1. Public Open/Civic Space Types
Pocket Parks are small scale public urban open spaces intended to Typical Characteristics
provide recreational opportunities where (publicly accessible/park) General Character
space is limited. Typically, pocket parks should be placed within the Small urban open space responding to
Mixed -Use and Neighborhood Areas. They are often located between specific user groups and space available.
buildings and developments; on single vacant lots; and on small
irregular pieces of land. Low maintenance landscaping and facilities is
recommended in order to support multiple pocket parks in a park or aesthetic
Range character can be for intense use
system. enjoyment. Low maintenance
is essential.
Development may include pavilions, picnic tables, small performance
stage, seating areas, gathering areas, family play areas, gazebos, Location and Size
small game areas, small community gardens, dog parks, and interactive 0.25 — 1.99 acres
art. Shade and lighting is desired. Within walking distance of either a few
blocks or up to a 1/a mile of residences
Typical Uses
Varies per user group
Cedar Pine Overlay
Page 1 69
(b) Pocket Plaza Standards
A pocket plaza is a small scale public urban open space that
Typical Characteristics
serves as an impromptu gathering place for civic, social, and
General Character
commercial purposes. The pocket plaza is designed as a well-
Formal open space for gathering
defined area of refuge separate from the public sidewalk. It is
Defined seating areas
frequently located in a building supplemental zone next to the
Refuge from the public sidewalk Spatially defined b)
streetscape.
Location and Size
These areas contain a lesser amount of pervious surface than other
Min. 300 s.f.
open space types. Outdoor dining with cafe tables and chairs,
Min. width — 15' 1 Max. width 20'
water features, public art and other shaded amenities are
Minimum pervious cover —10 %
appropriate uses.
Minimum perimeter frontage on public
right of way — 25%
Located at important intersections, at
vista termini, or at entrances to
public/civic buildings
Typical Uses
Civic and commercial uses
Formal and casual seating
Cedar Pine Overlay
Page 1 70
Pedestrian passages or paseos are linear public urban open spaces Typical Characteristics
that conned one street to another at through -block locations. General Character
Pedestrian passages create intimate linkages through buildings at Hardscape pathway with pervious
designated locations. These wide pathways provide direct pavers
pedestrian access to residential or other commercial addresses and Defined by building frontages
create unique spaces for frontages to engage and enter off of.
Pedestrian passages allow for social and commercial activity to spill Frequent side entries and frontages
into the public realm. Shade Required
Pedestrian passages should consist of a hardscape pathway with
pervious pavers activated by frequent entries and exterior
stairways. The edges my simply be landscaped with minimal
planting and potted plants. Shade is required for the success of the
paseo.
Minimal planting and potted plants
Maintain the character of surrounding
buildinas
Standards
Min. Width 15 feet
Typical Uses
Pedestrian connection and access
Casual seating
Cedar Pine Overlay
Page 1 71
Multi -Use Trail Standards
A multi -use trail is a linear public urban open space that
Typical Characteristics
accommodates two or more users on the same, undivided trail.
General Character
Trail users could include pedestrians, bicyclists, skaters, etc. A trail
Multi -use trail in Neighborhood Park:
frequently provides an important place for active recreation and
Naturally disposed landscape
creates a connection to regional paths and biking trails.
Low impact paving
Trails within greenways or neighborhood parks shall be naturally
Trees lining trail for shade
disposed with low impact paving materials so there is minimal
Appropriately lit for 5,afety
impact to the existing creek bed and landscape.
Formally disposed pedestrian
furniture, landscaping and lighting
Pedestrian amenities add to recreational opportunities,
particularly in an urban setting. These include drinking fountains,
scenic view posts, fitness stations, and directional signs, and may
be spread along the trail or grouped in a trailhead area.
Standards
Min_ Width 12 feet
Cedar Pine Overlay
Page 1 72
Family -friendly play areas are areas within urban open spaces
Typical Characteristics
that are conducive to the recreational needs of families with
General Character
children. Family -friendly play areas range in style from urban
Focused toward family -friendly needs
pocket parks within mixed use developments to playscapes within
Fencing depends on surroundings
neighborhood parks.
Open shelter
These play areas should serve as quiet, safe places -- protected
Shade and seating provided
from the street and typically located where children do not have
Play structure. interactive art or fountains
to cross major streets to access. An open shelter, play structures or
Standards
interactive art and fountains may be included with landscaping
Min. Size 300 sq.ft.
between. Shaded areas and seating shall be provided for ease
Max. Size N/A
of supervision.
As described by open space type in which
Playscape equipment and design must be reviewed and
playground is located
approved by the City prior to installation. The need for fencing
Protected from traffic
depends on the surrounding environment.
No service or mechanical equipment
A larger playground may be incorporated into a neighborhood
park, whereas a more intimate family oriented design may be
incorporated into a pocket park.
Typical Uses
Active and passive recreation
Unstructured recreation
Casual seating
Cedar Pine Overlay
Page 1 73
2. Private Common Open Space Types
Forecourt is a small scale private common open space surrounded
on at least two sides by buildings. A forecourt is typically a
building entry providing a transition space from the sidewalk to the
building. The character serves as a visual announcement of the
building to visitors with additional amenities such as signage, water
features, seating, planting, etc.
Forecourts should be laid out proportionate to building height with
a IA (min.) ratio (see figure below). In order to offset the impact
of taller buildings, the detail of the forecourt level should seek to
bring down the relative scale of the space with shade elements,
trees, etc.
The hardscape should primarily accommodate circulation. Seating
and shade are important for visitors. Trees and plantings are
critical to create a minimum of 30% pervious cover and offset the
effect of the urban heat island.
a=�
Street Sidewalk Fore Court
6.25x
Typical Characteristics
General Character
Small scale private common open space
Defined by buildings on at least 2 sides
with connection to public sidewalk
Size of court should be proportionate to
building height
Hardscape should accommodate entry
circulation
Trees and plants are critical
Enhance the character of surrounding
buildings
Standards
Min. Width 25'
Minimum Size Depth: Based on
building height ratio;
Width: min. of 50% of
the building's frontage
along that street
Minimum pervious cover — 30%
Typical Uses
Building Entry Circulation
Visual building announcement
Cedar Pine Overlay
Page 1 74
Courtyards are small scale private common open spaces surrounded on
at least three sides by buildings with a pedestrian connection to a
public sidewalk. Courtyards maintain the character and style of the
surrounding buildings.
Courtyards should be laid out proportionate to building height between
1:1 and 2:1 ratio. In order to offset the impact of taller buildings, the
detail of the courtyard level should seek to bring down the relative
scale of the space with shade elements, trees, etc. Transition areas
should be set up between the building face and the center of the court.
Typical Characteristics
General Character
Small scale private common open space
Defined by buildings on at least 3 sides
with connection to public sidewalk
Size of court should be proportionate to
building height
Hardscape should accommodate
circulation, gathering, and seating.
Trees and plants are critical
The hardscape should accommodate circulation, gathering, seating, and Maintain the character of surrounding
shade. Trees and plantings are critical to create a minimum of 30% buildings
pervious cover and offset the effect of the urban heat island. Standards
Min. Width 25'
Minimum Area 650 s.f.
Minimum pervious cover — 30%
cal Uses
Gathering
Casual seating
Cedar Pine Overlay
Page 1 75
icl Roof Terrace Standards
A Roof Terrace is a private common open space serving as a gathering Typical Characteristics
space for tenants and residents that might not be at grade. General Character
Small scale private common open
Up to 50% of the required private common open space may be located on space on roof top
a roof if at least 30 % of the roof terrace is designed as a Vegetated or Screened from view of adjacent
Green Roof. A Vegetated or Green roof is defined as an assembly or property
system over occupied space that supports an area of planted beds, built up Vegetated portion critical
on a waterproofed surface. Hardscape should accommodate
Private common open space on a roof must be screened from the view of gathering, seating, shade
the adjacent property. The hardscape should accommodate circulation, Provides common open space that
gathering, seating, and shade. might not be available at grade
Standards
Min. Area 50% of the roof
top
Planted area — 30% min.
Typical Uses
Gathering for tenants and residents
Green Roof
Cedar Pine Overlay
Page 1 76
Attachment 5
Site Plan and Building Review Process
❑ptio
4
PROJECT SUBMITTAL
1
W
•�.•��FTIODIFICATORS
Option to Revise Submittal
1
l �
114A OR UU ISSUES OVERLAY CHARACTER AREA ISSUES
APPROVE DEN I APPROVE I DENY
STOP
ANDiOR
REDESIGN
STOP
AND/OR
REDESIGN
Cedar Pine Overlay
Page 1 77
Attachment 6
Street Cross Sections
The following street cross sections are established for the Street Types as established in Regulating Plan
for CPO. The cross sections (including vehicular lane and on -street parking configurations, street tree
placement, etc.) may be adjusted to fit existing contexts or other development contexts consistent with the
vision for the Neighborhood with the approval of the City Engineer. In addition, the proposed cross
sections may be adjusted to meet the needs of the Uniform Fire Code as adopted by the City.
121h Street:
s4�'Etcs �`i� 7,
►-
I ilk'znhe j sad d a faro �ru ztix� Yoca N€�da
d1 7
9nW,WP�a:aeo
Cedar Pine Overlay
Page 1 78
Mixed -Use Street:
Varies r 1G' I S' I 1?' 12' d' 10` Yories
yI 4
r �s
Neighborhood Street:
Varies 5' 5' 30' 5' 1 5' Varies
Cedar Pine Overlay
Page 1 79
Cedar/Pine One -Way:
Varies '-6 12'-6" 11' I It' ! 12'-6* 4'-61 Varies
amftxm fuwAw am=& T T AB T 'imam uAtmW mdTomm
Residential Alley:
J5'14'1 ii 14 5'
'0'
I
-�-L----------1 1 _ ---•-------•-•-•-------
Cedar Pine Overlay
Page 1 80
Minyaed, Brian
From: Minyard, Brian
Sent: Monday, June 18, 2018 8:43 AM
To: 'thecitadelrealestate@gmail.com'
Subject: FW: Pine/Cedar Design Overlay District
Attachments: PineCedar Legal Ad.pdf
Mr. Johnson,
The owners of the property were notified on or after February 5, 2016 with letters customized to their existing
and proposed zoning. The Millen's property was shown as C-3 before the rezoning based on maps in the
file. You were given copies of those letters and a copy of the address labels with the Millen's mailing label on
it. These notice letters were sent first class mail.
A legal ad was run on February 16, 2016 to give notice of the March 10, 2016 public hearing at the Planning
Commission. This legal ad included a map. This legal ad is attached to this email.
Sec. 36-84 of the municipal code allows the Board of Directors or the Planning Department to initiate zoning
actions. In this case, the city initiated the action. Sec. 36-85 (c) states that a map and language describing the
boundaries be published. These requirements were met and exceeded by the Planning Department with the
publication of the legal and the mailing of letters.
If you have any further questions, please contact me.
Brian Minyard, AICP
Urban Designer
City of Little Rock
723 West Markham
Little Rock, AR 72201
Phone 501-371-4789
Fax 501-399-3435
Please note new email address effective immediately: bminyard@littlerock.gov
Min aed, Brian
From:
Malone, Walter
Sent:
Friday, June 01, 2018 4:29 PM
To:
Minyard, Brian
Subject:
RE: Pine/Cedar Design Overlay District
Follow Up Flag:
Follow up
Flag Status:
Flagged
No, all that should be up stairs.
Walter
From: Minyard, Brian
Sent: Friday, June 01, 2018 4:27 PM
To: Malone, Walter
Subject: FW: Pine/Cedar Design Overlay District
Do you have the files for the Pine Cedar rezoning?
Brian
From: Charles Johnson[mailto:thecitadelrealestate@gmail.com]
Sent: Friday, June 01, 2018 3:59 PM
To: Minyard, Brian
Subject: Pine/Cedar Design Overlay District
Re: 3919 W. 13th Street; Reginald Millen and Shirley Millen.
Mr. Minyard: We're looking for written communication between the City of LR and Owners of above property,
and a copy of the written authorization from Owners consenting to City's request relative to above -identified
overlay district. Thank you, cj.
Charles A. Johnson, Jr., Real Estate Broker: 501-351-5757.
Publish one (1) time in the Daily on Tuesday,
February 16, 2016. Send two (2) proofs of publication
and one (1) invoice to the Department of Planning and
Development, 723 West Markham, Little Rock, Arkansas
72201.
NOTICE OF PUBLIC HEARING
On March 10, 2016, at 4:00 in the Chamber of the Board of Directors of the City of Little Rock, Second
Floor, City Hall, at 500 West Markham St., pursuant to the Provisions of Chapter 36 of the Code of
Ordinances, the Little Rock Planning Commission will hold a public hearing on the following proposals.
1. Z-9118 - Any area described as Block 1, Lots 1-6, Block 3, all, Block 4, Lots 1-6, Block
13, Lots 7-12, Block 14, Lots 7-12, Block 15, Lots 9-12, Block 16, Lots 7-12, Forest Hill
Addition; and Block 1, Lots 1-6, May Addition; and Block 4, all, Jansen Addition; and
Block 1, Lots 1-6, Blocks 2-5, all, Block 5, Lots 1-6, Block 6, Lots 1-6, Block 7, Lots 1-6,
W.B. Worthen's Addition, Little Rock, Pulaski County, Arkansas, from "R3" Single
Family, "RV Two Family, "R5" Urban Residential, "03" General Office, "C3" General
Commercial, "PCD" Planned Commercial District, "PDO" Planned District Office, and
"POD" Planned Office District to "UU", Urban Use; AND an area described as Block 1,
Lots 7-12, Block 2, all, May Addition; and Blocks 1 and 2, all, Jansen Addition; and
Block 1, all, Heckler's Subdivision of Block 3, Jansen Addition; and Block 1, Lots 7-12,
Block 2, Lots 7-12, Block 4, Lots 7-12, Block 5, all, Block 7-10, 12, all; Block 13, Lots
1-6, Block 14, Lots 1-6, Block 15, Lots 1-6, Block 16, Lots 1-5, Forest Hill Addition,
Little Rock, Pulaski .County, Arkansas, from "R3" Single Family, "R4" Two Family,
PCD "Planned Commercial District", "Ol" Quiet Office, "03" General Office to "R-
4A", Low Density Residential.
2. Z-8922-A - 131h and Cedar Parking Lot Conditional Use Permit, (Lots 1, 2, 10, 11, and
12, Block 5, W.B. Worthen's Addition) located in the 1300 block of Cedar Street.
3. Z-4395-B - 4118 West l lth Street Conditional Use Permit, (Lot 11, Block 1, Heckler's
Addition of Block 3, Jansen Addition) located at 4118 West 1 Ith Street.
4. Z-2330-A - 11th/Lewis Conditional Use Permit, (Lot 12, Block 1, Heckler's Addition of
Block 3, Jansen Addition) located at 4124 West 1 lth Street.
5. Amendment of Chapter 36 of the Code of Ordinances (Zoning Ordinance) to add the
"Cedar Pine Overlay" to Article V as "Division 16" for the area bounded by Interstate
630, 14th street, Maple Street and Lewis Street/Bishop Warren Drive.
The area of affected property is subject to decrease, and the proposed new classifications are subject to a
more restricted classification.
For properties where a rezoning is requested, the Land Use Plan for such properties will be reviewed by
the Planning staff, and the proposed land use modifications could result in a plan amendment for the site
or the general area.
All interested parties may appear and be heard at said time and place. The application and other
pertinent data are open and available for inspection in the Department of Planning and Development, 723
West Markham, Little Rock, Arkansas.
All interested parties are invited to review the application in said office and discuss the details with the
Zoning and Code Enforcement Administrator.
GIVEN UNDER MY HAND THIS 8TH DAY OF FEBRUARY 2016.
Walter Malone, AICP
Planning Manager
Department of Planning and Development
%ti6 P-3ip4E 5i TFFAI$OF 5ALEtr"E GCSNiIIEbaR,F SAf
w6A AEA. 3o19S6 YxSOX a ABSOCIATES. P.LL.C, 1y21 1Amil Dow~
Sw 0.7A0 Ledo Rrn Arfyet4Tr �411 ORpT•1ATJHfi.2rZJ.3Ntn6
YOUR PROPERTY �- SOLO. YOU WHLI BEMIN LIABLE FOR ANY
OEM ENCY WK14H THEN EXISTS AND AM ACTION FOR COLLEC.
