pc_07 10 2008
LITTLE ROCK PLANNING COMMISSION
PLANNING – REZONING – CONDITIONAL USE HEARING
MINUTE RECORD
JULY 10, 2008
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present being eight (8) in number.
II. Members Present: Pam Adcock
Troy Laha
Jerry Meyer
Lucas Hargraves
Jeff Yates
J. T. Ferstl
Obray Nunnley, Jr.
Valerie Pruitt
Members Absent: Chauncey Taylor
Darrin Williams
Bill Rector
City Attorney: Debra Weldon
III. Approval of the Minutes of the May 22, 2008 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
PLANNING – REZONING – CONDITIONAL USE HEARING
JULY 10, 2008
4:00 P.M.
I. OLD BUSINESS:
Item Number:
File Number:
Title
A. Z-8319 Ultimate Detail Truck Rental and Car Wash –
Conditional Use Permit
7101 Colonel Glenn Road
B. MSP07-04 University Avenue Design Standard Modifications
C. Z-8246-A Rezoning from I-1 to C-3
9601 Interstate 30
D. LU08-10-01 A Land Use Plan Amendment in the Boyle Park
Planning District located at the northeast corner of John
Barrow Road and 40th Street from Single Family to
Neighborhood Commercial.
D.1. Z-8351 Pickett Short-form PCD, located on the Northeast
corner of West 40th Street and John Barrow Road.
II. NEW BUSINESS:
Item Number:
File Number:
Title
1. Z-8362 Robinson Day Care Family Home – Special Use Permit
1102 West 21st Street
2. G-23-400 Conner Street, East 10th Street and Alley Right-of-Way
Abandonment
Block 35, Industrial Park Addition
3. LU08-02-01 A Land Use Plan Amendment in the Rodney Parham
Planning District from Public Institutional to Office at the
Northeast corner of Napa Valley Drive and Rainwood
Drive.
Agenda, Page Two
II. NEW BUSINESS: (CONTINUED)
Item Number:
File Number:
Title
3.1 Z-6149-G Rezoning from R-2 to O-2
Northeast corner of Napa Valley Drive and Rainwood
Drive
4. Z-8157-D Rezoning from R-3 and R-4 to I-2
Block 35, Industrial Park Addition (block bounded by
Conner, Crosby, East 9th and East 10th Streets)
5. LU08-19-02 A Land Use Plan Amendment in the Chenal Planning
District from Single Family and Low Density Residential
to Multifamily, Commercial, Office and Single Family
and Park/Open Space on the east side of Rahling
Road, south of Pebble Beach Drive.
5.1 Z-8165-A Rezoning from R-2 and MF-18 to OS, R-2, MF-6, MF-
12, O-3 and C-3
East side of Rahling Road, south of Pebble Beach
Drive
6. Z-8364 Rezoning from O-3 to C-3
10914/10916 Kanis Road
7. Z-2050-B Pleasant Valley Country Club – Revised Conditional
Use Permit
One Pleasant Valley Drive
8. Z-5700-B Baker Elementary School – Revised Conditional Use
Permit
15001 Kanis Road
9. Z-8363 The Anthony School – Conditional Use Permit
East of Watt Street, between Ohio Street and Illinois
Street
10. Z-8365 Gutierrez Retail Sales – Conditional Use Permit
7415 Geyer Springs Road
Agenda, Page Three
II. NEW BUSINESS: (CONTINUED)
Item Number:
File Number:
Title
11. G-25-201 Old Shackleford Road Street Name Change to
Shackleford Pass
Old Shackleford Road north of West 36th Street
12. LA-0021 Glenn Ridge Crossing Land Alteration Variance
West side of I-430, south of Colonel Glenn Road
July 10, 2008
ITEM NO.: A FILE NO.: Z-8319
NAME: Ultimate Detail Truck Detail and Car Wash
– Conditional Use Permit
LOCATION: 7101 Colonel Glenn Road
OWNER/APPLICANT: Jack Pate/Telly Noel
PROPOSAL: A conditional use permit is requested to allow
rehabilitation of an existing self-serve car wash and
addition of truck rental to the existing detail shop
located on this C-3 zoned lot.
STAFF UPDATE AND RECOMMENDATION:
On March 19, 2008, the applicant requested that this item be deferred to the
May 22, 2008 Commission meeting. Staff recommends approval of the deferral
request.
PLANNING COMMISSION ACTION: (APRIL 10, 2008)
The applicant was not present. There was one objector present. Staff informed the
Commission that, on March 19, 2008, the applicant had requested that the item be
deferred to the May 22, 2008 agenda. There was no further discussion. The item
was placed on the consent agenda and approved for deferral to the May 22, 2008
agenda. The vote was 11 ayes, 0 noes and 0 absent.
STAFF UPDATE AND RECOMMENDATION:
On May 5, 2008, the applicant requested deferral of the item to the July 10, 2008
meeting. Staff recommends approval of the deferral request.
PLANNING COMMISSION ACTION: (MAY 22, 2008)
The applicant was not present. There was one objector present. Staff informed
the Commission that, on May 5, 2008, the applicant had requested that the item
be deferred to the July 10, 2008 meeting. There was no further discussion. The
item was placed on the consent agenda and approved for deferral to the July 10,
2008 meeting by a vote of 10 ayes, 0 noes and 1 absent.
July 10, 2008
ITEM NO.: A (Cont.) FILE NO.: Z-8319
2
STAFF UPDATE AND RECOMMENDATION:
The applicant has failed to respond to issues raised at the March 20, 2008
Subdivision Committee meeting. The item has been deferred twice. Staff
recommends that the item be withdrawn, without prejudice.
PLANNING COMMISSION ACTION: (JULY 10, 2008)
The applicant was not present. There were no objectors present. Staff informed
the commission that the applicant had failed to respond to issues raised at the
March 20, 2008 Subdivision Committee meeting and the item had been deferred
twice. Staff recommended withdrawal of the item, without prejudice. There was
no further discussion.
The item was placed on the consent agenda and withdrawn without prejudice.
The vote was 8 ayes, 0 noes and 3 absent.
July 10, 2008
ITEM NO.: B FILE NO.: MSP07-04
Name: Master Street Plan Amendment University Avenue Design Standard
Location: University Avenue from Markham to Cantrell Road
Request: Alternate Design Standards
Source: Staff
PROPOSAL / REQUEST:
Master Street Plan Amendment for University Avenue adopting an alternate
design standard north of Markham to Cantrell Road. An Alternate Design
Standard is shown on the plan when a different design section from the ‘norm’
has been determined to be appropriate. The variation proposed is to reduce the
required right-of-way from 110 to 100 feet (note this does not change the
requirements for additional right-of-way at intersections).
The proposed design section for University Avenue from Markham to Cantrell
Road is a 100-foot right-of-way.
CURRENT MASTER STREET PLAN:
University Avenue is shown as a Principal Arterial on the plan. The design
standard is: 110 feet of right-of-way with three travel lanes in both directions and
a 14’ median in the center. The primary function of a Principal Arterial is to serve
through traffic and to connect major traffic generators or activity centers within
urbanized areas. Access points (entrances and exits) should be limited to
minimize negative effects of traffic and pedestrians on a Principal Arterial.
FUTURE LAND USE PLAN:
The Land Use Plan shows the intensity of use lessening as one moves to the
north from Markham. Along University Avenue from Markham to Lee Avenue the
uses are more commercial and retail with Community Shopping and Mixed Use
classifications. There is a small amount of Office use near Lee Avenue. The
middle segment of University Avenue is predominantly Public Institutional and
Office with schools and medical offices. A small amount of Residential use is
located in the segment with both Multifamily and Single Family classifications
along the western side. The northern segment is totally Single Family on the
western side, with Office and Low Density Residential uses along the eastern
side.
July 10, 2008
ITEM NO.: B (Cont.) FILE NO.: MSP07-04
2
HISTORIC DISTRICTS:
There are no historic districts that would be affected by this amendment.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
This road is the boundary of three neighborhood Plan areas – the Hillcrest
Neighborhood Plan, Heights Neighborhood Action Plan and Midtown
Neighborhoods Plan. None of the neighborhood plans address University
Avenue’s design or the need for changes to the current design of University
Avenue.
ANALYSIS:
University Avenue is shown as a Principal Arterial with a design standard of 110
feet of right-of-way with three travel lanes in both directions and a 14’ median in
the center. The Arterial street system is a network of streets, which have a
primary purpose to move vehicles and goods in and through the City. Arterials
are generally at a spacing of one-mile, both in a north-south and east-west grid
pattern. The Principal Arterials are part of this network. Generally these roads
provide service through the area and help connect it to other surrounding areas
of the region and state.
Generally every three to four miles or every third Arterial is either a Principal
Arterial or higher classification (Expressway or Freeway). University Avenue is
one of the few north-south roads, which extend through the City of Little Rock.
To the east the next road to do this is Broadway and to the west I-430 is the next
through north-south roadway. Both of these roadways are more than three miles
away from University Avenue. All the remaining north-south Arterials in Little
Rock traverse only portions of the City.
University Avenue is a major north-south route connecting the east-west routes
of Cantrell Road (Highway 10) to I-630, Asher Avenue-Colonel Glenn Road
(Highway 300), I-30 and Baseline Road (Highway 338). Each of these roads are
Principal Arterials or higher classifications and are state or federal highways.
Even University Avenue south of Asher-Colonel Glenn is a state highway. In
addition various collectors connect the neighborhoods of Little Rock to University
Avenue and other streets of the Arterial Network.
The high design standard for Principal Arterials is in part due to the expected
high traffic volume since they move vehicles not only within the urban area but
also through it. The surrounding use pattern and connectivity to other streets all
will have impacts of the traffic demands and thus the need for travel lanes on the
street. The design standard for Arterials is general at least four-lanes.
July 10, 2008
ITEM NO.: B (Cont.) FILE NO.: MSP07-04
3
The design standard for University Avenue from Markham to Lee Avenue has
already been modified to a right-of-way of 100 feet. This was done late 1990
with Ordinance 15,964. In the review of University Avenue north of Markham,
traffic counts from 1996 through 2008 were reviewed and MetroPlan rerun the
transportation model with the new 2008 counts. From these figures for volumes
on the road new 2030 projections were generated.
The volumes south of H Street have risen from 17,000 to 18,000 up to 20,000 to
21,000 with projections of volumes in 2030 from 30,000 to 36,000. While north of
H Street the volumes have risen from around 14,000 up to 17,000 to 19,000, with
projected volumes from 26,000 to 28,000 in 2030. Based on this City Staff
believes the long-term 6-lane road must remain in the Master Street Plan.
Staff does recognize the constraints of this part of Little Rock. And with a
reduction of the area for a median from 14 feet to 4 feet, a right-of-way of 100
feet would be appropriate for the road. This is consistent with the existing
situation along University Avenue.
NEIGHBORHOOD COMMENTS:
All property owners (sixty) abutting the section of road were notified via certified
mail of the proposed changes. Notices were sent to the following neighborhood
associations: Evergreen, Hillcrest, Normandy-Shannon, and South Normandy.
As of this printing, Staff has received eight informational calls/emails or visits
from property owners.
PLANNING COMMISSION ACTION: (DECEMBER 6, 2007)
The applicant requested the item be deferred to January 17, 2008. The item was
placed on consent agenda for deferral. By a vote of 11 for, 0 against the consent
agenda was approved.
STAFF UPDATE:
The applicant requested that the item be deferred to February 28, 2008 hearing
of the Little Rock Planning Commission.
July 10, 2008
ITEM NO.: B (Cont.) FILE NO.: MSP07-04
4
PLANNING COMMISSION ACTION: (JANUARY 17, 2008)
The item was placed on consent agenda for deferral to April 10, 2008. By a vote
of 10 for, 0 against the consent agenda was approved.
STAFF UPDATE:
The applicant requested that the item be deferred to May 22, 2008, hearing of
the Little Rock Planning Commission.
PLANNING COMMISSION ACTION: (APRIL 10, 2008)
At the request of Staff in order to further review the item, it was placed on the
consent agenda for deferral to May 22, 2008. By a vote of 11 for and 0 against
the consent agenda was approved.
STAFF UPDATE:
Staff and the Midtown Redevelopment Advisory Board have reviewed traffic
information and expect to have an amendment to present at the July 10, 2008
hearing.
PLANNING COMMISSION ACTION: (MAY 22, 2008)
The item was placed on consent agenda for deferral to July 10, 2008. By a vote
of 10 for and 0 against the consent agenda was approved.
STAFF RECOMMENDATIONS:
Approval of R.O.W. change.
PLANNING COMMISSION ACTION: (JULY 10, 2008)
The item was placed on consent agenda for approval. By a vote of 8 for and
0 against the consent agenda was approved.
July 10, 2008
ITEM NO.: C FILE NO.: Z-8246-A
Owner: Joe Albert
Applicant: Joe Albert
Location: 9601 Interstate 30
Area: 0.47 Acre
Request: Rezone from I-1 to C-3
Purpose: Future commercial use
Existing Use: Vacant commercial building
SURROUNDING LAND USE AND ZONING
North – Mixed commercial and light industrial uses (across I-30);
zoned C-3, C-4 and I-2
South – Mixed light industrial uses; zoned I-2
East – Motel and night club; zoned R-2, C-3 and I-2
West – Mixed commercial and light industrial uses; zoned C-3 and I-2
A. PUBLIC WORKS COMMENTS:
No Comments.
