HomeMy WebLinkAboutpc_08 17 2000LITTLE ROCK PLANNING COMMISSION
PLANNING AND REZONING HEARING
MINUTE RECORD
AUGUST 17,2000
4:00 P.M.
I.Roll Call and Finding of a Quorum
A Quorum was present being eight (8)in number.
II.Members Present:Craig BerryBillRector
Judith Faust
Hugh Earnest
Bob Lowry
Pam Adcock
Fred Allen,Jr.
Rohn Muse
Members Absent:Mizan Rahman
Obray Nunnley,Jr.
Richard Downing
City Attorney:Cindy Dawson
III.Approval of the minutes of the July 27,2000 SpecialCalledmeeting:
The Commission determined that corrections were necessary
and did not approve the minutes.
LITTLE ROCK PLANNING COMMISSION
PLANNING AND REZONING HEARING
AGENDA
AUGUST 17,2000
4:00 P.M.
I.DEFERRED ITEM:
A.Z-6861 4819 Stagecoach Road R-2 to C-3
B.LUOO-11-01 A Land Use Plan Amendment in the
I-430 Planning District from Low
Density Residential to Mixed Use.
C.Z-6886 The Church at Rock Creek —Long-Form POD
II.NEW ITEMS:
1.LUOO-09-01 Various Land Use Plan Amendments in the
I-630 Planning District
2.LUOO-09-02 Various Land Use Plan Amendments in the
I-630 Planning District
3.Z —6011-A Mabelvale West Road 0-3 to C-1
3.1 LUOO-15-01 A Land Use Plan Amendment in the Geyer
Springs West Planning District;NW corner
of Mabelvale West and Mabelvale Main;
MX to NC
4.Z-6888 2109 John Barrow Road R-2 to 0-3
4.1 LUQQ-10-01 A Land Use Plan Amendment in the Boyle park
Planning District;2100 Block of John
Barrow Road;SF to 0
5.Z-6894 4811,4815,4817 Stagecoach Road R 2 to C-3
5.1 LUOO-10-02 A Land Use Plan Amendment in the Boyle park
Planning District;4800 Block of Stagecoach
Road;SF to C
1
Agenda,Page Two
II.NEW ITEMS:(Cont.)
6.Z-6895 16205 Raines Road R-2 to R-7A
&Site Plan
Review
7.LUOO-05-01 A Land Use Plan Amendment in the Downtown
Planning District;an area bounded by Cantrell
Road and the Union Pacific Railroad;STD to PI
and MX
B.LUOO-09-03 A Land Use Plan Amendment in the I-630 Planning
District;an area bounded by South Elm,South
Pine,Plateau and West 7 Streets;MX and NC to
PI
9.G-25-177 —A Street Name Change of Fourteenth Street to
Daisy L.Gatson Bates Drive from Commerce Street
to Woodrow Street
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~gust 17,2000
ITEM NO.:A FILE NO.:Z-6861
Owner:Shirley Brooks
Applicant:Shirley Brooks
Location:4819 Stagecoach Road (T-Bone Inn)
Request:Rezone from R-2 to C-3
Purpose:Bring existing,nonconforming
use into compliance with zoning.
Size:1.66+acres
Existing Use:Bar/lounge,restaurant
STAFF REPORT
The applicant is currently in discussions with the City
regarding right-of —way acquisition as part of the Asher
Avenue widening project and asks that the item be deferred
to the August 17,2000 Planning Commission agenda.
PLANNING COMMISSION ACTION:(JULY 6,2000)
The applicant was not present.There were no objectors
present.Staff informed the Commission that the applicant
had requested deferral to the August 17,2000 meeting.
The item was placed on the Consent Agenda for deferral to
the August 17,2000 meeting.The vote was 11 ayes,0 noes
and 0 absent.
STAFF UPDATE
The right-of-way issues have not been resolved.Staff
recommends that the item be deferred to the September 28,
2000 commission meeting.
PLANNING COMMISSION ACTION:(AUGUST 17 2000)
The applicant was not present.There were no objectors
present.Staff informed the Commission that the applicant
had requested deferral to the September 28,2000 meeting.
~gust 17,2000
ITEM NO.:A (Cont.)FILE NO.:Z-6861
The item was placed on the Consent Agenda for deferral to
the September 28,2000 meeting.The vote was 8 ayes,0 noes
and 3 absent.
2
ftugust 17,2000
ITEM NO.:B FILE NO.:LU00 —11-01
Name:Land Use Plan Amendment —I-430 Planning District
Location:Northwest corner of I-430 and W.36th St.
Receuest:Lcw Density Residential and Mixed Office
Commercial to Mixed Use
Source:The Church at Rock Creek
PROPOSAL /REQUE ST:
Land Use Plan amendment located in the I-430 Planning District
from Low Density Residential to Mixed Use.Mixed Use provides
for a mixture of residential,office and commercial uses to
occur.A Planned Zoning District is required if the use is
entirely office or commercial or if the use is a mixture of
the three.The applicant wishes to develop church and
ministry facilities.
Prompted by this Land Use Amendment request,the Planning
Staff expanded the area of review to include the area
between I-430 and Bowman Road and the area shown as Mixed
Office Commercial at the northeast corner of the W.36
Street /Bowman Road intersection.With these changes,the
entirety of the Mixed Office Commercial would be eliminated.
The additional area would result in Mixed Use along the
north side of W.36 Street from I-430 to Bowman Road and
along Bowman Road north of 36 Street.
EXISTING LAND USE AND ZONING:
The expanded area is currently zoned R-2 Single Family and
the applicant's property is approximately 40.00+acres of
the 75 +acres under consideration for amendment.The
entire expanded area is zoned R-2 Single Family.Three
houses are located in the expanded area on W.36 Street
just south of the applicant's vacant property.The rest of
the expanded area is vacant.The residential subdivision to
the north is zoned R-2 Single Family and consists of single-
family houses.A nursing home in a Planned Commercial
Development zone is located on Bowman Road next to the
northwest corner of the expanded area.The vacant property
east of I-430 is zoned R-2 Single Family.The southeast
corner of I-430 and W.36 Street is vacant property zoned
r ugust 17,2000
ITEM NO.:B (Cont.)FILE NO.:LUOO-11-01
Open Space where Panther Branch flows into Brodie Creek.
The property to the south of W.36 Street is zoned MF-12
Multifamily and R-2 Single Family.The land zoned MF-12
Multifamily is vacant.The land zoned R-2 Single Family is
occupied by single-family houses built on large lots.The
vacant property to the west of the expanded area located on
the west side Bowman Road is zoned R-2 Single Family.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On April 16,1999,a change was made from Single Family to
Suburban Office on Aldersgate Road north of W.20 Street
about a mile northeast of the applicant's property.
On June 18,1996 multiple changes took place along
Shackleford Road between W.36 Street and Col.Glenn Road
about a half mile east of the applicant's property.
On January 16,1996,a change from Low Density Multifamily
to Suburban Office east of Bowman,south of Kanis about a
mile north of the applicant's property.
On August 1,1995 a change took place from Single Family to
Suburban Office about a half mile east of the applicant's
property.
On June 20,1995 multiple changes took place along Bowman
Road about a third of a mile west of the applicant's
property.
The expanded area is shown on the Future Land Use Plan as
Low Density Residential and Mixed Office Commercial.North
of the expanded area is shown as Single Family with a small
area shown as Low Density Residential on Bowman Road.The
property on the east side of the freeway is shown as Mixed
Office Commercial with Park /Open Space shown where Panther
Branch flows into Brodie Creek.The south side of W.36
Street is shown as Mixed Office Commercial with a strip of
Park /Open Space shown along Brodie Creek.The property to
the west of the expanded area is shown as Low Density
Residential and Suburban Office.
MASTER STREET PLAN:
1-430 is shown on the Master Street Plan as a Freeway while
W.36 Street and Bowman Road are shown as minor arterials.
A proposed collector is shown located west of the
applicant's property to connect W.36 Street to Bowman
Road.The Master Street plan does shows a proposed
interchange between W.36 Street and I-430.On January
2
August 17,2000
ITEM NO.:B (Cont.)FILE NO.:LUOO —11—01
1991 the Arkansas State Highway Commission denied approval
of a City of Little Rock request for an interchange at this
location due to a lack of need.The Arkansas State Highway
Commission stated that it would reconsider its decisions if
the need should arise.A Class II Bikeway is shown along W.
36 Street connecting Bowman Road to Rock Creek.A second
Class II Bikeway is shown along Bowman Road connecting
Executive Center Drive to Colonel Glenn Road.
PARKS:
However the Master Parks Plan shows a Priority One Proposed
Open Space along Panther Branch and Brodie Creek.Panther
Branch is not af fected by this proposed amendment.Brodie
Creek flows near the southeast corner of the expanded area
on the opposite side of W.36 Street.Proposed parkland
is shown on the Master Parks Plan about a mile upstream on
Brodie Creek west of Bowman Road.The proposed parkland is
not affected by this amendment.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The applicant'property does not lie in an area covered by
a neighborhood plan.
ANALYSIS:
The expanded area is located at the intersection of two
minor arterials in an area characterized by some low-density
development and an abundance of vacant land.A change to
Mixed Use could complement the mix of uses in the two
neighboring areas shown on the Future Land Use Plan as Mixed
Office Commercial and Suburban Office.This change will
leave a small buffer of Low Density Residential at the
northwest corner of the expanded area between the proposed
Mixed Use and the current area shown as Single Family.The
most intense use in the area is the Single Family located on
Shady Ridge Drive.The greatest effect this amendment could
have would be on property located west of I-430.Any
development in this area will most likely have an impact on
the subdivision north of the applicant's property.Any
change in this area is not likely to effect property located
east of I-430 since the freeway would serve as a physical
buffer between uses.Since most of the neighboring
properties to the south and west are vacant,this amendment
will effect any future development or land use changes that
could occur.Approval of this amendment does not
3
august 17,2000
ITEM NO.:B (Cont.)FILE NO.:LU00-11-01
necessarily mean that non-residential development will take
place.A Varity of single family and other residential
developments could take place without a Planned Zoning
Development.Any mix involving non-residential components
would require a Planned Zoning Development.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood
associations:Birchwood N.A.,Campus Place P.O.A.,
Kensington Place P.O.A.,Pennbrook/Clover Hill Place P.O.A.,
Sandpiper N.A.,Sewer District ¹147,Twin Lakes "A"N.A.,
Twin Lakes "B"N.A.,and Westbrook N.A.Staff has received
no comments from area residents.
STAFF RECOMMENDATIONS:
Staf f believes the change is appropriate.
PLANNING COMMISSION ACTION:(AUGUST 3,2000)
Brian Minyard,City Staff,made a brief presentation to the
commission.This item was followed immediately by the
presentation of item 6 by Monte Moore so the discussion of
item 6 could coincide with the discussion for item 6.1.See
item 6 for a complete discussion concerning the Long Form
POD Conceptual Plan.A motion was made to defer items 6 and6.1 to the August 17 meeting and was approved with a vote of
8 ayes,0 noes,and 3 absent.
PLANNING COMMISSION ACTION:(AUGUST 17,2000)
Brian Minyard,City Staff,made a brief presentation to the
commission.This item was followed immediately by the
presentation of item C by Monte Moore so the discussion of
item C could coincide with the discussion for item B.See
item C for a complete discussion concerning the Long Form
POD Conceptual Plan.A motion was made to approve the item
as presented.Item B was approved with a vote of 8 ayes,
0 noes,and 3 absent.
4
Au~-st 17,2000
ITEM NO.:C FILE NO.:Z-6886
NAME:The Church at Rock Creek —Long-Form POD —Conceptual Plan
LOCATION:Northwest corner of Interstate 430 and West 36 Street
DEVELOPER:ENGINEER:
The Church at Rock Creek McGetrick and McGetrick
4217 S.Shackleford Rd.,319 East Markham St.,Suite 202
Suite 1 Little Rock,AR 72201
Little Rock,AR 72204
AREA:40 acres NUMBER OF LOTS:1
FT.NEW STREET:Construction of new
collector street
ZONING:R-2 ALLOWED USES:Single Family Residential
PROPOSED USE:Church Facility and
Ancillary Uses
VARIANCES/WAIVERS REQUESTED:None recpxested.
A.PROPOSAL/REQUEST:
The applicant proposes to rezone the 40 —acre site at the
northwest corner of Interstate 430 and West 36 Street fromR-2 to POD.The applicant is proposing a conceptual site
plan for a church facility and related ancillary uses.
The development plan includes construction of a collectorstreetfromWest36Street,at the southwest corner of the
church property,to Bowman Road.Access to the church
development will be gained by utilizing a private boulevardstreet,which will run from near the southeast corner of the
church property to the proposed collector street near thecenterofthesiteatthewestpropertyline.
August 17,2000
ITEM NO.:C (Cont.)FILE NO.:Z-6886
Please see the attached conceptual site plan for theapplicant's approximate proposed placement of the various
buildings,parking areas,softball fields and street design.
Attached is the church'description of development,whichincludesalistofthebuildingsproposed(with maximum
building area)and other site features within the proposed
church campus.
B.EXISTING CONDITIONS:
The site is undeveloped and wooded,with varying degrees ofslope.Interstate 430 is located along the property's east
boundary.There are single family residences to the south
and southeast along West 36 Street.There is also an
animal clinic on the south side of West 36 Street.Therearealsosinglefamilyresidencesimmediatelynorthofthisproperty.The property immediately west of this site isalsoundevelopedandwooded.The property further west,along the west side of Bowman Road,is zoned R-2 andcontainsascatteringofsinglefamilyresidenceson largelots.There is also a nonconforming plant nursery businessalongthewestsideofBowmanRoad.
C .NEIGHBORHOOD COMMENTS:
As of this writing,staff has met with three (3)of theadjacentpropertyownerstothenorthwhohaveexpressedconcernswiththeproposeddevelopment.The Sandpiper,JohnBarrowandGibralterHeights/Point West/Timber Ridge
Neighborhood Associations were notified of the publichearing.