TIOH MAY HE Wi01JOW AGAINST YOU. TKS IS AN ATTEMPT TO
COLLEGE A DEBT AND ANY INFORMATION OBTAINED W11 BE
HOTDOE OF DEFAULT AND 1NTWQN TO SELL YOU MAY LWtEWDFOR SUC.:. Pm',aby: H PURPOSE Thc Ir-10UTD raQ WHSOtI A
YOUR PROPERTY IF YOU 00 NOT TARE NVAMIATE ACTION. IF 4='A" SS- P-LL.0 1521 MN" O?"5:are 0-020 L:C'!�^dO. A,dat•
YOUR PROPERTY IS SOLD, YOU WILL RE_..IR LIABLE FOR ANY M- 11(SD112749mb6 WNFSiF,AS, W Sep70-bv 2f<:'DOtL °'>• 7
MSCWM WMCH THEN EIGSiS AND AN AC171011 FOR COL EC- £ LY44nINi rlepded a eepa fVararstt mrvayr,B •:Ks'.ut F'. H
TbDN MAY BE DROUGHT AGAINST YDU. THIS IS AN ATTEMPT TO R1Pm da:.a d 'T ° Sf:lrma rnc. a
COLLECT A DEBT AND ANY INFORMATION WAR" WILL BE aag
rj aa�o Tl.e Cahni Msga,7e CNraop. LL,litbdRpMrS �.
VSEO FOB SUCH PURPOSE 71As A1GYurrNR Prapuod bf 1YR,SSXe Part rs rr-rrprcas Old �. A-d 'ASiEBFA9. sAtl ram4ltNR rat
t AgSCS'IATES, P!_4C. 152r Alertil Cane. Sox• f)r22U l''f.dr ION.
4rrYsr. T221' fmI)I 219,SW WHERi,%an-wady 30. OW4. LtAe
L'a-wvt Si iacudd a saaciry %I UM111-W-VII 4 u Prcv
eyy YkeaA: desuibod bMmlgayt EJetarafie Rrguaation SY41snO. He-
ss aoot+re f,r Oe:xW Fhwxc l Mart r 0YP ,854r• ah AM4r4as
CaPom`-o^• Er atanasors ark xwRos-rdwKEAEAS, ud►Moam
.a dOhy wpoed Fab4wy 6, 200F, Oouarram No. 2DW0106419. n Cat
,: tsly nowds d P.14ca A&MlAk and WKEREAS. ee1s1A
bAa CIMA ld 0 ftpAYnxK �Y4dlldt?@W mid ft Woo M !QM.
9rerobx.aduplrrdw %%Joan S, mor bf'*rrL;eyhn pnPked
rndl the Cleld 0 m snpumble pftwotsale as oN W n ACAVS-W
10. Tho Daly rr)aa:rt0 ma adbn nAI6F.V amk 989 RAV GrAnd Bow
Wrmd.O'.MkMd-a Cily.OK TSIIP•BOT7 (Cd5}Of7,9232WW'THEi:E
ssrJ� -
PORE. Man &AP-L mAtbmNyc*F4ctTnska"
cry 461- at do pvMr. A i. utd e4mlaify sad A and enpasad Wrn
IC nil. on Siardr 812018, d Of ai1o1A 10:D0 Ara Ar flaw Ptt6¢ - Casty
OxtJame. Lak Back 0. o7ee Lp Ada taal� VOI Nry Fasairy
44er dBsalie0 b D.. txyla'at bddee W aarL r- born LM raMreY rgFd
M rodMtr9+td+, hof[anrld, dvaMr, pA All ofRr paampdxm� an m•
Dr��y haaea b Ie rrn•H9E4S, Fad ptdpedY anU "we b"Aw,
h S4ssH1� C ^., mono pa14ks8syd�riDpa�x4•
w^`Av"x9 i&5fWatLbtYSId IFa Soudt322%ddLtt6-9bo- 1,
wonarc'i Addoan ham¢ coy d Urla Rxd Pfdorid tkwfA Rrra
MaeaoaKnaa kh at- late Sou'll AatlkSav Stree;Erne Rock,AR
i320:Ttc+stla is atm b Ad manvn kom on any aPFavb' rvandvc
DEAL lily IFgiud W rart, raa'ak3W Owen",. -Wontb, of \Bard,
inu ran Ana[ to ' M'4 a 1 date
gJ.anulanFY stile or lodraral: rnY karR a r1aKlAbranOoy
As yal Ar W4 aoidad by a Myo ' *4 v M andw Y.K
an amataa SSS19f tit IIW uIr•'rises f1 ort GSaexa. The lab Mid Pvnt
iffamg�g
a mLTt' bA swat Maid u tr1.1�e TAe igtl b reaei+ei vy d DTI duo m ar>oDtm day, kre And pace ocTekt a+la.rto1, t7•vl araaat[anaan an ale tiaW and pTacO'4a Ye sa'e. THESALEOF THIS PROPERTY kYK4$f AUGTIOfiEOE ThF.TERr.458F5x1.EARECASH7HEDAYCIFSALE
W&A go, 21to21 YALSON a ASSOMTM PLL.G. 7671 V eral Dtin,
SLea r1.220I a* -%dc Ara•A . 72211 MAIT,29"S,'ZQZMHA
NOTICE OF OEFAULI AND U T&ITIDN TO SELL YOU heAT LASE
YOUR 4NOPERTY IF YOU 00 NOT TAKE CWECEIITE ACTION. IF
YOUR PROPERTY IS SOM YOB WILL REh%1V LIABLE FOR ANY
DEFICIENCY WHICH THEN SIIMS AND AN ACBCN FOR COLLEG•
BON MAY BE BROUGHT AGAI1W YOU. THIS 13 AN ATTELf To
COLLECT A DEBT AND ANY INFORMATION OBTAINED WILL BE
USED FOR SUCH FURPDS€ Tbo 1YYJweent P apacd by_ tV11SOHt A
ASDOMEM, PLLC :621 ktarrA M.e-Saito U•`QO LGC RM All W-
eaa 72els msl21P•Aldd w4EREM M-'mM Z. Mr. Ytbrno YYY•
;APB Add Taw MAM c[2r .d a eaMdY ri( VM.W omrayr g al ldR
uKortf *W dt=bd'a Ewa.` LwnN9a• blc: ata Nkib E"AVFi Pia
from eftrw **Iaaaldfd idt' 12.20➢1, Docuvowd w700lR(390d.
n bar tevl esbw rewnA at R9e04 Onrly. ArlFgatts, And WHF0%3-
*40Iles accormid 4 Lin pa)=W, al sra g&b5edmer6 and Lha saeu
6 J10A tft"Vir, atop, due- WI'vUFAS. magapvra bvwOa•y 2411
.W:"d w y, Ik vV&Dor6 It overdo `M power A Rafe as W. At In
AGA Asm Hla TTw pcy ivs2o q did wew. is U S. Bonk Trust"
brrW A&wvxM% rat n la adradf:a capaaly hd w-0P1' a7 Cebnla9
meet add tLS. Snas N6icnal g9apWtidn, rrA ii dA-rtdrhduAl uP>tda'
bwsor7 Ae CaTamat.b GQ.m+rxvN $C-2S715- 224.10H
Fd1 74H8 $1Ate.laat i3oUlrratd .dal IAA' PLLC.4 . 234�li•
reDlW. TElEREPORE, Wdeen E :.ssua1 . PLL.0 . 1¢ 4d.Ir41' i-Frp
d b Yr W4t W MAt a rr4ad 4A07, wtAtwolsp 9..3019, al aand at -out 100 AM nM ate
ar
V
Wja1L CaAoy Lbs4:l Tux- L.C➢ Ruhr. xSI . ofar 4r are aemaN
fjfadL��•r vr�rcre rrC dova, day"&ftTFP,-
tiaxwHthma WV.xd Jilin'nmr'N, wiO P'oL �7r LeJ]mai
otaa, fbbaa y kl Maas CC�.•lty, k•s s,ts, w Ddntg rrre parbgEary
Oicig. or r foM.1s rH 9H PLTIA Negras :.door n Pa cNr d U111'
FWdt PtrIa4K Ccwrb'.ktansa t.1ve 5YPRefaykn..r. a= 3assal to
ollya. Urdo RR* AR :12a5 Tiis tale a soli; � m al vftls Naen
on a.-rr app-ati tvxJ. WL rr aopad I7 i. asy Ft -air • ar[-
ana¢xe3 T.l.a celbarA kin MalArybe 4pN.vk-y Y.azi'.r
o-' ', -- Jrry 6M.WMwitil av 1• vnre u bdma. m,
mG' :Yna a ortnPrbnrlcQa as NaE A4lrry prLYty G:o-d b, a f7 o
77WW;I W m 4rj rrarw 111111 as 1=7AN RW47 or Ina r'we migYtt
Bsliam. The tale how R WWO n Caw Madoa coy be'Mw'tied ar
Oro T1la VA kraor.vd to Agman 1l-day d W Sale na'o%v mA
tow r4 plGd Darin vaittaw yJtba P-0wo t wpm
A asr bnte end Fb1tt fOr,tha ark eat YrTK lMREESESE 1dE SALE GF
PROPERFT WALL �At1CT10F�O RVE Tt'!F 7EAA6
SALEME CABN TR8 DAYOF SALE 19SA Ma 132IM WILSON a
5DOIATES. PLLC f57s IAerN Cron. Saba 11220061, P&I. Ah
OF
me Ca�bOfa b
v as Trw w..
dabhohb
o9Mr W fl¢ utlbkr prypar., ft-At or .'tUpfgp5 N die ta)�'M bade+
W. ari'. I'Av fpm Yw UdWAry' fghl a ril roo6ar6 honkWW. donor,
and aA aft. crrrn, tau -'hm so rrditeid M alai nxdg.>yv,
raft pvp ytbq.41 wave sn,drd nPtmds Cpry„yrsraux. and
bong ma.o pffba4 rl'1 &ascr m Wow Lot 172. G•emxuoG Aoea
Suhdrcai¢q Phase 0- s Adam III Chyd Lml Afati-1 ,itei Casty.
A*Voan Wag mnmo„jr lcn , as 20 Oft Lana. llda ROC"', AN
12204 Tka s,,, a Roled110A natant Daimon arty •tt➢tdad
pWk my Xpw urvy: apenS=. ocrvcr tL eaye6w&, x wimck
Des ow mar be .ppb.,*k. ¢ry r:m Jim 01 -I-V� d -9
a1 ereamd f�cof 156"s; in ft-aPOW mid s1RMtkr Bed
N wourRb wh0y d tra P'wrFm -*I &Kicay.TrA aim lrid pun+.
attl tr lea ay.' Pwy by ras A orl, Lao 11 "Irv
b afy. Goo o � i teaered N
ranfAr P+4 •rgxtersquze.-.Xa Mfw Nine and � Ruda Ui`e
Alt fart,above. THE SALE OfT HS PROPERTY WNLLSEAIICTi ED
WITH RESERVE THE TEE RMS OFSALE ARE CAtSEI THEMYOF SALE
W&A No. a0Fi84 WUON •S ASSOCIATES, P,LLG 1S21 Harp D[Ae,
Stsm D-220 Lr%e Rxk kbs* AA MI oACT-aq ZnE=.wlrE.
NOTICE OF DEFAULT AND RT23MON TO SELL YOU MAY LOSE
YOUR PROPERTY IF YOU 00 NOT TAKE IMMEDIATE ACTION. IF
YOUR PROPERTY IS SOLD. YOU WILL ASIAIN LIABLE FOR ANY
omcooCY Y1nCH THEM EXISTS AND AN ACTION FOR COLLEA
nW MAY BE HROULIIT AGAINST YOU, THS S AN ARENPT To
COLLECT A DEBT AND ANY INFORMATION OBTAR:EP W01 BE
usio FOR$UCH PLWP05E Tits V adman P-"td Ey. WNSOrd S
ASSOPIA PS. PLLC. 1$2t item? DFLay, Shady D•220 U 11,Ar-
kaf F 72e11 Emil at?g?aS VAREAFAS• on LLry 5. M. Bffxea A
C•aacsf wta'ia'1. sa .x1yy I <�trta6e.H o� "YN MAUI p•9periy tE eml:
dem la SPAymgan ;r,- &i'tc NA: Aid wl-IEricrLrr, d nsasl•
tPefAAaedrfy:amtwd Jnw g :om8, Domr.Krd Ha. 2dC80E8s86,[v1d
t}epaprdpd On far.em$a 5. iD15, DapT. ant! Ha 2d150ID187 In dIa
and reo0�• d PL4r�} �61y' AAytsas, an! W iE REAS detF4
tueah^tFsad In Ltia psyrfeam Sae ndlftdr o; and ae sanw s Nw,
:arehya- MI* due. WHEREAS, m74a,. rs of bmKcaryraaatx.+okd
wfh Ira aulldtlrnablae•Pa dM paMJkSaMm BYl Ran aIAGV RIF
so1la TFa Nay Ndid'ttg aid attic. I;PWxgb Chtx Sa*r416yo
A:a0.77aaH.34lS Vahn Dmre . COWbu: ON 43210 . (OBE) Sao-005
Jai.. THEREFORE, Wevt A ter, PLL C, ac AWrnayrt-Fir"
amTMF"- by demo a d'apaww. ally.-rd;, 'IpaY•rJceo nwdrl
p0eea IL wA, art dmeah 3. 2D16. 4 of about Y90P 1me Fcd is
C4"q Obbraoa LnLY A'tfA. arkaesa , d1-- Yi stir cttttMt )evNwy
1lueia►faKdaWbfd 50 lr•e W"I: wNtraal, 11"!f m-re da!Wbry
ehpa namrow. Wft'rad ds ' rrA at- orim vAvtFbtrn Mips
aticApreffi, aaitadst CA rc v. said pop" beesr-4 alOrM sly
mad Err F9faoj Ccwvy. Arwn And b.ttg raid puIta-4 •fJ d[wrA*d
0, kRcw:The b0mi-j Wr lying In tra ikrca2d Piicd&dS"d
AIIosIM ww to eA Saaor.'E'. DWPX 7Vua ." C fr,
A.A105nMaocertmmS kv. ra:4a103FwcaceCara.Lleie
AR 7=011iib AatM ♦ b i 1 mAlsa rr¢.n on ti ap➢EcatMM tar
sovaed P1d• 1W 1o;1W tA1ac. I r Z1W=" enaw.i.ede. a
safhael: laid that map be appTcab;e, any ce ary rSais d'abdR1P'A^
01 La, goaelmterlLlr apenvl•. orb u federal; aU' Pda W% m er¢am
brsxadsa 1Marry pratxyats>:W by!! fo'satr 441? W10 Nynv.+n
dmca6 o:i=ta amryd fa: acmrc'1 m'r,Md'e4Wx:Tha aainerdN
Mfidio NTH ltdMc'a Aral be d'XYrdrd AlgAyw Tbarghl YlC.r.Sd 10
a7pa .. !w dr{ d Ne sak b a-v9r1 pvj. Ji m and pISMa omtYn .nnuV-
IutOiN puafoIDOr4 �qx A-aytw'1teDldor Ufa 6" Way ON* far Six ark
u.*r:tt Abom.TNE 5+4E OFTHSPRCF- YW1LL0EAUGTioNEo
WITH FEESERWE TETSME 0FSALEAAEUM THE DAY OFEALE
W&A Na. 11T2➢1 WLS014 a ASBOCLITES, PLLC..42T 940 Orr -
SticD74IAWRNakkkAnP>;a *211 DRT4/SRIta2rr9.>fIYB
NOTICE of DEFAULT AND VaErMN To SELL YOU WAY LOIHE
YOUR PROPEI'1V T YOU DO NOT TAKE I MMATE ACTION. IF
rygrtr�Tted YOUR PROPERTY S SDLD, YOU WELL REMAIN LIABLE FOR ANY
TFRS DEFICIENCY WHICH THEN E1UM AIM AN ACMI M COLLEC-
TTOH IDLY BE BROUGHT AGAFHST YOU. THIS IS AN ATW APT TO
COLLECT A DEBT AND ANY HrFoRNATIDN ORAIWIM 1NOLL BE
.may USED FOR Sl3CH PURPOSE Tic-osharaon PMP41d DT 'MUSON
12th Street Core Plan Rezoning
Rezona to
Urban Use
(UU)
Rezuneto
Residential Low
Density (R-4A)
Rezone to
Urban Use
(UU)
Rezone to
Residential Low
Density (R-4A)
AFIERM said ;tte VEN **d* ractordw a'"tz' IPM. Doomlmn I
Y0, 9B B3A6 iM1 Iai nil rfaddp a! FuILWi Cauay, AlaAPeas- t
ad WHEREAS. 6AA No downed h fan paY,.em or said rx%blod• t
ri4ApSIM ar.esm., vreofpte.lalF/dW.'h'HEAEAS !