B. PUBLIC TRANSPORTATION ELEMENT:
The site is not located on a CATA Bus Route.
C. PUBLIC NOTIFICATION:
All owners of property located within 200 feet of the site, all residents
within 300 feet who could be identified, and the West Baseline and SWLR
United for Progress Neighborhood Associations were notified of the public
hearing.
D. LAND USE ELEMENT:
This request is located in the Geyer Springs West Planning District. The
Land Use Plan shows Commercial for this property. The applicant has
July 10, 2008
ITEM NO: C (Cont.) FILE NO.: Z-8246-A
2
applied for a rezoning from I-1 Industrial Park District to C-3 General
Commercial.
The request does not require a change to the Land Use Plan.
Master Street Plan:
I-30 is shown as a Freeway on the Master Street Plan and Distribution Drive
is shown as a Local Street. These streets may require dedication of right-
of-way and may require street improvements. The primary function of a
Local Street is to provide access to adjacent properties. Local Streets that
are abutted by non-residential zoning/use or more intensive zoning than
duplexes are considered as “Commercial Streets”. These streets have a
design standard the same as a Collector.
Bicycle Plan:
Existing or proposed Class I, II or III Bikeways are not in the immediate
vicinity of the development.
City Recognized Neighborhood Action Plan:
The applicant’s property lies in the area covered by the Chicot West I-30
South Neighborhood Action Plan. The Economic Development goal
states: “Attract better restaurants” and “Recruit businesses to fill vacant
buildings.”
E. STAFF ANALYSIS:
Joe Albert, owner of the 0.47 acre property at 9601 Interstate 30, is
requesting to rezone the property from “C-3” General Commercial District
to “I-1” Industrial Park District. The rezoning is proposed to allow future
use of the existing commercial building as commercial.
On August 30, 2007 the Planning Commission approved a rezoning of this
property from C-3 to I-1. On October 2, 2007 the Board of Directors
passed Ordinance No. 19,831 approving the rezoning. The property
owner has since determined that the property is too small for the operation
of his heat and air business. Therefore, he is requesting a rezoning back
to the original C-3 zoning for commercial use of the existing building on
the site.
The 0.47 acre property is occupied by a one-story vacant commercial
building within the east half of the property. The building previously
housed a restaurant use. There is paved parking on the north, south and
July 10, 2008
ITEM NO: C (Cont.) FILE NO.: Z-8246-A
3
west sides of the building. A driveway from the I-30 frontage road serves
as access.
The general area contains a mixture of commercial and industrial uses.
There are mixed uses and zoning north (across I-30) and west of the site.
There is a motel and night club immediately to the east. A light industrial
subdivision is located to the south.
The City’s Future Land Use Plan designates this property as
“Commercial”. The requested C-3 zoning does not require an amendment
to the Land Use Plan.
Staff is supportive of the requested C-3 rezoning. Staff feels that it is
reasonable to rezone the property back to C-3 for commercial use of the
existing building which was previously used as a restaurant. The City’s
Future Land Use Plans shows this property and the properties to the west
as Commercial. Light Industrial designations exist to the south and east.
There is also existing C-3 zoned parcels in this area. Staff believes the
proposed rezoning of this property to C-3 and future use as commercial
will have no adverse impact on the adjacent properties on this general
area along Interstate 30.
F. STAFF RECOMMENDATION:
Staff recommends approval of the requested C-3 rezoning.
PLANNING COMMISSION ACTION: (MAY 22, 2008)
Staff informed the Commission that the application needed to be deferred to the
July 10, 2008 agenda based on the fact that the applicant failed to send
notification to surrounding property owners as required.
The Chairman placed the item before the Commission for inclusion within the
Consent Agenda for deferral to the July 10, 2008 agenda. A motion to that effect
was made. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. The
application was deferred.
PLANNING COMMISSION ACTION: (JULY 10, 2008)
The applicant was present. There were no objectors present. Staff presented
the item with a recommendation of approval.
July 10, 2008
ITEM NO: C (Cont.) FILE NO.: Z-8246-A
4
The Chairman placed the item before the Commission for inclusion within the
Consent Agenda for approval, as recommended by staff. A motion to that effect
was made. The motion passed by a vote of 8 ayes, 0 nays and 3 absent.
July 10, 2008
ITEM NO.: D FILE NO.: LU08-10-01
Name: Land Use Plan Amendment - Boyle Park Planning District
Location: The northeast corner of John Barrow and 40th Street
Request: Single Family to Neighborhood Commercial
Source: Tabitha S. Pickett, Sparkles SEDE Beauty Salon
PROPOSAL / REQUEST:
A Land Use Plan amendment in the Boyle Park Planning District from Single
Family to Neighborhood Commercial. Neighborhood Commercial represents
commercial services that are limited to small-scale development in close
proximity to a neighborhood. The applicant is also requesting a Planned
Commercial Development to allow a beauty salon.
EXISTING LAND USE AND ZONING:
The amendment site is currently vacant and undeveloped. It is zoned R-3 Single
Family. Most of the surrounding area is zoned R-3 with single family residences.
Immediately south of the amendment area is zoned Planned Office Development
for a church site, but the land is still vacant and undeveloped. Northwest of this
site is zoned Planned Commercial Development for the Warehouse Plaza
Commercial Center. This center has a hair salon, a photo gallery, a clothing
store and an insurance office. At 40th and Tatum is also zoned R-3 but it is the
location for the Bread of Heaven Church.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
This area is shown as Single Family on the Future Land Use Plan. Almost all of
the surrounding area is also shown as Single Family. To the east is shown as
Public Institutional to recognize a church and to the northwest is shown as Mixed
Office Commercial for the Warehouse Plaza Center. There have not been any
amendments to the Future Land Use Plan in this area in almost ten years.
MASTER STREET PLAN:
John Barrow is shown as a Minor Arterial. A Minor Arterial provides connections
to and through an urban area and their primary function is to provide short
distance travel within the urbanized area. 40th Street is shown as a Local Street.
The primary function of a Local Street is to provide access to adjacent properties.
Local Streets which are abutted by non-residential zoning/use or more intensive
July 10, 2008
ITEM NO.: D (Cont.) FILE NO.: LU08-10-01
2
zoning than duplexes are considered as “Commercial Streets”. These streets
have a design standard the same as a Collector. Entrances and exits should be
limited to minimize negative effects of traffic and pedestrians on John Barrow
since it is a Minor Arterial. These streets may require dedication of right-of-way
and may require street improvements for entrances and exits to the site.
BICYCLE PLAN:
There are no bike routes within the immediate vicinity.
PARKS:
According to the Master Parks Plan, this area is within eight blocks of a park or
open space. Holt Park is located a few blocks west of this amendment area.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this
amendment.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
This property is covered by the John Barrow Neighborhood Action Plan. The
Business and Commercial Goal states: “To enhance the climate directed
towards encouraging new businesses and commercial establishments to located
in the area as well as retention of existing businesses.”
ANALYSIS:
This application is to change the northeast corner of 40th Street and John Barrow
from Single Family to Neighborhood Commercial. This site is currently
undeveloped and vacant and has two brand new single family homes east and
adjacent to the property. The applicant is requesting a change to Neighborhood
Commercial along with a rezoning to allow a beauty salon.
There have been very few permits issued for commercial development in this
area in the past few years, which shows minimal demand for commercial. Also,
there are still several sites shown on the Land Use Plan for commercial uses
along John Barrow Road and at the intersection of Colonel Glenn and John
Barrow. Most of this have been on the Plan for decades and are not yet fully
developed. Over the years commercial zoning has been moving north along
John Barrow Road from 36th Street. This is creating a ‘strip commercial’ pattern
along John Barrow Road. The City land use policy is not to allow ‘strip
commercial‘ along arterials, but rather to encourage commercial in nodes,
July 10, 2008
ITEM NO.: D (Cont.) FILE NO.: LU08-10-01
3
generally at or near major intersections. Staff wishes to discourage the further
commercialization of lands lining John Barrow Road in keeping with the City land
use policy.
The John Barrow Neighborhood Action Plan has many housing and
neighborhood revitalization goals. It states a need to improve overall
appearance of the neighborhood with an objective of reviewing design standards
for new construction of residential units. There is also an action statement
stating that the design of new residential units should be compatible with existing
architecture in the area. The application area is surrounded by single-family
homes, and area residents have indicated a preference for more single family
developed in the area. Since January 2007, there have been 18 permits issued
for new single family homes in the John Barrow Subdivision. Two of these
permits were located just east of this amendment site at 8704 and 8700 West
40th Street. This shows a clear demand for more single family in this area.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood association: John Barrow. Staff
has received no comments from area residents.
STAFF RECOMMENDATIONS:
Staff believes the change is not appropriate.
PLANNING COMMISSION ACTION: (JUNE 19, 2008)
The applicant requested this item be deferred to July 10. 2008. The item was
placed on consent agenda for deferral to July 10, 2008. By a vote of 9 for and
0 against the consent agenda was approved.
STAFF UPDATE:
There has been no new information added to this item.
PLANNING COMMISSION ACTION: (JULY 10, 2008)
The item was placed on consent agenda for withdrawal. By a vote of 8 for and
0 against the consent agenda was approved.
July 10, 2008
ITEM NO.: D.1 FILE NO.: Z-8351
NAME: Pickett Short-form PCD
LOCATION: Located on the Northeast corner of West 40th Street and John Barrow
Road
DEVELOPER:
Tabitha Pickett
5012 West 31st Street
Little Rock, AR 72204
SURVEYOR:
Donald Brooks
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.25 + acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-C
PROPOSED USE: Beauty Salon
VARIANCES/WAIVERS REQUESTED: Waiver of the required right of way dedication
for West 40th Street.
A. PROPOSAL/REQUEST:
The applicant is proposing the rezoning of the site from R-2, Single-family to
Planned Commercial Development (PCD) to allow the construction of a new full
service beauty salon. The applicant has indicated there will be five operators, a
manicurist and a receptionist. The shop will offer tanning facilities and a fitness
room. The shop will operate from 8 am to 6 pm Monday through Friday and from
7 am to 6 pm on Saturday.
July 10, 2008
ITEM NO.: D.1 (Cont.) FILE NO.: Z-8351
2
B. EXISTING CONDITIONS:
The vacant site is located at the northeast corner of John Barrow Road and West
40th Street. South of the site is a POD zoned property approved for a church.
Northwest of the site is a property zoned PCD which contains a number of uses
including a salon. There are single-family homes located in the area. There are
two new homes located to the east of this site along West 40th Street.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area property owners.
All property owners located within 200 feet of the site, all residents, who could be
identified, located within 300 feet of the site and the John Barrow Neighborhood
Association were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A dedication of right of way 25-feet from centerline will be required with the
issuance of a building permit.
2. A 20 foot radial dedication of right-of-way is required at the intersection of
40th Street and John Barrow Road.
3. John Barrow Road is classified on the Master Street Plan as a minor
arterial. A dedication of right-of-way 45 feet from centerline will be required.
The current right-of-way width is unknown. Provide a current survey.
4. With site development, provide the design of the street conforming to the
Master Street Plan. Construct one-half street improvement to 40th Street
including 5-foot sidewalks for the entire length of the property with the
planned development.
5. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
6. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other
than residential subdivisions, site grading and drainage plans must be
submitted and approved prior to the start of construction.
7. The property to the north already has flooding problems from storm water
draining from the subject property. Provide a Sketch Grading and Drainage
Plan as required per Section 29-186 (e) to eliminate the drainage problem.
July 10, 2008
ITEM NO.: D.1 (Cont.) FILE NO.: Z-8351
3
8. Storm water detention ordinance applies to this property if the property is
one (1) acre or greater. Show the proposed location for storm water
detention facilities on the plan.
9. Plans of all work in right-of-way shall be submitted for approval prior to start
of work. Obtain barricade permit prior to doing any work in the right-of-way
from Traffic Engineering at (501) 379-1805 (Travis Herbner).
10. If disturbed area is one (1) or more acres, obtain a NPDES storm water
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
11. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering 379-1813
(Steve Philpott) for more information.
12. Prepare a dimensioned site plan.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this property.
Entergy: No commenter received.
Center-Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Contact Central Arkansas
Water regarding meter size and location.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Boyle Park Planning District.
The Land Use Plan shows Single Family for this property. The applicant has
applied for a short form PCD to rezone the site from R-2, Single-family to
Planned Commercial Development to allow a new beauty salon to be constructed
on the site.
July 10, 2008
ITEM NO.: D.1 (Cont.) FILE NO.: Z-8351
4
A change to the Land Use Plan from Single Family to Commercial is a separate
item on this agenda (LU08-10-01).