D .ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Collector Street connecting Bowman to 36 must be shown
on plan and constructed.36 Street is a minorarterial.Improve to standards and as a minimum improve
under I-430 to allow right turn and center left turn
into proposed driveway.
2.Right-of-way dedication required per the "MSP".Right-
of-way required is 45 feet from centerline.(36 "Streetarterialright-of-way cuts southwest corner)3.Easements shown for proposed storm drainage.4.Easements for proposed stormwater detention facilities.5.Proposed design of street conforming to "MSP"is
required.
2
August 17,2000
ITEM NO.:C (Cont.)FILE NO.:Z —6886
6.Street cross-sections of proposed streets at 100 feet
stations are required.
7.Street profiles showing existing and proposed
centerlines are required.
8.Sidewalks shall be shown conforming to Sec.31-175 and
the "MSP".
9.Driveways shall conform to Sec.31-210 or Ordinance
18,031.
10.Stormwater Detention per Ordinance 14,787 and the
"Drainage Manual"is required.
11.Direction of flow for watercourses leaving the propertyisrequired.
12.Drainage area size and runoff coefficient for
watercourses entering the tract is required.
13.Proposed ditch sections is required,with easements.
14.Description of existing surface features including soil
type and vegetation is required.
15.Prepare letter for streetlights as required by Sec.
31-403.
16.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
17.Existing topographic information at maximum five-foot
contour interval 100 base flood elevation.
18.A Sketch Grading and Drainage Plan per Sec.29-186 (e)
will be required with a building permit.
19.A Grading Permit for Special Flood Hazard Area per Sec.
29-186 (b)will be required.
20.A Development Permit for Flood Hazard Area per Sec.
8-283 is required.
21.Contact the ADEQ for approval prior to start of work.
22.Submit a Traffic Impact Study for the proposed facility.
Address how the proposed facility affects turn movements
at the intersection of Bowman and 36 Street.
23.Skewed intersections cause safety and maneuvering
problems.All streets must be designed to intersect at
90-degree angles.
24.The circulating road around the facility must be built
to collector street standards.
E .UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer main extension required with easements
to serve property.
AP&L:No Comment.
3
August 17,2000
ITEM NO.:C (Cont.)FILE NO.:Z-6886
ARKLA:No Comment received.
Southwestern Bell:No Comment received.
Water:On site fire protection will be required.A
development fee applies,based on the size of connections
and an acreage charge of $150 per acre applies,in
addition to normal charges for water service.These fees
will apply for the fire service connection and for any
meters whether they are off the public water main or thefireserviceline.Other special conditions apply if the
meter(s)are off the private fire service line.Backflow
prevention will be required on the domestic service for
the medical clinic and possibly other connections.
Contact Carroll Keatts (phone 377-1241)at the Water
Works regarding backflow prevention requirements.
Fire Department:Private fire hydrants will be required.
Contact Dennis Free at 918-3752 for details.
Count Plannin :No Comment received.
CATA:Site is not on a dedicated bus route;however,the
proposed development should be designed to allow bus/transit
access.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:
This request is located in the I-430 Planning District.The
applicant's property is shown as Low Density Residential on
the Future Land Use Plan.The request is for a zone change
from R-2 Single Family to Planned Office Development.The
applicant wishes to develop the property for facilities to
serve the needs for a variety of church ministries that
include recreation,counseling,automobile repair shop,
auditorium,atrium,and class rooms.The proposal will
require a Land Use Plan Amendment.
Cit Reco nized Nei hborhood Action Plan:
This area is not covered by a city recognized neighborhood
plan.
4
August 17,2000
ITEM NO.:C (Cont.)FILE NO.:Z-6886
Areas set aside for land use buffering along the western
perimeter and portions of the southern perimeter do not meet
the minimum width requirement of 27 feet.The full width
requirement without transfers is 40 feet.
The proposed street buffer width along I-430 meets ordinance
requirements when averaged out,however,in one area it
drops to a width of 10 feet.The full width requirement
without transfers being 56 feet.
Since this is a heavily wooded site,the City Beautiful
Commission recommends preserving as many existing trees as
feasible.Extra credit toward fulfilling Landscape
Ordinance requirements can be given when preserving trees of
6 inch caliper or larger.
This site will be required to be screened from the
residential properties to the north,south and west.This
screen may be a wooden fence with its face side directed
outward or dense evergreen plantings.Credit toward
fulfilling this requirement can be given for existing
vegetation that provides the year-round screening necessary.
G.SUBDIVISION COMMITTEE COMMENT:(JULY 13,20QQ)
Pat McGetrick and John McMorran were present,representing
the application.Staff briefly described the proposed
conceptual plan.
In response to questions from staff,Mr.McMorran noted that
the north buffer area would be undisturbed and that the
softball fields would be lighted.The location of the
softball field was briefly discussed.
The Public Works requirements were discussed at length,
including the collector street location.Tad Borkowski,of
Public Works,noted that a traffic impact study was needed.
This issue was briefly discussed.
The required land use buffers were also discussed.It was
noted that additional buffer width was needed along the
western and portion of the southern perimeters.
5
August 17,2000
ITEM NO.:C (Cont.)FILE NO.:Z-6886
After the discussion,the Committee forwarded the POD to the
full Commission for resolution.
H .ANALYSIS:
The applicant submitted a revised conceptual plan drawing tostaffonJuly20,2000.The revised plan addresses some of
the concerns as raised by staff and the Subdivision
Committee.The collector street between West 36 Street
and Bowman Road has been shown on the plan.The softball
fields have been moved further north away from the single
family residences along West 36 Street and the total
parking figure has been reduced from 2,000 to 1,750.A
church facility with a seating capacity of 7,000 would
typically require a minimum of 1,750 parking spaces.
Although staff has no initial objection to the proposed
church development at this location,there are several
issues relating to site design features which need to be
worked out and resolved prior to the public hearing.There
are also several Public Works issues (traffic impact
information,stormwater detention facilities,etc.)which
need to be resolved.
As noted in paragraph C.,staff has met with several
concerned neighbors who own property immediately north of
this proposed development.Staff has suggested that the
church meet with these neighbors to attempt to resolve some
of their concerns.
I.STAFF RECOMMENDATIONS:
Although staff has no initial objection to the proposed
church development of this property,there are several site
design and Public Works issues that need to be resolvedpriortoPlanningCommissionconsideration.
PLANNING COMMISSION ACTION:(AUGUST 3,2000)
Mark Evans,John McMorran,Pat McGetrick and Kevin Hutchinson
were present,representing the application.There were several
persons present with concerns.Staff briefly described the
proposed conceptual site plan and noted that the church had
submitted a revised site plan and a phasing plan.Staff offered
a recommendation of approval with the following conditions:
6
August 17,2000
ITEM NO.:C (Cont.)FILE NO.:Z-6886
1.Compliance with the requirements as noted in paragraphs D,
E and F of the agenda report.
2.Any site lighting should be low-level and directed away
from adjacent property.
3.The 100 foot buffer along the north property line must be
undisturbed,with construction fencing in place prior to
any site work.
John McMorran addressed the Commission in support of the
application.He reviewed the overall site plan and the proposed
phases of the development.
Mark Evans,senior pastor of the Church at Rock Creek,addressed
the Commission in support of the application.He discussed the
proposed ancillary (ministry)uses and explained each of these
specific uses.He noted that the proposed Church of the Rock
Creek ministries are modeled after a church in Florida,where he
was recently employed.
James Woods addressed the Commission with concerns.He noted
that the neighborhood is not opposed to a church being located on
the site.He stated that the neighborhood wished to have
additional time to consider the revised site plan and phasing
plan.He noted concern with liability issues associated with
some of the ancillary (ministry)uses.
Lisa Byrum also addressed the Commission with concerns.She
noted that she was not opposed to a church being located on the
property,but would like additional time to discuss and work out
the issues that the neighborhood has with the proposed
development.
Reggie Clow also addressed the Commission with concerns.He
noted that he does not oppose the church use,but has concerns
with some of the ministry uses.He stated that he felt the
church would have no control over the persons who will be
temporarily housed on the property.He asked the Commission to
defer the application.
A deferral of the application was briefly discussed.Pastor
Evans stated that if the Commission wished to defer the
application,the church would request a deferral for two (2)
weeks.
Commissioner Lowry asked about the current church attendance.
Pastor Evans noted that the church currently has an average
7
August 17,2000
ITEM NO.:C (Cont.)FILE NO.:Z-6886
attendance of 1,200 persons.Commissioner Lowry asked Pastor
Evans when the church anticipates having a 7,000 membership.
Pastor Evans stated that at the present growth rate,it would be
15 to 18 years.
Commissioner Lowry asked if any thought had been given to the
traffic issues.
Bob Turner,of Public Works,noted that the church would front on
a minor arterial (West 36 Street)and that Bowman Road is also
classified as a minor arterial.He noted that these streets
would eventually be constructed to minor arterial standards and
be able to handle the future traffic for the church,with 7,000
projected members.Mr.Turner noted that he is comfortable with
the street phasing plan and how the streets will handle the
future traffic.
Jim Lawson,Director of Planning and Development,noted that he
anticipates the land around the church property to develop by the
time the church reaches the 7,000 member mark,with a street
system that will handle the future traffic.
Mr.Clow also commented on issues related to traffic,parking and
building size.
Vicky Foti addressed the Commission with traffic and noise
concerns related to the proposed development.She also noted
concern with property values in the area and with the church
ministry uses.
Mr.Lawson commented that the Church had obtained enough property
(at the suggestion of staff)to support a long-term plan and
accommodate the church'long-term goals.
Vice-Chair Berry commented that the applicant had made changes in
the site plan as recommended by the Subdivision Committee.He
commented on how a single family development could include as
much traffic and building area as the proposed church
development,with less buffer area.
Commissioner Rector noted that the intersection of Bowman Road
and a 36 Street will be a major intersection in the future and
briefly discussed.He also noted that the church made an effort
to revise the site plan based on the Subdivision Committee
review.He encouraged the neighborhood to work with the church
in resolving their issues.
8
August 17,2000
ITEM NO.:C (Cont.)FILE NO.:Z-6886
Mr.Turner estimated a traffic count of 50,000 vehicles per day
at the intersection of Bowman Road and West 36 Street,at
build-out.
Commissioner Muse asked how far this site was from the Immanuel
Baptist Church site and how large that church site is.Mr.
Turner noted that this site is approximately 3.5 miles from the
Immanuel Baptist site and that the Immanuel Baptist property is
approximately 20 acres in size.
Mr.Turner noted that a single family development on this
property would create a large amount of traffic.The traffic
issues were briefly discussed.
A motion was made to defer the application to the August 17,2000
agenda.The motion passed by a vote of 8 ayes,0 nays and
3 absent.
PLANNING COMMISSION ACTION:(AUGUST 17,2000)
Mark Evans,John McMorran and Kevin Hutchinson were present,
representing the application.There were several persons present
with concerns.Jim Lawson,Director of Planning and Development,
introduced the item and noted that a meeting had taken place
between the church and the neighborhood on August 11,2000.
John McMorran addressed the Commission in support of the
application.He noted that the proposed phasing of the project
was discussed at the meeting with the neighborhood.Mr.McMorran
noted that the church would conform to the future landscape
requirements with regards to the parking and buffer areas.He
noted that the north undisturbed buffer had been increased to 100feetandthataconstructionfencewouldbeinplacepriortoanysitework.He noted that the construction fence would
accommodate the drip lines of the trees on the 100-foot line.
Mr.McMorran also noted that the church would install a fence
along the north property line,but the neighbors did not want the
fence.He also noted that the area which was cleared due to thesoiltestingwouldbereplanted.
Commissioner Lowry asked Mr.McMorran if the application would be
amended to include the conditions in the church letters to the
neighborhood dated August 14 and August 16,2000.Mr.McMorran
9
August 17,2000
ITEM NO.:C (Cont.)FILE NO.:Z-6886
responded that the application would be amended to include these
conditions.
Commissioner Lowry asked if the church would comply with the new
proposed landscape ordinance.Mr.McMorran stated that the site
would comply with the new ordinance.Commissioner Lowry askediftheapplicationwouldbeamendedtoacceptthiscondition.
Mr.McMorran responded that the application would be amended.
Mark Evans,Senior Pastor,also addressed the Commission in
support of the application.Pastor Evans briefly discussed the
meeting which the church had with the neighborhood.
Reggie Clow addressed the Commission,representing the Sandpiper
Creek neighborhood.Mr.Clow noted concern with the proposed
ancillary church uses.He read a prepared statement (see
attached)and discussed.He asked to what extent the area
cleared for soil samples would be replanted.He also noted that
the neighborhood wished to retain an option for the permanent
fence along the north property line,in case trespassing becomes
a problem in the future.Mr.Lawson asked who would determine if
there is a future problem.
Mr.McMorran noted that the church would replant the number of
trees which were removed for the soil samples.He stated that
these trees would be three (3)inches in caliper or greater.
There was a brief discussion concerning a permanent fence along
the north property line.Mr.Lawson suggested that if the fence
was requested by the neighborhood in the future,that the issue
should come back to the Planning Commission.The issue of
retaining an option for the fence was discussed.
Commissioner Lowry asked if the church and neighborhood could
meet outside the board room and resolve the outstanding issues.
Kevin Hutchinson stated that the church would like to address the
issues one-by-one before the Commission.
Pastor Evans and Mr.McMorran addressed the Commission and noted
the following:
1.The buildings on the site will be sound-proofed.
2.The buildings'acade will not be constructed of metal,
concrete blocks,etc.
10
August 17,2000
ITEM NO.:C (Cont.)FILE NO.:Z-6886
3.There will be no steeple.
4.The building elevations will not be determined until after
the finished grades are in place.