F aatsallfarY .m aafRPLad wiPl !p .Vtnlm•JDC 1' arata,5a Din W'aPt
A able air rat- to n 1CA 41RA&IM The ➢wry 1- rrng Ihi adicn a t
AftFApo aAAL NA NA $Ohara. ao Aan[d eat24715
P% 2WOM/NOW, TIEREVW. WrBx 1 A nalaq PLLC.0 1
4LYon-4FlG or ad Tng4ee-by W10s 01V y.'wor. Lary. WA aJipt'��rr
aW.dto aid tpoA$ Ask W dauah k MIG,.t at abovlSpb
PIA A: ft Pute6fa coaroy coamh7 f, Leak Auk k4-05,dw L'Y WA
xiBIIt ptopady 1,001016x ameld to yJ wow W is v caltl. bra
hwt 4e rlptd d.'dwpvlN%rverxAmgD 6:r Lid as O'b"
pmnPSon� ue w „ 's "*Md in Yt¢ row. riY Pnv"
pe1A;4tydy deelbribd 1e bilm tat A.idRcn $00 It.
MDOdBUeon Cew, UItlaUIUO ROAM, IlR Y?30i'4'l% d %1.7prt to
at -made,, rrsrarl on APy AppPCAble-wx*d on aq tKtPad ta10s, ant'
t.aafcaru msfnarAs,.AM4uarth. a sFinad Inn D,xtray to amBr+ma.
��11yy saluosy 4* d udanpllon d of Dt1` •y aod�S UM or
7ldlrM. ant' P'W I.Ma vcwb nu•E" will mjr}'.�tl0i'411 0AW 4a bi4:a iUld. �ld.'A Y �[Falpr dtii it aCC%i'r 14T�y 01 �iP gBT,1ibe
MVA . TAM 00 beta WWAM b M Hair may ba raoae"a1
art tiara Ts IV" x wwd n -thaw rho day d pia sab b &'Do [
drat hand eta P60 oarlan -OW kdw Plkatklt opus arcK+.vtO-
marA al.Ite RmM UK! pp��aaoa fa fro aalc eat Earth above THE SALE OF
OPE THts PRRTY WIL1 eE AirWRISD WITH RESEYNE THE TERMS
OF.' EAAECAUHPrff OAY'0FSAEE. W&ANm31102WIESGf16
45 MES.F.LLC Wt Me-ADI M,SINGD�MDU`114App.Arks-
ids Toil nFIAT292A10Z73 yIM
NOTCE OF DEFAULT AND WtENTOR TO SELL YOU MAY LOSE
YOUR PROPERTY IF YOU Do VDT TAKE IMMEDIATE ACTION. lF
YOUR PROPERTY IS 9DLD, YOU PALL RSHAI[ LIABLE FOR ANY
DEFICIENCY WHECM THEN EXISTS AND All ACTION FOR COLLEC•
TION MAY BE BROUGHT A11AtN5Y YOU. TH IS.ta AN ATTEMPT TO
COLLECT A DEBT AND ANY INFORMATION *=RED WILL He
tWED FOR SUCH PURPOSE. Iris anwwrr0 Priepoid W, WILSO:H A
ASSOCIATK PLLC. 1521 LkrfM DMOLSIP' S D-M Los! Fmdr. AA W
ids-,M7 (Sol)2iORNO MIEFIEA5, on OrMgh r 10,2005, Robert
MIA. 'k wild e..*WA tHah w9osd a Was*aablr.�u Dan*ys
omwmxwand WHEREAS, Mad tabu. maids 4*rf e
,WvaMY S, i/LPrA DaMUmMILNR, MleywltoM%t F@xShc
a P•�uat CaKsa: AAanea: and YRIEAEILS, dar.ra Eau xn><rsd n tiro
pgtoartc0v&dk,*; &*,*,with- same m WK tq O-M..
WH�RE0.S �i1BMa tat bever avY rift aaCOW i� To wndb' 0
4 boraw du qa r or zah s1 wl kr a ACA ¢711-60,103. The Way
thk aQm k WWM F.V S ak NA.3sfb SkL10. B7AMzrd
Pas SC?gTl9 . r{�:a123A.gg1 NSW. 1flERE WHW L
AsSaddes. P.LLC.. M att♦aray4P•FAd of m Ittatae by wa,e d na
➢o'AF. dte:1G yid ttbbtLy a''wd Ian s'A attpMead t¢an 4 c. Mw-h
0.101A ai W about3dru 'HE a: C,a Pulodd Can*Caurrtaer, U
Nods. At"a odor Aar sale a:•Wpro�or1y j*mAdly ditenied m
eta Ighea bddv Hat vs., b.e lion Waateb,'Luy"m tPUTOw
=AolalmaalTirL downs wand N o9aet e'a¢yEdr13 tdsdt A.r eq[HS( Naha
a1CWRblh�geydm o, f><A%to dotut*0aa,*ad.n Pr Ai Calms
I'. anaaa od babyrotaptd City
Hl hi tLrxyoUwc LA sat -Day
lm. . t & Sam
irk Cry d H CII& RIti k ft*AR 1 caMwNy
Mrarsr tl SBi2 NbdO Rd'•A. KotD• Limo Rad4 RR 7211E Oars TIiia
Maio Ho air dED as swain -a SIC a Mx i R*L-Ab6 - Nx ILI-any
W*,4 tsars- any raMh C" vMW. M%' eA9cn bk u wro" kiss 7a1
,M be ap*A* an f xniorf n(-ft or rada'npW tt & MAY 3c-T¢xe1•al
4gewK . -:am, x bdaral. WV raCr ern V WIOPQ 'tots as 14 as av
Wfio* r Ir4d by A 5x0 SL19: erq to avy WEIR MW in raalfue ar
•ray;F4 pxfNnmreyrn*V.IiW TLA1: C told FAtt=VIE b NIP Nati:a
�ar tit Do
wvti6 m ary'a.+M A PAM cwtaatrsrad r a_tv a Fx e'za' •J
bna twee w arch- dry. UA and pax acv i mhe u . W p.M ba vi.
THE Aendrttta TH$ Sw P and pie.. for Arai Nall sat 1 A RE -
THE SALE Of TH15 H>7mPErrrY WILL BE ALIL7gN�0. hTH RE
-
No. YBE LSOH 9L F SAL£ ARE CART 1: *21 Mw- D,k WAA
tEo.251k39 WAl$:MI RA.SSfOCNT=-S. PLLC t52s k!HM O.- Stew
V-M Lhk Ray, Ar+.4Me 7271' OR1 rq'g-7i1ap15. Anc
N07iCE OF DEFAULT AND INTENTION 10 SELL YOU WAY'
YOUR PROPERTY IF YOU 00 NOT TALE IMMEDIATE ACTION. E
YOUR PROPERTY IS SOLD, YOU WILL AEAUM UABLE FOR ANY
DEFICIENCY WHICH TsiTH EXISTS AND AN ACTION FOR CLtLEC,
TION VAY BE EIROUGHT AGAINST YO11 TkI9 LS AN ATTEMPT TO
COLLECT A DEar AM ANY INFpRNABON OBTAINED WU 8£
USED FOR SUCH PURPOSE Ta HnsirAMet! F.abwed by, Wum a
ASSDWIFES, P.I.I.C. i51:! MVTA Or---- SUM 0-220 Lidt Root AF•
1yrz 722s r 01$ kw3W WFIEHEAS• w Jay 79 2005, Yaaray K
W'. ".R.ar E 1@a * 0x" e A wG]A, "Rum"
ery� -
tin ppp"R 5'*W dAecebaN b V&% FArsp SEA k NA I w. ' WHEHE•
AS. ,aid ishrm ro .as 4* Tc -Mod AL7a 9 9. 200E. DOt5-M4 No,
20SWEI5EM. 11 VIA sSM MLO mc➢rda all RtAmi Cary, A-t owas: and
Wf}3 OM di'#A Fad occ Trod w 0ae Pr,tncr3 or tad -W odlhW,
4N dw sane ■ wfR dworcm araotl day :47 R5. .jsae. a
baxlk," teal tr MIZI Wih tte MMW-a m+oxraM ebb pater $39e
asBethatLSADAII&Fi1•IDh11ec-v' smg tiESdidawaitiMUS-SxA
NOTICE OF PUBLIC HEARING
On March 10. 2016, a< 4:00 in Abe Chamber of the Board of Dir-ors of the City of Little Rock -
Second Floor, City Hal, at 500 War MAaidram St, pawmr m the Ptovuien of Chapter 36 of the
Code of Urdinances. the Link Hoek Matting Cadehako will O.td a 01blic hearing on the
fouath.owftsprmw
1. Z4115 • Aty a 4.Kalacd ab Black 1.1 Ads 1-6. Bktek }- ail. Block 4, IrMs I-& Block D. Lots
7.12. Block 14. Loa 7.11- A" I5. Lau 9-12. FHN-,R I& Ia T• i; Face Hlll Additico: and
Block I. L,ob 1-6. M4} AdWvc, 4pd Brock 4. All, Jw .Wdr-tor:,- wand Slcok 1. Lw IS.
BIR_E3 :.S. .11. Slack 5. Lan I!5 BIoLL a, L.oa 1-6, Bloe'L 7. L.on IA WA. W¢Dheds
{edition Little Rock, N4,ka C*mtE,, .Arknnak Gott -rR3" Single Fanny. "RA" Two Family.
-"- Urbat BnidemiaL "O-i CNaaanl OM_. ^0" Ctc..l Corrm tc -Kit Pkuuacd
Commercial District- -PDO" Planned District Office, and "POD" Plaruted Office District to
"UU'-. Urban Use; AND an area described as Block I, Lou 7-12, Block all. Nay Addition:
and Blocks I and 2, all. Jansen Addition; and Block 1, all, Necklets Subdivision of Block 3,
Jansen Addition: and Block I, Lots 7-12, Block 2, Lots 7-12, Block 4, Lots 7-12 Block 5, all.
Block 7-10. 1_'' all; Block 13, Lots lfi, Block 14. Lots 1S, Block 15, Lots 1-6, Block 16. Lots
I-5, Forest Hill Addition. Little RoeT4 NEo*i Cvuhrj, AILaDga: from "R3" $leg Family,
"R4" Two Family, POTS "Planned CammcM] DWAi¢r",'01' Cklkl Office, -Or General
❑ff 1u -R.4A-. Lot Dmetty Rcaidemial.
1 Y-89s-2-A • nth and Ccdm Pat414t CoMiRmat Use Permh, fTAta 1. 2. 10, 11, and 1i,
81od S. WA. Wanhen'e AAcritim) loeaeed in the L:100 block of CaLa Street
3. Zr:395-B - 4118 West 1 Ith Streit Conditional Use Permit (Lot 11. Block 1, Heeklets Addition
OrBlmck T, ja - Addition) loured at 41 IS West 1Ith SmeeL
4.7,23i1YA - 111W1rwi-,Cp 4oral Vse P*Mk (Lot 12, BURk I, Necklets Addition of Block 3,
Jansen Addition) located st 4124 West I Ith Street-
S. Amendment of Chapter 36 of the Code of Ordinances (Zoning Ordinance) to odd the "Cedar
Pine OvmIav" to Article V as "Division 16" for the area bounded by Interstate 630, 14th street,
Maple Street and Lewis Saml/Bishop Warren Drive,
The area of affected propemr is subject to devease, and the proposed new classifiarions are subject
to a more restricted classification.
For ptepwns wtima r ,un ft ft ftcp L the Land Use Pbw kr sucb prop¢rties will be rt tawvd
by eAe Plaaliog siaNT. end 1NY pngwxa luod rase modification ar�1 d rssun n a plan arvmdmenr far
ab s)re a aide gveora I uea
All buesem.a PPrdcs rsay apprae and Lae heard at s.Id time and place. The 1pplicatim arter [ itu
patmeM dal..la Opera MCI -a-ilalalc fof boPK no in 04 4epnlment of PWuHIraS wad 13-49pruo(.
77.3 West Markham, Little Rock, Atlansu.
All interested parties are invited to miew We application in said office and discuss the dc-1. with
the Zoning and Code En memem Admioisoe .
GrVEN UNDER MY HAND THUS 8TH DAY OF FEBRUARY'_016
Walter hfalone, AICP
Planning Manager
Depetunent of Planning and D-lopmerm
rid srl�ndeedln dhd WPow.d etpm 4.dL M March El, 7715, at W
IIN4l1MWWltdrPld4VCvu*CC 1MM.LT.'a RCL} ;rYaraxi.
lore Ear Silly -plan Poorly hiatimmir tleeated W Oc'suet blider
r rd•, kt Con doe dmamy AJ11 or red pow. mm-est-d- dodo'.
ea d ofnr am"PS= w:A an mpresdf aktid
',ad y bag Iran aSrsY: Wltt!ad a PulaSfu
ad bwq m, p�3' OceHAd a'akm La 2R Oak Shadows
dbdlgrml PUWEl CoaMA, Rt4�], Mw P3^.1NgAFj' irm ir. 1120
)0Y $11adw Wm Skdravdl AN 702M• 5S2 TKa sea Is RAW m
f61c Mt cmoanh dxrtm:[ Lr%dJW-' tnaafW Gybe 80AMI O:
Bee[ atm"WrIlarwout n M-e= NVOW7C tloi by
t Sawa rF(q Bad 10 Aw rt4111, D•at art rA-ww vxm Cl t!r plecreM
-rigid 9xlob. The ¢W IK'W oa•3ts-d 7o pie flood lily be-ocilo7 61
uty W ih. tp#e rteer.W 10 .hour. ak day 0! fa WTI a: mnxAr
INY s W4 plbx chair dkw N10u.* Ftwicum . Pan Wruutxc"
mend w try beta pld dam Ar the Uja W brlh abm4_ THE SALE OF
firs PROPERTY YALI BE AUCTIONED MYTH PE.ERVE. WTEREUS
DFSAWARECASHTHEDAYOFSALE WAAN0.3mdt EIMSONA
AS.SOG1ATS,--PLC 1W Movil VA- 9-y*O-M1Af0RodLAtat-
s a 72211 DR4T.y49fI(I20, Hi15
IN YHE cmrr COURT OF PULASKI COUNTY, ARKAHSAS PRO.
BATE DIVISION IN THE HATTER OF THE ESTATE OF MARTHA MA-
RE ADCOCK, 05CEASED No, %FR I&I23 NOTICE LAST KNM"
AODAESS OF DECCPENI' 9 Urn DrIm LMk Rock. AAAnsaa
nM DATE OF OFATR: ApA M 2015 A6 ONIMI V CIANG Apr? 14,
70P7 tray un.linuory 2D, 201a admllxd b probpfe trs d1a ly7 Vyal d
D4 84mwWNW dKOCIVIL and V& INVE154-41 taM brna appaflAW
Pvm* R4ptt lbty farassdo Amn1¢d dfr FOIN a or 00 YN
anbe adad0d-i by MJ aPacatr4 talai-p '"by b..M
that
Imsir xy b®nNm h ea• exaaf. Tblr 9*4 Nat PDbfev:!
W THE CIRCUIT COURT OF PULASKI COUNTY. ARKAHSAS PRO-
BATE DTYMatOH Ill THE MATTER OF THE ESTATE OF EVALEHA F.
B%W-q% DECEASED Coo No, GO PR•54W NOTICE Lad Lnam1
Addma of daccda A: 5 WtKaV Coun, LH11e Ruck Arkarwsa OulO of
Ooilh: oCtoht'[ 7s. 7915 A , svaivrred Owl lh Icy A, 3m wac Cn
L}r ftw 11 7015. 1 r.-rW " wtdE as to Lot Wig W 74 ibm
nomad deade-J, aid ar h7 been 4p*h d NrAnd
RaAtaaM'tta'Ae lvesl6x A domes! d Try Debate d Te LWa ran be
Altered ayy by A p�n wthcn to Ems Lro'aa0t'd by Ern AA Pet -
we hErAng dame a*W dw 04dx rw tl1a17Y1 irQM"%W'Sod, In
va d IN. Wk..