Master Street Plan: John Barrow Road is a Minor Arterial on the Plan. A Minor
Arterial provides connections to and through an urban area and their primary
function is to provide short distance travel within the urbanized area. Entrances
and exits should be limited to minimize negative effects of traffic and pedestrians
on John Barrow Road since it is a Minor Arterial. This street may require
dedication of right-of-way and may require street improvements for entrances
and exits to the site.
Bicycle Plan: There are no bike routes in this immediate vicinity.
Neighborhood Action Plan: The John Barrow Neighborhood Action Plan covers
this area. The Business and Commercial Goal states: To enhance the climate
directed towards encouraging new businesses and commercial establishments to
located in the area as well as retention of existing businesses.
Landscape:
1. The site plan must comply with the City’s landscape and buffer ordinance
requirements.
2. An automatic irrigation system or a water source within 75-feet of the
landscaped area will be required to water the landscaped areas.
3. Prior to the issuance of a building permit, it will be necessary to provide an
approved landscape plan stamped with the seal of a Registered Landscape
Architect.
4. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (May 29, 2008)
The applicant was present. Staff presented an overview of the proposed
development stating there were a number of outstanding technical issues
associated with the request. Staff stated the site plan before the Commission
was presented to staff prior to the Committee meeting. Staff stated based on a
quick review there was areas of deficiency. Staff stated the perimeter landscape
strip and the required screening did not appear to comply with typical ordinance
standards. Staff also stated they would review the drives to ensure compliance
with the typical driveway spacing standards.
July 10, 2008
ITEM NO.: D.1 (Cont.) FILE NO.: Z-8351
5
Public Works comments were addressed. Staff stated a survey indicating the
right of way for West 40th Street was required. Staff also stated a radial
dedication at the intersection of John Barrow Road and West 40th Street would
be required.
Landscaping comments were addressed. Staff stated prior to the issuance of a
building permit a landscape plan would be required. Staff also stated a water
source within 75-feet of the landscaped areas would be required at the time of
development.
Staff noted comments from the various other reporting departments and
agencies. There was no further discussion of the item. The Committee then
forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the issues
raised at the May 29, 2008, Subdivision Committee meeting. The revised plan
has indicated the landscape strips per the typical ordinance standards for the
zoning and buffer ordinance and the landscape ordinance. The plan also
indicates screening and driveway spacing per the typical ordinance standards.
The applicant is seeking a rezoning of the site to allow the construction of a
2,210 square foot full service salon with a maximum of five operators, a
manicurist and receptionist. The site plan indicates a total of 3,287 square feet of
landscaping (27.5%), 6,493 square feet of paved area (54.0%) and 2,210 square
feet of building area (18.5%). The building is proposed as metal construction
with a hipped mental roof. The applicant has indicated, within 3 to 5 years, brick
will be added to the façade but the addition of the brick is dependent on the cash
flow of the business.
The site plan contains 12 parking spaces. Based on the typical ordinance
standards for a salon, 11 parking spaces would typically be required. The
proposed parking is adequate to serve the proposed use.
The site plan indicates the placement of a 9-foot landscape strip along the
northern perimeter and a six-foot screening fence. The landscape area to the
east is located adjacent to a platted alley and is proposed at 8.6 feet. The alley
has not been constructed. A six-foot screening fence is also proposed adjacent
to the alley. These areas are located adjacent to residentially zoned and used
property.
The dumpster has been located along the eastern perimeter of the building. Staff
has concerns with the dumpster being located adjacent to the residential uses to
the east. The hours of dumpster service have not been limited but due to the
July 10, 2008
ITEM NO.: D.1 (Cont.) FILE NO.: Z-8351
6
proximity of the residential homes staff would recommend the dumpster hours be
limited.
A waiver of the required right of way dedication for West 40th Street is being
requested. Based on the commercial use of the property the Master Street Plan
would typically require a right of way dedication of 30 feet from centerline for a
commercial street. The existing right of way for West 40th Street is 40-feet total
or 20-feet from centerline leaving a 10-foot deficiency in the required right of way.
Staff is not supportive of the waiver of right of way dedication. Based on the use
of the property and the zoning of the property to the south; zoned POD for future
construction of a church staff feels the full right of way is necessary to allow for
proper lane widths and turning lanes to facilitate traffic movements from these
site.
The request includes building signage consistent with signage allowed per
commercial zones. A ground-mounted sign is not being proposed. Staff
recommends in the future if ground mounted signage is sought the signage be
limited to a maximum of six feet in height and sixty-four square feet in area.
Staff is not supportive of the site plan as presented. Staff has concerns with the
dumpster being located adjacent to the single-family homes. Staff also has
concerns with the applicant’s request for a waiver of the required right of way for
West 40th Street. Based on these concerns staff is not supportive of the request.
I. STAFF RECOMMENDATIONS:
Staff is not supportive of the application as filed.
PLANNING COMMISSION ACTION: (JUNE 19, 2008)
The applicant was present. There were no registered objectors present. Staff stated
the applicant had contacted them regarding a deferral of the item to the July 10, 2008,
public hearing to allow additional time to meet with staff and discuss options for the site
plan related to the right of way dedication and dumpster placement location. Staff
stated the deferral request would require a waiver of the Commission’s By-laws with
regard to the late deferral request. Staff presented a recommendation of approval of
the deferral request of the item to the July 10, 2008, public hearing.
There was no further discussion of the item. A motion was made to waive the By-laws
with regard to the late deferral request. The motion carried by a vote of 9 ayes, 0 noes
and 2 absent. The chair entertained a motion for approval of the item as presented by
staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent.
July 10, 2008
ITEM NO.: D.1 (Cont.) FILE NO.: Z-8351
7
STAFF UPDATE: (JULY 10, 2008)
Staff and the applicant have met and discussed various options to allow the
development of this site with a full service salon. Based on the meeting the applicant
has submitted a revised site plan which addresses the issues raised in the previous
agenda write-up. The revised site plan indicates the dedication of an additional five (5)
feet of right of way along West 40th Street and the removal of the dumpster located
along the eastern portion of the site and adjacent to the single-family homes. According
to the applicant garbage container needs can be met with the placement of two large
garbage containers similar to the containers used by residential customers in the City.
Staff is supportive of the proposed refuse collection.
Staff has reconsidered the required right of way for West 40th Street. The existing right
of way for West 40th Street is 40 feet or 20 feet from centerline. In the Public Works
comments a required right of way dedication of 30 feet from centerline, which is typical
based on the proposed commercial use, was requested. Staff now feels a dedication of
an additional five feet will allow sufficient right of way to meet the future needs of this
intersection. The radial dedication will be provided as requested in the Public Works
comments. West 40th Street is a dead end street and currently does not carry a large
volume of traffic. When the property located to the south is developed the property will
also dedicate right of way which will allow the intersection of West 40th Street and John
Barrow Road to be improved with proper lane widths and turning lanes.
In addition to meeting with staff, the applicant has meet with the John Barrow
Neighborhood Association. The association has provided a letter of support for the
request but has placed conditions on the support. The neighborhood association
requests the applicant meet staff’s concerns related to right of way dedication and the
location of the trash dumpster. The association also request the approval be limited the
applicant. The applicant has agreed to limit the approval of the PCD to her use and
occupying the property. Staff is supportive of limiting the approval to the applicant’s use
and the applicant occupying the property.
Staff is supportive of the request. Staff feels the salon will provide a service to the
surrounding neighborhood. Staff recommends approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report.
PLANNING COMMISSION ACTION: (JULY 10, 2008)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval with conditions. The conditions
included the conditions as set forth in paragraphs D, E and F of the agenda staff report.
Staff also recommended the approval be limited to the applicant’s use and the
applicant’s occupancy of the property.
July 10, 2008
ITEM NO.: D.1 (Cont.) FILE NO.: Z-8351
8
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the Consent Agenda for approval. The motion carried by a
vote of 8 ayes, 0 noes and 3 absent.
July 10, 2008
ITEM NO.: 1 FILE NO.: Z-8362
NAME: Robinson Day Care Family Home –
Special Use Permit
LOCATION: 1102 West 21st Street
OWNER: Wilma Robinson
APPLICANT: Kimberly Blanton
PROPOSAL: A Special Use Permit is requested to allow a Day
Care Family Home to be operated within the
residential structure at 1102 West 21st Street.
STAFF NOTE:
After thorough investigation, staff has determined that the proposed day care use
does not qualify for a special use permit for a day care family home. The existing
residential structure is a duplex-type structure with upper and lower individual
units, with no inner connectivity. The lower unit (previously a one-bedroom
apartment with kitchen facility) has been converted to the day care use. The
upper single family unit is not connected to the lower unit, and therefore the day
care use is not part of the single family home. It is a separate use which staff
has to classify as a day care center.
The applicant has the option of ceasing the day care use or filing for a conditional
use permit for a day care center. Staff will give the applicant to the next filing
date (July 14, 2008) to cease the day care use or file for a conditional use permit.
The filing fee paid by the applicant for the special use permit will be applied to a
conditional use permit, if filed. Staff recommends this Special Use Permit
application be withdrawn.
PLANNING COMMISSION ACTION: (JULY 10, 2008)
Staff informed the Commission that the proposed day care use did not qualify for
a special use permit as a day care family home. Staff recommended withdrawal
of the application.
The Chairman placed the item before the Commission for inclusion within the
Consent Agenda for withdrawal. A motion to that effect was made. The motion
passed by a vote of 8 ayes, 0 nays and 3 absent.
July 10, 2008
ITEM NO.: 2 FILE NO.: G-23-400
Name: Little Rock National Airport – Right-of-Way Abandonment
Location: Portions of Conner Street, East 10th Street and Alley Rights-of-Way
Owner/Applicant: Little Rock Municipal Airport Commission/Garver Engineers
Request: To abandon portions of Conner and East 10th Streets and alley located
within and adjacent to Block 35, Industrial Park Addition.
Purpose: Future Airport facilities
STAFF NOTE:
The Little Rock Municipal Airport Commission is requesting to abandon the below list of
rights-of-way to allow future development/expansion of airport facilities:
a. Conner Street (50 foot wide right-of-way) – between East 9th and East 10th Streets.
b. East 10th Street (50 foot wide right-of-way) – between Conner and Crosby Streets.
c. Alley (20 foot wide right-of-way) – within Block 35, Industrial Park Addition.
Following represents the approximate area of rights-of-way to be abandoned.
a. Conner Street Size: 50’ X 499’ Sq. Ft.: 24,950 Acres 0.57
b. Alley Size: 20’ X 499’ Sq. Ft.: 9,980 Acres 0.23
c. E. 10th Street Size: 50’ X 350’ Sq. Ft.: 17,500 Acres 0.40
(Total) 52,430 (Total) 1.20
STAFF REVIEW :
A. Public Need for this Right-of-Way:
As noted in paragraph G., none of the public utility companies object to the
abandonment request. All of the utilities request all or portions of the areas of
abandonment be retained as utility easements. The Public Works Comments are as
follows:
1. If existing streets are not being removed, drainage easements should be
maintained in the rights-of-way to convey storm water from adjacent property.
B. Master Street Plan:
There are no Master Street Plan issues, as none of the rights-of-way proposed for
abandonment are classified as a Collector Street or higher.
July 10, 2008
ITEM NO.: 2 (Cont.) FILE NO.: G-23-400
2
C. Characteristics of Right-of-Way Terrain:
• Conner Street – 27 feet of pavement width with curb and gutter.
• East 10th Street – 20 feet of pavement width with no curb and gutter.
• Alley – undeveloped and grass covered.
D. Development Potential:
After abandonment, the areas of abandonment will be incorporated into the adjacent
properties for future expansion of the Little Rock National Airport facilities.
E. Neighborhood and Land Use Effect:
Areas south and east of the proposed abandonments are zoned I-2 and part of the
Little Rock National Airport facilities. Properties to the north and west contain some
single-family residential structures and vacant lots, with one (1) industrial building to
the north.
F. Neighborhood Position:
The East Little Rock Neighborhood Association was notified of the abandonment
request. As of this writing, staff knows of no objectors to the abandonment request.
G. Effect on Public Services or Utilities:
Wastewater: No objection to abandonment. Easement must be retained for alley.
Existing sewer main located in alley.
Entergy: No objection to abandonment. Existing facilities along south side of East
10th Street and east side of Conner Street. Retain fifteen (15) foot easements for
existing facilities.
Centerpoint Energy: No objection to abandonment. Existing natural gas facilities
within Conner and East 10th Street rights-of-way. Retain easements of a minimum
five (5) feet along both sides of existing facilities.
AT&T (SBC): No objection to abandonment. Retain ten (10) foot wide utility
easement within Conner and East 10th Street rights-of-way for existing facilities.
Water: Central Arkansas Water has no objection to the closure of this street right-of-
way. We do, however, have existing water facilities in these rights-of-way.
Therefore, we request that these rights-of-way be covered under the blanket
agreement between the Airport and Central Arkansas Water for maintenance of
facilities. The fire hydrant at the corner of East 10th Street and Conner Street
would become a private fire hydrant. Any needed relocation of facilities due to
July 10, 2008
ITEM NO.: 2 (Cont.) FILE NO.: G-23-400
3
development within these rights-of-way would be at the expense of the Little Rock
National Airport or tenants occupying this area.