5.Maximum building heights will range from 65 to 80 feet,
depending on the finished grades.
6.The following information was offered regarding the
Children's Care Center:
a.The church would like a maximum of 12 children in the
center.
b.The church could not guarantee that the children would
not be referred from the judicial system,but the
center would not be a half-way house.c.Children under the care of the church will not be
allowed to drive.
d.The church is not sure how long a temporary stay will
be.
7.The following information was offered regarding the car
ministry:
a.The maximum building area will be 2,500 square feet.
b.This facility will not grow any larger.c.Only minor car repairs will be done (oil change,wash,
wax,etc.).No salvaged cars will be accepted.
d.This building will also be for storage of equipment for
the entire campus.
e.The facility will accommodate two (2)cars at a time
(inside the building).f.After repair and cleaning,the cars will be parked on
the parking lot.
g.There will be no salvaged auto parts stored on the
property.
h.There will be no test-driving of the vehicles in the
surrounding neighborhoods.
8.The following information was offered regarding the Medical
Care Center:
a.The church is not willing to limit the days of
operation.
b.The church does not know what the hours of operation
will be at this time.
9.There will be no clear cutting of the site at this time.The
church will remove the trees along the I-430 Frontage for
visibility at the time of Phase I development.
10.There will be no A/C cooling tower on the site.Smaller
package units will be used.
11
August 17,2000
ITEM NO.:C (Cont.)FILE NO.:Z-6886
11.The church cannot agree to having no construction take place
on weekends.
Commissioner Lowry asked what type of cases would be accepted by
the medical clinic.Pastor Evans noted that this would be a
walk-in clinic for minor medical illnesses.
Commissioner Rector noted that the hours for the medical clinic
needed to be determined.Pastor Evans stated that the clinic
would be open three (3)days per week with hours of 9:00 a.m.to
9:00 p.m.This issue was briefly discussed.
Mr.Clow noted that the neighborhood supported the church,but
has had concerns about specific details of the development plan.
Lisa Byrum addressed the Commission with concerns.She stated
that she was concerned that the trees between Phase 1 and I-430
will be clear —cut with the Phase I development.She noted
concern with the noise from I-430 if this area is clear-cut.
This issue was discussed.
Commissioner Lowry noted that the church has agreed to conform to
the new landscape ordinance.Chair Adcock stated that the
neighborhood is getting more protection (with the 100 foot
undisturbed buffer)than would be required with the new
ordinance.This issue and the issue of building permit approval
were discussed.Bob Turner,Director of Public Works,noted that
other areas of the site could be cleared with the first phase of
development as long as the clearing conforms to ordinance
standards.
Mr.Clow noted that the neighborhood asked for a definition of
"temporary stay"for the proposed centers.Commissioner Rector
stated that a limit for temporary stay should be determined.
Pastor Evans stated that "temporary stay"would be defined as 12
months or less.The issue was briefly discussed.
Ruth Bell addressed the Commission.She stated that she was
originally concerned with the car ministry use,but the church
had addressed most of her concerns.She stated that she did not
want to see a used car lot created.This issue was briefly
discussed.Pastor Evans noted that the car ministry/maintenance
building would accommodate two (2)cars at a time (inside).
12
August 17,2000
ITEM NO.:C (Cont.)FILE NO.:Z-6886
Commissioner Rector stated that a maximum number of car ministry
vehicles which would be parked on the site should be determined.
Pastor Evans stated that the maximum number of car ministry
vehicles which would be parked on the site at any one time would
be twelve (12)vehicles.
Commissioner Earnest stated that the church members would not
want to have a used car lot created.
Vice-Chair Berry expressed concern with the level of regulatory
detail that the Planning Commission was applying to the church
application.He briefly discussed this issue.
Commissioner Faust expressed concern that the discussion of this
application would become a precedence for other church
developments.This issue was briefly discussed.
Commissioner Lowry asked about traffic issues.Bob Turner
discussed the traffic study done by Peters and Associates.He
discussed the peak volume of traffic which would occur on Sundays
and Wednesdays.Mr.Turner noted that the proposed street
improvements for phase one development should be adequate as
determined by the traffic study.He noted that additional
improvements will have to be made to the road system prior to the
time of full church buildout.He noted that the church is only a
part of the overall future development of this area.
Commissioner Lowry asked if Public Works had a problem with the
proposed development from a traffic standpoint.Mr.Turner noted
that Public Works had no problem with the proposed church
development.
Vice-Chair Berry noted that there would not be much difference in
the amount of traffic that the church will generate and the
amount that would be generated by a single —family development.
Commissioner Rector discussed the amount of detail that was
discussed with this application.He noted that this proposed
church development is a different,unique type of use,and that
the amount of detail that was discussed should be expected.He
asked if there were any unresolved issues.There was no response
from the audience.
13
August 17,2000
ITEM NO.:C (Cont.)FILE NO.:Z-6886
There was a motion to approve the POD as recommended by staff,to
include the amendments to the application and additional project
information as offered by the applicant at this meeting.Mr.
Lawson noted that the motion did not include the requirement for
fence construction along the north property line.The motion
passed by a vote of 8 ayes,0 nays and 3 absent.
14
C
z -(.W4
p~~
The Church at Rocl Creek
Conceptual Planned Office Development
19 JL11&.,2000
The Church at Rock Creek is currently in the planning stages of its permanent facilities
master plan.The property the church has selected to pursue is a 40-acre tract on the
corner of I-430 and West 36"'treet.Due to the time constraints on the purchase of the
propeNy,a Conceptual POD has been advised.
The Church at Rock Creek is a mission-oriented church that seeks to reach out and make
an impact on the community.Main church activities are primarily on Sunday mornings and
Wednesday evenings.The church propertv vvould house not only the main church
facilities,but also a chapel;centers for youth,children and families;food bank;vvelfare to
work training center;pregnancy care center;medical clinic;apartments;dorms for visiting
groups;maintenance storage building for church vans and equipment;and two outdoor
recreation soAball fields.All of the different ministry buildings mentioned about will be
owned and operated by the church.
The following is a detailed description of each portion of the Master Plan:
1 The Main Church Facilities:370,000 total sq.A.
a.Worship center for 7,000 with balconies and exterior day-lighting
80,000 sq.A.
b.Large foyer atrium which will house a bool store,restaurant and a coAee
shop
30,000 sq.A.
c.Activities and fitness area with two basl-etball courts,a stage and a kitchen
'20,000 sq A
d.Preschool and Children education areas
60,000 sq A
e.Youth education area
10,000 sq.A.
f.ivlinistry offices and conference rooms
'20,000 sq.A.
g.Conference classrooms
10,000 sq.A.
h.Additional foyer spaces
10,000 sq.A.
i.Corridor and mechanical
100,000 sq.A.
The main church facilities will be located on the NW corner of'the property giving
it high visibility fiom I-430.There will be multiple levels of which the lower and
main levels will have direct ground access.The church is looking f'ar into the f'uture
with the master plan and will build in phases starting ~vith the activities building
and an entrance foyer.Building materials will include brick,stone,precast,metal,
glass and exterior insulation finish system.
2 The Ministry Campus:
a.One building for a Welfare to Work Training program,a Pre&nancv Care
facility and a Food Bank
5,000 sq A.
b.One building for a Medical Clinic
5,000 sq.A.
c.One apartment building housing 0 one bedroom apartments
4,000 sq A
d.One IIomeless I'arnily Care Center for 0 faniilies
6,000 sq.A.
e.One Children's Emergency Center for 15 children
5,000 sq.A.
f One Teenage Care Center for 10 teenagers
5,000 sq.A.
Each of these ministry buildings will be one or ~vo level.Parking will be available
at each building and will be part of the total parking for the church.
Additional Church Site Features:
a.A 4,000 sq.A.Chapel
b.R.V.hookup locations for 5 vehicles
c.ih faintenance Storage Building
d.An 8,000 sq.A.lodge type dorm that sleeps 50 people
e.2 soAball fields with lights
f.Playgrounds,Picnic Areas,Walking trails
g.An 80'-0"buAer zone along the north property line.
h.Parking for 1,750 cars including the required number of accessible spaces
i.Signage at the streets and around the site to meet all city requirements and
restrictions.
j.On site fire protection.
k.Landscape screening from adjacent residential properties.
The existing site has a natural drainage pattern that will be maintained and improved.The
site will be developed in a manner that will maintain as many existing trees and as much of
the natural setting as is feasible for the church to miruster to the community.Additional
landscaping will be in accordance with the city of Little Rock ordinance.Site lighting will
be will be lov level and will be focused inward,away from the surrounding property as
much as possible.
RECK~
JUL 0 k K~II
BY:M~'
XP-C
OCK CREEK CARE CENTER +Ps=
The Rock Creek Care Center is a ministry of The Church at Rock Creek.The
Rock Creek Care Center is designed to meet the spiritual,physical and
emotional needs of hurting people in our community through several
ministries.The Rock Creek Care Center is modeled after a church's ministry
in Florida where our Senior Pastor Mark Evans served.
Children's Care Center
The Children's Care Center provides temporary housing for abused or neglected
children in our community.The children are at the Care Center until they can be
returned to their homes,placed with relatives or placed in long-term foster care.The
Center's capacity will be up to 12 children at a time.The house parents for the
Center will be trained and certified by the State of Arkansas.
Famil Care Center
The Family Care Center provides temporary housing for families in transition.The
center will be able to house 3 —4 families at a time.The Center will provide food,
housing and assistance in securing employment and permanent housing.The
Resident Director of the FCC will oversee this ministry.
Teena e Care Center
The Teenage Care Center provides temporary housing and support for teenagers
who are dealing with the effects of abuse or neglect.The Center will provide a safe
haven for 10 —12 displaced teenagers.The goal for the teenagers will be to return
them to their homes,place with relatives or place in Long-term foster care.The
house parents for the center will be trained and certified by the State of Arkansas.
Welfare to Work Trainin Center /Pre nanc Care Center /Food
Bank
This building will house three ministries.
1.)Our Welfare to Work Training Center is an expansion of our present Welfare
to Work ministry.Working in partnership with the Department of Human
Services we train and mentor our Welfare dependant neighbors for permanent
employment with sustainable wages.
2.)Our Pregnancy Care Center will offer free pregnancy testing and individual
counseling.The Center also provides maternity and infant clothing,and
referrals for medical,financial,vocational and legal assistance.Birthing,
parenting and nutrition classes are also available.
3.)Our Food Bank is an expansion of our Food Bank Ministry.We make food
available to people in need as they contact us.The Church at Rock Creek
works in partnership with the Arkansas Food Bank Network.
~ddt t
f
An extension of our present CARS Ministry people are given opportunity to donate
their used cars to the church.Then the church gives that car to someone who is
unable to afford transportation to work,school,etc.Most of the recipients are single
parents.
Medical Care Center
The Medical Care Center would provide incidental medical treatment at no cost to the
patient.Staffed by volunteer medical personnel this center will be open
2 —3 days per week meeting some of the medical needs of people unable to afford
treatment.
V~tL d
This lodge will provide housing for groups that come to Little Rock for a few days to
do volunteer work at our church campus or at other areas in the city.
A~tt
This apartment facility will provide a temporary place to stay for family members of a
person from out of town who is undergoing extended medical treatment in a local
hospital.It could also be used to provide temporary housing for a minister and his
family in transition.
REC El&i"D
JVL P,7 )(~II
I
11607 Shady Ridge Drive
Little Rock,AR 72211
(501)221-1273
Duly 22,2000
City of Little Rock
Department of Planning and Development
f~-c
723 West Markham Street Z -bSgh
Little Rock,AR 72201
Dear Mr.Carney:
I am writing in regards to the notification I received to rezone the property at the northwest
corner of Interstate 430 and West 36"Street.The request has been made to rezone the
property from R-2 to POD to allow for the construction of a church and associated facilities.
My husband and I reside in Sandpiper Creek subdivision on a lot that borders the above
mentioned property.This zoning change will have a direct NEGATIVE EFFECT on our home now
and in the future.We purchased our land based on the fact that the land behind our home was
to be zoned residential,We also chose to build within the city limits to have the security of
knowing that our land and interests were protected by city authorities such as the Department
of Planning and Development,
I hope your department will consider how our property value will decrease,traffic will increase,
and vandalism/theft will be of greater concern when you make your recommendation to the
Planning Commission.Our property will lose value and be harder to sell if there is a HUGE
church COMPLEX visible from our backyard.The church sanctuary is planned to seat 7 000I
people,36'"street has no exit off interstate 430 and is barely wide enough for 2 cars to pass
safely,much less that many people traveling on it weekly.The church is planning to serve
battered women and troubled youth,in addition to refurbishing junk cars to give to the poor.
As admirable as their plans are,it would be a detriment to our neighborhood to allow this to
happen!
1
My husband and I urge you to recommend that the above referenced land remain zoned R-2,
Sincerely,
C RECEIVED
Johnny "Shane"and Melissa "Lisa"Byrum
JUL 2 5 2000
BY'
..august 17,2000
ITEM NO.:1
Name:Land Use Plan Amendment —I630 Planning
District
Location:Various
R~e est:Public Institutional,Multifamily,Industrial,
Single Family,Low Density Residential,Light
Industrial and Commercial to Light Industrial,
Commercial,Park Open Space,and Public
Institutional.
S TAFF RE PORT:
As part of the review of the Oak Forest and Stephens
Neighborhood Areas during the neighborhood planning process,
the two steering committees agreed to allow the Asher
Corridor Committee to create a plan along the corridor.
This committee is made up of approximately 40 property
owners,business owners and developers.Earlier this year
the Planning Commission had a rezoning request before them
along the Asher Corridor.The Planning Commission asked the
Asher Corridor Committee to make a recommendation on the
rezoning request and also asked if the committee could
review the land use plan and the zoning classifications
along Asher.Their goals were to recognize existing uses
and to confine Industrial uses to the south side of Asher
whenever possible.The Asher Corridor Committee developed a
set of Land Use Plan changes that more accurately reflect
the existing land uses.The changes are scattered along
Asher Avenue between University and the Asher/Roosevelt
split.This report will review each group of changes one at
a time rather than use the customary format for Land Use
Plan Amendments.