..dti1 eo 10 De som bin wM time a die fins pt01e•*
lam 5 h f+e aab;r. Y1m n-dca pubAshed I[r gjsQvkd It" rx.yry'
20s0 Thmras Turd Swung Roltawboaaa a ma EMW rI Erato F�
Suw4. Do mod Po'.'•a, red bf BAD, Sclautm6 Lary 2311 IDeCAY e,
Sla 330Udla RaduAP. Mn Te"h(MMI)$3T•ll0e Frs 410 i501}
s37.1001 gtMIfiO3 ba-ar i.a,pxrt J G T»rrlr SehtfM x50'W; d Lan
Air. Bar No 831% D512TMA,7316n6
HE THE CIRCUIT COURT OF PULASK1 COUNTY. ABRAMS PRO -
SATE DMSICH SRO DRdGiON IN THE NATTER OF THE ESTATE OF
INU WATSON, DECEASED CASE No- S0PR•15"109d NOTICE URI
kmoen add= m deacdo-t S Aedlial CTrye, LI1d¢ FACX L& b0u
72210 Bavof Death: SAPlumbor a, WE$rk i.5•:rnN das! at-, 7p
20s5 a= rd619n Doorbc<'a L'C1!, ArJ a51, Qni)xaL-breach
Last W4 e• dae Abet =tied fto- O U Aid 21, a,cderAgotd r bail
vi:oct[w tv alecasaor Pox rrd RSpsts�:A" t-�Ww 4v xaotnme
.ry"ptONa`b of't%Wci can 14 Greer! cc`: 1,y fw4 a PCwsr' nmth:. fe
D& mowed by tav A! Permm CP.:. •. r : Agdnr Dr 6mm Mkol
adAea7Mm, airy •aYaS. �ft0 aar:> •. ..rHu qn (6)[nrrtifeH hot..
Uvol laLrx PAW*IIvn oe-^.. �•��cy dad be ulwx barlvd
otad V':AAW lava- ray be.l... Tf:. ro6aa hC C daed
de 4Nr dayd FANwY..'"- 1EaocrAK PREPARED
BY. ww-* t K Sban Mom'+ 1r.. =n : tam r. PLLC 26m Lat� Lilly
RNA Arowoonall pq 37642321p "o (501F376-7047M*X-
IN TK CMUII COUNT OF PULASKI COUNTY, ARKANSAS PRO•
BRYE- 1TBI OCABDN IN TBE MATTER OF THE ESTATE OF CYNTHIA
[C TW ELOYCE CAUMLL DECEASED HIM fAP1NblSr Lad
60" AII&M d deadart: elmwa [Cr• 1 Om'� G+nPb�
. ldrrlld ..' OrNa =,- are Rock Arkantaa T2ite Dale N
on W"-y iES• 2015L :dtrMkd
e+fYe 1kat W be t my . +'h -f"A b dr
dNa adTAM TbartcQoakaf P.AL'pdd did TPVW b . HY0 M I
�bMS P.•GP Wan. En
Spit No-1by.HY06tr t
FL PLLC Pltlp Mua:, EL4. Rek BY Ha-8&7$ Eft rsO,
Est .1lE Scrka 8±-7422p01DI_+.ietN ldtia Rdok ArWnHAe 7e
97681?Z Agar Sxm. Personal Aap[aiin4nsr• DR2T,7%
W THE CIRCUIT COURT OF PULASKI COUNTY, ARKANSAS PRO'
gAf 61WSi0R IN TWEE UIATYM OF TTE ESTATE OK AUGUST OEM
JOKES, DECEASED PR. HD,-DOPR•11F2351 NOTICE OF OPENING OF
ESTATE AND RUHG ELF CLADAB Laos kmsrm 4ddrm: 2C&MNMRlt
Rt, UDIe Rack 0 72227 Data of oaaib: Juror td. 2015 The under-
signed tali rppakdoa Atlrmncedm d Ore estate d the abase decedem
Ana RCeuifarye 31rd of DgCertee;.?OIS A}PVWf641a. Vcram%
r9d1A rid u42* rnr. xslpY.r IN-. otry'-L k n fa 01*M746
.,Kfl yx lab mtortvu bona dta oe t W 1Nt lost pah5coran d Ilia ro5u •ar
7ary ehs7 br rox,e[mmed One pecS.Yd eorc 4ry terrGe k•-r antes.
TI b p04oP `[d p4 0nd!he 9%JT'vf E'eatt„r F 20113 X mG. be:
FAr>tashakr Far pv of A l,& Dann Ja et• il" I.A Fern
Pp Bat e,%tF Aaan.]y- AN 727M BRTT2F1 VIVP&
THE DISTRICT COURT OF PULASKI COUNTY, ARKANSAS DIS-
COVM BANK. PONTIFF lR. CASE HO. PW,',1&120 A.ShLfY L
TREADWAY. oremAon WARNIM ORDER Tl.e Orend-K 441LPY
L TREADWFY A hKOtl wwwd to BMW m=. Cafl WAN" t.." 9a)
d*Y'J hGm db rW@ of Tyra plhAcada *this pas[ ad alawv V far
pads Dad A2ararIc by dap P4rdg.. J:,A Ob9e a -AM .aal-rear
M ray PM dare rat( reux n W v*7 a4 p4me[J W debam owurt you
cr Otheraae lot you lmn a try detrrsr Eau lav0.
VR{h'ESS arytiltld wrD adL u c�re �scrcat.Lda11L.A�u
ODVP,, Slack dArlm a Ore 2M
G�LETei5teBsg2W9ddtaaAof Jaatanr2Ppr45 DPM.O.RM
:dnd.NWb-o7O-06O4034110 CePT49 2lnt6
W THE CULCUR COURT OF PULA31L1 COUNTY. ARKANSAS RRH UH
WIS.ON WAi M L NIFFSTURAN REYDCABLE TRUST (As Nvmoed
and Rt>:-f*by Aid ihrwgr.uSooa.Peot Tnraa e, RAM E. Kb"& pr
AM AM E 10S�FSraB�IfLAR RkWOCABIE TRUST, [ae Amv*d and
tTesyla� Dr aAd CEHI Frusta, Ruth E 4fWKLd v. PLAINTIFFS
Y. HD,: %EBB w RAL PROPERTY MANAGEMIDIT. WC.:
and d Pat•Arta or arltid 1hd may daiPr aw WAIN n a. 10271 Ana
tralcl at pmpcor boo 4t ar P..WaM NYf I NE 1r 4 SiHiEw 9,
Towndyp 1 SmAIS `1ae4e 1311k# n PoLSM OWM. C hawdAk MEN --
DINTS. WARNING ORDER Delandanl C.ItcA INOW., AkrapnrnL
tat. a Ade6y vamxd b a3}er. L0 3fGYea ft WaJ6..ad Complain wd
PwbonlorQ,,p Td►d Na Pbietatlp kere�- led- dirt? OM dIkA: a 0)
ap ow in en Comwaan d Uwe Htat 9xy S McGoom4 atilt off buled
In Rope 240 01 th.- Pul%kr CDuNataa it AM VA st Marktu" e1
LAda Rods. a•",oj5as w to 7TH dry of Apok 2016. brimli5 it El=
am b asset Wv novel in dad.MAN Prop4my boned M. PtAk-(kuA7,
AAnaaaa.PA1 N :ran Factional NW s N W tl{ Sxdm % imrnI* 1
SwdL FAII 18 Wd� PWsL. Cct AaursarA mate pmkL y da
scribed air. Svift .t a^ Nvtmt at Camera eau Ftwitorar NAY 14 NE
Continued on page 21
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
,�lt5 S r 1111 r r 1r"
t�•cIRU''
- IIIIIIIIIIIIIIIIIIIIIIII 2016030093
a _ IIIIIIIIIIIIIIII
PRESENTED: 05-18-2016 12:25:34 PM RECORDED: 05.16-2016 12:34:10 PM
,n In Official Records of Larry Crane Circuit/County Clerk
Ln
. _ ORDINANCE NO. Mp3gl co, AR FEE $20.00
VrI
AN �4� I NCE RECLASSIFYING PROPERTY LOCATED IN THE
CITY OF LITTLE ROCK, ARKANSAS, AMENDING THE OFFICIAL
ZONING MAP OF THE CITY OF LITTLE ROCK, ARKANSAS; AND
FOR OTHER PURPOSES.
BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF LITTLE ROCK,
ARKANSAS.
Section 1. That the zone classification of the following property be and is hereby changed as
indicated:
Z-9118: Described as Block 1; Lots 1-6, Block 3 all, Block 4; Lots 1-6, Block 13;
Lots 7-12, Block 14; Lots 7-12, Block 15; Lots 9-12, Block 16; Lots 7-12 Forest Hill
Addition; and Block 1 all Mays Addition; and Block 4 all Jansen Addition; and
Block 1; Lots 1-6, Blocks 2-4 all, Block 5; Lots 1-6, Block 6; Lots 1-6, Block 7; Lots
1-6 W.B. Worthen's Addition to Little Rock, Pulaski County, Arkansas, from R-3,
Single -Family District, R-4, Two -Family District, R-5, Urban Residential District,
0-3, General Office District, C-3, General Commercial District, PCD, Planned
Commercial District, PDO, Planned District - Office and POD, Planned Office
District, to UU, Urban Use District.
AND
Described as Block 2 all Mays Addition; and Blocks 1 & 2 all Jansen Addition; and
Block 1 all Heckler's Subdivision of Block 3 Jansen Addition; and Block 1; Lots 7-
12, Block 5; Lots 7-12, Block 6; Lots 7-12, Block 7; Lots 7-12, Block 8 all W.B.
Worthen's Addition; and Block 1; Lots 7-12, Block 2; Lots 7-12, Block 4; Lots 7-12,
Block 5 all, Block 7-12 all; Block 13; Lots 1-6, Block 14; Lots 1-6, Block 15; Lots 1-6,
Block 16; Lots 1-5 Forest Hill Addition to Little Rock, Pulaski County, Arkansas,
from R-3, Single -Family District, R-4, Two -Family District, PCD, Planned
Commercial District, 0-1, Quiet Office District, 0-3, General Office District, to R-
4A, Low Density Residential District.
Section 2. That the map referred to in Chapter 36 of the Code of Ordinances of the City of Little
Rock and designated district map be and is hereby amended to the extent and in the respects necessary to
affect and designate the changes provided for in Section 1 hereof.
[Page 1 of 21
1 Section 3. That the ordinance shall take effect and be in full force thirty (30) days after the date of its
2 passage and approval.
3 Section 4. Severability. In the event any title, section, paragraph, item, sentence, clause, phrase, or
4 word of this ordinance is declared or adjudged to be invalid or unconstitutional, such declaration or
5 adjudication shall not affect the remaining portions of the ordinance which shall remain in full force and
6 effect as if the portion so declared or adjudged invalid or unconstitutional was not originally a part of the
7 ordinance.
8 Section 5: Repealer. All laws, ordinances, resolutions, or parts of the same, that are inconsistent
9 with the provisions of this ordinance are hereby repealed to the extent of such inconsistency.
10 PASSED: May 17, 2016
11 AT APPROVED:
12
13
14 u n La gl , City Clerk Mark Stodola, Mayer
15 APP D AS TO LEGAL FORM:
16 .
17�
18 Thomas M. Carpenter, City Attorney
19 //
20 //
21 //
22 //
23 //
24 //
25 //
26 //
27 //
28 //
29 //
30 //
31 //
32 //
33
34
35 //
?ZO'A. T?3,ctq, 01,03, Cb. P0A,Ge n
-ry U 0 ?s- Qy N
Page 2of2
ken, — AVpejr� 7q r4
M
PRd
R6
M,
I
T
wIkNIDrisDiD lZOW91.4ZAID !]1.01
I
2 f� Cot,NTi,
�'r•rfirHi•r�,
3 AN ORDINANCE TO
111111111INI�ll l�lllll1111111111111 2016030092
PRESENTED 05 I8-2016 12 25 34 PM RECORDED 05 15-2016 12 34 18 PM
ORDINANCE NO. Iq Official Records of Larry Crane Circuiucounty Clerk
PU ASKI CO. AR FEE $435M
AMEND THE LITTLE ROCK ZONING
4 ORDINANCE (CHAPTER 36 OF THE CODE OF ORDINANCES) TO
5 ADD THE. CEDAR/PINE STREET OVERLAY DISTRICT, AND FOR
6 OTHER PURPOSES.
7
8 WHEREAS, the City of Little Rock has reviewed the zoning pattern and development pattern of the
9 12"' Street — Pine/Cedar Street area and believes a new zoning pattern would be beneficial for the
10 development and redevelopment of that area; and,
1 I WHEREAS, the Design Overlay District process has been developed in part `To encourage the
12 redevelopment of an area consistent with a particular design theme'; and,
13 WHEREAS, the Jump Start initiative consultant team created a plan and implementation tool for
14 redevelopment of the Cedar Pine area at 12" Street through a comprehensive community process; and,
15 WHEREAS, the Little Rock Planning Commission has reviewed the proposed Cedar/Pine Street
16 Overlay and now recommends it for adoption.
17 NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY
18 OF LITTLE ROCK.
19 SECTION 1. The following is added to the Zoning Ordinance, Chapter 36, in Article V, District
20 Regulations: `Division 16: Cedar/Pine Street Overlay'.
21 SECTION 2. Section 36.434.43 Purpose and Intent. The purpose of the Pine/Cedar Street
22 Overlay is to implement the vision for a more walkable, vibrant Pine/Cedar Street Area with a mix of
23 uses by: Coordinating public and private investments for the greatest effect; providing better pedestrian
24 connectivity; and Creating equitable, sustainable, and affordable development options. The goal is to
25 promote a more functional and attractive community through the use of recognized urban design
26 principles and to allow property owners flexibility in land use, while prescribing a higher level of detail in
27 building design and form than in the current standards of the Zoning Ordinance of the City of Little
28 Rock, Arkansas. The standards in this overlay are intended f o encourage better functional urbanism
29 to create higher quality pedestrian environments along most streets.
30 SECTION 3. Section 36.434.44 Boundary. The boundaries of the Pine/Cedar Street Overlay are
31 Interstate 630 on the north, 14"' Street on the south, Maple Street on the west and Lewis/Bishop Warren
32 Drive on the east.
33 SECTION 4. Section 36.434.45. The plan for the Pine/Cedar Street Overlay 2016 (attached hereto
34 as Exhibit A and incorporated herein by reference) is hereby added as Exhibit A to the Little Rock Zoning
35 Ordinance (Chapter 36).
Page 1 of 851
I SECTION 5. Severability. In the event any title, section, paragraph, item, sentence, clause, phrase,
' 2 or word of this ordinance is declared or adjudged to be invalid or unconstitutional, such declaration or
3 adjudication shall not affect the remaining portions of the ordinance which shall remain in full force and
4 effect as if the portion so declared or adjudged invalid or unconstitutional was not originally a part of the
5 ordinance.
6 SECTION 6. Repealer. All laws, ordinances, resolutions, or parts of the same that are inconsistent
7 with the provisions of this ordinance are hereby repealed to the extent of such inconsistency.
8 PASSED: May 17, 2016
9k,g,l)e
10
11
12usty Clerk
13O LEGAL FORM:
14
15
16 Thomas M. Carpenter, City Attorney
17
18 //
19
20
21 I!
22
23 /1
24
25
26
27
28
29
30 /!