H. Reversionary Rights:
All of the rights-of-way were dedicated with the Industrial Park Addition in 1924. The
Bill of Assurance for this subdivision is handwritten and is not legible. It likely contains
no reversionary rights. The areas of abandonment will revert to the Little Rock
National Airport, owner of all abutting properties.
I. Public Welfare and Safety Issues:
Abandoning these areas of street and alley rights-of-way will have no adverse impact
on the public welfare and safety. The Little Rock Fire Department has expressed no
objection to the abandonment request.
SUBDIVISION COMMITTEE COMMENT: (JUNE 12, 2008)
Brooks Beazley and Earl Mott were present, representing the application. Staff presented the
application, noting that the areas of abandonment would be retained as utility and drainage
easements. The Public Works comments were briefly discussed. The issue of the
abandonments was briefly discussed. Staff noted that there were no outstanding issues.
The Committee forwarded the issue to the full Commission for resolution.
STAFF RECOMMENDATION:
Staff recommends approval of the requested right-of-way abandonments, subject to retaining
areas of the rights-of-way as utility and drainage easements, as noted in paragraph G. of the
staff report.
PLANNING COMMISSION ACTION: (JULY 10, 2008)
The applicant was present. There were no objectors present. Staff presented the item with a
recommendation of approval.
The Chairman placed the item before the Commission for inclusion within the Consent
Agenda for approval, as recommended by staff. A motion to that effect was made. The
motion passed by a vote of 8 ayes, 0 nays and 3 absent.
July 10, 2008
ITEM NO.: 3 FILE NO.: LU08-02-01
Name: Land Use Plan Amendment - Rodney Parham Planning District
Location: The northeast corner of Napa Valley and Rainwood Drives
Request: Public Institutional to Office
Source: Dickson Flake, Agent for Mountaire Corporation
PROPOSAL / REQUEST:
A Land Use Plan amendment in the Rodney Parham Planning District from
Public Institutional to Office. Office represents services provided directly to
consumers as well as general offices which support more basic economic
activities. The applicant is also requesting a rezoning from R-2 Single Family to
O-2 Office.
EXISTING LAND USE AND ZONING:
This amendment area is currently zoned O-2 General Office and R-2 Single
Family District. A portion of the R-2 zoning had a Conditional Use Permit to allow
a church office building. This site was previously used for the Fellowship Bible
Church offices and overflow parking for their Sunday services. East of this area
is zoned Planned Residential Development for the Rainwood Cove
neighborhood, which is comprised of single family residences. North of the
application is zoned O-2 General Office and has the Terry Library, more parking,
and a large vacant building that was used for the Fellowship Bible Student
Center. West of the amendment is R-2 with a Conditional Use Permit for the old
Fellowship Bible Church site (expansion area of Pulaski Academy) and the
Asbury Church. Southwest is zoned MF-12 Multi Family District for the Hunter’s
Glen Residential development. South of the amendment is zoned R-2 Single
Family District and has been developed with patio homes.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
This area and the surrounding areas to the north, west and northeast are shown
as Public Institutional on the Future Land Use Plan. East and south are shown
as Single Family. Southwest is shown as Multi Family.
There have not been any land use plan amendments in this area in the past ten
years.
July 10, 2008
ITEM NO.: 3 (Cont.) FILE NO.: LU08-02-01
2
MASTER STREET PLAN:
Napa Valley Road is shown as a Minor Arterial on the Plan. A Minor Arterial
provides connections to and through an urban area and their primary function is
to provide short distance travel within the urbanized area. Entrances and exits
should be limited to minimize negative effects of traffic and pedestrians on Napa
Valley since it is a Minor Arterial. Rainwood Drive is shown as a Collector. The
primary function of a Collector Street is to provide a connection from Local
Streets to Arterials. These streets may require dedication of right-of-way and
may require street improvements for entrances and exits to the site.
BICYCLE PLAN:
There are no bike routes in the immediate vicinity.
PARKS:
According to the Master Parks Plan, this area is within eight blocks of a park or
open space. To the southeast is a park at Johnnycake Lane and Pulaski
Academy School to the west has a large playground facility.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this
amendment.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
This area is covered by the Rock Creek Neighborhood Action Plan. The
Residential Development goals states: Encourage vigorous enforcement of
landscaping ordinance. This goal is important for this development because of
it’s close proximity to the Rainwood neighborhood.
ANALYSIS:
The intersection of Hinson Road and Napa Valley Drive is experiencing a major
transition due to the relocation of Fellowship Bible Church to Kirk Road. While
Pulaski Academy School is purchasing much of the former Fellowship property,
this amendment site is an empty office building with a large parking lot which was
formerly used as church offices and overflow parking for Sunday services. A
change from Public Institutional to Office seems to be logical because the
building and parking are already in place. Staff considers this amendment as a
minor change to the future land use plan, as it is merely reflecting the existing
conditions of the site. Office is an institutional use and is a natural fit for this
July 10, 2008
ITEM NO.: 3 (Cont.) FILE NO.: LU08-02-01
3
existing development. There have been large institutional uses in this area for
some time and this area will continue to be used as such. Since the ‘Public Use’
is leaving this particular site, the existing structures and development pattern
make some type of office use appropriate.
The amendment area is located at the northeast corner of Napa Valley Drive and
Rainwood Road. Napa Valley is a Minor Arterial and Rainwood Road is a
Collector. This type of intersection is suitable for office uses and Napa Valley
Drive is in the process of being rebuilt to provide better access to Hinson Road.
There is also already a wooden fence and a line of bushes to buffer this area’s
parking lot from the Rainwood Cove Subdivision which is immediately east of this
site. While there are single family residences located on the south side of
Rainwood Road, they are situated on their lots to front Carrollton Court rather
than Rainwood Road.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Rainwood Cove
POA, Pleasant Valley POA, Hunters Cove POA, Pleasantree Recreation
Association, Hunters Green POA and Glen Eagles POA. Staff has received no
comments from area residents.
STAFF RECOMMENDATIONS:
Staff believes the change is appropriate.
PLANNING COMMISSION ACTION: (JULY 10, 2008)
The item was placed on consent agenda for approval. By a vote of 8 for and
0 against the consent agenda was approved.
July 10, 2008
ITEM NO.: 3.1 FILE NO.: Z-6149-G
Owner: Fellowship Bible Church
Applicant: Dickson Flake, agent for Mountaire Corp.
Location: Northeast corner of Napa Valley Drive and
Rainwood Drive
Area: 3.44 Acres
Request: Rezone from R-2 to O-2
Purpose: Parking lot for existing office building
Existing Use: Parking lot for previous church use
SURROUNDING LAND USE AND ZONING
North – Office building and library; zoned O-2
South – Single family residences (across Rainwood Drive); zoned R-2
East – Single family residences; zoned R-2
West – church facilities (across Napa Valley Drive); zoned R-2
A. PUBLIC WORKS COMMENTS:
1. Napa Valley Drive is classified on the Master Street Plan as a minor
arterial. A dedication of right-of-way 45 feet from centerline will be
required.
2. Rainwood Drive is classified on the Master Street Plan as a collector
street. A dedication of right-of-way 30 feet from centerline will be
required.
3. A 20-foot radial dedication of right-of-way is required at the intersection
of Napa Valley Drive and Rainwood Drive.
B. PUBLIC TRANSPORTATION ELEMENT:
The site is not located on a CATA Bus Route.
July 10, 2008
ITEM NO: 3.1 (Cont.) FILE NO.: Z-6149-G
2
C. PUBLIC NOTIFICATION:
All owners of property located within 200 feet of the site, all residents
within 300 feet who could be identified, and the Rainwood Cove, Pleasant
Valley, Glen Eagles, Hunters Green, Hunters Cove and Pleasantree
Recreation Neighborhood Associations were notified of the public hearing.
D. LAND USE ELEMENT:
This request is located in the Rodney Parham Planning District. The Land
Use Plan shows Public Institutional for this property. The applicant has
applied for a rezoning from R-2 Single Family District to O-2 Office and
Institutional District.
A Land Use Plan Amendment from Public Institutional to Office is a
separate item on this agenda.
Master Street Plan:
Napa Valley Road is shown as a Minor Arterial on the Plan. A Minor Arterial
provides connections to and through an urban area and their primary
function is to provide short distance travel within the urbanized area.
Entrances and exists should be limited to minimize negative effects of traffic
and pedestrians on Napa Valley since it is a Minor Arterial. Rainwood Drive
is shown as a Collector. The primary function of a Collector Street is to
provide a connection from Local Streets to Arterials. These streets may
require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan:
There are no bike routes in the immediate vicinity.
Neighborhood Action Plan:
This area is covered by the Rock Creek Neighborhood Action Plan. The
Residential Development goals states: Encourage vigorous enforcement
of landscaping ordinance. This goal is important for this development
because of its close proximity to the Rainwood neighborhood.
E. STAFF ANALYSIS:
Fellowship Bible Church, owner of the 3.44 acre property located at the
northeast corner of Napa Valley Drive and Rainwood Drive, is requesting
to rezone the property from “R-2” Single Family District to “O-2” Office and
July 10, 2008
ITEM NO: 3.1 (Cont.) FILE NO.: Z-6149-G
3
Institutional District. The rezoning is proposed to allow use of the existing
parking lot to serve the existing office building immediately to the north.
The property is currently a paved and landscaped parking lot which has
served the Fellow Bible Church facilities under a conditional use permit.
Based on the fact that the church has moved from the property and the
parking lot will serve the O-2 zoned office building immediately to the
north, it must be zoned for the use which it will serve.
The general area contains a mixture of zoning and uses. Residential uses
are located east, south and southwest of the site. A church facility is
located on the R-2 zoned property across Napa Valley Drive to the west.
The Fellowship Bible Church facilities, which will be part of the Pulaski
Academy campus, are located to the northwest. Office-type uses are
located to the north along the south side of Hinson Road.
The City’s Future Land Use Plan designates this property as Public
Institutional. A Land Use Plan Amendment application for a change to
office is a separate item on this agenda.
Staff is supportive of the requested rezoning to O-2 and Land Use Plan
Amendment to Office. Staff views the request as reasonable. The
property is already developed as a paved and landscaped parking lot,
which has served a church development, which has relocated. The
parking lot is being rezoned so that it may be used for the existing office
building on the O-2 zoned property immediately to the north. Staff
believes the proposed rezoning of this property to O-2 and continued use
as a parking lot will have no adverse impact on the adjacent properties or
general area.
The O-2 zoning district is a site plan review district. Any redevelopment of
the property must be reviewed and approved by the Planning
Commission.
The applicant submitted a letter to staff (dated June 19, 2008) amending
the rezoning application by eliminating one (1) permitted use and two (2)
accessory uses from the requested O-2 rezoning, as a result of meeting
with the church to the west across Napa Valley Drive. The uses to be
eliminated are as follows:
• establishment for care of alcoholic, narcotic or psychiatric
patients (from permitted use list)
• bar, lounge, or tavern (from accessory use list)
• beverage shop (from accessory use list)
July 10, 2008
ITEM NO: 3.1 (Cont.) FILE NO.: Z-6149-G
4
F. STAFF RECOMMENDATION:
Staff recommends approval of the requested O-2 rezoning, subject to
elimination of certain permitted/accessory uses within the O-2 zoning as
proposed by the applicant.
PLANNING COMMISSION ACTION: (JULY 10, 2008)
The applicant was present. There were no objectors present. Staff presented
the item with a recommendation of approval.
The Chairman placed the item before the Commission for inclusion within the
Consent Agenda for approval, as recommended by staff. A motion to that effect
was made. The motion passed by a vote of 8 ayes, 0 nays and 3 absent.
July 10, 2008
ITEM NO.: 4 FILE NO.: Z-8157-D
Owner: Little Rock Municipal Airport Commission
Applicant: Garver Engineers
Location: South of East 9th Street, north of East 10th Street,
east of Conner Street and west of Crosby Street
Area: 3.44 Acres
Request: Rezone from R-3 and R-4 to I-2
Purpose: Future expansion of airport facilities
Existing Use: Vacant and occupied (1) single family
structures and vacant lots
SURROUNDING LAND USE AND ZONING
North – Industrial building (across East 9th Street); zoned I-2
South – Airport property (across East 10th Street)l zoned I-2
East – Airport property (across Crosby Street)l zoned I-2
West – Single family structures, commercial structures and
vacant lots (across Conner Street); zoned R-3, C-3 and I-2
A. PUBLIC WORKS COMMENTS:
1. Due to the proposed use of the property, the Master Street Plan
specifies that Conner Street for the frontage of this property must meet
commercial street standards. Dedicate right-of-way to 30 feet from
centerline if Conner Street is not abandoned.
2. Due to the proposed use of the property, the Master Street Plan
specifies that 10th Street for the frontage of this property must meet
commercial street standards. Dedicate right-of-way to 30 feet from
centerline if 10th Street is not abandoned.
3. Crosby Street right-of-way is already abandoned.
4. A 20-foot radial dedication of right-of-way is required at the intersection
of Conner Street and East 10th Street if both street rights-of-way are
not abandoned.