1.The site is located north and west of the intersection
of Asher Avenue and Fair Park Blvd.The existing uses
are:Safeway Ice Cream and Worth James Construction.
Currently,the Land Use Plan shows this area as Public
Institutional.The current Land Use Classification to
the west is PI,east is MF/C,south is PI,and north is
PI.Fair Park Blvd.is classified as a Minor Arterial
by the Master Street Plan.The zoning of the site is
I2.The proposal is to recognize the existing uses and
.august 17,2000
ITEM NO.:1
change the classification to Light Industrial.Staff
has received no letters or calls of opposition.
2.The site is located at the northwest corner of Asher
Avenue and Fair Park Blvd.The existing uses are:oil
change drive thru,carwash,Hub Cap Annie,barbershop,
restaurant and two auto repair businesses.Currently,
the Land Use Plan shows this area as Public
Institutional.The current Land Use Classification to
the west is C,east is C/MF,south is C,and north is
PI.Fair Park Blvd.is classified as a Minor Arterial
and Asher Avenue is classified as a Principal Arterial
by the Master Street Plan.The zoning of the site is
C3.The proposal is to recognize the existing uses and
change the classification to Commercial.Staff has
received no letters or calls of opposition.
3.The site is located north and east of the intersection
of Asher Avenue and Fair Park Blvd.The existing useis:vacant.Currently,the Land Use Plan shows this
area as Multifamily.The current Land Use
Classification to the west is PI,east is MF,south is
C,and north is MF.Fair Park Blvd.is classified as a
Minor Arterial and Asher Avenue is classified as a
Principal Arterial by the Master Street Plan.The
zoning of the site is C3.The proposal is to recognize
the entire site as Commercial.Staff has received no
letters or calls of opposition.
6.The site is along Asher Avenue between Monroe Street and
the abandoned rail line.The existing uses are:a gas
station,auto repair business,liquor store and two
furniture sales stores.Currently,the Land Use Plan
shows this area as Industrial.The current Land Use
Classification to the west is I,east is C,south is I,
and north is I.Asher Avenue is classified as a
Principal Arterial by the Master Street Plan.The
proposal is to recognize the existing uses and change
the classification to Commercial.Staff has received nolettersorcallsofopposition.
7.The site is the abandoned rail line that is between
31'ndBrackStreets.The existing use is vacant.
Currently,the Land Use Plan shows this area as
Industrial.The current Land Use Classification to the
west is I,east is SF,south is I,and north is SF.No
adjacent street is classified as collector or above by
2
august 17,2000
ITEM NO.:1
the Master Street Plan.The proposal is to recognize
the entire site as Park Open Space.Staff has received
no letters or calls of opposition.
10.The site is located at the northeast corner of 30 and
Washington Streets.The existing uses are:storefront
church and auto repair business.Currently,the Land
Use Plan shows this area as Multifamily.The current
Land Use Classification to the west is SF,east is C,
south is C,and north is MF.No adjacent street is
classified as collector or above by the Master Street
Plan.The proposal is to recognize the entire site as
Commercial.Staff has received no letters or calls of
opposition.
11.The site is located at the northeast corner of Peyton
and 29 Streets.The existing uses are:a church,
vacant lots and six single-family homes.Currently,the
Land Use Plan shows this area as Low Density
Residential.The current Land Use Classification to the
west is SF,east is LDR,south is C,and north is LDR.
29 Street is classified as a collector by the Master
Street Plan.The zoning of the site is 03.The proposalistorecognizetheentiresiteasOffice.Staff has
received no letters or calls of opposition.
12.The site is located at 2716 South Lewis Street.The
existing use is the Lewis Street Church of Christ,the
parking lot,and the fellowship center.Currently,the
Land Use Plan shows this area as Low Density
Residential.The current Land Use Classification to the
west is LDR,east is C,south is C,and north is LDR.
29 Street is classified as a collector by the Master
Street Plan.The proposal is to recognize the existing
use and change the classification to Public
Institutional.Staff has received no letters or calls
of opposition.
13.The site is located at the southeast corner of Cedar and
27 Streets.The existing use is single-family homes.th
Currently,the Land Use Plan shows this area as Single
Family.The current Land Use Classification to the westisPI,east is C,south is C,and north is SF.Cedar
and Pine Streets are classified as collectors by the
Master Street Plan.The proposal is to recognize the
entire site as Commercial.Staff has received nolettersorcallsofopposition.
3
~gust 17,2000
ITEM NO.:1
14.The site is located at the southeast corner of Roosevelt
and Maple Streets.The existing use is:a transmission
repair shop.Currently,the Land Use Plan shows this
area as Light Industrial.The current Land Use
Classification to the west is PI,east is C,south is
LI,and north is C.Roosevelt is classified as a
Principal Arterial by the Master Street Plan.The
proposal is to recognize the entire site as Commercial.
Staff has received no letters or calls of opposition.
15.The site is located at the southwest corner of Asher
Avenue and Adams Street.The existing use is an auto
paint shop.Currently,the Land Use Plan shows this
area as Industrial.The current Land Use Classification
to the west is C,east is C,south is LI,and north is
C.Asher Avenue is classified as a Principal Arterial
by the Master Street Plan.The proposal is to recognize
the entire site as Commercial.Staff has received no
letters or calls of opposition.
17.The site is located at the southeast corner of Mary
Street and Asher Avenue.The existing uses are:two car
repair shops,furniture store and vacant lot.
Currently,the Land Use Plan shows this area as
Industrial.The current Land Use Classification to the
west is LI,east is C,south is I,and north is I.
Asher Avenue is classified as a Principal Arterial by
the Master Street Plan.The proposal is to recognize
the entire site as Commercial.Staff has received no
letters or calls of opposition.
18.The site is located at the southwest corner of Mary
Street and Asher Avenue.The existing use is Fliteline
auto repair.Currently,the Land Use Plan shows this
area as Light Industrial.The current Land Use
Classification to the west is C,east is I,south is LI,
and north is I.Asher Avenue is classified as a
Principal Arterial by the Master Street Plan.The
proposal is to recognize the entire site as Commercial.
Staff has received no letters or calls of opposition.
20.The site is in the vicinity of the intersection Anna and
34 Streets.The existing uses are:nine vacant lots,th
recycling center,asphalt company,entrance road to an
industrial site,and thirteen single-family homes.
Currently,the Land Use Plan shows this area as
4
&gust 17,2000
ITEM NO.:1
Multifamily.The current Land Use Classification to the
west is LI,east is LI,south is I,and north is C.No
adjacent street is classified as collector or above by
the Master Street Plan.The proposal is to recognize
the entire site as Light Industrial.Twenty-seven
certified letters were mailed to this area and three
letters of opposition were received by Staff.
21.The site is located northeast of the intersection of33'nd Jane Streets.The existing use is:the
southern half of the property owned by Sonic.
Currently,the Land Use Plan shows this area as
Multifamily.The Land Use Classification to the west is
MF,east is MF,south is MF,and north is C.Asher
Avenue is classified as a Principal Arterial by the
Master Street Plan.The zoning of the site is C4.The
proposal is to recognize the entire site as Commercial.
Staff has received no letters or calls of opposition.
22.The site is located at the northeast corner of
33'treetandMabelvalePike.The existing use is:the
Ritz Motel.Currently,the Land Use Plan shows this
area as Multifamily.The current Land Use
Classification to the west is C,east is C,south is LI,
and north is C.Asher is classified as a Principal
Arterial and Mabelvale Pike is classified as a Minor
Arterial by the Master Street Plan.The zoning of the
site is C3.The proposal is to recognize the entire
site as Commercial.Staff has received no letters or
calls of opposition.
23.The site is located at the southwest corner of 34 "
Street and Mabelvale Pike.The existing uses are:
three single family homes and a vacant lot.Currently,
the Land Use Plan shows this area as Light Industrial.
The current Land Use Classification to the west is LI,
east is I,south is PI,and north is C.Mabelvale Pike
is classified as a Minor Arterial by the Master Street
Plan.The zoning of the site is C1 and C3.The
proposal is to recognize the entire site as Commercial.
Staff has received no letters or calls of opposition.
24.The site is located west and south of the intersection
of Mabelvale Pike and Asher Avenue.The existing uses
are:two single family homes,a vacant lot and auto
repair shop.Currently,the Land Use Plan shows this
area as Light Industrial.The current Land Use
5
.~gust 17,2000
ITEM NO.:1
Classification to the west is PK/OS,east is C,south is
LI,and north is PI.Asher Avenue is classified as a
Principal Arterial by the Master Street Plan.The
zoning of the homes and lot is C3 and the zoning of the
business is R2.The proposal is to recognize the entire
site as Commercial.Staff has received no letters or
calls of opposition.
25.The site is located east of the Village Shopping Center
and south of Coleman Dairy.
The existing use is vacant.Currently,the Land Use
Plan shows this area as Commercial.The current Land
Use Classification to the west is C,east is I,south is
PK/OS,and north is C.Asher Avenue is classified as a
Principal Arterial by the Master Street Plan.This
property was recently given to UALR to be used as soccerfields.The proposal is to recognize the entire site as
Park Open Space.Staff has received no letters or calls
of opposition.
Within I-630 Planning District,there have been four
approved plan changes in the last five years.Three of the
four were generated by the Stephens Area Neighborhood Plan.
These were to create nodes of mixed uses and to recognize an
existing church.The forth change was on 7 "Street from SF
to MX to allow a non-residential use of abandoned service
station.
Staff identified property owners using Pulaski County
Assessor records in late April.One hundred and forty-three
property owners were sent a certified letter explaining the
Land Use change and requesting a response
(approve/disapprove).Included in this certified mailing
was a business reply envelope for the property owner to
return a response.This notice resulted in twelve letters
of opposition.The Land Use Plan changes included in this
item are intended to more accurately reflect the existing
conditions and likely short to mid-term development pattern
within the area.
STAFF RECOMMENDATION:Approval
6
.gust 17,2000
ITEM NO.:1
PLANNING COMMISSION ACTION:(AUGUST 17,2000)
The item was placed on the consent agenda for approval.A
motion was made to approve the consent agenda and was
approved with a vote of 8 ayes,0 noes,and 3 absent.
7
.august 17,2000
ITEM NO.:2
Name:Land Use Plan Amendment —I630 Planning
District
Location:Various
Receuest:Public Institutional,Multifaeily,Industrial,
Single Family,Low Density Residential,Light
Industrial and Commercial to Light Industrial,
Commercial,Park Open Space,and Public
Institutional .
S TAFF RE PORT:
As part of the review of the Oak Forest and Stephens
Neighborhood Areas during the neighborhood planning process,
the two steering committees agreed to allow the Asher
Corridor Committee to create a plan along the corridor.
This committee is made up of approximately 40 property
owners,business owners and developers.Earlier this year
the Planning Commission had a rezoning request before them
along the Asher Corridor.The Planning Commission asked the
Asher Corridor Committee to make a recommendation on the
rezoning request.and also asked if the committee could
review the land use plan and the zoning classifications
along Asher.Their goals were to recognize existing uses
and to confine Industrial uses to the south side of Asher
whenever possible.The Asher Corridor Committee developed a
set of Land Use Plan changes that more accurately reflect
the existing land uses.The changes are scattered along
Asher Avenue between University and the Asher/Roosevelt
split.This report will review each group of changes one at
a time rather than use the customary format for Land Use
Plan Amendments.
4.The site is located at 5100 Asher Avenue.The existing
use is Kaufman Lumber.Currently,the Land Use Plan
shows this property as Industrial.The current Land
Use Classification to the west is C,east is I,south
is C,and north is I.Asher Avenue is classified as a
Principal Arterial by the Master Street Plan.The
proposal is to recognize the existing use and change
the classification to Commercial.Staff has received a
letter of opposition from the property owner.
~gust 17,2000
ITEM NO.:2
5.The site is located south of the abandoned rail line
and northeast of the intersection of Mary Street and
Asher Avenue.The existing uses are:lumber yard,saw
sharpening shop,four single family homes.Currently,
the Land Use Plan shows this area as Industrial.The
current Land Use Classification to the west is MF,east
is SF,south is I,and north is SF.No adjacent street
is classified as collector or above by the Master
Street Plan.The proposal is to recognize the entire
site as Commercial.Staff has received a letter of
opposition from three separate property owners.
19.The site is located at the southeast corner of the
intersection of Anna and 34 Streets.The existing
uses are:six single family homes and a vacant lot.
Currently,the Land Use Plan shows this area as
Multifamily.The current Land Use Classification to
the west is LI,east is LI,south is I,and north is C.
No adjacent street is classified as collector or above
by the Master Street Plan.The proposal is to
recognize the entire site as Light Industrial.Staff
has received five letter of opposition.
Within I-630 Planning District,there have been four
approved plan changes in the last five years.Three of the
four were generated by the Stephens Area Neighborhood Plan.
These were to create nodes of mixed uses and to recognize an
existing church.The forth change was on 7 Street from SF
to MX to allow a non-residential use of abandoned service
station.
Staff identified property owners using Pulaski County
Assessor records in late April.One hundred and forty-three
property owners were sent a certified letter explaining the
Land Use change and requesting a response
(approve/disapprove).Included in this certified mailing
was a business reply envelope for the property owner to
return a response.This notice resulted in twelve letters
of opposition.The Land Use Plan changes included in this
item are intended to more accurately reflect the existing
conditions and likely short to mid-term development pattern
within the area.