31
32 /I
33 li
34
35 it
APPROVED:
// .7 le6- Z111
Mark Stindola, Mayor
I Page 2 of 851
EXHIBIT A
Cedar Pine Overlay
2016
January 2016
JUMP START IMAGINE
IHITIATIY- CENTRAL
ARKANSAS M E T R O PL A n
GATEWAY = L._ANN '
* 4 IIur 1ey 67ittr^r G30411 catalyst
[Page 3 of 851
IUMX31y, 2014
Little Rods Cedar fine Ovoday
Table of Contents
1.1 Overlay Purpose and Boundary
1.2 Purpose and Intent
1.3 Protect Area
1.4 - Carnponems of the Overlay
1.4.1 The Regulating Plan
1.42 Development Standards
143 Using This Overlay
21 Adrn;nistration
2.2 A ppllcoWllty
2.3 Base Zoning for Overlay
2.4 RelotfansUp to Other City Ordinances
2.5 Development Review Process
2.6 Plot Approval
2J Nonconforming Uses
2.8 Amendments to the Overlay
3.0 Definitions
4.1 Building Form and Site Deyelopment Standards
4.2 General to All Character ,Zones
4.3 Mixed -Use
4.4 Neighborhood
4.5 Nighwoy Frontage
-I Building Design Standards
5.2 Purpose and Intent
5.3 Building Orientation and Emrances
5.4 Far;ode Composition
5.5 Commercial Ready Standards
5.6 Shading Requirements
5.7 Building Materials
S.8 Design of Automobile Related Building and Site Elements
5.9 Design of Parking Structures
S.l n7 Building Types Permitted in the Commercial Transition and Neighborhood Transitloo Zones
61 Street Design Standards
6.2 Purpose and Intent
6.3 Street Designation Categories
6.4 Street Standards
' 1 Open Space Standards
7.2 Open Space Approoch
7.3 Required and R&comm&nded Open Space Designations
4 Open Space Classification
?.5 Open Space Requiremems
C.a�4x Yim' J.vdu7
Page 3 2
[Page 4 of 851
8 1 Streetwape and Landscape Standards
8. 2
Sidewalks
8.3
Street Trees and Streetscape
8,4
Screening Standards
8.5
Street Lighting
5.6
Exteticu Lighting
8.7
Street Furniture
9.9
LbillVes
8_9
Parking Lol landscaping
Jarm"Y, 2016
Attachments:
1: Regulating Pion
2: IHustrative Y>sion
3: IUustrations of Changes to Nan -Complying Structures
is Palette of Open Space Types
5; Site Plan Review Chart
& Street Cross Sections
C.&W PM. C-aA"
Rsye ; 9
Page 5 of 8.51
jorm i'y.2a1a
1.0 Overlay Purpose and Boundary
In 2013, the 1 2", Street nelghborhood in Little Rock was selected as an Irnagine Central Arkansas
Jem�p Start Initative project, administered by Metropkm The Jump Start initiative consultant team
created a pion and implementation tool for the redevelopment of the 121 Street Core oround the
Cedor and Pine Street Intersaa ion.
Resulting from the 121 Street Corridor Plan, a series of community meetings resulted in the
validation of the vision for the redevelopment of this core area of the corridor into a walkable,
mixed -use environment supportive of an urban center incorporat;ng local neighborhood businesses
and a mix of housing types.
This document provides the regulotory tools for new development and redevelopment consistent
with the iflustrative vision for 12� Street and historic Little Rock. Excerpts (concept plans, sketches
and renderings) from the Illustrative Vision are used throughout the document to provide guidance
to property owners, applicants, and developers on the development intent and are not to be
construed as reguJotory,
1.1 Purpose and Inlent
The purpose of the Cedar Pine Overlay (CFO) is to impfernertt the vision tar a more
walkable, vibrant Cedar Fine Area ihere;nofier, -Plan Area'} with a mix of uses byt
jo; Coordinating public and private investments for The greatest effect;
b; Providing better pedestrian connectWv , and
<l Creatirvg equitable, susto�nable, and affordable development options.
Therefore, the goals of she CPO are to promote a mare functional and attractive community
through the use of recognized urban design principles and allow property owners ftexlbirry
in land use, while prescribing a higher level of detail in building design and torn than in the
current standards of the Zoning Ord.;nome (ZO) of the C;ry of Little Rock, Arkansas. The
standards In this overlay are not intended to Atle creativity nor aver -regulate building
design, but rather encourage better fvWlonol urbanism to create higher quality pedestrian
environments atop® most streets.
1.2 Proiees Area
The overlay encompasses oft parcels within the adopted boundaries of the Plan Area. The
perimeter of the CFO shah include 1-630 to the Norris, Lewis Street to the West, Maple
Street to the East and 141, Street to ttse South per the final regulating plan.
1.3 Components of the Overlay
;oj The Regulating Plan - The CPO map (herein known as the Regulating Plan,;
Atiad4ment 1) is hereby adopted cis the official overlay map for the Plan Area.
Within any area subjecl to the approved Regulating Plan, this CPO becomes the
exclusive and mandatory regulation, It shall establish the following development
standards for oil properties within the Pion Area:
1 I Establ4isment of ChorarMr Areas - The Plan Area is distinguished into different
"Character Areas." Each Character Area is intended to create a distinct urban
form based on the illustrative vision for different secilans within the Plan Area,
Each Character Area shall establlsh building form standards, including standards
Cscur P4. cl—Wr
Page ; s
11'age 6 of 851
Ja gnwry. 2016
for building height, bulk, locot:an, luncr'onai design, and pocking. The Regulating
Pion classifies all lots wirh+s the Plan Area irtla one of tf�e folb�-itsg three l3j
Choradef Areas:
lo
Mixed -Use {MU)- The Mixta-Use Character Areal creases a mare tleaibOt
reg.fatory ersv ronment thug allows a range of corrsmeFciaf and res;cfess
building standards that can 1tOm;tlon over the iersp-term to canyund"on "h
the developme++t of the police tubstQtian mixed use dareiaPttLen;•
�i Neighborhood lN51 - The Ne�ghborlsaod Character Area pravidos Fee
multipto types and sixes of res;derrlial. Davetopmerst stondards in this
❑sarQcter Area emphasise e•istin9 home preservorian and rer,rintxatian,
while esrablishing standards for OPW*prlale fesiden"al radeyebPrs
iii Highway Frontage iffMlfj - The 14ighwoy MTxed Use Character Area cmores
p more exible re9vtalorY emirrmment that allows a range of C esm in
fl
and residential building standard: that can from tiara over the WN—
cagspnchoo with 1.630 h:ghway f rantages.
2: Street Designations - The Streets ..thin the CPO shall be clasO ed by street
type'
a shaft ad6fess .ehicLAor ksnt r;dihi, number of
The 51r�r Cross Src7iar
tones, pedestrian acrpmnlQdation, street lees rer{uiretrsetlts, on street
parking, and parkway and nsed;an standards. T1h s! standards are io;d ovi
in Sec%+ar+ 7.
s eviWing Flontape Standards �- Building Frontage dasig aSs of mtr 1Bustra+ire
dilIceent black Iradlog&I "rased on the pedestr;an pr•ority q
V sion on tt..e Segulatirsg Plan (Anodwnent 11. They shall be dosoieh IM highest
three (3) frontage des;grt 69m: ii) Ped:anastfPris7rty Frontage G1
andardt for pedestrian orrenled building design; iiq) Pedearian•Friendly
aualiry sr
rfonsaye that balances peaestrionorltrned auifding design srartdards, while
cr�[omnwdating same service a�d parking ivnCtions; and VIA General Frontage,
whsch mainly accommodates service, utiliYes an'd par$=Ing fa^cAians'
op" Spec! Designations - Open 5poce w!Thk' else CPO shall be eategbrized as
gecommem�l Open Space. The dmoiled Open Space Stondorrk log different
open space types are indudeLd In Section $.Lf: OPdn Spoee Strxxiords and
Atlodtmenf 4 of the Code. These standards uxlude general character. typical
s;xe, frontage requirements, and rypicaf uses.
mW
Development gtondards - The le.xt portion of this Code enumerates Thud ;d�1O }arm
standards wide textnr
and graphics tog Character Areas, froage Types, nq
sondscape, building desgn, slgnage, streelscape and righting.
ci Using this Document
The tol+ow;ng basic steps stsauld be fotloaed to determine the uses and developmeilt
ssatttiards appflcable on properly Within the Plan Area:
I'• Review Table 2-1 to evaluate the appl:abil�ty of the CPO based on the scope of
the proposed redevelopment.
?'• Locate the Wb)eCt property on the CPO Regulating Plan (ArtaCftntettl 1).
3, ldenrfy the Character Area in which the property is located.
G, Examine the corresponding area standards in the ffarild"sv,g Form and St*
f]erelopmenr Standards in 54,-jjon 4.0 to determine the pppikable development
stbndards and any Speaal FrvMoge standards
L... VUm Ow.•�Y
(Page 7 of 851
Jatuary, 201 s
5= Refer to Section 5.0 for Bolding Design Standards.
6? Refer to Section 6.0 for Street Design 51ondards.
'l Refer to Section 7.0 for Opens Space Standards.
8; Refer to Section 8.0 for Stteetscape and Landscape Stondards.
The Information Wed in these graphics explains where the bufiding .81 sit on rite lot,
the firnits on irs physical form and the pole" of materials that will cover it
Page 8 of 851
jcr{x xy. 2016
2.0 Administtation
2.1 Applicability
The par,-,as
The Plan Aiec shall
m exclusively
(oj ie-sOniWingn all Pro efened a,otwise in ths Ovetla
to h Overlay specifically
different sections
ib',, Table 2-1 (Applicability Matrix} shalt desermerk the exeent to which
of the CPO apply to any proposed development•
yc'1 in a.adirion, Table 2-2 shall determine hkb sections of 1" CPO apply at rh cf+ time
in the development review process suds as Subdivision Review, S'ne plan Review, or
Building Pernnt Review.
:d1 provisions al this CPO are activated by "shoN" when regr+;red; "should" or "May'
when re,-Zmmended or optional.
lion 3, Defvrlf WIL For those
;el Terms used throughput shin Overlay arc defined in Sec 1 the City of
terms not detined in 5edian 3. Dolini6orns, Delimtioru in •orlous sett:oat a
little Rods Zoning Ordmonces sba11 apply, fox serum not defined in either session. they
shall to accorded co+txxOMY accepted meanings_ kn me event of tanli',ct, the
def;n;tions of this Overlay shalt take precedence.
of i Wherein conflict, numerical metrics shall take precedence over graphic metrics.
2.2 base Zoning for overlay
;al urban use lUU3 — The urban use district Is deiigfo r. assure real confinvonon of
deve;opmenl 4COmj rent with a sradisional urban- form. Tate urban use district is
designed tp help [mare a pompact, d%ilrgulshable Core area. The dissr'Kt is
established in order to provide tar ran urban form aiiaviny mid•ris+ structures. This
district'-s to provide for the olfice, pyi4 cad buSiness [ore at rise ciry.
i. UU zoning allows the mix of uses desired wfrhin the Cedar pine Overlay and
shall be used as the base cone for the Mixed -Use and Highway Frontage
Character Areas
ii. In the MU Character Area. structures wlthin the UU areaewee, levelged to
pfo.ide muitipte uses wirh7n the same structure• the f7 ausd an ambnities.
structures should include street ❑t.ented activity and pad
The building standard purpose assd mans for I h aW pe�c ct p lttan d adrdwg
!i for
TO *: purpose and intent far this overlay, thaseg
the xn ng district are being altered to align and 1mPrare the regulations
o
assatiofed with the CPO. These rss,rsser:cat regulations ine+rde, but are not
limited tat
• Widing Height
• Setbacks
• frontage requirements
Widths of elements suds as landscoping, sidewalks, etc
;bi R-4A law Density Residentidk —The purpose for the R-4A D snits is :o iuotsct
eYiairsg developed residentiol neighbodsaads. If is lstended for single-fdm:ly use With
comers ant sp r«-famViy units or the addition of ocsessory resldeariol unitr� The AA
c
dissr:ce should be Ivcated in developed areas with an environment saleable far
moderate-denllty residenliol and in Cstoh&shed medium•demily residential areas.
C .OfL ri,M rywluy
p�a�e
jPage 9 of 851
XNRX ry, 2014
Accessory uses, cortditionoi uses ar>o home occupations are permitted as long as they
do not have objectionable characteristics.
i. R-4A zoning focuses on maintaining the historic ret'rderdiol fabric and shall
be used at the base zone w'Wn the Cedar Pine Overlay Neighbanitood
Character Area. Uses are only reduced within the (Ng) Character Area due
to Its desirability as a primary residential area,
I Special Use Permits {SUPS) shall not be issued within the CPO.
ii. The building standard purpose and intent for the R-AA District afign
oi:cording to the purpose and intent for this overlay, though the nwmerical
standards far the zoning district are being altered to align and Improve the
regulations associated with the CPO. These numerical reguioirom indude,
but are not limited to,
• Building Height
• Setbacks
• Frontage requirements
• Wtdit of elenieols such as land::opirt% sidewalks, etc.
2.3 Relationship to Ousel City Ordinances
a� For off properties in the CPO Plan Area, the standards in this document shall
supersede standards under the Subdivision Ordinance.
ibi Development standards not addressed in this ordinance shall be governed by the ZO
to the extent they are not in conflict with the Intent or text of the CPO_
Civkx ?I.. O-O.Y
PW. ' R
Page 10 of 851
JOMKW/, 20101
Table 2-1 l Applicability Matrix
Legend ala4 denotes st—dards ins ttris Section cf rfre Code Chas,ser apply
T
x
n s
F t
V
Q
m
X 7
O
Q�jri
'�
f Carlrrtlerdal (retug. offker rta emont), lodging, rtriaed-uac building, vparemem_ muki•Iornily building (5 w more writs
per loll, anti live -work urats (more than one of Nee foltowing ma' apply to one applicaNan based on the scope of Ilre
appkation)
a. New Construction
Ad Secliom of the CPO cpply
i. Change of UseJExpamion of Exiaing
Lke ; w8ha.rt e,.'paniion of condlliole-d
buitdirsg areal (to a per-Itted or
wndi7soryoI use in the designated
Character Arcot
b. Expo+uaon of txisting liO+kfings (rrgerdless
of size of expansion): E.cisting non
:omplying ,rrucvwes or sites may be
endwged or expanded provided That vKh
enlorgeme,nt Shalt M;#yr citrate env new
xrt wrrwliu%v nay .hell 4wrecre sFte
d�nree aI tt>e eai•110V nan c al Ar-ref
all or any poll Of ,Udn ,ti VL'alRe or site.
The Cp0 applicable sections shall apply
only to proposed building enp�sions_
i. Up ro 10 space,
i 40
rrI
I
II
F; II ❑r more addili�nat spaces
__
2. Residerdial Buildings (singlc4am3y, anachad and det..h d; duplex, 2 twits per bt, and mansion homm b..i ;iWq s,
3 — 4 un is per (aa)
P. New wnstruclion
b. Change of Use (to a petmi"-d of
mndilioarol use ur *- designarod
Churacler Lone)
s
CnJn Oero C�..�lay
IPage 11 of851
JcOwrV. 2016
Lvgeno 51a16, derwtcs StCnc! vds ire thin Section Of the CodY 6.^ 'WT Cpply
Y
c C
e
�
e
s
�r
i
N
�
T poofoff,
rah) 2 1 Contrnucd
c, Wiring bolding kwr4vaErt tit4tino ppn
eernfsfyi".rn,elwve or 111 s mrty be
r ep pit ed, mninlc Iftea on elraf ed
prauided +al utf+tcpuix. maintensancc.
ar cMer olian alrall ��fN,.1,,,uraf« r><,. ��
ran wmol:arce xt -.to 11 ;!--a.- the
all or er.y parl of %,da srr.Kauty at Oe.
d bxpumic;n of existing use, stnAl%ew
Ibvildinp add&ions one now acm,wrl
bonldinq f11tucrxa an the hoj: 1:risf rtiry
frets w plying structures w sire. may be
enlprged prnriecu that such entargemez
:hall r-�M t Llrye- an rr
n�li—vr no, nlrall lwcate W. dram.
_t_s
N t of all or
aay part Of %LKh strut ufe or sea.
$wrwurvs in the 0TAD CODE: appikably
s thorn A1211 apply only to The bvittling
eapansivre, It aKul lbw addition of can
eonditiefied spcow awdt os prar;m,
p erdies, arcc de., tamp iv:, pti.cle open
'gyp uC , rest"fiOtia1 ame rpfies and
[wrtroras?FofrCowh.
i
' f•re in fiev payment shall be made for Sneet:tcpe, Side-4, street lighting anc sne-es furnieure brsptav-1s on a
pea rat- 104 f-ranrage basis on she peer_ -age of expansion of the existing Fyuiid ng Or—. Fos cxanapfe a 30'!a
irr_rcase in —disioned sq_ Ibatagc Of lfre building shall pay the L=t of strcetscape. and side.ral'i< fox 2W4, of she
greet ftantoge of she aubjet7 lent.
�a�ar Fine i1.c.luy
r.,ue +ct
Page 12 of 851
DRAFT
JalNMWV 23 2015
Table 2.2 Application Review Specific Matrix
Leyehd ■ = Standard, in this Section of "� Coda oppGes BfarA -' 7landards in this $bcsion of
the Lode aa— not :I-FI.
A
L
R
Y
w
T.
c, p
e
5
e
Mt
EG
•
S
Type AppGcc ion Rcrie.r
1. Sale Pion Review
;
,
+
■
.
.
2. Buelddrng Pernst
.