July 10, 2008
ITEM NO: 4 (Cont.) FILE NO.: Z-8157-D
2
5. Due to the proposed use of the property, the Master Street Plan
specifies that East 9th Street for the frontage of this property must meet
commercial street standards. Dedicate right-of-way to 30 feet from
centerline.
6. A 20-foot radial dedication of right-of-way is required at the intersection
of Conner Street and East 9th Street if the Conner Street right-of-way is
not abandoned.
B. PUBLIC TRANSPORTATION ELEMENT:
The site is located on a CATA Bus Route #12 (East 6th Street route).
C. PUBLIC NOTIFICATION:
All owners of property located within 200 feet of the site, all residents
within 300 feet who could be identified, and the East Little Rock
Neighborhood Association were notified of the public hearing.
D. LAND USE ELEMENT:
This request is located in the East Little Rock Planning District. The Land
Use Plan shows Single Family with a special designation to allow
conversions to industrial in larger (by block) changes for this property.
The applicant has applied for a rezoning from R-3 and R-4 to I-2 Light
Industrial.
The request does not require a change to the Land Use Plan.
Master Street Plan:
East 9th Street, East 10th Street, Conner Street and Crosby Street are all
shown as Local Streets. The primary function of a Local Street is to
provide access to adjacent properties. Local Streets which are abutted by
non-residential zoning/use or more intensive zoning than duplexes are
considered as “Commercial Streets”. These streets have a design standard
the same as a Collector.
Bicycle Plan:
There are no bike routes in the immediate vicinity.
Neighborhood Action Plan:
This area is not covered by a City of Little Rock Neighborhood Plan.
July 10, 2008
ITEM NO: 4 (Cont.) FILE NO.: Z-8157-D
3
E. STAFF ANALYSIS:
Little Rock Municipal Airport Commission, owner of the 3.44 acres of
property located south of East 9th Street, north of East 10th Street and
between Conner and Crosby Streets, is requesting to rezone the property
from “R-3” and “R-4” Single Family and Two-Family Districts to “I-2” Light
Industrial District. The rezoning is proposed to allow future expansion of
the Airport facilities, which are located to the south. The rezoning consists
of the following properties:
All of Block 35, Industrial Park Addition
The majority of the property proposed for rezoning is comprised of vacant
lots. There is one (1) occupied residential structure and five (5) vacant
residential structures. The remainder of the block is undeveloped and
grass covered.
There is an industrial building located on the I-2 zoned property to the
north, with Dassault Falcon Jet facilities to the south. Undeveloped I-2
zoned property is located to the east. The R-3, C-3 and I-2 zoned
properties to the west are mostly undeveloped with few vacant structures.
The City’s Future Land Use Plan designates this property as Single
Family, with a Special Coverage for Light Industrial. The requested
rezoning does not require a change to the Future Land Use Plan based on
the fact that the proposed rezoning includes an entire platted block of
property.
Staff is supportive of the requested rezoning. Staff views the request as
reasonable. The property is located within a Special Coverage area for
Light Industrial and future airport facilities expansion according to the
Future Land Use Plan. On September 27, 2007 the Little Rock Planning
Commission approved a multiple-building site plan, including parking, for
expansion of the Dassault Falcon Jet facilities to the east of the proposed
area of rezoning. An application to abandon the rights-of-way within and
adjacent to the area of rezoning is also an application on this agenda
(G-23-400). Staff believes the proposed rezoning will have no adverse
impact on the adjacent properties or general area.
F. STAFF RECOMMENDATION:
Staff recommends approval of the requested I-2 rezoning.
July 10, 2008
ITEM NO: 4 (Cont.) FILE NO.: Z-8157-D
4
PLANNING COMMISSION ACTION: (JULY 10, 2008)
The applicant was present. There were no objectors present. Staff presented
the item with a recommendation of approval.
The Chairman placed the item before the Commission for inclusion within the
Consent Agenda for approval, as recommended by staff. A motion to that effect
was made. The motion passed by a vote of 8 ayes, 0 nays and 3 absent.
July 10, 2008
ITEM NO.: 5 FILE NO.: LU08-19-02
Name: Land Use Plan Amendment - Chenal Planning District
Location: The east side of Rahling Road, south of Pebble Beach Drive
Request: Low Density Residential and Single Family to
Multi Family, Commercial, Office, Single Family and Open Space
Source: Tim Daters, for Deltic Timber Co.
PROPOSAL / REQUEST:
The applicant has requested a deferral to the August 21, 2008 Planning
Commission hearing. Staff is supportive of this request.
PLANNING COMMISSION ACTION: (JULY 10, 2008)
The item was placed on consent agenda for deferral. By a vote of 8 for and
0 against the consent agenda was approved.
July 10, 2008
ITEM NO.: 5.1 FILE NO.: Z-8165-A
Owner: Deltic Timber Corporation
Applicant: Tim Daters, White-Daters and Associates
Location: East side of Rahling Road, south of Pebble
Beach Drive
Area: 94 Acres
Request: Rezone from R-2 and MF-18 to OS, R-2, MF-6,
MF-12, O-3 and C-3
Purpose: Future development
Existing Use: Undeveloped
SURROUNDING LAND USE AND ZONING
North – Single family residences; zoned R-2
South – Single family residences; zoned R-2
East – Undeveloped property and single family residences; zoned R-2
West – Undeveloped property (across Rahling Road); zoned OS,
R-2 and MF-12
STAFF NOTE:
The applicant submitted a letter to staff on June 9, 2008 requesting this
application be deferred to the August 21, 2008 Agenda. The deferral request is
to allow staff additional time to review the proposed rezoning and land use plan
amendment applications. Staff recommends approval of the deferral request to
the August 21, 2008 Agenda.
PLANNING COMMISSION ACTION: (JULY 10, 2008)
Staff informed the Commission that the applicant requested to defer the
application to the August 21, 2008 Agenda to allow staff additional time to review
the Land Use Plan Amendment and rezoning requests. Staff supported the
deferral request.
July 10, 2008
ITEM NO: 5.1 (Cont.) FILE NO.: Z-8165-A
2
The Chairman placed the item before the Commission for inclusion within the
Consent Agenda for deferral to the August 21, 2008 Agenda. A motion to that
effect was made. The motion passed by a vote of 8 ayes, 0 nays and 3 absent.
July 10, 2008
ITEM NO.: 6 FILE NO.: Z-8364
Owner: Plunkett Family, et. al.
Applicant: Phil Swope
Location: 10914/10916 Kanis Road (north side of
Kanis Road, approximately 300 feet west
of Shackleford Road)
Area: 3.728 Acres
Request: Rezone from O-3 to C-3
Purpose: Hotel and restaurant
Existing Use: Residence and shop
SURROUNDING LAND USE AND ZONING
North – Office and commercial uses; zoned O-3 and PCD
South – Undeveloped property (across Kanis Road); zoned OS,
O-2, C-2 and C-3
East – Hotel and commercial uses; zoned C-3 and PCD
West – Undeveloped property; zoned C-2
A. PUBLIC WORKS COMMENTS:
1. Kanis Road is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45 feet from centerline will be required.
2. A drainage easement is required for the ditch that flows through the
development. If the drainage way is moved in the future, the easement
should coincide with its location.
3. At time of development, provide design of street conforming to the
Master Street Plan. Construct one-half street improvements to Kanis
Road including 5-foot sidewalks with planned development.
B. PUBLIC TRANSPORTATION ELEMENT:
The site is not located on a CATA Bus Route. Route #3 (Baptist Medical
Center Route) runs along Kanis Road to the east.
July 10, 2008
ITEM NO: 6 (Cont.) FILE NO.: Z-8364
2
C. PUBLIC NOTIFICATION:
All owners of property located within 200 feet of the site, all residents
within 300 feet who could be identified, and the John Barrow and
Birchwood Neighborhood Associations were notified of the public hearing.
D. LAND USE ELEMENT:
This request is located in the I-430 Planning District. The Land Use Plan
shows Commercial for this property. The applicant has applied for a
rezoning from O-3 General Office District to C-3 General Commercial
District.
The request does not require a change to the Land Use Plan.
Master Street Plan:
Kanis Road is shown as a Minor Arterial. A Minor Arterial provides
connections to and through an urban area and their primary function is to
provide short distance travel within the urbanized area. Entrances and exits
should be limited to minimize negative effects of traffic and pedestrians on
Kanis since it is a Minor Arterial. This street may require dedication of right-
of-way and may require street improvements for entrances and exits to the
site.
Bicycle Plan:
There are no bike routes in this immediate vicinity.
Neighborhood Action Plan:
This area is covered by the Walnut Valley/Birchwood Neighborhood Action
Plan. The Community Redevelopment (Land Use) goal states: Maintain
and reinvigorate existing retail areas to provide active retail for local
residents.
E. STAFF ANALYSIS:
Plunkett Family, et. al., owner of the 3.728 acre property located at
10914/10916 Kanis Road, is requesting to rezone the property from “O-3”
General Office District to “C-3” General Commercial District. The property
is located on the north side of Kanis Road, approximately 300 feet west of
Shackleford Road. The rezoning is proposed to allow future commercial
development of the property.
July 10, 2008
ITEM NO: 6 (Cont.) FILE NO.: Z-8364
3
The property currently contains a one-story residential structure within the
south half of the property. There are one-story shop and storage buildings
located behind (north) the residential structure. There is a gravel driveway
from Kanis Road, which serves as access. The rear (north) portion of the
property is undeveloped.
The area contains a mixture of uses and rezoning. There are office and
commercial uses located to the north, between this property and
Hermitage Road. Undeveloped C-2 and C-3 zoned property is located to
the south across Kanis Road. Hotel and retail uses are located to the east
along the west side of Shackleford Road. Undeveloped C-2 zoned
property is located to the west.
The City’s Future Land Use Plan designates this property as Commercial.
The requested C-3 zoning does not require an amendment to the Land
Use Plan.
Staff is supportive of the requested C-3 rezoning. Staff views the request
as reasonable, given the current surrounding uses, zoning and future plan
designations. The properties immediately east and west are zoned C-3
and C-2 respectively and are also designated as Commercial on the future
plan. The future plan shows the property to the south across Kanis Road
as Community Shopping. There are office and commercial uses to the
north. Staff believes future C-3 development of this property will be
appropriate and will have no adverse impact on the adjacent properties or
general area.
F. STAFF RECOMMENDATION:
Staff recommends approval of the requested C-3 rezoning.
PLANNING COMMISSION ACTION: (JULY 10, 2008)
The applicant was present. There were no objectors present. Staff presented
the item with a recommendation of approval.
The Chairman placed the item before the Commission for inclusion within the
Consent Agenda for approval, as recommended by staff. A motion to that effect
was made. The motion passed by a vote of 8 ayes, 0 nays and 3 absent.
July 10, 2008
ITEM NO.: 7 FILE NO.: Z-2050-B
NAME: Pleasant Valley Country Club – Revised Conditional
Use Permit
LOCATION: One Pleasant Valley Drive
OWNER/APPLICANT: Pleasant Valley Country Club/
Development Consultants
PROPOSAL: A revision to the previously approved conditional
use permit is requested to allow for construction of
permanent structures over four existing tennis courts
and an addition to the clubhouse. The property is
zoned R-4.
1. SITE LOCATION:
The site is located in Pleasant Valley at the intersection of Pleasant Valley
Drive and Valley Club Circle.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The Country Club facilities have been a part of the Pleasant Valley
Neighborhood since its inception over 30 years ago. The golf course
extends to the south and west. Single-family homes are located to the
north and east. The small expansion of the clubhouse is located on the
south side of that facility and is not near any residential properties. The
tennis court structures will replace previously approved “air dome”
structures. The new tennis structures will be more compatible with the
neighborhood and are approximately 183 feet from the nearest
neighboring property.
All owners of properties located within 200 feet of the site, all residents
within 300 feet who could be identified and the Pleasant Valley
Neighborhood Associations were notified of this proposal.
3. ON SITE DRIVES AND PARKING:
The facility is served by a substantial parking lot, which is located between
the golf course clubhouse and the tennis courts. Access is off of Valley
Club Circle. No changes are proposed to the existing parking. The
parking is sufficient to serve the facility’s needs.
July 10, 2008
ITEM NO.: 7 (Cont.) FILE NO.: Z-2050-B
2
4. SCREENING AND BUFFERS:
Site plan must comply with the City’s minimal landscape and buffer
ordinance requirements.
The zoning buffer ordinance requires a thirty (30’) foot wide land use
buffer next to the residentially zoned property to the south. Seventy
percent (70%) of this area is to remain undisturbed.
5. PUBLIC WORKS COMMENTS:
No Comments.
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
Wastewater: Sewer is available to this property.
Entergy: No comment received.
CenterPoint Energy: No comment received.
AT&T (SBC): No comment received.
Water: Contact Central Arkansas Water if larger and/or larger meter is
needed.
Fire Department: Additional Fire hydrant may be required; contact Little
Rock Fire Department Fire Marshall.
County Planning: No Comments.
CATA: The site is not located on a CATA bus route.