STAFF RECOMMENDATION:Approval
2
august 17,2000
ITEM NO.:2
PLANNING COMMISSION ACTION:(AUGUST 17,2000)
Staff presented the item.Mr.Coleman,Co-Chair of the
Asher Corridor Steering Committee,was also present to
answer any questions.Chair Adcock stated there were no
cards of objection on the item.Commissioner Faust
recognized Mr.Coleman and his Steering Committee on the
work they had done and are currently doing on the Asher
Corridor.A motion was made to approve item 2 as presented
by Staff and was approved with a vote of 8 ayes,0 noes,
and 3 absent.
3
~august 17,2000
ITEM NO.:3 FILE NO.:Z-6011-A
Owner:Robert Ashcraft and Family
Applicant:Wi 1 liam Putnam
Location:North side of Mabelvale West
Road,west of Darris Drive
Request:Rezone from 0-3 General Office
to C-1 Neighborhood Commercial
Purpose:Future commercial development
Size:5.23+acres
Existing Use:Vacant,sparsely wooded
SURROUNDING LAND USE AND ZONING
North —Undeveloped;zoned R-2
South —Single Family;zoned R-2 and 0-3
East —Vacant and Convenience Store with gas pumps;
zoned C-3
West —Undeveloped;zoned 0-3 and Single Family;
zoned R-2
PUBLIC WORKS COMMENTS
1.Mabelvale Pike is listed on the Master Street Plan as a
minor arterial.A dedication of right-of-way 45 feet
from centerline is required.
2.Dedicate regulatory floodway as a drainage easement.
With Buildin Permit
3.A Sketch Grading and Drainage Plan per Sec.29-186(e)
will be required with a building permit.
4.A Grading Permit for Special Flood Hazard Area per Sec.
29-186(b)before building permit.
5.A Development Permit for Flood Hazard Area per Sec.8-283
before building permit.
6.Stormwater detention ordinance applies to this property.
7.Easements for proposed stormwater detention facilities
are required.
8.Sidewalks shall be shown conforming to Sec.31-175 and
the "MSP".
9.All driveways shall be concrete aprons per City
Ordinance.
~august 17,2000
ITEM NO.:3 (Cont.)FILE NO.:Z-6011-A
PUBLIC TRANSPORTATION ELEMENT
The site is located on a CATA Bus Route.
PUBLIC NOTIFICATION
All owners of property located within 200 feet of the site,
all residents within 300 feet and the Pinedale,Mavis Circle
and Southwest Little Rock United for Progress Neighborhood
Associations were notified of the rezoning request.
LAND USE PLAN ELEMENT
The site is located in the Geyer Springs West Planning
District.The adopted Plan currently recommends MX (Mixed
Use)for this site and the C-3 zoned properties adjacent to
the east.A Land Use Plan Amendment has been filed for the
property,asking that the Plan designation be changed from
MX to NC (Neighborhood Commercial).The C-1 Neighborhood
Commercial rezoning request would conform to the NC Land
Use Plan designation.See item no.3.1 on this agenda,
LU00-15-01.
The property lies within the area covered by the Chicot
West/I-30 South Neighborhood Action Plan that was adopted on
November 4,1997.The stated economic goal of the action
plan is to "provide a mixed commercial/residential
environment that will promote the safety,attractiveness and
value of the area while creating a competitive and adaptable
economic climate that encourages investment and diversity of
employment opportunities."Staff believes the Neighborhood
Commercial Land Use Plan Amendment and rezoning request meet
the objectives and action statements of the Action Plan.
STAFF ANALYS IS
The request before the Commission is to rezone this
undeveloped,5.23+acre tract from "0-3"General Office to
"C-1"Neighborhood Commercial.The property is located
north of the new alignment of Mabelvale Pike/Mabelvale West,
west of its intersection with Darris Drive.The property is
within the "town center"of the Mabelvale community located
north of the main line of the Union Pacific Railroad.The
2
~~gust 17,2000
ITEM NO.:3 (Cont.)FILE NO.:Z-6011-A
applicant proposes to develop a new Family Dollar Store on a
portion of the property once it is rezoned.That use will
require a conditional use permit in C-l.
The property is bounded on the east by undeveloped C-3 zoned
property.A convenience store with gas pumps is located on
C-3 zoned property one block east of the site.The
undeveloped,R-2 zoned property to the north lies in the
floodway and is designated Parks/Open Space on the Land Use
Plan.The R-2 zoned properties to the west consist of
single family homes,vacant tracts and a day care center
which may or may not be open.The small portion of this 0-3
zoned tract which extends farthest west into the
residentially zoned area is not included in this rezoning
request.That portion of the tract is undeveloped and no
immediate development of that area is proposed.South of
Mabelvale Pike/Mabelvale West Road the zoning and use are
varied.This area contains single family homes on R-2 and
0-3 zoned properties,industrial uses on I-2 zoned tracts
and a mixture of office and commercial uses on 0-1 and C-3
zoned properties.
The purpose and intent of the C-1 Neighborhood Commercial
district states:
"The C-1 neighborhood commercial district is
designed to accommodate limited retail
developments within or adjacent to neighborhood
areas for the purpose of supplying daily
household needs of the residents for food,
drugs and personal services.This section
applies to such district.Commercial uses
within this district should not depend on
market areas larger than the neighborhood
served.The district may also be used in
conjunction with existing commercial
developments as an extension of such
established commercial district.The C-1
neighborhood commercial district shall
generally be located at arterial or collector
street intersections and within walking
distance of residential areas."
Stated objectives within the Economic Development Goal of
the Chicot West/I-30 South Neighborhood Action Plan are:
3
.august 17,2000
ITEM NO.:3 (Cont.)FILE NO.:Z-6011-A
~Attract better restaurants.
~Attract neighborhood oriented businesses.
~Attract a grocery store to the area.
Action statements within that plan to reach the objectives
are:
~Create incentives to attract a sit —down restaurant
and a grocery store to the area.
~Identify and try to attract desirable businesses
that are oriented toward the middle class consumer.
~Promote the area as a desirable place for commercial
interests to locate.Work with the City and Chamber
of Commerce to attract businesses.
~Expand Neighborhood Commercial uses at the
intersections of arterials.
Staff believes the C-1 Neighborhood Commercial zoning
requested is compatible with uses and zoning in the area.
The property is within the node established by the
intersection of three arterials;Mabelvale Main,Mabelvale
Pike and Mabelvale West.The C-1 zoning would seem to meet
the stated economic goal and objectives of the neighborhood
action plan.The one proposed use for a portion of the
property,a Family Dollar Store,will require the additional
level of conditional use permit review.
STAFF RECOMMENDAT ION
Staf f recommends approval of the requested C-1 zoning.
PLANNING COMMISSION ACTION:(AUGUST 17,2000)
William Putnam was present representing the application.
There were several parties present who expressed either
support or interest.Letters of support had been received
from Janet Berry,president of Southwest Little Rock United
for Progress,and Norm Floyd,a member of the Steering
Committee for the Chicot West/I-30 South Neighborhood Action
Plan.
After meeting with the persons present at the meeting,
Mr.Putnam amended his application to include a 20 foot wide
4
.august 17,2000
ITEM NO.:3 (Cont.)FILE NO.:Z-6011-A
"OS"Open Space zoned strip along the northern perimeter of
the site and along the western perimeter where the site is
adjacent to property indicated as Single Family by the
adopted Land Use Plan.In response to a question from Chair
Adcock,all parties indicated support for the amended
application.Staff recommended approval of the application,
as amended.Staff informed the Commission that there had
been a modification of Public Works'omments eliminating
the requirement to dedicate floodway since it had been
determined that the site does not lie within the regulatory
floodway.
A motion was made to approve the application as amended
to include the 20-foot wide "OS"strip along the northern
perimeter and a portion of the western perimeter.The
motion was approved by a vote of 8 ayes,0 noes and
3 absent.
5
&gust 17,2000
ITEM NO.:3.1 FILE NO.:LUOO-15-01
Name:Land Use Plan Amendment —Geyer Springs West
Planning District
Location:North side of Mabelvale West Road,west of Darris
Drive
R~e est:Mixed Use to Commercial
Source:Robert Ashcroft by William B.Putnam
PROPOSAL /REQUEST:
Land Use Plan amendment in the Geyer Springs West Planning
District from Mixed Use to Commercial.The Commercial
category includes a broad range of retail and wholesale
sales of products,personal and professional services,and
general business activities.Commercial activities vary in
type and scale,depending on the trade area they serve.The
applicant wishes to construct a retail store on the
property.
Prompted by this Land Use Amendment request,the Planning
Staff expanded the area of review to include the C-3 zone
land to the east of the applicant'property.
With these changes,the entirety of the area designated
Mixed Use east of Mabelvale Main and north of Mabelvale Pike
would be changed.The additional area would recognize the
commercial activities east of the applicant's property.
EXISTING LAND USE AND ZONING:
The expanded area is zoned 0-3 General Office and C-3
General Commercial and consists of approximately 7.36+
acres.The applicant's property is vacant while a
convenience store sits on part of the C-3 General Commercial
zone closest to the applicant'property.The rest of the
C-3 General Commercial zone remains vacant.The property
zoned R —2 Single Family located to the east is occupied by
an apartment building.The neighboring property to the
north is zoned R-2 Single Family and OS Open Space.The
property north of the expanded area lies vacant while houses
ugust 17,2000
ITEM NO.:3.1 (Cont.)FILE NO.:LUOO-15 —01
are located along Mabelvale Pike.The property to the south
consists of single family houses built on land zoned R-2
Single Family.The R-2 Single Family property to the west
consists of houses built along Nash Lane as well as a day
care center located directly to the west of the property in
question.The 0-3 General Office along Mabelvale West Road
consists of a few houses and the First Missionary Baptist
Church.The land south of Mabelvale West Road is zoned I-1
Industrial Park and I-2 Light Industrial.Truck terminals
occupy most of the land in both districts.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On November 4,1997 multiple changes took place within a
mile radius of the applicant's property including the change
from Mixed Office Commercial to Mixed Use on the applicant's
property.
The expanded area is shown as Mixed Use on the Future Land
Use Plan.The area to the north is shown as Park/Open Space
and Single Family.The property to the east is shown as
Single Family.The land to the south is shown as Mixed Use
and Mixed Commercial and Industrial.The property to the
west is shown as Mixed Use along Mabelvale West Road and
Single Family further north.
MASTER STREET PLAN:
Mabelvale West Road,Mabelvale Pike,and Mabelvale Main
Street are all shown as Minor Arterials on the Master Street
Plan.These streets are not built to city standards for
minor arterials.There are no bikeways shown on the Master
Street Plan that would be affected by this amendment.
PARKS:
Morehart Park is shown on the Park System Master Plan on
Mabelvale Cut-Off Road about 1/3 of a mile east of the
applicant's property.Morehart Park is not affected by this
amendment.
2
..~gust 17,2000
ITEM NO.:3.1 (Cont.)FILE NO.:LU00-15-01
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The applicant's property is located in an area covered by
the Chicot West /I-30 South neighborhood action plan.The
neighborhood action plan contains an infrastructure goal of
widening and improving Mabelvale West Road to Minor Arterial
standards.The plan also contains the objectives of
attracting better restaurants and neighborhood oriented
businesses to the area under the economic development goal.
Actions statements concerning economic development include
identifying and attracting desirable businesses that are
oriented toward the middle class consumer as well as
expanding Neighborhood Commercial uses at the intersections
of arterials.The Infrastructure goal also contains a goal
of bringing all streets up to city standards.
ANALYSIS .
The area in question is located at the intersection of two
arterials which could serve as a community center in the
Chicot /I-30 West Study Area.The application area is
located at the north terminus of Mabelvale Main Street,
which serves as the axis for the Mabelvale community.
Mabelvale West Road intersects with I-30 to the west and
connects the neighborhood to outlying areas in Saline
County.Mabelvale Pike Road connects the Mabelvale
neighborhood to the rest of Little Rock lying north of the
neighborhood.This location is also suitable for small
businesses likely to cater the needs of residents living in
the Mabelvale neighborhood.Approval of this amendment will
recognize the existing business located in the area zoned C-
3 General Commercial.In addition,approval of this
amendment would also allow for the development of a broad
range of Commercial uses suitable for larger scale
businesses serving a larger market area.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood
associations:Allendale N.A.,
Chicot N.A.,Cloverdale N.A.,Deer Meadow N.A.,Legion Hut
N.A.,Mavis Circle N.A.,Pinedale N.A.,Rob Roy Way N.A.,
Santa Monica N.A.,Shiloh H.A.,Town &Country Estates N.A.,
West Baseline N.A.,Yorkwood N.A.
3
august 17,2000
ITEM NO.:3.1 (Cont.)FILE NO.:LUOO-15-01
Staff has not received any comments from area residents.
None are in support,none are opposed to the change and none
were neutral.
STAFF RECOMMENDATIONS:
Staf f believes the change is appropriate.
PLANNING COMMISSION ACTION:(AUGUST 17,2000)
The item was placed on the consent agenda for approval.A
motion was made to approve the consent agenda and was
approved with a vote of 8 ayes,0 noes and 3 absent.
4
august 17,2000
ITEM NO.:4 FILE NO.:Z-6888
Owner:Pam Brown Courtney
Applicant:Pam Brown Courtney
Location:2109 John Barrow Road
Request:Rezone from R-2 Single Family to
0-3 General Office.
Purpose:Construct medical office
building
Size:9.94+acres
Existing Use:Two abandoned houses,wooded
SURROUND ING LAND USE AND ZONING
North —Undeveloped,wooded;zoned R-4 and 0-1
South —Single Family,wooded and Parkview High;
zoned R-2
East —Undeveloped,wooded;zoned R-4
West —Undeveloped;wooded;zoned R-2
PUBLI C WORKS COMMENTS
1.Barrow Road is listed on the Master Street Plan as a
minor arterial.A dedication of right —of-way 45 feet
from centerline is required.
With Buildin Permit
2 .Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards.