Review
Cedar Viw C>.a+iay
yoga , ! I
(Page 13 of851
Jammry 201
Table 2-I: Applkability Matrix
Legend Blank denotes Standards in t1$s Section of Mr Cade doss not apply
rt R E
c
9
sL s�
rq' O
tl
a
a. Ne+ Corshwian
i, S:hanga aF utc; hxpurrnvnaf ):xVssing
Use jwidrpuf at pops Von of uxsdWorwd
building aeeal (to a permitted w
comfiti°nal vsa in the tic:iq,mrcd
Cfw mte- A<ea)
b. bpcv{on of Exislinp guVldings {regprdlrss
of use of eApansknj. Existing non
cernpft Vna sftw.Yures or %Act n y be
eAlctged of expoodea praviaed lhes --ch
enlC140r t }rail •�citile• [.ertr�[�nr
L`Z" LfFIDL't{lRflr..e net �cii inn�u� 7lre
. ■
.
da q,ee of the esis' Ban cany fiarn a of
all of wly earl of suds stryoexe of sise_
the CPO do pp liturbla ►ec6ons shod apPIY
only to pfcvowd bwiding eAPGMI0m.
i. Up to 10 spaces
'
VL ! I or r�xare oddiliataaf spacrs
a. New Conorucfian
b. CFrange of Use (ta a permitfeo or
cond`;11 al we in d.e designored
.
Charac9er lean)
Gar Prti. Ow[I.,r
P aka q
(Page 14 of 851
ha vary 2411
Legend 5lartk denotes Stmdords in thia Secticrt of lite Code C�—as�sat apply
e
a
P
Y 3
S S
�
g
g
3 F
0.
�8
a
M
w
w
A
c. kxirtiry $,wilding iienrdelu It r%t' y own
complying slrudwes at sills total be
repaired, rmoWained or eltefed
prvrit" that fudt rapoit, tnoirvertaxe,
of alteration shall no*wr create onx
r ,% mrnprience not rholl'trwecao site
dcof" of rfar vm4tirna non comalian r of
al} an any parr of wAh strmtA- ar fit r.
d. kx p anb:on of cxiW ng vtc'tti mt ra
lbuildlrg additions and caw n[cessorr
building:$tote. here or, the 1011: E>sisting
nee. Monplrind awvoes at si'" may 4e
crtiorged prwvaon thcl wah rNergvtneKT
shall neither Uccle um new pan
wntalw=x rate rhoq inwease the dearee
of tM eci- ien of oil or
eny port of swat slsi lvfa at ate,
Sipndords in the C]1AJ Ci74E uppikulble
seasons andlr apply only to the "yding
ex porniom. It sI.WF c$a. adMitron of ran
.. disi—d apace o-it w porios,
parches, arcnde% canopbn, pri-ate open
:paces, reeraattanal arneniriea end
Cesar i y pr as A atccc"n,
.
.
.
.
` fee in lieu permefd shall be made For Streeisccpe, Sidewclk, atreot ligfelrtg and sireet fumltwc impra�emenit on a
pA—rota lot fsantoge bast. on the percerttoge of ea.pwmion of lite—isHtwj buimiing ores. fat ehompfe a 30%
increase in candiriomd sq. Fooioge of the building shall pay the cast of sheetscape and side alk for n*% of the
street frond ge of tfe subject I,ai
Caesar Pinx O—tay
P-xp 1 'D
Page 15 of 851
Oalober 11, 201A
DAMT
TAU 2.2 Appheatien Review S"Cific Matrix
t6l k = Stondatds in this Section of
Lmgend . Standords in this Section of die Cede OPP[ ,}� , a La
•wr a:• 1 r
i
F
a�
N
P
Type Ap¢l:ccn:rn kr�ie«
l . San+ Plan Revlrw a s
_ ate reranit i * � i
Rrrie•+
a 46I0I •I*
C"dw Pdw C -WWY
p."E11
(Page 16 of 851
2.4 beveloptnent Review Process
a i Pteiubmiftal Meefing Required: At the pre -submittal meeting, The Planning staff
shall provide information on the requirements for development and submittal within
the Plan Area.
(b) A list of required materials shall be provided during a Pre-Submlttal Meeting with the
City's Piarming Department. The applicant shall provide documents and graphics that
adequately demonstrate compliance with all applicable sextons of the CPO.
c) Site Plan Requited: An Administratively Approved Site Pion shall be required unless
specified as a Conditional Use under Section 4 of this Code.
id! Adminislrofive Review: Projects that comply with ail standards of the CPO shall be
processed by the Planning and Development Director, Admialstrolor or designee
(Administratof). Refer to AlwOpnent 5: 5;ie Plan Renew Charl for information an the
development review process,
iei Allowabie Adiuslwmnts fat Projects: The Administrator may approve Allowable
Adjustments per the criteria ser in Table 2-3 below, The Allowable Adjustments
process may be used only to authorize a less restrictive standard and may not be
used to impose a higher standard than is established under this CPO on the subject
property. In no circumstance shall the Administrator approve an allowable odjustmem
that results;n:
An Increase in overall project Intensity, density, height air impervious raver,
ii. A change in permitted uses or mix of uses; or
iii. A change in the relotionship between the buildings and the street.
Jf Vorionon to the base zoning (UU, R4-A): For a variance to the regequlretmertts of the
base znrting that are not covered by the overtay dharaciet area reguiat:ans, the
applicant &hail file with the Board of Adjustment as outlined in the ZO.
Page 17 of 851
Table 2-3: Allowable Adjustments Table
Code Slamiard
Ex I" of Ai4mftrserd Pemilled
Criferia
1. ROWWOO Plea Mop
i. Shnll mX elinviticto any Clsarradcr A-
i,. Shall rat change the "era,, bouridary of flte
Arry'hc,unslary of Ch;srwtr
^eo rnnrc tuna :••s ch a•iR� l nrrrssr iv
keg q Plan
Area
dc:zer Iln tic yrca of u,y±h. a* 1nr Arcs
rsa 'h 5' I. 1.:: rxcshall be based cot the �lal area
-ma awremrem
I�RRrKate or aer ulock�
of seal apecilk Character Aena wIlh. the estliro
Overlay Dksttali
2 Building boom and Devefopm.id Sfandurds
Chargos la tfuc build to ±onus and setbacks may arty, oacur
.item titer. Is cause by anc or r e of fie foilowtlg:
Iv. A d tomge to the oroot crat: sections e7A1'blisthed n
Sect- 6 and Arradhmmt 6; rot
v Necd to accommodate eKisling bukd ings and
on she lot ffsat meet Iho o &raU stient and
a. suld to
Fla more Then a ?� % dhcnge n theorvchtres
r siorh for rcdorolopmere in M1m Plan Are.; at
:attest sCtbocks
max+rum or rorninnn++ setback appltcoble
,rt, fJ rod to o rvmodate other required modes of
or 5 feet whdt-t it reatcr
g
trampomcnon ;xsaro, SEkc, pedasrriwhL storm
waxer drn,nago, vaKr quality, cx low -pact
devefeprnerrt JUDO elevnerts an ,Fse cite: or
> L %+iced to accommodate oyerttcad or tndugrmnd
,!lithos andJor casemcr i or
vile. Need to preserve existing trees on the property.
Any redrxa,en in do required building fruitage shall be to
No more flan a 15`/: reduction m the
address cote or n-re of rho Poll -inn:
requred buJdtng lrontage along cod,
I To gcmrssmodate porte coal-s for drop off and
bi-,k: e r wbyect lot wirh Pedesniar
pAoiI up, or
a flu iltlasg F*arnggr.
Pnomy FTzmage Cetigration or no rtwro
;I. Tc cccaryadate ex,sting buAdngs oral use
ehan a 25n the rnq red
e1-ty, or
b.,4dirg framage along each blo k or
m Tc geese-rrodo,e aft r regrired tra A, bike and
wblecl lox of a Podesl- Fr.ondty
pcdesh:an related, storm water oraira fyrr, weter
Fsemaga pnarim,
onromy, or low arvpact developsneer CLU elements
a* ite srea
Fmr-oge regairament along 2=Pedewrion Priority,
designated fronsggo may be replaced--,dh the
corresponding stmhdard fcr Pedeorian Friemdly frersicge
Rcduct,an of bvAdmg fromoge
dmgrsahon inacod. In deterrrinhg .tnicfh Podeorlan
rcqusecneats tar kA, w11R, two or mere
Priority frmrage may be cta geed so a Podastri-Friendly
Pedestrian Pr-ty f-w.ge,
frarxage, precedence stofl be girths 1. -rc hissg any
exisffitg bv_lding Pede-tram Priority froamagm of adtamng
bled, cot lots on ether side of she street
c, Comer la+&Ad ng
Fraretggo rasa iresrmt along also Pedestrian Frendly
rrentogo
deilgrsotod frtsnsage :nay be replied --m the
Rcducrtan of bvlamg frontage
cam,-ponding -lord far General frontage d-g-,irn
regwements far lots wrth I- or mere
.need_ In do -.",rIg .hidh Pcdessriwn Friendly frotage
Pcdestrlan Friendly froittages,
may be dtanged to a General frontage, preaedence shall
be graven ro motd-,fng any cxl,arsg bulidinq; Pcderth.n
Fnerrdty fromgges of cdfc nmg bloclrs or lah an cltlter z,.de
Side,-ol", Strrer free planting, street
Any t,.nga% to the streelwape standards shall be baud
d. 5=dewdY, and
Irgitir.g, and oltxr sauctzcapc sandards
on specific cl-loprnent axecxt zVd1 as e.uzwing vegetation,
$,ronscape
rrcy be adjusted based on rho
nc%rel feaRlret, drainage, and fire access and is subyecl to
starhdards
day eFopsnerti consesa arE sxrcet era::
,ensue_
gpproral by flue City.
Reouaror n the number of park.rtg spaces sholl de based
c Required Parking
Rcdu-hon m thr number of -t-rcv
on.- or mare of The Poll -rig:
$paces
parking spaces
.A shared r% Ing plan far park! -*n 1,320 feet
CNtycn Pi+aa +�ynrray
[Page 18 of 851
Table 2-3: Allowable Adjustments Table
Code Standard
Exam s4 AdlsnhmoW Perrratsd
Crierio
of tc wbteo pr arty: W
A poring srvdy for *+ us et ,vaposcd on rfn seta; or
A crrrvdwtcticm of the above
I - Ott, u
A modif;ceriaa of a mmwical standard iz needed to
o, Any oeter mn"t,cal
A nod'af c at— up to 1 Lm` , (Incroaso u
aceoramorfoee c.414,g Gandhian*.
standard m the
.t—d
decrease)
The pra,^aowe d—ofopmmm still marts it- meM of
y
the 0—k .
;g;! Modgications for Projeds: Any modifcotion beyond the ollowable adjustments
requires a Planned Zoning Mtrid review by the Planning Coinat ssion as outlined 'is
the ZO.
Review Considerations for ModRfications - In reviewing any Mod=fico0on
requests to standards in this Overfay, the AdrnWstrator, Planning Commission,
and Board of Adpurrtents shoji use the f ollo o'ing cr;teria:
I The goals, intent, and vls=on of the adopted IUvstrot%ve Vision for Urtie Rock;
The extent to which the proposal fits the adjoining design context by
pfoviding appropriate building scale and use tramiticns;
r The extent to which The proposal provides public benefits such as usable
civlc and open spaces, livable vreers, affordable housing, srructured
and/or shored parking, and I;nkoges to transit;
4. The extent to which the proposal does not hinder future opportunities for
higher intensity development; and
S. Considerations of heafth and welfafe of the general public.
2.5 Plat Approval: The oppFcanr shall tollow the process of the ZO, fof the plat approval
subject to the requ;rements for public Inftasmz4ufe per the CPO.
2.6 Nonconforming Uses: Shall meet standards in No confonnang Uses of the ZO Sectlon 36-
1 53.
2.7 NwK*rnplyinp StmKUtes and $'sewn Shall meet standards in Nonconforming Uses of the ZO
Section 36-154 and 36-155. Attachment 3 shall provide examples of acceptable additions
To nonooinply;ng structures ;n the CPO Plan Area,
2.8 Amendments to the Code: Amendments and changes to the Regulating Plan, text and
propetty boundaries beyond those expressly permitted under the CPO shall be in
accordance with the procedure set our in the City of Little+ Rode ZO.
Calm Ft Q.m(va
Puw 14
j Page 19 of 851
3.0 Definitions
Marcy rernts used in this Dotuenpm ore defined in the ZomN Ordinance (20). Definitions are only
Irxluded here if not defined in the ZO, or If the definition for this Document d;ffers from the ZO. in
case of a conflict between the defyshions under this Section and the 20, the definition ?n this
section shall se persede.
A
Administrator
Shall be the Planning and Development Department Director or designee.
Avowable Aarpmfrn"t
Means a requested adiustment allowed per the provisions of Section 2.0: Administration, The
Administraror shall have the ourtmority to administratively approve a request for an Allowable
Adjustment.
Arcade or Colonrwde
A portion of the main facade of the building that is at or near the properry fine and a
colonnade supports the upper floors of the build>ng. Arcades are intended for buitdsrsgs with
ground floor comrnerciol or retail uses and tfie arcode may be one or two stories_ The ground
floor area within the arcade ma r be coodh antrd or non coma tianrd inure.
Images of arcade budddings
[Page 20 of 851
euila-to zom (erz)
Is the area between the minimum and maxitymn front setbacks from the property fine. The
principal building fasode line shall be located within fts area.
;I
'I
;l
BdIdlig lat7 ►rn1
E3UTAY nq
�V
1 I Mfusfrolioi iraditoling
fhefocal ian of the
-iiA InifYrt ? buifd•Aa rono r dafi.r
,•11m self a I V ' M[I'r'" ro she miry munl cs4
riawirt7um 1*fbadks and
the buie." fatadt lose
8uiidgfQ form aid Sir* Develcprnen+ Stondvrdt
Standards established for each Character Area including but not ffmit" to building
placern,trr, Wtding height, parking, service access, and other functional design standards.
9uikUng Fa;ode Line
The location of the veftical plone of a building a" a street fronrage.
Pralheny +r*! Sidew4Sb-eel
Section View. — Gaherr Frontage
(Page 21 of 851
•xnux-ri: ra—SirJr4dk ;ibect
Sad;on View — Arcade Frontage
Crdai ri�r Jvariar
I
$uilalay l
i
r
rxedP:,ne-- 'if[renfiM'r
SfHrK/4.
Street Flan view
Bu:fairsg Forrade tww Ifluslrotions
BuA&w Frnnrnge
The percentage of a building's foFade line that Is required to be located within the Build to
Zone (BTZ) as a proportion of the lot's width along the fronting public street. Required
driveways, stairs to access entrances, parks, plazas, squares, improved forecourts, and
pedestrian breezeway frontoges shall count towards the required building frontage.
' r#
�r it •: �
ii A — 1
r I
"alelrti.arN3j j k
eudlfv
Y s B iXIV66 Y ctn y r:atr: re
t• I Ott tVx�h >
towage showing Building Fronfoge
�inirinlg -n•ia�+r.'ti- B E,a V:rm Vaase wdn� x17(1 calculation
A�;rwuhnrs^�.e�a nadu:rkwx.r=r±
Suildmg Srep-i'J nk
jPage 22 of 851
r.dcn stow O.nrl�
F gbya 1!
Building step -bock is the setting back of the building farrade line away from the street at a
specific floor or height.
Cedar Pine overlay (CPO) District
The CPO District is the zoning designation ;nrended to implement the Illustrative Vision. It
facilitates pedestrian -oriented, mixed -use, urban infill redevelopment, providing shoppang,
employment, housing, and business and personal services. The CPO district supports economic
developmenr, sustainable tax base, and job creationfretenriaft by. (a) providing a streamlined
and simplified approval process; 1b) establishing adjacency predictability in the built
environment; {c) offering flexibility to cnonging market corrdltfors; (d) reducing risk to private
investment,/development; (e) synchronizing private investmeni/clevelopment with public capital
investment polices; and if) calibrating 'zoning regulations with v sion for redevelopment in the
Levy Plan Area.
Cedar Pine Regulating Plan (ReViating Plan)
The official Zoning Map for the CPO. The Regulating Plan graphically dep;cis development
standards including Character Areas, Street Designations, and Special Requirements)
applicable to properties within the CPU.
Cedar Roo Area tAustrative Vision or Vision
The Illustrative Plan for redevelopment of the Cedar Pine Plan Area. The Illustrative Vision
serves as a meaningful policy guide for Cry officials, City staff, property owners, private
developers, and citizens when considering derelopmenlfredevelopment decisions in the Plan
Area. The Cedar Pine Area illustrative Vision includes a number of preferred redevelopment
concepts such as encouroging odoptive reuse of existing buildings, encourogimg new mixed use
and urban residential infill growth, improving pedesttion waikabilily and connectivity, creating
compatible physical scales and rransitors, and foste4ng long-term econornlc development
through the concept of-pioce." This illustrative Vision is a composite of several building state
illustraronsof preferred redevelopment cwKepts.