SUBDIVISION COMMITTEE COMMENT: (JUNE 12, 2008)
The applicant was present. Staff presented the item and noted little additional
information was needed. Staff asked the applicant to provide a description of
building materials, new site lighting and any new signage. It was noted that a
height variance was required for the tennis court structures. Utility and Fire
Department Comments were noted.
The applicant was instructed to respond to staff issues by Wednesday, June 18,
2008. The Committee forwarded the item to the full Commission.
July 10, 2008
ITEM NO.: 7 (Cont.) FILE NO.: Z-2050-B
3
STAFF ANALYSIS:
The Pleasant Valley Country Club is located on the R-4 zoned property at One
Pleasant Valley Drive. The Club’s facilities include a golf course, tennis courts,
swimming pool, club house and associated parking. The Country Club facilities
have been a part of the Pleasant Valley neighborhood since its development over
30 years ago.
On October 4, 1988, the Commission approved a conditional use permit to allow
for the placement of two “air dome” structures over four existing tennis courts.
The forty (40) foot tall inflatable covers were approved for placement from
October 1 through April 1 each year to allow play through the inclement winter
months. Each dome covered two tennis courts located on either side of the
tennis center building. There were concerns raised by neighboring residents
about the perceived unsightliness of the “air domes”.
The Country Club is now proposing to replace the temporary air domes with
permanent structures. The two new structures will be located in the same
location approved for the air domes. Each structure will cover two tennis courts
located on either side of the tennis center building. The buildings will have brick
masonry piers with fence and wind screens around the base. The parts above
the piers will be covered with colored metal siding and roofing. The masonry and
color selections will coordinate with existing buildings on the site.
The tennis court buildings will have a height of approximately 45 feet to the ridge.
The height of the structures as defined by the Zoning Ordinance (to the mid point
of a pitched roof) will be approximately 40 feet. A variance is requested to allow
the structures to exceed the R-4 zoning district building height limit of 35 feet.
Additionally, a 2,000 square foot expansion of the Clubhouse building is
proposed. The expansion is to provide additional space to relocate and expand
the existing fitness center. The clubhouse expansion will have a brick masonry
and concrete exterior to match the existing building.
The three projects (2 tennis court buildings and the clubhouse expansion) will be
built as individual projects over the next 3 to 6 years. The existing air domes will
be used as previously approved until replaced by the new structures.
Staff is supportive of the proposal. The new tennis court buildings will better fit
the development and will be more compatible with the neighborhood. The
structures will be located over the same tennis courts that have been approved
for covering by the air domes. The structures are located approximately 183 feet
from the rear yard of the nearest residence. The minor clubhouse expansion is
located on the south side of the building and is adjacent to no other properties.
July 10, 2008
ITEM NO.: 7 (Cont.) FILE NO.: Z-2050-B
4
On June 12, 2008, the applicant submitted responses to the issues raised at
Subdivision Committee as reflected in the analysis above. There is no bill of
assurance issue. No new lighting is proposed. Several lights will actually be
removed. No new signage is proposed. To staff’s knowledge, there are no
outstanding issues.
STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use permit subject to
compliance with the following comments and conditions outlined in Sections 4
and 6 of the agenda staff report.
Staff recommends approval of a height variance for the tennis court buildings as
proposed.
PLANNING COMMISSION ACTION: (JULY 10, 2008)
The applicant was present. There were no objectors present. Staff presented the
item and a recommendation of approval and outlined in the “staff
recommendation” above. There was no further discussion.
The item was placed on the consent agenda and approved as recommended by
staff. The vote was 8 ayes, 0 noes and 3 absent.
July 10, 2008
ITEM NO.: 8 FILE NO.: Z-5700-B
NAME: Baker Elementary School – Revised Conditional
Use Permit
LOCATION: 15001 Kanis Road
OWNER/APPLICANT: Pulaski County Special School District/
Crafton, Tull, Sparks
PROPOSAL: A revision to the previously approved conditional
use permit is requested to allow for construction of a
new driveway for student drop-off/pick-up. The
property is zoned R-2.
1. SITE LOCATION:
The property is located at the northwest corner of Kanis Road and Baker
Lane, ¾ mile south of Chenal Parkway. The property is outside of the city
limits, within the City’s extraterritorial jurisdiction.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The school has been located at this site for many years. Recent growth
has caused increased traffic issues associated with parents dropping off
and picking up students. Construction of the new drop-off lane and
rerouting traffic onto Baker Lane will help to alleviate much of the stacking
currently occurring on Kanis Road. A new single-family neighborhood is
developing to the north of the school. The new driveway must be properly
screened to mitigate any impact on those lanes.
All owners of properties located within 200 feet of the site, all residents
within 300 feet who could be identified and the Parkway Place
Neighborhood Association were notified of this request.
3. ON SITE DRIVES AND PARKING:
The site is currently accessed via a single driveway off of Kanis Road.
The driveway provides access to the parking lot and bus drop-off/pick-up
lane. The single driveway is also used by parents dropping-off or
picking-up children. There is insufficient stacking space for the many
vehicles, leading to vehicles stacking on Kanis Road and Pride Valley.
The proposed new driveway will take access off of Baker Lane,
providing much more stacking space and relieving some of the traffic
issues on Kanis Road.
July 10, 2008
ITEM NO.: 8 (Cont.) FILE NO.: Z-5700-B
2
4. SCREENING AND BUFFERS:
Site plan must comply with the City’s minimal landscape and buffer
ordinance requirements, unless a variance is approved.
The zoning buffer ordinance requires a nineteen foot (19’) wide land use
buffer along the northern perimeter of the site, next to the residentially
zoned property. Seventy percent (70%) of this area is to remain
undisturbed. Currently, it appears the newly proposed driveway
encroaches into this area.
A six (6) foot high opaque screen, either a wooden fence with its face side
directed outward, a wall, or dense evergreen plantings, is required along
the areas located next to residentially zoned properties. Credit towards
fulfilling this requirement can be given for existing trees and undergrowth
that satisfies this year-around requirement.
The Landscape Ordinance requires a nine (9) foot wide landscape
perimeter along the northern perimeter of the site.
Landscaping to screen the new driveway/parking area will be required.
An automatic irrigation system to water newly landscaped areas will be
required.
Prior to the issuance of a building permit a landscape plan must be approved
and must obtain the seal of a licensed Landscape Architect.
The City Beautiful Commission recommends preserving as many existing
trees as feasible on this tree-covered site. Credit toward fulfilling
Landscape Ordinance requirements can be given when preserving trees
of six (6) inch caliper or larger.
5. PUBLIC WORKS COMMENTS:
1. Kanis Road is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way forty-five (45) feet from centerline will be
required. Ordinance 16,502, which has expired, was approved by the
Board of Directors on October 5, 1993, which deferred street
improvements to Kanis Road to the Master Street Plan standards for
five (5) years.
2. A twenty (20) foot radial dedication of right-of-way is required at the
intersection of Kanis Road and Baker Lane.
July 10, 2008
ITEM NO.: 8 (Cont.) FILE NO.: Z-5700-B
3
3. Due to the proposed use of the property, the Master Street Plan
specifies that Baker Lane for the frontage of this property must meet
commercial street standards. Dedicate right-of-way to thirty (30) feet
from centerline. Ordinance 16,502, which has expired, was approved
by the Board of Directors on October 5, 1993, which deferred street
improvements to Baker Lane to the Master Street Plan standards for
five (5) years.
4. Baker Lane should connect into Kanis Road at a 90-degree angle to
create a T intersection.
5. With site development, provide design of street conforming to the
Master Street Plan. Construct one-half street improvement to Kanis
Road including 5-foot sidewalks with planned development. The new
back of curb will be twenty-nine and one-half (29.5) feet from centerline
with the sidewalk at the property line. Ordinance 16,502, which has
expired, was approved by the Board of Directors on October 5, 1993,
which deferred street improvements to Kanis Road to the Master
Street Plan standards for five (5) years.
6. With site development, provide design of street conforming to the
Master Street Plan. Construct one-half street improvement to Baker
Lane including 5-foot sidewalks with planned development. The new
back of curb will be placed eighteen (18) feet from centerline and the
sidewalk at the property line. Ordinance 16,502, which has expired,
was approved by the Board of Directors on October 5, 1993, which
deferred street improvements to Baker Lane to the Master Street Plan
standards for five (5) years.
7. Plans of all work in right-of-way shall be submitted for approval prior
to start of work. Obtain barricade permit prior to doing any work in
the right-of-way from Traffic Engineering at (501) 379-1805
(Travis Herbner).
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
Wastewater: Property is outside of current service boundary. No
comment.
Entergy: No comment received.
Centerpoint Energy: No comment received.
AT&T (SBC): No comment received.
Water: No objection to new driveway and vehicle stacking.
July 10, 2008
ITEM NO.: 8 (Cont.) FILE NO.: Z-5700-B
4
Fire Department: Approved as submitted.
County Planning: No comments received.
CATA: The site is not located on a CATA bus route.
SUBDIVISION COMMITTEE COMMENT: (JUNE 12, 2008)
Jerry Kelso of Crafton Tull Sparks was present representing the application.
Staff presented the item and requested the applicant locate and describe any
new site lighting as well as existing and proposed fencing on the site. The
applicant was asked to provide a traffic control plan indicating vehicle
movements on the site. In response to a question from staff, the applicant stated
an existing mobile classroom and trailer located in the route of the new driveway
would be removed from the site.
Landscape and Public Works Comments were noted. Staff pointed out the
importance of properly screening the driveway from the new residences located
adjacent to the north.
Public Works Comments were discussed at length. It was noted that a
previously approved deferral of required street improvements had expired.
Required improvements to Baker Lane and Kanis Road, including the
realignment of the intersection, were discussed. The applicant stated he would
meet with his client and would respond to staff. He stated some combination of
constructing the improvements and another deferral may be requested.
The applicant was instructed to respond to staff issues by Wednesday, June 18,
2008. The Committee forwarded the item to the full Commission.
STAFF ANALYSIS:
Baker Elementary School is located on the R-2 zoned, 11± acre tract at 15001
Kanis Road. The property is located adjacent to the city limits, within the City’s
zoning jurisdiction. The school is part of the Pulaski County Special School
District. The District is requesting approval of a conditional use permit to allow
for construction of a new drop-off driveway. The driveway is to take access off
of Baker Lane, wrap around the rear of the school and tie into the parking lot
located on the north side of the property.
The proposed driveway will be two lanes wide, allowing for double-stacking of
vehicles. Drop-off and pick-up will occur in the parking area north of the school.
July 10, 2008
ITEM NO.: 8 (Cont.) FILE NO.: Z-5700-B
5
Traffic will then funnel into a single lane for exit onto Kanis Road. Buses will
access the site from Kanis, circle through the existing bus lane in front of the
school and then also exit onto Kanis Road. Gates will control access onto the
driveway off of Baker Lane. The existing chain link fence behind the school will
be pushed to the west to enclose the new driveway. An existing mobile
classroom building and storage trailer will be removed from the site to make
room for the driveway. No new site lighting will be placed on the site.
All required right-of-way for the abutting streets will be dedicated. The District is
proposing to construct half-street improvements to Baker Lane. The revised plan
shows the realignment of Baker Lane at its intersection with Kanis Road to create
a proper “T” intersection. The District is asking to defer required improvements
to Kanis Road, including construction of the Baker/Kanis intersection, for five (5)
years for the following reasons:
a. With this conditional use, it is the intent to provide some relief of the traffic
congestion off of Kanis Road and to make every effort to get these
improvements completed before school starts. This cannot be done if Kanis
Road improvements are being done at the same time. The public will need
some time to get familiar with the new route and construction of Kanis Road
will complicate it.
b. Baker Elementary School will also be looking at a building expansion in the
near future that would be more cost effective to complete the Kanis Road
Improvements at that time.
c. The relocation of a large power line needs to be done at the same time
additional widening to the north (next to Kanis Creek subdivision) takes place.
This widening will need to be a joint effort with the School District and Little
Rock Public Works.
Staff is not supportive of the deferral request. In 1993, a conditional use permit
was approved allowing for the construction of additions onto the school building.
At that time, the Board approved Ordinance No. 16,502 which granted a deferral
of required improvements to Kanis Road and Baker Lane for five (5) years.
Those improvements have not yet been constructed. The traffic situation
associated with the school has continued to worsen. While the proposed new
drop-off lane will greatly improve the situation by allowing much more stacking,
using Baker Lane and the new driveway, Kanis remains a narrow, unimproved
roadway. Without improving the intersection, turning movements onto Baker
Lane from north to west will be difficult.
The Zoning Ordinance requires a land use buffer width of 19 feet along the north
perimeter of the site where the new driveway is proposed. The applicants are
proposing a buffer width of 10 feet at the point the new driveway turns to the
July 10, 2008
ITEM NO.: 8 (Cont.) FILE NO.: Z-5700-B
6
east. A 6-foot tall wood privacy fence is proposed to be constructed along the
north property line. Staff is supportive of the reduction in buffer width if
evergreen plantings are placed in the buffer to further reduce noise and light
spillage from use of the driveway.