3.Repair or replace any curb and gutter or sidewalk that is
damaged in the public right-of-way prior to occupancy.
4.Driveways shall conform to Sec.31-210 or Ordinance
18,031.
5.Stormwater detention ordinance applies to this property.
6.Easements for proposed stormwater detention facilities
are required.
7.A Sketch Grading and Drainage Plan per Sec.29-186(e)
will be required with a building permit.
8.A Grading Permit per Secs.29-186(c)and (d)will be
required with a building permit.
9.Contact the ADEQ for approval prior to start of work.
August 17,2000
ITEM NO.:4 (Cont.)FILE NO.:Z-6888
PUBLIC TRANSPORTATION ELEMENT
The site is not located on a CATA Bus Route.The nearest
route is located on Kanis Road,several blocks north of this
site.
PUBLIC NOTIFICATION
All owners of property located within 200 feet of the site,
all residents within 300 feet and the John Barrow,Brownwood
Terrace,Twin Lakes "B"and Campus Place Neighborhood
Associations were notified of the rezoning request.
LAND USE PLAN ELEMENT
The property is located in the Boyle Park Planning District.
The adopted Plan currently recommends SF (Single Family)for
the site.A Land Use Plan Amendment has been filed asking
that the Plan designation for this site be changed to O
(Office).See item no.4.1 on this agenda,LU00-10-01.
Staff has expanded the original request to include the 10+
acres immediately to the south,between this site and
Parkview High School.
The property lies within the area covered by the John Barrow
Neighborhood Area Action Plan that was adopted in May 1996.
That plan is currently in the process of being reviewed by
the neighborhood committee.One goal of the Action Plan is
to encourage new businesses to locate in the area,
particularly medical office development along John Barrow
Road.Staff believes the Office Land Use Plan Amendment and
rezoning request meet the goal of the Neighborhood Action
Plan.
STAFF ANALYSIS
The request before the Commission is to rezone this 9.94+
acre tract from "R-2"Single Family to "0-3"General Office
district.Two dilapidated single family residences are
located on the front (west)of the tract,within 120+feet
of John Barrow Road.The remainder of the property is
undeveloped and wooded.A large pond is located near the
center of the property.The applicant,representing
2
August 17,2000
ITEM NO.:4 (Cont.)FILE NO.:Z-6888
Arkansas Neurology and Epilepsy Center,proposes to build a
new office building on the site once it is rezoned to 0-3.
The property is located on the east side of John Barrow
Road,approximately 300 feet north of the large Parkview
High School Campus.The property measures approximately 330
feet in width and 1,300+feet in depth.The eastern 1,150+
foot portion of the tract is wooded,with a large pond.A
similarly sized R —2 zoned tract is adjacent to the south.
This adjacent tract is also mostly wooded and undeveloped,
with a couple of residential structures on the western (John
Barrow Road)end of the tract.The 0-1 and R —4 zoned
properties adjacent to the north and east are wooded and
undeveloped.An undeveloped,wooded R-2 zoned tract is
located across John Barrow Road to the &est.Other uses in
the immediate vicinity include medical supply and support
businesses,a beauty shop and multifamily developments.
Farther to the east and beyond Parkview High School to the
south,the properties are mostly single family.
The Boyle Park District Land Use Plan currently recommends
single family for this property.A Land Use Plan Amendment
has been filed asking that the Plan designation be changed
to Office.Staff has expanded the application to include
the 10+acre tract adjacent to the south,between the
applicant's property and Parkview High School.The effect
of the amendment,as modified by staff,is to create a 20+
acre Office area of the same depth and nearly the same size
as the high school campus.This broadens the potential for
additional office uses being developed in the area,perhaps
even in a small,office park type development focused onto
Barrow Road.
One recommendation for action within the John Barrow
Neighborhood Action Plan is:
~Encourage additional medical office development in the
Baptist Medical Center area and along Kanis and John
Barrow Roads to the north of Parkview High School.
The action plan points to the prospect of development of
ancillary medical health offices along Kanis and John Barrow
Roads and states that the neighborhood should encourage this
type of development as a source of new jobs.
The potential for the development of new retail uses,
restaurants and a grocery store in the area,needs
3
..&gust 17,2000
ITEM NO.:4 (Cont.)FILE NO.:Z-6888
identified in the action plan,is enhanced by new office
development and the accompanying jobs.
Staff is supportive of the requested 0-3 zoning and believes
development of the property as office is compatible with
uses and zoning in the area.Staff believes it is
appropriate to zone a 50 foot wide OS (Open Space)strip
along the eastern perimeter and a portion of the northern
perimeter where the site is adjacent to undeveloped,R-4
zoned property.If the Commission does not support
expanding the Land Use Plan Amendment to include the 10+
acre tract adjacent to the south,a 50 foot OS strip along
the southern perimeter of the applicant's property would
then be appropriate.
STAFF RE COMMENDAT ION
Staff recommends approval of the requested 0-3 zoning with a
50 foot wide OS strip to be located along the eastern
perimeter and the portion of the northern perimeter where
the site is adjacent to R-4,residential zoned property.
Additionally,if the Commission does not support expanding
the Land Use Plan Amendment to include the 10+acre tract
adjacent to the south,staff recommends that a 50 foot OS
strip be located along the southern perimeter of the site.
PLANNING COMMISSION ACTION:(AUGUST 17,2000)
The applicant was present.There were no objectors present.
A letter of support had been received from the John Barrow
Neighborhood Association.Staff presented the item and
recommended approval of the requested 0-3 zoning with a 50
foot wide "OS"zoned strip to be located along the eastern
perimeter and the portion of the northern perimeter where
the site is adjacent to R-4,residentially zoned property.
The applicant offered no additional comments.
The item was placed on the Consent Agenda and approved
as recommended by staff.The vote was 8 ayes,0 noes and
3 absent.
4
&gust 17,2000
ITEM NO.:4.1 FILE NO.:LUOO-10-01
Name:Land Use Plan Amendment —Boyle Park Planning
District
Location:2109 John Barrow Road
Receuest:Single Family tc Office
Source:Pam Brown Courtney
PROPOSAL /REQUEST:
Land Use Plan amendment in the Boyle Park Planning District
from Single Family to Office.The Office category
represents services represents services provided directly to
consumers (e.g.,legal,financial,medical)as well as
general offices that support basic economic activities.The
applicant wishes to construct a medical office building on
the property.
Prompted by this Land Use Amendment request,the Planning
Staff expanded the area of review to include the property
between the area shown as Public Institutional at Parkview
High School and the applicant'property.These changes
would result in a continuous area shown as Office extending
from Parkview High School to the Church located north of
Labette Drive.
EXISTING LAND USE AND ZONING:
The modified area is currently zoned R-2 Single Family and
is approximately 19.88+acres in size.The vacant property
along John Barrow Road north of the applicant's property is
zoned 0-1 Quiet Office while the property to the rear
located south of the subdivision along Labette Drive is
zoned R-4 Two Family.The vacant property to the east is
zoned R-2 Single Family.The campus of the Parkview High
School to the south is zoned R-2 Single Family.The vacant
property west of the modified area is zoned R —2 Single
Family.A barbershop is located southwest of the
applicant's property on land zoned 0-3 General Office.
ugust 17,2000
ITEM NO.:4.1 (Cont.)FILE NO.:LUOO-10 —01
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On April 16,1999 a change was made from Single Family to
Suburban Office on Aldersgate Road about a mile west of the
applicant's property.
On December 1,1999 a change was made from Multi-Family to
Mixed Office Commercial on Labette Drive about 1,000 feet
northwest of the applicant's property.
On June 18,1996,multiple changes were made along John
Barrow Road between Kanis Road and West 28 Street within a
mile north and south of the applicant'property.
The area is shown as Single Family on the Future Land Use
Plan.The property to the north is shown as Office and
Single Family.The property east of the area under review
is shown as Single Family.The property located south of
the amendment area is shown as Public Institutional.The
property to the west is divided between Mixed Office
Commercial and Multi —Family.
MASTER STREET PLAN:
John Barrow Road is shown on the Master Street Plan as a
minor arterial.There are no bikeways shown on the Master
Street Plan for this portion of John Barrow Road.
PARKS:
The Park System Master Plan does not show any existing or
proposed parks in the area.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The applicant's property lies in an area covered by the John
Barrow Neighborhood Area Plan.The business and commercial
development goal contains the objectives of attracting job-
generating businesses to the area and encouragement of land
assembly guidelines for construction of new business and
commercial facilities.The Market Analysis Summery
contained in the plan recommended encouragement of medical
office developments in the Baptist Medical Center area and
along Kanis and John Barrow Roads to the north of Parkview
High School.
2
~gust 17,2000
ITEM NO.:4.1 (Cont.)FILE NO.:LUOO-10-01
ANALYSIS:
The applicant'property is located in a suburban area
characterized by low-density development patterns.The area
in question is located about 4 of a mile south of the
commercial uses located at the intersection of John Barrow
and Kanis Roads.The campus of the Baptist Medical Center
is located about 1/3 of a mile to the west of the John
Barrow and Kanis Road intersection.The location of the
amendment area could attract office uses that could service
both businesses and medical uses located along Kanis Road.
The area in question could also serve as a transition
between the intense commercial and office uses located on
Kanis Road and the less intense residential uses located
primarily to the south.The size and depth of the property
in question is suitable for an office park development that
could be accessed by either a cul de sac or loop streets.
An office development covering the extent of the proposed
amendment would also address the need for infill development
in the area.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood
associations:John Barrow N.A.,Broadmoor N.A.,Brownwood
Terrace N.A.,College Terrace N.A.,Point O'Woods N.A.,
University N.A.,and Westwood N.A.Staff has not received
any comments from area residents.None are in support,none
are opposed to the change and none were neutral.
STAFF RE COMMENDAT I ON S:
Staff believes the change is appropriate.
PLANNING COMMISSION ACTION:(AUGUST 17,2000)
The item was placed on the consent agenda for approval.A
motion was made to approve the consent agenda and was
approved with a vote of 8 ayes,0 noes and 3 absent.
3
~~gus t 17,2 00 0
ITEM NO.:5 FILE NO.:Z-6894
Owner:Purtell Marketing Company
Applicant:Charles A.Johnson,Jr.
Location:4811,4815 and 4817 Stagecoach
Road
Request:Rezone from R-2 Single Family to
C-3 General Commercial.
Purpose:Speculative commercial
Size:3 lots totaling 2.46+acres
Existing Use:3 single family homes,wooded
SURROUND ING LAND USE AND ZONING
North —Single Family;zoned R-2
South —Nonconforming commercial site and Single
Family;zoned R-2
East —Undeveloped,wooded;zoned R-2
West —Farmers Association Supply store;zoned C-4
PUBLIC WORKS COMMENTS
1.Stagecoach Road is listed on the Master Street Plan as a
principal arterial,dedication of right-of-way to 55 feet
from centerline is required.
With Buildin Permit
2.Provide design of street conforming to "MSP"(Master
Street Plan).Construct one-half street improvement to
these streets including 5-foot sidewalks with planned
development.
3.Plans of all work in right-of-way shall be submitted
for approval prior to start of work.
4.Stormwater detention ordinance applies to this
property.
5.Grading permit will be required on this development,ifitdisturbsmorethanoneacre.
6.A Grading Permit for Special Flood Hazard Area per Sec.
29-186 (b)will be required.
7.A Development Permit for Flood Hazard Area per Sec.8-
283 will be required.
gust 17,2000
ITEM NO.:5 (Cont.)FILE NO.:Z —6894
PUBLIC TRANSPORTATION ELEMENT
The site is not located on a CATA Bus Route.The nearest
route is located just east of the site,at Asher
Avenue/Colonel Glenn Road.
PUBLIC NOTIFICATION
All owners of property located within 200 feet of the site,
all residents within 300 feet and the Westwood,Pecan Lake,
Stagecoach/Dodd and John Barrow Neighborhood Associations
were notified of the rezoning request.
LAND USE PLAN ELEMENT
The site is located in the Boyle Park Planning District.
The adopted Land Use Plan currently recommends SF (Single
Family)for the site.A Land Use Plan Amendment has been
filed asking that the Plan designation be changed to C
(Commercial).See item no.5.1 on this agenda,LU00-10-02.
The property lies within the area covered by the Pecan Lake-
Stagecoach/Dodd-Westwood Neighborhood Action Plan that was
adopted on April 4,2000.The Policy Plans of all three
neighborhoods state their opposition to further commercial
zoning along Stagecoach Road.
STAFF ANAL YS I S
The request before the Commission is to rezone three tracts,
totaling 2.46+acres located at 4811,4815 and 4817
Stagecoach Road from R-2 Single Family to C-3 General
Commercial.One single family home is located on each of
the tracts.The homes are located on the front of the
tracts,within 150 feet of Stagecoach Road.The rear of the
2.46+acres is wooded.No specific development is proposed
at this time.The applicant states the purpose of the
rezoning as being "speculative commercial."
The property is located on the east side of Stagecoach Road,
approximately 400 feet south of the Asher Avenue-Colonel
Glenn-Stagecoach intersection.Uses on the east side of
Stagecoach Road,in this area,one primarily single family
2
a-gust 17,2000
ITEM NO.:5 (Cont.)FILE NO.:Z-6894
residential.The property is bounded on the north and a
portion of the south by R-2 zoned properties containing
single family homes.The R-2 zoned property to the east is
undeveloped.A nonconforming restaurant/bar is located on
the R-2 zoned property fronting Stagecoach Road to the
south.Uses across Stagecoach Road to the west are varied;
ranging from a large church and single family homes on R-2
zoned property to a C-3 zoned second-hand store and a C-4
zoned feed store and farm supply business.The owner of the
nonconforming restaurant/bar has also filed for C-3 zoning.
That request has been deferred to allow for negotiations
regarding right-of-way acquisition and will most likely be
amended to a Planned Development application to accommodate
this 50 year old,nonconforming use.