Character Area
Meats an area within the CPU tfwt is intended to preserve and/or create on urban form that
is distinct from other areas within the Plan Area. Charoaer Areas are identified in the
Reguiot;ng Pam.
Con merciaf !hr or JWxed-he Budding
Means o building Pn which at least the ground floor of the building is built to Commerctat
Ready standards and any of the floors are occupied by non-residential or residential uses.
C0MrrWCV Ready
Means a ground floor space constructed with appropriate 6uild;ng orientation, entrance and
window treatment and floor -to -floor height in order to occommodare ground floor
retail' cornrnercial uses (incised but not limited to commercial, retol, restaurant,
entertainment, and lobbies for civic, hotel, or multi -family uses) Standards for Commercial
Ready frontage are in Section 5.4. Priar to the Issuance of a certificate of ocauponcy for a
retalllcomnserciai use in a Corrnherdal Ready space, the space must comply with all building
and carstruction codes for cornrnercial uses. The intenr of Cotmmerciaf Ready space is to
probe''€de the itexibiLry at occupying a spots in accordance with market demand and allowing
the use in such space to change to recoil fcommerc:al uses accordingly.
C.J. Pbm 01 y
Puy. 14
[Page 23 of 851
Comild a Street
Mears a sired that not only arcommadates various modes of rranspataon such as
automobiles, transit, bikes, and pedestrians, bur also estabrishes a design context rhot is
condsrd ve for redevekapment along the street
C
Duplex
The Duplex is a small- to medium-sized structure that corri;vs of two side -by -side or stacked
dwelling units both facing the street, and within a single bu:iding massing. This type has the
appearance of a medium to Forge single-family home and is appropriately scaled to fit within
primarily single-tomity neighborhoods or medium -density neighborhoods- it enables
appropriately -scaled, well -designed residentEal infill and is important for providiag a broad
choice of horning types and promoting walkabl %ty,
image of a duplex home type.
Encroorhmenf
Meant any structural or non-structural element such as a sign, owner, canopy, terrace, or
balcony that breaks she plane of a verilcol or horizontal regulatory Gmit, extending into a
setbock, into the public right-of-way, or above a he=ght lima.
Fria& Area
Means the surface area of a building's eievation (lnduding all floors) not counting motor
Indentations fronting a particular street. Ground floor fogade area is the surface area of a
building's grot no floor elevation not counting minor indentations fronting a particular street.
Upper floor torade area is the surface area of a building's upper floor elevations not
cc,.i;ng manor indentations fronting a paniaiar street_
G
Gaffer y
Is a roofed prornanode or canopy, especially one extending oto the wall of a bu3ding and
supported by arches or cokumm on the outer side. The gallery space is unewdosed fnon-
corrctitionedj space and may be 2 or more stories tctdl.
CrJ�ii ru. Orwiw
ruyx ,IV
Page 24 of 851
images of Ciaiiwrel
H i J
;12 VnY ".
b,M1
J-Swsg CiWO"-
A home with a driveway that loads from the primary street and swings into the side of the
hate to emer the garage. Two of these homes side -by -side, should share a driveway or a
curb -cut to driveways and have garages facing each other.
Images of a home with a J-5 w;ny Garag', from the franc and aide of home-
K L
Live -wade Unit
Means a dweffiing unit that is also used for work purposes, provided that Stu 'work' component
is restricted ro the uses of professional office, artist's workshop, stvdio, or other similaf uses
and is located on the street level and constructed os separate units seeder a condominium
regime or as a single unit. The 'live" component may be located on the street level fbetm- d the
work componemj or any other level of the building. Live -work unit is distinguished from a
home occupation otherwise defined by the ZQ in that the work use is not required io be
incidental to the dwelling unit, non-resident employees may be present on the premises and
customers may be served on sate,
[.u.w.. Owdcr
ray. sa
[Page 25 of 851
M
M*ftsien Home
A multi-univ building (2 to 4 units) that is designed to appear as a large haute from the
exterior, but functions as a mulB-unit building on the interior. Manion Homes have one main
front door for the building, but may also have side and rear entries. Parking Is accessed from
an alley or a driveway to the rear of Me lot. Parking does not face a public right-of-way.
N
Numorieol Srandard
Means any standard that has a numerical llmir (n0nimums and maximums) or value as
established within both the text and graphic standards of the CPO.
O
op- Space
Publicly accessible open space in the form of parks, courtyards, forecourts, platus, greens,
playgrounds, squares, etc provided to meet the standards In Section 7.0 of the CPO. Open
space may be privately or publicly owned and/or maintained.
P
Potio Homes
Single-family detodhea or attached (duplex) homes of no more than two attached units, each
located on a small lot that has at least some private yarn space, generally in the back and/or
side yards, but also possibly a small front yard. These types of homes may also be called
"+rila" or "Zero Lot Une- homes If the homes are located on one of the s*,de property
Parking Setback lips
Merin the distance tnal any surface Dorking lot =s to be set back from either Nx principal
build;ng fa4ade line or property Pine otang any street frontage (depenalnc on the specific
standard in the Character Areo). Surface parking may be located anywhere behind the
parking setback line on the property_
C,4. vlrs 4wrfor
Pop. ' 21
Page 26 of 851
� 5rrffq't l
to
-�IFdfA�Tl
St0@1 116slration of a t. / king Setbock litre
Potbwer Frontage
Means the mec"fement of the proportion of public meet frontage of Ate total exterior
perimeter of a park or open space area_
! li{
� _e
op
tLI
---Cs.v 5:�:•x
r—
i
Illustration slowing haw
P&ritneMr Feontagm- as cakufcled
for Oyba Space along a PuMc
Sheet
Primary Erurancr
The public entrance located ok-nq the front of a buifdin facing a street or sidewalk and
provides access from the public sidewalk to the building. It is clWvreM from a secondary
entrance which may be located at Ate side or rear of a building providing private controlled
access Into the building from a sidewoik, parMng or setvlce area.
CAda #i. 0-4.r
Pap.! 22
Page 27 of 851
O R
Resides W flee Buildup
A building tsar is built to aco�,miodare only residential uses on all floors of the buiding such
as a deladsed single family home, attached single family house (i.e. townhorne), two family
home (Le. duplexj, minion home (3 a- A units), apartment building (5 or more units; under
single a-nership or under multiple oi.ners within a condomdnium regime(.
Sarvice-Rlhled flies
Means all uses that support the principal use on the lot including parking access,
garbage/trash collectors, utility meters and equipment, load ing%unloading areas, and similar
uses.
Sire*! frowage Dos;r Zion
As +dentMed on the RegulatiN Plan, existing and recommended streets in the Plan Area ore
designated as N-desirion Priority, Pedestrion•friendly, or General Streets. Each frontage
designation establishes a cerioln development context in order to Improve walkabiKry and
pedestrian orientation within the Plan Area_
Sfreet Screen
A freestanding wail or living fence or combination fence built along the frontage line of In kne
with the building facade along the street. it may mask a parking lot or a iooding/service
area from view or provide privacy to a side yord and/or strengthen the spatial definition of
the pubr'K realm.
image of a conibivnafion masonry
oatd fiving stree! screen
Str"t Wall
Indicates the creation of o "wall" or a sense of enclosure along the street with buildings placed
immediately adjacent to the street sidewalk. A street all has a -void" if there a a surface
parking lot at service area adjacent to the sidewalk /street
T U V W X Y Z
allay Catspotibfr Trees
Trees that are single trunk trees in order to minimize potential conflict with pedestrians_ They
shall be a min'smum of 3" caliper at the time of planting.
C.J.
R i.,. 13
[Page 28 of 851
KOLPYy 201 &
4.1 Building Form and Site Development Standards
All parcels within the CPO are assigned to one of three (3) Charactea Areas:
1 %%ioed•Us-�,
2_ rieighbori,rod
3. Kghway Mixed Use
In addition to standards that apply to oil Character Areas, Building Form and Site Development
standards appllcobte to each Character Area are described in Section 4.2 - 4.4_
the images and graphics in the first subsection of each character zone standards are provided as
illustrative of intent axed are advisory wily without the power of law. Refer to The standards on the
following pages for the speciflc Building farm and Sate beyelopmew Storndords.
In addition, the graphics used to Nlustrole the building form and development standards in each
character zone are NOT intended to indicate exact condilions within each Character Area. Rather
illustrations are conceptual and standards are to be applied based on rite specific frontage types
designated along The subleci property or site. For example, a specific site may nor have frontages
along an streets as indicated in the illustrotiom and only the standards appl'scoble to designated
building fromages on the properly should be used. In addition, the 1flusrratiom may depict other site
elements to establish context and only the standards regulated by the specific subsection shall apply.
For example, the Bvllding Placement graphics may depict sidewalks for context purposes only and the
graphic should only be used to establish standards for building placarnettt on the site. Building foam
graphics in these sections are NQT TO SCALE_
4.1 General to All Character Zones
(a) Building Frointo" Designations: The Building Frontage deagnotions are established on
the Regulating Plan (Attachment 1) to specify certain building form and she development
standards along each street based on the pnor:ty placed on pedestrian-w4rgat'son, The
Regulating Plan illustrates the Bviidmg Framoge deslgaaslons within the Plan Area. For the
pvrposes of this code, ail Building Frontages are closvfied into one of the fotiawing three
(3) Calegorfes:
i. Pedestrian Priority Frontages - Pedestrian Priority Frontages are intended to provide
the nho i pedestrian -friendly and contiguous development context. Buildings and sites
along Pedestrian Priority Frontages shall be held to fbe highest standard of
pedestrian -oriented design and Few, if any, gaps shall be permitted in the 'Street
Wall," Breaks in the street wall may be permitted for courtyards, forecourts, sidewalk
cafes, and pedestrian connections between the individual sites and the public sidewalk.
These street frontages are the ma<n retail, reetaurom, entenolnment streets or are
important neighborhood connectors as identified in the Regulating Plans.
1, Specific io Pedestrian Priority Frontages: The area between the building facade
and property line or edge of any existing sidewalk along any street with
Pedestrian Priority Frontage shall be designed suds that the sidewalk width shall
be the rn; nimurn of the designated street cross section and the remainder of any
setback area shall be paved Rush with tlhe public sidewalk. Sidewalk cafes, public
art, landscaping within tree -wells or planters may be vncoipaaaled within this area_
etas P4a 0—t.,
Puy. 24
[Page 29 of S51
�Ill{[I�FpVIQI!11[
�-
CD
6uddinp Farpde line l
--
y t5f$8 C Iy pa-r
1wharo mwa!,
Pedestrian Priority Frontage
Musfralion showing rc-quiremenls
along ptdeirtion Priority
Frontages
ii- Pedestrian, -Friendly Frontages - Pedestrian-rriendiy Frontoges are also intended to be
pedestrton-oriented with a mosrty contiguous devebpn>era context. However, in some
locwtons, where access to a General Frontage street or Alley is nor ovaAable,
Pedestrian -friendly Frontages may need io accommodaee driveways, parking,
service/ufliry functions, and loading and unloading. In svcl cases, Pe-desirlon-Friendly
Frontages moy glance pedes:16on orientation -ft automobile attemmadation.
Typically, they shad) establish o hybrid development context that has a more
pedestrian -supportive development context at street imetsections amid accommodates
auto -related Functions and surface parking ;n the middle of the black. Surface parking
shall be screened from the roadway w1Th a street wall or living fence. Pedestr4an-
Friendly Frontages are designated on the Regulating Plan.
iii. General fromages - General Frontages are intended to accommodate more auto-
orlemed uses, surface parking, and service furtctlons on a site with a More
suburban /oulomabite arlenta6cm The General Frontages shall be building frontages
not designated as elther a Pedestrian Priority or Pedestrian -Friendly Frontage on the
Regularing Plan,
Caennl� 3,r�#;{
i�
c � �,o .. ... -.. t
i•
L4.
GropNc 1Huslraling kte
Appfcotion of street type
Pedettran Rricmy FFcn1-3Qe Designation Based on The
DLL eiapmtlnt Context
C.d.
vuryn ! �s
(Page 30 of 851
1
lanu0y ?Al i
(b) Treatment of Street Intertsedions
i. Comer building street facades along Intersections of Pedestrian Priority Frontages and
Pedestrian -Friendly Frontages sholl be bulls to the STZ for a minimum of 20' from the
intersecYan along each street or the width of the corner lot, whichever is less and
regardless of the building fromage percentage required along that street. This
requirement shall not prohibit incorporation of or+ved, cho nfered building corners or
recessed entries, or civic/open spaces at such Wersectiom. In oddlrion, this standard
shall apply regardless of the fraatoge along the irtersecr:ng sheet even if
It 's a !srnerol Street.
I
k I
SuifdishgfsetgrHht k I
l I I
Hu c,rG nd .-
31'.r�.N4
Lrf�� iAr
E4�e cf aa.ersnbtz,�- .. Wj
Pedestrian Ptiority or fadtrsttian-Frkndl frontage
Ilivstration showing minimum fronroge regviremenis of street inferseetions
ii. Corner Wading Height Allowance: Corner buildings may exceed the maxkmm building
freight by 25% olo'+g no more than 20% of the building's frontage olong each
corresponding street facade_
o-
t7 ¢
MustraGon showing Corner Buddirsg Heeghl Aflowarxe
Lar'a r- u 0-40,ry
tugs ; 26
I Page 31 of 8.51
lanva" 2016
(c) Pct&ng and Service Access:
i. Location of parking (both structured and surface) shall be per the Character Area
specific building form standards (Section 4.2 - 4.4).
ii. Required off-street parking spaces shall be regulated per character area base
zoning.
iii. Driveways, Alleys and Service Access:
I. Unless otherwise specified in the specific Character Area standards in Sections
4.2 through 4-4, dr'svewoys and off-street loading and vnlooding may be
located with access along a Pedestrian -Friendly Frontage street only if the
property has rxo access to either on obey, General Frontage street of pint use
easement to an odjoin47g property with direct dr'sveway access to any *Hier
street-
2_ Unless otherwise specified in the specific Character Area standards in Sections
4.2 through 4.4, driveways and off-street loading and unloading may be
located with access along a Pedestrian Priority Frontage streer only it the
property has no access to either an alley, Pedestrian -Friendly or General
Frontage Street or joint use easement to an adjoining property with direct
access to any other Street.
3. Along Pedestrian Privity and Pedestrian Friendly Frontages, driveway spacing
shall be limited to one driveway per each block face or per 200 feet of block
face for backs greater than 400 feet In length.
4. Shared driveways, point use easements or joint access easements stall be
required Fos odpoining properties when do"woy and service access is off a
Pedestrian Priority Frontage or Pedestrian -Friendly Frontage.
5 Service and loadinq/unoodng areas shall be screened per standards In
Section SA
6 Unless required to meet mWmum fire access or service access standards ail
corrmarciol and nsixed use drivewoys;'olleys shall be a maximum of 20' in
width. Service driveways/alleys shall be a maximum of 30' in width.
Driveways wider than 24' in width shall only be located off of General
Frontage streets. Driveways; alleys Wong State controlled roadways sftafl meet
Arkansas Highway and Transportation Department (AHTD) Standards or the
City's odopted regulations.
ResidentialDrivewaysz
a. Unless required to meet minimum fire access or service access standards,
driveways for Residential Use Buildings shall be a maximum of 12' in widtft.
b. Garages for Residentiot Buildings shall be located on streets with General
Frontage, Alleys or at the rear of residential build',ngs »Ith pull -through
garoges where the gorage door is set bock behind the rear facade of the
main structure. if front -loaded garages of carports are ulikzed on residenfol
uses, The garages and cofports shall be no greater than to fit two (2) cars and
set back at feast 20 feet measured from the Building Fa�ode Une of the
primovy structure. 7h4 resti;mon does trot apply for 1-Swing Garages,
r. Front -loaded garages on residential lots less than 40' wide shall not be
allowed. Townhomes and courtyard aparmients shall utilize garages with
access from streets with General Fra4nage, Alleys, or joint use easement to an
adjoining property with direct access 10 any other Street.