In general staff is supportive of the proposal. Relocating the stacking off of Kanis
Road will greatly improve a difficult traffic problem on Kanis Road. With over 900
feet of Baker Lane and 600± feet of double stacking on the new driveway, much
of the stacking on Kanis will be eliminated.
Other than the Kanis Road deferral, staff is not aware of any outstanding issues.
There is no bill of assurance for this acreage tract.
STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use permit subject to
compliance with the following conditions:
1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6
of the agenda Staff Report.
2. Additional evergreen plantings must be placed in the northern buffer.
Staff recommends approval of a variance to allow the reduced buffer.
Staff does not support the requested deferral of required improvements to Kanis
Road and the Kanis/Baker intersection.
PLANNING COMMISSION ACTION: (JULY 10, 2008)
The applicant was present. Three registered objectors were present and one
e-mail of opposition had been received by staff and forwarded to the
Commission. Staff presented the item and a recommendation of approval as
noted on the “staff recommendation” above. Staff presented an updated
recommendation on the street improvement request for Kanis Road as follows:
“Public Works supports a new deferral of one half street improvements on Kanis
Road per the Master Street Plan standard for the entire frontage of the Baker
Elementary School property and improvements to the intersection of Kanis Road
and Baker Lane. The applicant is fulfilling part of the previously approved deferral
by constructing one half street improvements to Baker Lane to the Master Street
Plan standards. One half street improvements will be deferred on Kanis Road
and the intersection of Kanis Road and Baker Lane for 5 years, until future
development of the site or until adjacent development, whichever occurs first.”
July 10, 2008
ITEM NO.: 8 (Cont.) FILE NO.: Z-5700-B
7
The applicant, Jerry Kelso, addressed the Commission and stated this proposal
would greatly help the problem of traffic stacking on Kanis Road, particularly at
the time of after-school pick-up.
John Bishop who has an office at 14703 Kanis Road addressed the Commission.
He stated he did not want to be an impediment to the school but he had concerns
about flooding in the area. He stated he wanted assurance that this project would
not make matters worse. He presented photographs showing flooding in the area
and in his building.
Pat Gill, of 14717 Baker Lane, addressed the Commission and also voiced
concerns about water runoff and flooding. She expressed concerns about cars
parking on Baker Lane.
Jerry Kelso responded that improvements to the site would improve drainage,
including installation of underground stormwater pipes. He stated the new
driveway would provide additional parking on the site during special events.
In response to a question from Commissioner Adcock, Mike Hood of Public
Works stated the County was aware of the drainage problems in the area. He
noted the area was located outside of the City.
In response to a question from Commissioner Nunnley, Mr. Hood and the
applicant described the improvements to Baker Lane as being a full lane width in
new pavement. It was noted that the street widening would provide stacking
space, if needed, that would allow the current Baked Lane to remain unblocked.
In response to a request from Commissioner Nunnley, Mr. Kelso stated the
school would commit to having someone monitor traffic on Baker Lane to assure
that no double-stacking of vehicles takes place on the street.
Ms. Gill again expressed concerns about water runoff in the area.
Mr. Kelso reiterated that the street improvements would include new stormwater
pipes that would tie into the existing stormwater system.
Vice-Chair Yates stated he trusted Public Works to assure that the drainage
system is properly designed and installed.
In response to a question from Commissioner Laha, Mr. Hood explained Public
Works support for the deferral of street improvements to Kanis Road and the
intersection.
July 10, 2008
ITEM NO.: 8 (Cont.) FILE NO.: Z-5700-B
8
A motion was made to approve the deferral request. The motion was approved
by a vote of 8 ayes, 0 noes and 3 absent.
A motion was made to approve the application subject to all staff conditions and
recommendations. The application was approved by a vote of 8 ayes, 0 noes and
3 absent.
July 10, 2008
ITEM NO.: 9 FILE NO.: Z-8363
NAME: The Anthony School – Conditional Use Permit
LOCATION: East side of Watt Street, between Ohio and
Illinois Streets
OWNER/APPLICANT: Panther Properties, LLC/
Sharon Morgan, Head of School
PROPOSAL: A conditional use permit is requested to allow for
development of this 4.3± acre, R-2 zoned tract as
playing fields, walking trail and parking.
1. SITE LOCATION:
The property is located on the east side of Watt Street, between Ohio and
Illinois Streets.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property is located in what is primarily a single-family neighborhood,
although other uses are in the general area. Single-family homes are
located across Illinois Street to the south. Single-family homes, a PDR
zoned condominium development and a church are located across Watt
Street to the west. Single-family homes, the Anthony School campus and
additional condominiums are located across Ohio Street to the north. A
large area of vacant property, much of which is owned by the applicant is
adjacent to the east. This property is to be developed much as a park and
it is staff’s opinion that the use is compatible with the neighborhood.
All owners of properties located within 200 feet of the site, all residents
within 300 feet who could be identified and the Meriwether Neighborhood
Associations were notified of this request.
3. ON SITE DRIVES AND PARKING:
Two parking lots are proposed. A 28-space parking lot will be built near
the north perimeter of the site with access off of Ohio Street. A 19-space
parking lot will be built near the south perimeter with access off of Watt
Street.
July 10, 2008
ITEM NO.: 9 (Cont.) FILE NO.: Z-8363
2
4. SCREENING AND BUFFERS:
Site plan must comply with the City’s minimal landscape and buffer
ordinance requirements, unless variances are approved.
The proposed parking lots appear to be located within the required
street(s) buffer area; revise.
An automatic irrigation system to water newly landscaped areas will be
required.
Prior to the issuance of a building permit a landscape plan must be approved
and must obtain the seal of a licensed Landscape Architect.
The City Beautiful Commission recommends preserving as many existing
trees as feasible on this tree-covered site. Credit toward fulfilling
Landscape Ordinance requirements can be given when preserving trees
of six (6) inch caliper or larger.
5. PUBLIC WORKS COMMENTS:
1. A twenty (20) foot radial dedication of right-of-way is required at the
intersection of Watt and Illinois Streets.
2. A twenty (20) foot radial dedication of right-of-way is required at the
intersection of Watt Street and Ohio Street.
3. At time of development, sidewalks with appropriate handicap ramps
are required in accordance with Section 31-175 of the Little Rock Code
and the Master Street Plan to be installed along Illinois Street and Ohio
Street placed at the property line. The sidewalk on Watt is located at
the back of curb. The proposed plan shows differently. Is the sidewalk
going to be moved?
4. At the time of development, repair or replace any curb and gutter or
sidewalk that is damaged in the public right-of-way prior to occupancy.
5. At the time of development, a grading permit in accordance with
Section 29-186 (c) & (d) will be required prior to any land clearing or
grading activities at the site. Other than residential subdivisions, site
grading and drainage plans must be submitted and approved prior to
the start of construction.
6. At the time of development, storm water detention ordinance applies to
this property. The proposed location for storm water detention facilities
is shown on the plan.
July 10, 2008
ITEM NO.: 9 (Cont.) FILE NO.: Z-8363
3
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
Wastewater: Sewer available to this property.
Entergy: No comment received.
Centerpoint Energy: No comment received.
AT&T (SBC): No comment received.
Water: Contact Central Arkansas Water regarding water needs and
meter location(s).
Fire Department: Approved as submitted.
County Planning: No Comments.
CATA: The site is not located on a CATA bus route.
SUBDIVISION COMMITTEE COMMENT: (JUNE 12, 2008)
The applicants were present. Staff presented the item and noted some
additional information was needed on the project. Staff asked the applicants to
locate and describe fencing, signage and dumpster location. Staff asked who
would be using the sports fields; if organizations other than The Anthony School
would use the fields. The applicants were asked when the parking lot gates
would be open and if there were pedestrian gates. Staff asked if the area would
be accessible to neighborhood residents and if the parking lots would be used by
schoolteachers and employees.
Landscape, Utility and Public Works Comments were discussed. It was noted
that the street buffers adjacent to the parking lots fell below the ordinance
standards.
In response to a question from staff, the applicants stated the school would be
holding a meeting to present the project to neighborhood residents.
The applicants were advised to respond to staff issues by Wednesday, June 18,
2008. The Committee forwarded the item to the full Commission.
STAFF ANALYSIS:
The Anthony School is requesting approval of a conditional use permit to allow
for development of multi-purpose playing fields, a walking trail and two parking
July 10, 2008
ITEM NO.: 9 (Cont.) FILE NO.: Z-8363
4
lots on the vacant R-2 zoned, 4.3 acre tract located on the east side of Watt
Street, between Ohio and Illinois Streets. Portions of the site were previously
occupied by a church and its facilities. Remnants of that prior occupancy are still
visible. A concrete lined drainage ditch bisects the site, running east to west
approximately at the middle of the tract.
The school proposes to redevelop the drainage ditch, removing the concrete and
converting it into a more natural environment. The restored drainage area will
serve as detention and will be incorporated into the park-like atmosphere of the
development.
North of the restored detention area, a multipurpose playing field and a 28-space
parking lot will be constructed. Access to the parking lot will be from a single
driveway onto Ohio Street. South of the detention area, a second multipurpose
playing field and a smaller, 19-space parking lot will be built. Access to this
parking lot will be from a single driveway onto Watt Street. A walking trail will
wind through the site, around the playing fields and via a bridge over the restored
creek.
The multipurpose fields will be utilized by students of The Anthony School. Other
organizations will be permitted to use the playing fields when available. The
fields and walking trail will be available for use by all residents of the
neighborhood. A 6-foot tall, decorative and security ground chain link fence will
be located along the three street perimeters of the site. A 6-foot tall, wood
privacy fence will be located along the east perimeter. Signage will be placed at
the entrances to the playing fields on Watt Street and Ohio Street. Signage will
be placed along the walking trail. Gates will be placed across the driveways
accessing the parking lots. The parking lots will be used by facility and staff of
The Anthony School during working business hours, which are Monday through
Friday, 7:00 a.m. to 5:30 p.m. The parking lots will be also be available during
special events at The Anthony School and when events are occurring on the
playing fields. The gates will be closed when the parking lots are not in use.
Two pedestrian gates will be available; one on Watt Street and one at the corner
of Ohio Street and Watt Street. Access to the site for neighborhood residents will
be available through the pedestrian gates. The sports fields will be illuminated
with light fixtures that “eliminate light spill and glare”.
Staff is supportive of the proposal. The Anthony School is developing what
amounts to a 4+ acre park. Use of the site will be made available to
neighborhood residents. This type of development fits within the City’s overall
concept of creating a city in a park. Utilizing both public and private resources,
one concept of the Plan is the “eight block strategy”. By this concept, every
resident of the City will be within eight blocks of some type of public green space
or public or private park. To further the goal of the City in a Park concept, the
City should utilize as many of the area’s existing and new resources as possible
July 10, 2008
ITEM NO.: 9 (Cont.) FILE NO.: Z-8363
5
to diversify recreational leisure and living opportunities. The proposal also fits
within the City’s goal of establishing open spaces to enhance residents’ quality of
life. The restoration of the drainage way, the walking trails and play fields
provide open space opportunities for area residents.
There are variances required to allow a slight reduction in the street buffers
adjacent to the two parking lots. The street buffers will be heavily landscaped to
mitigate the visual impact of reducing the buffer depth.
To staff’s knowledge, there are no outstanding issues. The applicants submitted
responses to the issues raised at Subdivision Committee, as noted in the
analysis above. To staff’s knowledge, there is no bill of assurance issue. The
tract is composed of parcels from several older additions and some unplatted
property. The site will be replatted into a single tract.
STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use permit subject to
compliance with the following conditions:
1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6
of the agenda Staff Report.
2. Signage is to be limited to that allowed for nonresidential uses in residential
zones; 6 feet in height and 24 square feet in area.
3. All site lighting is to be shielded downward and into the site to eliminate light
spill off of the site. The sports field lighting is to be turned off not later than
10:00 p.m.
Staff recommends approval of a variance to allow a reduction in the depth of the
street buffers adjacent to the parking lots as indicated subject to additional
plantings being installed in those buffers.
PLANNING COMMISSION ACTION: (JULY 10, 2008)
The applicant was present. There were no objectors present. Staff presented the
item and a recommendation of approval as outlined in the “staff recommendation”
above. There was no further discussion.
The item was placed on the consent agenda and approved as recommended by
staff. The vote was 8 ayes, 0 noes and 3 absent.
July 10, 2008
ITEM NO.: 10 FILE NO.: Z-8365
NAME: Gutierrez Retail Sales – Conditional Use Permit
LOCATION: 7415 Geyer Springs Road
OWNER/APPLICANT: Juan Gutierrez
PROPOSAL: A conditional use permit is requested to allow retail
clothing and accessory sales within a portion of one
existing building on this C-4 zoned tract.
1. SITE LOCATION:
The property is located on the east side of Geyer Springs Road, between
I-30 and Forbing Road.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property is located within an area of mixed commercial zoning and
uses. Commercial uses extend along both sides of Geyer Springs Road
to the north and south of the site. An R-5 zoned multifamily development
is located to the southeast. This building is one of several on the site that
were previously occupied by a building materials company. Allowing its
use as a retail sales business is compatible with uses and zoning in the
area.