The Boyle Park District Land Use Plan recommends single
family for this site.A Land Use Plan Amendment has been
filed asking that the Plan be amended to Commercial.
Staff is not supportive of the rezoning request.Allowing
C-3 General Commercial zoning will affect those single
family properties abutting the site on the north,south and
east.If this site were rezoned,it would be virtually
impossible to avoid the commercial rezoning of the 3-4
tracts immediately north of the site,extending the
commercial zoning to Asher Avenue and further "stripping
out"Stagecoach Road.The Policy Plans of all three
neighborhoods included in the recently adopted Pecan Lake-
Stagecoach/Dodd-Westwood Neighborhood Action Plan clearly
state their opposition to additional commercial zoning along
Stagecoach Road:
~Discourage conversion of R-2 zoned properties along
Stagecoach Road (Pecan Lake).
~Encourage non-residential developments to occupy the
area north of David O'Dodd Road and west of Shackleford
Road —allowing remaining areas to be reserved for low
density residential uses (Pecan Lake).
~Discourage and strongly oppose "spot-zoning"along
Stagecoach Road (Stagecoach/Dodd).
~Encourage new non-residential development west of
Shackleford Road and north of David O'Dodd
(Stagecoach/Dodd).
~Commercial and office activities should remain on Asher
Avenue (Westwood).
3
..august 17,2000
ITEM NO.:5 (Cont.)FILE NO.:Z-6894
~Object to any applications requesting the conversion of
single family homes —except those on Asher Avenue
(Westwood).
As was previously mentioned,the homes on these three tracts
are located 130-150 feet away from Stagecoach Road.The
front yards of each property are fairly tree-covered.There
does not seem to be any problem with the continued viable
use of these properties as single family.In staff's
opinion,this speculative commercial rezoning is unwarranted
and inappropriate.
STAFF RECOMMENDAT ION
Staff recommends denial of the C-3 rezoning request.
PLANNING COMMISSION ACTION:(AUGUST 17,2000)
The applicant was present.There was one objector present.
Letters of opposition had been received from the Westwood
Neighborhood Association and Southwest Little Rock United
for Progress.The applicant presented a letter requesting
withdrawal of the item,without prejudice.
A motion was made to waive the Commission'bylaws to accept
the last minute request for withdrawal.The motion was
approved by a vote of 8 ayes,0 noes and 3 absent.A motion
was then made to withdraw the item,without prejudice.That
motion was also approved by a vote of 8 ayes,0 noes and
3 absent.
4
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.august 17,2000
ITEM NO.:5.1 FILE NO.:LUOO-10-02
Name:Land Use Plan Amendment —Boyle Park Planning
District
Location:4811,4815,and 4817 Stagecoach Road
R~e est:Single yamily to Commercial
Source:Charles Johnson
PROPOSAL /REQUEST:
Land Use Plan amendment in the Boyle Park Planning District
from Single Family to Commercial.The Commercial category
includes a broad range of retail and wholesale sales of
products,personal and professional services,and general
business activities.Commercial activities vary in type and
scale,depending on the trade area they serve.The
applicant wishes to use the property for "small-scale
development providing goods/services to neighborhood."
EXISTING LAND USE AND ZONING:
The property is occupied by three houses on deep lots
currently zoned R-2 Single Family and is approximately 2.5+
acres in size.The neighboring property is zoned R-2 Single
Family and occupied by single-family houses except for the
property to the south occupied by a tavern.The property to
the west is zoned C-4 Open Display Commercial and split
between a feed store and used furniture/appliance store.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On November 2,1999 a change took place from Neighborhood
Commercial to Service Trades District at Shackleford and
Stagecoach about a mile southwest of the applicant's
property.
On December 1,1998 a change took place from Suburban Office
to Mixed Use at Col.Glenn Road at Talley Road about a mile
west of the applicant's property.
ugust 17,2000
ITEM NO.:5.1 (Cont.)FILE NO.:LUOO-10-02
On July 7,1998 a change took place from Single Family to
Mixed Office Commercial about a mile north of the
applicant's property.
On June 3,1997 a change took place from Neighborhood
Commercial to Single Family about 500'est of the
applicant's property.
On June 3,1997 a change took place from Single Family to
Commercial at Stagecoach Road and Asher Avenue about
800'ortheastoftheapplicant'property.
On June 18,1996 multiple changes took place on Colonel
Glenn Road about 1,000 feet north of the applicant's
property.
On March 19,1996 multiple changes took place at W.36
Street and John Barrow Road about a mile north of the
applicant's property.
On August 1,1995 a change took place from Single Family to
Public Institutional on W.36 Street east of Shackleford
Road about a mile northwest of the applicant's property.
The applicant's property is shown as Single Family on the
Future Land Use Plan.All of the neighboring property on
the east side of Stagecoach Road is shown as Single Family
while the property west of the application area is shown as
Neighborhood Commercial.A substantial area of Commercial
is also shown along Asher Avenue extending east from the
Stagecoach and Colonel Glenn Road intersection to the Asher
Avenue and John Barrow Road intersection.A large tract of
Neighborhood Commercial is shown east of the Heritage
Baptist Temple School and south of Susie Lane.
MASTER STREET PLAN:
Stagecoach Road is shown on the Master Street Plan as a
Principal Arterial.Currently,this section of Stagecoach
Road does not meet city standards for a Principal Arterial.
The Arkansas Highway and Transportation Department is
realigning the Stagecoach,Colonel Glenn,and Asher Avenue
intersection to create a T-shape intersection with
Stagecoach Road intersecting Asher Avenue /Col.Glenn Road
at a 90 degree angle.The improvements to the Stagecoach,
Colonel Glenn,and Asher Avenue intersection as a part of
the improvements of State Highway 5 on Asher Avenue is
likely to effect the alignment and width of Stagecoach Road
2
ugust 17,2000
ITEM NO.:5.1 (Cont.)FILE NO.:LUOO-10 —02
in front of the applicant'property.The Master Street
Plan does not show bikeways that would be affected by this
amendment.
PARKS:
The Park System Master Plan shows a Priority 1 Proposed Open
Space along Brodie Creek.The proposed open space is not
affected by this amendment.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The applicant's property lies in an area covered by the
Westwood section of the Pecan Lake,Westwood,Stagecoach-
Dodd neighborhood Action Plan.The Westwood section of the
plan states that Commercial and Office activities should
remain on Asher Avenue and objects to the conversion of
homes to non-residential uses except on Asher Avenue.Both
the Stagecoach —Dodd section and Pecan Lake section of the
plan oppose "spot zoning"along Stagecoach Road and
encourage non —residential development to take place west of
Shackleford Road and north of David O'Dodd Road.
ANALYSIS:
Large tract residential and spots of commercial uses have
occurred along Stagecoach Road resulting in low-density
development.There is a current inventory of vacant property
in the immediate vicinity both zoned commercial or shown as
Commercial or Neighborhood Commercial on the Land Use Plan.
A 16.4+acre tract of vacant land shown as Neighborhood
Commercial zoned C-3 General Commercial sits south of Susie
Lane.12.8+acres of this tract is zoned C-3 General
Commercial while 3.6+acres is zoned 0-3 General Office.
Most of the area shown as Commercial along Asher Avenue
consists of property zoned either C-3 General Commercial or
C-4 Open Display Commercial.The area along Asher Avenue
shown as Commercial also contains 1.17+acres of vacant
properties zoned C-3 General Commercial.
The application area extends 662.38 feet from the front
property line to the rear and is 299.95 feet wide at the
front.The narrow shape of the application area would cause
an incursion of land shown as Commercial into an area shown
as Single Family.The topography of the application area
3
~gust 17,2000
ITEM NO.:5.1 (Cont.)FILE NO.:LU00-10-02
slopes uphill to the back of the property.Any development
likely taking place at the rear of the property would cause
a loss of buffers between commercial uses on the property
and residential uses behind the property.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood
associations:John Barrow N.A.,Broadmoor N.A.,Brownwood
Terrace N.A.,College Terrace N.A.,Point O'Woods N.A.,
University N.A.,Westwood N.A.,Pecan Lake P.O.A.,and
Stagecoach-Dodd N.A.Staff has received one comment from
area residents.None are in support,none are opposed to
the change and one was neutral.
STAFF RECOMMENDATIONS:
Staff believes the change is not appropriate.
PLANNING COMMISSION ACTION:(AUGUST 17,2000)
The item was placed on the consent agenda for withdrawal.A
motion was made to approve the consent agenda and was
approved with a vote of 8 ayes,0 noes and 3 absent.
4
August 17,2000
ITEM NO.:6 FILE NO.:Z-6895
Owner:Pamela Smith
Applicant:Kelly Floyd
Location:16205 Raines Road
Request:Rezone from R-2 Single Family to
R-7A Manufactured Home District
and Site Plan Review
Purpose:Placement of a single-wide
manufactured home
Size:1.41+acres
Existing Use:Single-wide manufactured home,
wooded
SURROUNDING LAND USE AND ZONING
North —Vacant residence and large undeveloped,wooded
area;zoned R-2
South —Wooded and Single Family;zoned R-2
East —Wooded and manufactured homes;zoned R-2
West —Single Family;zoned R-2
PUBLIC WORKS COMMENTS
No Comments.
PUBLIC TRANSPORTATION ELEMENT
The site is located outside of the City and is not on a CATA
Bus Route.
PUBLIC NOTIFICATION
All owners of property located within 200 feet of the site
and the Otter Creek and Crystal Valley Neighborhood
Associations were notified of the rezoning request.The
property is located outside of the city and staff does not
have the data to notify residents living within 300 feet of
the site.The required sign was posted on the property.
r ~gust 17,2000
ITEM NO.:6 (Cont.)FILE NO.:Z-6895
LAND USE PLAN ELEMENT
The site is located outside of the city limits but is within
the City's Planning Boundary and zoning jurisdiction.The
property is in the Crystal Valley Planning District.The
adopted Plan recommends SF (Single Family)for the site.
R-7A is a single family zoning district that provides for
placement of a single family dwelling,either a manufactured
home or an on-site constructed home,on an individual lot.
As such,the request conforms to the adopted Plan.The
property is not within an area covered by a neighborhood
action plan.No action plan is proposed for this area in
the immediate future.
STAFF ANAL YS I S
The request before the Commission is to rezone this 1.41+
acre tract from "R-2"Single Family to "R-7A"Manufactured
Home district and to approve a site plan allowing for
placement of a 16'80',manufactured home on the site.
The applicant was not aware of the zoning restrictions and
has already placed the home on the site.The City initiated
enforcement and the applicant filed for the rezoning and
site plan review.
The property is located outside of the city limits but
within the City'Planning and Zoning jurisdiction.The
site is located at the southeast corner of Raines Road and
Merry Lane.Only the immediate homesite has been cleared.
The remainder of the 1.41+acre tract is heavily wooded.
Placement of the home does exceed a].l required setbacks but
the home has not yet been permanently sited,pending
resolution of the rezoning request.A single driveway
accesses the site from Merry Lane.
The surrounding area is rural in nature,consisting
primarily of single family homes on larger tracts and large
areas of undeveloped,heavily wooded land.The property
across Raines Road to the north is mostly wooded and
undeveloped.A vacant residential structure is located
within this wooded area.The wooded tracts immediately
adjacent to the east and south are also owned by this same
property owner.Her home is located south of this site.
The manufactured home is to be occupied by the property
owner'daughter and her family.A site-built single family
2
a~gust 17,2000
ITEM NO.:6 (Cont.)FILE NO.:Z-6895
home is located across Merry Lane to the west.Numerous
other manufactured homes,both single-wide and multi-
sectional,are located in the area.The proposed use of
this 1.41+acre tract for placement of one,single-wide
manufactured home is compatible with uses and development in
the area.Placement of the home must conform to the
following siting criteria established in Section 36-
262(d)(2)of the Code:
a.A pitched roof of three (3)in twelve (12)or
fourteen (14)degrees or greater.
b.Removal of all transport features.
c.Permanent foundation.
d.Exterior wall finished in a manner compatible
with the neighborhood.
e.Underpinning with permanent materials.
f.Orientation compatible with placement of adjacent
structures.
g.Off-street parking per single-family dwelling
standards.
STAFF RECOMMENDATION
Staf f recommends approval of the requested R-7A rezoning and
of the proposed site plan subject to compliance with the
siting criteria established in Section 36 —262 (d)(2)of the
Code.
SUBDIVISION COMMITTEE COMMENT:(JULY 13,2000)
The applicant was not present.Staff presented the site
plan for the Committee's review.There were no comments.
The item was forwarded to the full Commission for
resolution.
3
~~gust 17,2000
ITEM NO.:6 (Cont.)FILE NO.:Z-6895
PLANNING COMMISSION ACTION:(AUGUST 17,2000)
The applicant was present.There were no objectors present.
Staff presented the item and recommended approval of the
R-7A rezoning and of the site plan subject to compliance
with the siting criteria established in Section 36-262(d)(2)
of the Code.
The applicant offered no additional comments.
The item was placed on the Consent Agenda and approved
as recommended by staff.The vote was 8 ayes,0 noes and
3 absent.
4
.~gust 17,2000
ITEM NO.:7 FILE NO.:LU00-05 —01
Name:Land Use Plan Amendment —Downtown Planning
District
Location:Various Locations
~Re est:Various Requests per Capitol View/Stifft's Station
Neighborhood Action Plan
Source:Capitol View Stifft's Station Neighborhood
Action Plan
PROPOSAL /REQUEST:
Land Use Plan amendment in the Downtown Planning District
from Service Trades District to Mixed Use and Service Trades
District to Public Institutional and Parks and Open Space.
The Public Institutional category includes all public and
quasi facilities which provide a variety of services to the
community such as schools,libraries,fire stations,
churches,utility substations and hospitals.