CrE<n Pt_ U.,r,Wr
O.Y. ; 21
[Page 32 of 851
January 2016
(d) Street Screen Required:
i_ Any Loa frontage along Pedestrian P6orlty frontages and Pedestrian -Friendly
frontages with suvfa[e parking shall be defined by a Street Screen, This requ=red
Street Screen shall be located at the street edge of the BT'L. Refer to the Section 8
Streerscape arsd Laxfscape Standurds of tKs code for more specificorions.
(e) Fire Separation ilequiremerW Side and rear setbacks shall be based on min:tax,m fire
separation required between buildings, if applicable. Fire separwt c n building setbocks
shall not be required for incilvidual units if single family atlacbed dwellings are
proposed, but units nests have a "party woU- condWon and meet other fire separation
requiteme"..
(f) Recessed Entry Setbacks: Building fNade luxes on recessed entries and arcade buidings
:hall be measured from the Building Fogade Lne with the recessed entry or arcade (see
Secfiort 3A Defirrifions for illustration).
(9) Measuring heights:
i_ Chitreseys, vents, elevator and stair enclosures, sc("ned HVAC equipment, other
mechanical enclosures, tanks, solar energy systems and slm4ar elements are exempt
from the helghl limit.
ii_ Internal building height shall be measured from finished floor to the bottom of the
str,ucrural members of the ceil'asg.
iii. Floor -to -floor heights stall nol apply to parking structures or civic buildings.
iv_ Permitted corner lower elements are exempt from the freight limit, except to Ifse extent
of the permitted tower height as denoted in Section 5.1 (b) it of the CPO.
(h) Encroachments:
i. Encroadhmtnts lobo R-O-W:
1 Maximum of 51Y � of the depth of the sidewalk when there is no vertical support
for the object (except blade signs which shall encroach nus more than 6' from the
bu,,iding facade line)-
2. Maximum of 1001/. of the depth of the sidewalk when using a gallery, arcade or
colonnade system.
3. Minimum vertical clearance from the finished sidewalk shall be B'.
.. to no case shall an encroachment be located over an on -street parking, travel lone
or landscaping; sweet trees_
ii. Encroachments over Required Setbacks: Canopies, awnings, galleries, and balconies
may encroach over any requ+red setback areas per standards established in earl's
character zone as long as the vertical clearance is a minimum of 8' from the finished
sidewalk elevation,
iii. Encroachments into public R-O-W may require a perrM.
(i) Phased Developments: Due to the iacfill nature of development within the CPO, certa>n
building form and sire development standards may be deferred for phased development
projects meeting The following criteria:
i. Submission of a site plan that illusrrotes how development and any refaced private
improvements will be phased over time. Each phase of the site plan shall independently
comply with all applicable standards of the CPO unless an Allowed Adjustment is
granted with required criteria met.
ii Required private Iondscap;ag and open space omertlries may also be phased with the
building to permit final landscoping when adjacent buildings are finished.
C.d_ rue own.,y
Ynyn : 24
(Page 33 or851
fi) Required Public Improvements:
i. All site platys that require public Improvements such as sidewalk, streetscape, and utility
improvements may be deferred through the paynnem of o proportional fee-In-ileu arw
fee shall be calculated based on the street type cost at the time of submittal.
4. Where a developer decides to make the required street improvements, the entire block
or rehkoge, in the rase of utility improvements, shorn be completed in whole. the
developer will be eligible to receive the fees in -lieu to dote and later collect fees in -
lieu that are collected by she City for the benef". Ing properfes of the developer's
lmprovenwnh.
Wt. Details of the fee Its -lieu process will be handled through a development agreement
between the Developer and the City of Little Rock,
C-ka Pku 0-1.y
Prp— 29
(Page 34 of 851
4.2 Mixed -Use (MU)
mixed Use (MU)
--)o MIQY 2011
711E Mllel Use f W V '-rl3nc'.ef A!&S UaiLes i 3 'Pafige of
cammarc;al or4 r,,tdaMrw wzl which can irmicition a+nar the lonq tor i. m contunclion
watt pry 1:Nt �n"..+ i .rn- Oitativ"I "tr a id 141 llrr ilvr of 3eF;N1li1 Witdirij, .Ylf1
R"srknin tartsto th4 =?terii PGYSr 11-4e
".0 M
Ac.xwntkary-. txwtc z,n4 liM `,trot, Fast» i-km I[rata.; ',Mitt) to nikv tvnrth nrt t.'M Tatra f d-ast to
1'rtspl= 5trcct, with W Ailey Ncjlb of 1301 Strcct: Wcal to C•ati titrcct. Soelti to AAeq Nofth of 14t+h
U--t, Iml 2u Lim :hcct. W-Ai to ,.4Ied Renal Qf i 31li S§cat, Gast to f.ttf 41mt with tv AItY Nur b
J' 1 _V. StrfFet; = Det tU Lil.tlbp 111e'arrer Lime, i da4Ln to Pcvit ut Begi-io n6.
1`�rlsatrlar 1"rz�nciZyt--m-----�
�cdc�trian E'-if�ritya�L,
N
PINE/CEDAR CORRIDOR
C.." Pin. f? 1.y
F"N. :O
[Page 35 of 851
)Muvy 107 f
—
o
Edge fi P:V£froly.
—',till. SOL"
�.kita 5et"4,
Gij -F, Z rtv7l
\\llll�
Pedestrian Priority ar CivicAOpen Space Frontage
(7 Baild-fo Zaees (Msl ®ad 5►l6acks
f0i.f— from woe " Ile. b ad" of r— zewwl
Pcdesthm Pr rsty Fror.age Open Span ;BTZ)
S' mir. xerra_. - I5'rra. setae&
;'edestrian,Frwraly Fronsoge IBT2i
S' mia seibr.dc - 75' may. s Iback
ID
C e ral Fronsoge
S' mil -H—l.; — max. xet6aai:
Slde
CY mm. sett oe ; no nrax. Who&
Rcar
f5' mia serbad; no rvxar. xcM ox�
....�����....
r,y
(tit !adding Fromops
Ped-tri— Pnorry%Op— Space Framaga I 70%min IQ
Pedestrian F6.Mly Fa—". I Sr". m:n I Am
Ca ral F,.wagc I N, m Rega,rad I
iawa Piim O.sssnv
Pegu j S1
(Page 36 of8.51
a
Property Line
junmy zou
(i) Principal fSWWaq Standa is
• 36 foci
6uildirg
' 7rornk1w rcct,- a rrf If
od sa dosecMd s+ngle
maxu m
f ernVf} coned revdesnal
"Ir
+Scetirsr 3.3;e11
� Ffnl ildw �
[[.I Frlgfst
;fn, ikb. as
• 1 T rni1. foa ali froneagea
s+acsLx of
ce ing!
4r�d Boar M—brnum i 2- fist for
fiHsh Ieve! commercial ground flow.
• ADA rJes sled apply.
Uppor hoort%)
haghr ;Fitt, floor . 9° m+cs
to "r--hrc aF
:s'rspl
(ii) Ao a.ary Bu Wng Standards
Accessory R%cBdirgs shoW meet the standards for Fr:a6pol RLAdvg
standards n lte Ao x.d-ike Character Ares.
Page 37 of 851
Cudau Pl i —4.y
Puq• ' 32
XNwC y 2014
(iJ Swfoca Y+uMnit Ssrbacks
r;
06,
♦1
Pedazariart
aTrE�l^l+. dr.• .�
P nanly or
!
krrtcp ydxW� •....
j
0
4
a
Pedestnbn
Fr:r Illy
Pirfisj
Fn.tnage
General
I
Flsldr
D
8
Side
P-A-tlriwn x Civic101x•n 9p�c. FnviirUe
• Shall be located baind ine
pnrclpal bc-idmg .Icing thoi
erect frontage; cr
• Min_ 3' be rInd *,e has Idetg
facade fire along Mat smear
• 4
6
7 3' bel%74 the b-ild'a:g
f.;.da fire along "crt #rest ar
• h1nr. 6' beh..td ft. properly €ne
along that Oroat {if — by Idtags
aknq the meet ftosnwgc`l
• Mug 3' bchnd the property line
along Mar ?reel
• 6' (m ) only if adto:mi to any
single fcenity de .cfr d
reiidersial for;
• 0' far .11 other adtoeersnas
p 6' jrw only if .dt—1 to any
Rear single fatuity, dmadred
residerdial It;
+ 0' for ." *drat adlocerscies
i:i) Srrr.ctured Parkirog or Bafow Psad� to#&lg S�sbad s [wr ipoce;70Q stf.•aro firtl of byildinq]
r
1
x
i
I �
5
L
coo 0
� .Dfsrf st7 cr li•1Cv G'vh � u
.Iv:l.md yrcro ,5raa � 7
t I
� I �
.• +7 rttlr tl .ens •. �-. - �y 6
Pnd—rdra Pnonly r-=• CivvaOpn: Slu.c- Frara Jr
5laatd.rds far 5 end T in the ;ILwa— chore are referenced m ti—dardr far
DAvewvys, Aifayi —d Service l'-n sec — I-i—
Y
a
Pede :trratl r rsravN4 11001 Snarl be tern.
Priority i of 30' from the property Bee
GvrclOpen • Upper Floors — nay be bwih •
Space to the facade line o1c,% Chas
Frawaar 0"
•
Pedestr:mms
May be built Lp ro the butdng fosadc
Frlaadfv
Irrc along a Ihot vreat; or
Frontage oc •
If na ir,ilding It hz.ted along the arev
General
frontage•, then the structured parking
Frowc
nNt mc= sandards ate"
_
•
acen i (Y ladil 1. SF
Svde
detached residential kt
•
D' !aI other od Dcusces
Rear
10' ladl.cmt to SF
deraeled resldcrvial iei;
O' 'all Mier ndpacsas:.s-fj
(41i lt.niaily befew Ored. torhlnp
1N.ay be b.Jl vp to the BAdk g fa;.dc lna clang aB
Pedavr,orrr F,,endly Frm?.q- ar4 Ce ral
Frcemg—
(iv) Driveways. Allays and Serviaa Across
1. Paring driveway width Seenan 4-1 sholi apply
Grivewa-y>;, aJkys o" off tm.w loodlns and unloading Sc ,ion 4-1 d!.Al apply
Page 38 of 851
nawQy 2014
The fo&—,i g rratsltlan rrandards boll apply to all new buldatg
conslrVcfion and att upper story add -tuns to cx:strtg buildetgs
located adpcepi to erntiny sngk family detodted rescues rial
W.
i, T—slfr Area 30' m.n Q
it. Act. Uldatg '- ---• - —
heigitr of • +vet 24 fees
Transition Area ,yam
iti. Required se tb—k M- 20' ■: ■
A Reiidanr-al TrMVPdA AY&O fence fmiM—M a fee[ end
tl taaxwnnwn 9 fcmt highl email be rrqurrod whan adlaceM /o —
ex:atng sutgto-family detached reskkoiwMy zoned lot asd shoR
be opfimal far all ort— odgvcaf l)-, The regvred fences hall
1 NOT be d cm Knit or w qL A 6-hot —de landscape b0fer w 1h
crergraen shrubs punted or 3' on ceraer and 6' mn. in height at
ittatur'ry sl.all also be rewire-d +a be plaraed ..IN. tha
landscape buffer parallel to tlu SF r-idea" iat line. lue
surface pork'sg refbocks Muwatanl
8
.�j
t ;rarl;fsa��aa
1
Cesww h- 0—lay
p..;:"
Page 39 of 851
i3OnUcffy 10 t 6
4.3 Wgh6mhoad (kS)
Neighborhood (NE)
t It r lj"nla�ym0d ChGra.-u-- r,I¢23 pf"Vice rpr multwe tyT Aa- anc ice,-, cl r2aYSdnrlai
Dcveot mcm stflndwda in this `>anradt f Arca cmphaz=^ cm tifq hrxnc F�,*,nt atic•n and
r-wtalf--3tian, while Eet3tJl itTiN n+_'.a".ar'Q3fGv tor appra-,rux6 f-Killeftual 1&43evEiapnl,�tit
1BcvraorwvCnl standard alter crs-4*aa=e ktcrp+r,Q witt thc-, scab: of ac4o(nmQ -caldcnhatl
.'twex-[;m(znt ne wivnT. m [ for rrA�,r In:pnrii j
nu :FJ 'Klos
••L
rr %r rrr j`. rr, f
+JF ■ rtc■ ■. i�y�
rr rrr _ FF
rrr rr �'�'•• rrrrir ri rri :`!
1 �
Oaumfary is I.rtorsiatr C30 and Luevv, _ircct Cwub :o IU; Suact Ea5l to Lcros 3Lcr. C uur W
AAltejl N-,M bt ,_Lh Earl to M:dplE-iCdet, N.:rtrr t,, Allp/ PJorii V MaWr4 +1VE., W?e7 nr P+e-
Sb9 rt, Scotkt to Marvtesiu Ara , Wt--t :o ".a:i.4r "Egret 1,:,Y t to ,Alley NU U: e` Mat slam[ Ave . Vic l :rL>
Elm uaftn to lnt&mv,31e -.3u, Weat io Pr4nt a bi gnnirg:
Bouadary 2, ;=ttn `street and tL'smp Narren Ernie, Norm to 11.11ay North of 33th titre -et East to
Fin :3r^^t, 5,sort, w ANr•) tt..0, 04 ' 411+ .4 erg, 4yrw! — 0A, La 411ry No,tl, of 1 ,,th
s t`$ct: �3?i !O LlpttS:? �[fti +t tiJL:tr� Te9 t•<T '�!�l; ct; lzal to :,i3gxt fli Sr5cC71'fnJbf�
N
Y.-de-nz rL ,tr Fr•irudly
PINE/CEDAR CORRIDOR
[Page 40 of 851
1MMY 2016
th)
Baud-hy-MOMMM
t.
— — — — — — — — —
Y
— — — — — —
I- -
A7
Lagand
or P-Nnrlurr.
0111INk
IBM\
LiLi
L - — — — — — — —
— — —• — — — — —
---
Peftstrian-Friendly or CivieOpen Space ROMBOB
M &WWwZones (&t-1A1and Sedmck&
Pede%t,-cm4r,e.dly or CMc/Opewr Sp— Fr.M.qe ISTZ)
S' mi. sc rback — 20' max. wback
G.—r.] Frwg.
5' min. 5arbock; no max setback
Side
10' rrin- tarbcck; no max, wback
Adjacent to 5F detached Tesidevmafty zoned lot
All *e, dP—d-
07 mJr, 'Coxxi; no rva. Ctbock
Rem
Adjacent to SF, detactwd rezidenvally moped lot
I (Y min. sobaci; no max. sLtIwck
All .*wr.dyas
O'nwn. wbaLk; no max, setback
5.41ding Fmaw"
PedeaTim Fr—dly Fromage 30`b mnn' 0
Gene-1 Frontage None Reqimd
U* Shtilsdards
• Mm. 2 T iar srQlc I.- N q" Qctltd 'I � nton
lwildii,gs; rronirmim area IWO sqiory feet -fl
Lot Width; lot artrc Mm. AO' far single family dvtodsad btsWimgs; 40M SF
• No ttsta, far ccns real and mi..,d use b.4dwVs
Alley conner dips shall not exceed 5 fnam, he
corner of "m lot.
r—d. K— 0-1.'
P'.'n , 36
I Page 41 of 851
(a) Bv(Iding Height
Prcpem; I Inc
.lanuory
(1) Principal build W9Sfwsdords
{3u�W+'sg
rca.nsum
• 76 feet
Fmti floor so
Riser %r r hs I Fi,
floor to
10' rro . for oq frontages
arudurc of
cc• k ngl
r IS" risn. above sides& for
grouted Floor rc-:cicrma3 uses
along Pedostrian.Frlendly
Ground Floor
frontages that are also
N-5h 10-4
setback lass that 10' from.
dte Iron+ property fna
• 12"anon Be rn for nun
resideneiaf
ABA rvfes spoil 1ppty,
Upper floor;:1
heigftt ifs:.. hoar
, 9' mi,
b ssrumev of
cr iq
(�1 Aetessory %LAw eg Wrrdards
budding ilergtn
26 feet max.
shad Ise pipped hoh%d rho frero hwede of
tfse prhxlpaf bs king along Pedestrtat
Friendy Frontages If the primlIsW bartding
M/Sa+bocls
has noPstifos}nit-Fnend+yFtnnrpgt.?i,,en
the ocrvuary building eftee 5e piosed
behind +x Wilding Frieda L'ne of the
prlrr any budding okmg a General Frontage
Stfe C...
Page 42 of 851
fsoor I'a.s U.�alny
fops IJ'