All owners of properties located within 200 feet of the site, all residents
within 300 feet who could be identified and the Wakefield and SWLR
United for Progress Neighborhood Associations were notified of this
request.
3. ON SITE DRIVES AND PARKING:
The site is accessed via a driveway off of Geyer Springs Road. Existing
parking is located in front of and beside this building. The parking is
shared with another adjacent lot which is occupied by a retail business
also owned by the applicant. The parking is sufficient for the proposed
use. If necessary, there is additional space located behind the building
which could be developed for additional parking.
4. SCREENING AND BUFFERS:
No requirements for this use-only issue. Any trees that could be planted
on the site are encouraged but not required.
July 10, 2008
ITEM NO.: 10 (Cont.) FILE NO.: Z-8365
2
5. PUBLIC WORKS COMMENTS:
1. Geyer Springs Road is classified on the Master Street Plan as a minor
arterial. A dedication of right-of-way forty-five (45) feet from centerline
will be required.
2. Obtain a franchise agreement from Public Works (Bennie Nicolo,
371-4818) for the private improvements located in the newly dedicated
right-of-way.
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
Wastewater: Sewer is available to this property.
Entergy: No comment received.
CenterPoint Energy: No comment received.
AT&T (SBC): No comment received.
Water: Contact Central Arkansas Water if larger and/or larger meter is
needed. No objection to modified use.
Fire Department: Approved as submitted.
County Planning: No Comments.
CATA: The site is located on a CATA bus route.
SUBDIVISION COMMITTEE COMMENT: (JUNE 12, 2008)
The applicant, Juan Gutierrez, and his son David were present. Staff presented
the item and noted little additional information was needed. Staff asked the
applicant to provide days and hours of operation and to indicate what percentage
of the building the business would occupy. Staff asked what other uses were
located on the site. Staff asked for a signage plan. The applicant responded that
there would be a wall sign on the front of the building and signage on the existing
ground sign shared with another business on the site also owned by the
applicant. He stated the business hours would be Monday through Saturday,
10:00 a.m. to 7:00 p.m.
Public Works and Utility Comments were noted. Staff explained the requirement
to dedicate right-of-way per the Master Street Plan.
July 10, 2008
ITEM NO.: 10 (Cont.) FILE NO.: Z-8365
3
The applicant was advised to respond to staff issues by Wednesday, June 18,
2008. The Committee forwarded the item to the full Commission.
STAFF ANALYSIS:
The applicants are requesting approval of a conditional use permit to allow retail
clothing and accessory sales within a portion of one building on the C-4 zoned
property located at 7415 Geyer Springs Road. The overall development consists
of two lots. Lot 1 contains a single building housing a restaurant, grocery store
and bakery which cater primarily to the area’s Hispanic community. Lot 2
contains a 7,412± square foot commercial building, a one-story residential
structure and an open, shed building that is a vestige of the site’s prior
occupancy by a lumber yard. The commercial building on Lot 2 is currently
occupied by a tortilleria and storage space. The applicant proposes to utilize
approximately 2,000 square feet of this building for the retail clothing and
accessory business.
The business will operate Monday through Saturday, 10:00 a.m. to 7:00 p.m.
Signage will consist of a wall sign on the front (west) façade of the building and
space on the existing ground sign near Geyer Springs Road. Existing parking is
located in front of and beside the building. Additional area is available for
development as parking behind the building if the need arises.
Staff is supportive of the request. To staff’s knowledge there are no outstanding
issues. The property is located within an area of mixed commercial uses and
zoning. The proposed clothing store is compatible with uses and zoning in the
area. There is no bill of assurance issue.
STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use permit subject to
compliance with the comments and conditions outlined in Sections 4, 5 and 6 of
the agenda Staff Report.
PLANNING COMMISSION ACTION: (JULY 10, 2008)
The applicant was not present. There were no objectors present. Staff informed
the Commission that the applicant had failed to send the required notices and the
item needed to be deferred. There was no further discussion.
July 10, 2008
ITEM NO.: 10 (Cont.) FILE NO.: Z-8365
4
The item was placed on the consent agenda and approved for deferral to the
August 21, 2008 meeting. The vote was 8 ayes, 0 noes and 3 absent.
July 10, 2008
ITEM NO.: 11 FILE NO.: G-25-201
NAME: Old Shackleford Road Street Name Change
LOCATION: Old Shackleford Road, north of West 36th Street
PETITIONER: Charles L. “Chuck Clifton
REQUEST: To rename that portion of Old Shackleford Road
located north of West 36th Street to “Shackleford
Pass”.
Abutting Uses and Ownerships:
A variety of uses abut this portion of street. Two PCD zoned properties are
located at the north end of the street. One is occupied by a lock and key
company and the second is occupied by a contractor’s office. One single-family
residence is located on the east side of the street. One occupied single-family
residence and an occupied mobile home are located on the west side of the
street. Another property contains a vacant single-family residence. Three
properties near the south end of the west side of the street contain two
residential structures and a non-residential structure. These three structures are
occupied by a ministry. There are several vacant properties along the street.
Neighborhood Effect:
The address change will affect three occupied residences, the two businesses,
the ministry and the unoccupied residence. There should be no effect on the
neighborhood at large. The street is only two blocks in length, from Shackleford
to 36th Street. At 36th Street, there is a substantial offset, with Old Shackleford
continuing to the south for only a short distance.
Neighborhood Position:
There are 16 properties located adjacent to the street. The owners of 11 of those
properties have signed the petition in support of the name change. All parties will
be notified of the hearing. The John Barrow Neighborhood Association was
notified of the request.
Effect on Public Services:
No objections have been voiced by any reviewing agency. Two street name
signs will be needed.
July 10, 2008
ITEM NO.: 11 (Cont.) FILE NO.: G-25-201
2
Staff Analysis:
The owners of the majority of properties abutting Old Shackleford Road between
Shackleford Road and West 36th Street, have submitted a petition asking that the
street be renamed “Shackleford Pass”. The street is two blocks in length. There
is a substantial offset at 36th Street with Old Shackleford Road continuing only a
short distance to the south. The offset assures there will be no confusion with
the name change between the two portions of Old Shackleford.
The applicants believe there is a negative connotation associated with the name
“Old Shackleford” that will be eliminated with the new name.
STAFF RECOMMENDATION:
Staff recommends approval of the requested street name change for that portion
of Old Shackleford Road, between Shackleford Road and West 36th Street.
PLANNING COMMISSION ACTION: (JULY 10, 2008)
The applicant was present. There were no objectors present. Staff presented the
item and a recommendation of approval as outlined in the “staff recommendation”
above. There was no further discussion.
The item was placed on the consent agenda and approved as recommended by
staff. The vote was 8 ayes, 0 noes and 3 absent.
July 10, 2008
ITEM NO.: 12 FILE NO.: LA-0021
NAME: Glenn Ridge Crossing Land Alteration Variance Request
LOCATION: South of Colonel Glenn Road and West of Interstate 430 along Colonel
Glenn Plaza Loop.
APPLICANT: Steve Hockersmith with PDC
APPLICANT’S REPRESENTATIVE: The Holloway Firm, Inc.
AREA: 53 +/- acres
CURRENT ZONING: C3
VARIANCES/WAIVERS REQUESTED: A variance from the Land Alteration
Regulations to advance clear and grade with construction not being imminent.
A. PROPOSAL/REQUEST:
Applicant is requesting a variance from the Land Alteration Regulations to
advance clear and grade portions of Glenn’s Ridge Crossing with construction
not being imminent. The 53 acre property is located South of Colonel Glenn
Road and West of Interstate 430 along Colonel Glenn Plaza Loop. The lot that
has imminent construction has low lying areas that need to be filled. There are
two excavation areas, adjacent to the developing area, that are proposed to be
cut down and use that material to fill in a low lying area where construction is
imminent. This excavation material will also be used for the construction of the
remaining portions of Colonel Glenn Plaza Loop which is a condition of the
developing property.
B. EXISTING CONDITIONS:
This approximately 53 acre C3 zoned property is hilly tract land partially
developed and partially covered in trees. Developed C4 zoned property is
located on the north which consists of the Rave Theatre and several car lots.
Playtime Pizza is located adjacent to the grading areas. On the south, the
property is tree covered partially developed land zoned R2. J.A. Fair high school
is located to the west with R2 zoning. Interstate 430 is located to the east.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any phone calls or letters asking
questions or requesting additional information.
July 10, 2008
ITEM NO.: 12 (Cont.) FILE NO.: LA-0021
2
D. ENGINEERING COMMENTS:
1. If disturbed area is 1 or more acres, obtain a NPDES storm water permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
2. Hauling of fill material on or off site over municipal streets and roads
requires approval prior to a grading permit being issued. Contact Publioc
Works Traffic Engineering at 621 S. broadway, 379-1805 (Travis Herbner)
for more information.
3. All slopes must be 3:1 (H:V) or less unless there are rock outcroppings that
prevent such grading and approved by Public Works. Contact Nathan
Charles at 918-5348 for approval.
4. Tracking of mud and dirt onto City streets is not permissible on city streets.
A tracking pad must be installed per Little Rock Code Sec. 29-190 (12).
5. Erosion controls must be installed and maintained to reduce discharge of
polluted stormwater.
6. Per Little Rock Code Sec. 29-190(14), a perimeter buffer strip shall be
temporarily maintained around disturbed areas for erosion control purposes
and shall be kept undisturbed except for reasonable access for
maintenance. The width of the strip shall be 6% of the lot width and depth.
The minimum width shall be twenty-five (25) feet and the maximum shall be
forty (40) feet.
7. Vegetation must be established on disturbed area within 21 days of
completion of harvest activities.
8. A grading permit in accordance with section 29-186 (c) & (d) will be required
prior to any land clearing or grading activities at the site.
9. Provide schedule of construction including clearing, grading, and seeding of
the lots without imminent construction.
10. Due to the downstream drainage capacity, storm water detention ordinance
applies to these properties. Show the proposed location for stormwater
detention facilities on the plan. Temporary detention ponds should be
installed on property without imminent construction.
11. The zoning map shows a zoned Open Space buffer on the south and west
of the proposed excavation area 2.
July 10, 2008
ITEM NO.: 12 (Cont.) FILE NO.: LA-0021
3
E. SUBDIVISION COMMITTEE COMMENTS: (June 12, 2008)
The applicant was present. Staff stated the comments as written above. The
applicant’s representatives, Eric Holloway with the Holloway Firm, stated the
clearing and grading will comply with Little Rock code, staff recommendations,
and comments.
F. ANALYSIS:
The request is to excavate dirt from two areas without imminent construction and
fill a low lying area within Colonel Glenn Plaza Loop that does have imminent
construction. Proposed excavation area 1 is 4 acres of lot 3 and is located along
the east side of Col. Glenn Plaza Loop, north east of Playtime Pizza, and west of
Interstate 430. Approximately 26,000 CY of net excavation material is proposed
from this area. A 50’ buffer will be maintained along the east side of this site.
Proposed excavation area 2 is located within portions of Lots 5, 9, and 10.
Approximately half of this area will be cleared and approximately 77,000 CY of
net excavation material is proposed from this site. This area is located on the
south west portion of Glenn Ridge Crossing. The southern and western
boundaries of this area will be maintained as zoned open space land. The
proposed fill area is 12.74 acres and is shown to have approximately 44,000 CY
of fill for this site. This site is located within Colonel Glenn Plaza Loop which is
lot 6 and 7. Lot 6 has imminent construction. Lot 7 has prior approval from the
May 8th, 2008 planning commission to advance grade the site with construction
not being imminent. The excess excavation material will be used to build up the
un-built portion of Colonel Glenn Plaza Loop to proper grade.
G. STAFF RECOMMENDATION:
The applicant has agreed to comply with the Public Works comments. Staff does
support the clearing as described without imminent construction. This variance
approval will be an important piece of the development of the site with minimum
future dirt work. The lot with imminent construction is a low lying area that needs
to be built up in order for the property to develop. There is excess fill material
available in the surrounding lots that will need to be excavated in order for those
properties to develop. Staff believes that this is an acceptable exception to the
Land Alteration Regulations since dirt quantities will be balanced on site and no
haul off will occur. The dirt balancing is needed in order to allow the sites to be
developed without dirt needing to be hauled in or off in future developments.
Staff believes the lots without imminent construction will be built in the near future
based on surrounding development. A condition of the development of lot 6,
which has imminent construction, is to finish the road construction of Colonel
Glenn Plaza Loop. This road needs to be built up so some of the fill material
from the excavation areas will be used for the construction of this road.
Excavation cannot begin within areas 1 and 2 which do not have imminent
construction until construction begins on Lot 6 and/or Colonel Glenn Plaza Loop.
July 10, 2008
ITEM NO.: 12 (Cont.) FILE NO.: LA-0021
4
PLANNING COMMISSION ACTION: (JULY 10, 2008)
A letter was received from the applicant dated July 10, 2008 requesting the item be
deferred to the August 21, 2008 Planning Commission Agenda. The item was placed
on consent deferral and approved by a vote of 8 ayes, 0 noes, and 3 absent.