The Parks/Open Space category includes all public parks,
recreation facilities,greenbelts,flood plains and other
designated open space,and recreation lands.
The Mixed Use category provides for a mixture of
residential,office and commercial uses to occur.A
Planning Zoning District is required if the use is entirely
office or commercial or if the use is a mixture of the
three.
EXISTING LAND USE AND ZONING:
A portion of the property is currently zoned POD (the
Cathedral School location).A PCD is located on the corner
of Cantrell Road and North Street the remainder of the area
is zoned 0-3.A portion of the area (which was not included
in the Cathedral School POD)is zoned I-3.These areas are
predominately adjacent to the railroad right-of-way (and
shown on the Future Land Use Plan as Parks and Open Space).
0-2 (Dillard'Headquarters)and 0-3 zoning is located to
the north of the site.
..~gust 17,2000
ITEM NO.:7 (Cont.)FILE NO.:LUOO-05-01
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
March 7,2000,a change from various land uses to Mixed Use
Urban was made to an area to the east to the east of the
proposed changes.The Mixed Use Urban was made to an area
bounded by the Arkansas River,I-630,the Union Pacific
Railroad and I-30.
November 16,1999,a change was made from Single Family to
Mixed Use south and west of the area in the 3200 block of
W.7 Street.
On April 20,1999,a change from Single Family to Mixed Use
was filed adjacent to W.12 Street.These changes were
recommendations made by the Stephens Neighborhood Action
Plan Steering Committee.
As a part of the implementation of the Capitol View/Stifft's
Station Neighborhood Action Plan the Future Land Use Plan
was reviewed (July 16,1996).Several changes were
recommended (Multi Family to Mixed Office Warehouse —south
of W.7 Street,Low Density Multi Family to Single Family
south of W.6 Street,Low Density Multi Family to Office
-north of W.7 Street,Single Family to Parks and Open
Space —south of Boone/W.Markham Street and adjacent to the
Union Pacific Railroad right-of-way,Low Density Multi
Family to Single Family —north of W.Markham Street and
Industrial to Mixed Office Warehouse —east of Gill Street
and west of the Union Pacific Railroad).
In January and June of 1996 two Single Family designations
were changed to Public Institutional.The Central High
Visitors Center and the Little Rock School District are
housed at the locations of these changes.
MASTER STREET PLAN:
Cantrell Road is shown as a Principal Arterial and North
Street is shown as a local street on the plan.A Class III
bikeway is designated north of Cantrell Road from Riverfront
Drive to Gill Street crossing under Cantrell Road and
following Cantrell Road to North Street.Then following
North Street to the Railroad Tracks at LaHarpe then once
again crossing under Cantrell Road and following along the
river.Also in the area is a proposed Class I bikeway which
2
.~gust 17,2000
ITEM NO.:7 (Cont.)FILE NO.:LUOO-05-01
is adjacent to the railroad right-of-way and Gill Street
following along to the intersection with the bikeway at
Cantrell Road.
PARKS:
There are no park sites in the immediate vicinity or any
park sites currently included in the Master Parks Plan for
the area.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The Capitol View/Stifft's Station Neighborhood Action Plan
contains two goals relevant to these requested changes.Thefirstgoalconcernscommunitypreservationgoalwhich
indicates the desire to involve all segments of the
neighborhood in identifying,protecting and enhancing key
structures and places.The second goal,private investment
goal is to promote private investment in the neighborhood.
Action statements which will assist in the development of
these goals are to review the future land use plan to
identify possible areas for changes and to amend the future
land use plan to reflect public institutional uses in the
area and to reduce the intensity of uses allowed on the
eastern edge of the neighborhood.With mixed use
developments and a planned development review the
neighborhood as well as the developer will be better able to
develop projects that "fit the image"of the neighborhood.
As a part of the Capitol View/Stifft'Station Neighborhood
Action Plan a recommendation for inclusion in the future
Parks Master Plan is the development of a trail through the
neighborhood following east and south along the railroad
right-of-way then at W.5 and W.6 Streets turning west
and ending at the War Memorial Fitness Center.As a part of
this proposal several vacant lots within the area are
suggested to be converted into neighborhood "pocket-parks".
ANALYSIS:
The area is a predominately "built-out"area.The request
is to recognize existing land uses in the area by changing
the site of the Cathedral School to Public Institutional and
a strip of Parks and Open Space on the west side of the site
(this in keeping with the POD on file).The request is also
to change an area south of Cantrell Road and north of North
3
.~gust 17,2000
ITEM NO.:7 (Cont.)FILE NO.:LUOO-05-01
Street to Mixed Use.This area is currently redeveloping as
a mixture of office and commercial while retaining a
residential component.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood
associations:Capitol View Stifft's Station Neighborhood
Association and the Hillcrest Neighborhood Association.
Staff has received five comments from area residents.Two
in support,1 opposed to the change and 2 were neutral.
Capitol View/Stifft's Station Neighborhood Association,
which covers this site,is in support of the change.
STAFF RECOMMENDATIONS:
Staff believes the change is appropriate.The changes would
allow for recognition of existing land uses in the area as
well as encourage the continued mixed pattern of
redevelopment along Cantrell Road.
PLANNING COMMISSION ACTION:(AUGUST 17,2000)
The item was placed on the Consent Agenda for approval by a
vote of 8 ayes,0 noes and 3 absent the Commission approved
the change.
4
gust 17,2000
ITEM NO.:8 FILE NO.:LUOO-09-03
Name:Land Use Plan Amendment —I-630 Planning District
Location:Various Locations
Receuest:Various Requests per Capitol View/Stiff t'Station
Neighborhood Action Plan
Source:Capitol View Stifft'Station Neighborhood
Action Plan
PROPOSAL /REQUE ST:
Land Use Plan amendment in the I-630 Planning District from
Neighborhood Commercial to Public Institutional and from
Mixed Use to Public Institutional.Public Institutional
category includes all public and quasi facilities which
provide a variety of services to the community such as
schools,libraries,fire stations,churches,utility
substations and hospitals.
EXISTING LAND USE AND ZONING:
The property is currently zoned R-5 and R-4 with one area
south of W.Capitol Avenue being zoned 0-3.Area to the
west (UAMS facility)is zoned R-3 and area to the east is a
predominately single family and duplex units with R —3 and a
mixture of R-4 and R-5 on single lot zoning.C-3 (Burger
King)and 0-3 zoning is located to the north of the area and
R-4 and R-5 zoning is located to the south of the area.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
November 16,1999,a change was made from Single Family to
Mixed Use east of the area in the 3200 block of W.7
Street.
On April 20,1999,several changes adjacent to W.12
Street were recommended by the Stephens Neighborhood Action
Plan Steering Committee.Changes f rom Single Family to
Mixed Use (8 amendments)and two amendments f rom S ingle
Family to Public In s ti tu tional were f i led.
As a part of the implementation of the Capitol View/Stifft'
Station Neighborhood Action Plan the Future Land Use Plan
was reviewed (July 16,1996).Several changes were
gust 17,2000
ITEM NO.:8 (Cont.)FILE NO.:LUOO-09-03
recommended (Multi Family to Mixed Office Warehouse —south
of W.7 Street,Low Density Multi Family to Single Family
south of W.6 Street,Low Density Multi Family to Office
-north of W.7 Street,Single Family to Parks and Open
Space —south of Boone/W.Markham Street and adjacent to the
Union Pacific Railroad right-of-way,Low Density Multi
Family to Single Family —north of W.Markham Street and
Industrial to Mixed Office Warehouse —east of Gill Street
and west of the Union Pacific Railroad).
MASTER STREET PLAN:
Pine and Cedar Streets are shown as collector streets on theplan.W.Capitol Avenue is also shown as a collectorstreet.The remainder of the streets in the area (S.ElmStreet,W.4 and W.6 Streets)are shown as localstreets.Class III bikeways are proposed adjacent to S.
Pine and S.Cedar Streets and along W.Capitol Avenue.
PARKS:
There is a park facility (War Memorial Park)located to the
west of the UAMS and VA campuses.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The Capitol View/Stifft's Station Neighborhood Action Plancontainstwogoalsrelevanttotheserequestedchanges.Thefirstgoalconcernscommunitypreservationgoalwhichindicatesthedesiretoinvolveallsegmentsofthe
neighborhood in identifying,protecting and enhancing keystructuresandplaces.The second goal,private investment
goal is to promote private investment in the neighborhood.
Action statements which will assist in the development ofthesegoalsaretoreviewthefuturelanduseplantoidentifypossibleareasforchangesandtoamendthefuture
land use plan to reflect public institutional uses in theareaandtoreducetheintensityofusesallowedontheeasternedgeoftheneighborhood,Also action statementstosupportthechangeareworkingwithUAMStostabilizethewesternedgeoftheneighborhood,requesting UAMS allow the
neighborhood to be involved in future campus plans,working
with UAMS to stabilize the western edge of the neighborhood
and continued communication by UAMS and the neighborhood onacquisitionanddevelopmentplans.
2
gust 17,2000
ITEM NO.:8 (Cont.)FILE NO.:LUOO-09-03
ANALYSIS:
The area is currently developed as UAMS facilities and/or
under UAMS's ownership (9 lots of the 123 lots are currently
not owned by UAMS).The change would recognise existing
ownership patterns and development in the area.
STAFF RECOMMENDATIONS:
After reviewing the comments received from property owners
who had not "sold"to UAMS (and comments received from the
Med,Center),staff has determined the change from
Neighborhood Commercial and Mixed Use to Public
Institutional would hinder development potential for area
property owners.Staff supports the withdrawal request.
PLANNING COMMISSION ACTION:(AUGUST 17,2000)
The item was placed on the Consent Agenda for withdrawal.
The vote was 8 ayes,o noes and 3 absent.
3
~august 17,2000
ITEM NO.:9 FILE NO.:G-25-177
NAME:14 Street to Daisy L.Gatson Bates
Drive —Street Name Change
LOCATION:Commerce Street to Woodrow Street
PETITIONER:City of Little Rock
PROPOSAL:To change the name of 14 "Street from
Commerce Street west to South Woodrow
Street to Daisy L.Gatson Bates Drive.
1.Abuttin Uses and Ownershi :Along 14 Street there is
a mixture of residential,commercial,and office uses.
There are 74 residences and 10 businesses along this
section of 14 Street.
2.Nei hborhood Effect:A minimal detrimental effect is
anticipated other than address changes for the
properties addressed on 14 Street,and changing all
of the street name signs.
3.Nei hborhood Position:Letters were sent to all 84
addresses on this section of 14""Street.The Post
Office returned 15 of those as undeliverable,and there
were no responses from 10 addresses.Through a
combination of door to door canvassing by volunteers,
and sending out letters directly to all addresses that
could be identified,Public Works personnel attempted
to contact all residents and occupants of businesses
along this street.Of those contacted,38 agreed with
the change,11 did not want the change,and 10 said
they didn't care.In summary,70.2%of the occupants
responded and 64.4%of the respondents were in favor of
the name change.
4.Effect on Public Services:None.Neither Public Works
nor the Fire Department object to the name change.The
City of Little Rock will pay for the replacement of thestreetnamesigns.Public Works will accomplish the
installation of the new street name signs.
august 17,2000
ITEM NO.:9 (Cont.)FILE NO.:G-25-177
5.Utilities:No objections from the Utility Companies
were expressed when they were notified of the proposed
change.
6.STAFF ANALYSIS:
The applicant is petitioning to change a 30-block
section of 14 Street,from Commerce Street to South
Woodrow Street,to Daisy L Gatson Bates Drive.This
action was initiated in response to a recommendation bytheDaisyLeeGatsonBatesMemorialCommittee.The City
Board of Directors passed a Resolution to proceed
within the normal Street Name Change Process to rename
a street in Little Rock after Mrs.Bates.
This section of Fourteenth Street was chosen for two
main reasons.First,it includes Central High School,
which became internationally known as the forum where
Mrs.Bates and "The Little Rock Nine"made their
statement for equal rights.Secondly,this section of
14 "Street has a definite break at Commerce Street ontheeastend,and takes a definitive jog at South
Woodrow Street on the west end.So that part of the
road could be changed with minimal confusion to personstraveling14Street.
All affected parties along 14 "Street were notified oftheproposedchangeand64.4%of the 70.2%of the
respondents agreed with the change.No detrimentaleffectisanticipatedexceptforchangingtheaddressforthosepeoplewhonowhaveaddressesalongthissectionof14Street,plus all the street name signswillhavetobereplaced.
The justification given for the change by the DaisyBatesMemorialCommitteewasthatsinceitwasunlikely"the City,state of Arkansas,and the nation in ourlifetimetoseeanotherstatelyladywiththepoise,grace dignity and courage of Mrs.Bates."The Committeealsonotedthat"Mrs.Bates legacy will forever beassociatedwithLittleRockCentralHighSchool,her
mentoring the Little Rock Nine,and the City of LittleRock."Therefore,it was felt that it,would be propertohonorhermemorybygivingastreethername,and
2
gust 17,2000
ITEM NO.:9 (Cont.)FILE NO.:G-25-177
that the noted section of 14 Street would be
appropriate.
7.STAFF RECOMMENDATION:
Staff recommends approval of the requested street name
change of a portion of 14 Street to Daisy L.Gatson
Bates Drive.
SUBDIVISION COMMITTEE COMMENT:
The Subdivision Committee did not review this item.
PLANNING COMMISSION ACTION:(AUGUST 17,2000)
Wendell Jones was present representing the City DepartmentofPublicWorks.There was one interested party present whostatedthatshewasnotopposedtotherenamingofthestreet.Staff presented the item and a recommendation of
approval.
A motion was made to approve the Street Name Change.The
motion was approved by a vote of 8 ayes,0 noes and
3 absent.
3
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August 17,2000
There being no further business before the Commission,the
meeting was adjourned at 6:15 p.m.
Date 4 I CX'0
c -co
e eta Chairman