pc_05 25 2006LITTLE ROCK PLANNING COMMISSION
PLANNING —REZONING —CONDITIONAL USE HEARING
MINUTE RECORD
MAY 25,2006
4:00 P.M.
I.Roll Call and Finding of a Quorum
A Quorum was present being seven (7)in number.
Members Present:Gary Langlais
Mizan Rahman
Troy Laha
Robert Stebbins
Jerry Meyer
Fred Allen,Jr.
Jeff Yates
Members Absent:Darrin Williams
Pam Adcock
Lucas Hargraves
Chauncey Taylor
City Attorney:Cindy Dawson
III.Approval of the Minutes of the April 13,2006 Meeting of the Little Rock
Planning Commission.The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
PLANNING —REZONING —CONDITIONAL USE HEARING
MAY 25,2006
4:00 P.M.
OLD BUSINESS:
Item Number:File Number:Title
A.Z-7992 Caradine Adult Day Care —Conditional Use Permit
1101 Cumberland
B.Z-8022 Splash Car Wash —Conditional Use Permit
12700 Chenal Parkway
C.Z-3371-P Rezoning from C-3 and C-4 to C-4 and C-3
East side of David 0 Dodd Road,200 feet south of
Colonel Glenn Road
D.Z-7573-B Hicks Beauty Products and Salon—
Conditional Use Permit
6805 West 12 'treet,Suite H
E.Z-7953-A Akins Duplex —Conditional Use Permit
3004 S.State Street
F.Z-8020 MEMS Ambulance Substation —Conditional Use Permit
¹4 Pine Mountain Road
G.S-1519 Eagle Crest Addition,located West of the intersection of
Cease Drive and Shea Drive.
H.Z-6832 Oak Place Court Short-form PRD Revocation,located at
13123 Baseline Road.
LA-0006 Colonel Glenn Centre Addition AppealNariance Request
of the Land Alteration Ordinance,located West of Talley
Road and North of Remington Road.
J.Z-5936-F Rezoning from MF-18,0-2 and C-3 to R-2,0-3,C-3 and
OS,located on the Northwest corner of Chenal Parkway
and Rahling Road.
Agenda,Page Two
OLD BUSINESS:(Continued)
Item Number:File Number:Title
K.LU06-19-02 Land Use Plan Amendment in the Chenal Planning
District from Single-family,Low Density Residential,
Multi-family,Neighborhood Commercial,and Office to
Single-family,Office,Commercial and Mixed Office
Commercial,located in the area West of C he nal
Parkway and North of Kanis Road.
L.LU06-19-01 Land Use Plan Amendment in the Chenal Planning
District from Neighborhood Commercial,Office and Low
Density Residential to Mixed Office Commercial,located
East of Kirk Road North of Chenal Parkway.
M.LU06-18-03 Land Use Plan Amendment in the Ellis Mountain
Planning District from Multi-family to Commercial,
located South of Chenal and Kanis Road,West of Kirk
Road.
N.Z-4807-F Shackleford Farms Long-form POD,located North of
Wellington Hills Road,West of the Villages of Wellington
Subdivision.
O.Z-4807-G Shackleford Farms Long-form PCD,located South of
Wellington Hills Road,East of Kirk Road.
P.Z-5617-A Shackleford Farms Long-form PCD,located on the
Southeast corner of Chenal Parkway and Kanis Road.
NEW BUSINESS:
Item Number:File Number:Title
1.LU06-16-02 Land Use Plan Amendment in the Otter Creek Planning
District south of Alexander Road,east of Otter Creek
from Light Industrial to Single Family.
1.1.Z-6396-A Rezoning from 1-1 to R-2
11617 Alexander Road
2.LU06-19-03 Land Use Plan Amendment in the Chenal Planning
District,southwest of the Rahling Road —Champlin
Drive intersection from Mixed Use to Commercial.
Agenda,Page Three
NEW BUSINESS:(Continued)
Item Number:File Number:Title
2.1.Z-6829-A Rezoning from MF-18,0-3 and C-1 to C-3
Southwest corner of Rahling Road and Champlin Road
3.LU06-19-04 Land Use Plan Amendment in the Chenal Planning
District northwest of the Rahling Road —Chenal Drive
intersection from Office to Community Shopping.
3.1.Z-7024-A Rezoning from 0-2 to C-2
Northwest corner of Rahling Road and Chenal Valley
Drive
4 LU06-15-01 Land Use Plan Amendment in the Geyer Springs West
Planning District,along Preston and Atkins Drives from
Multifarnily to Single Family.
4.1.Z-8040 Rezoning from R-5 to R-3
Along Preston Drive,Adkins Street,Acorn Place and
Cameron Street,east of Chicot Road
5.Z-8044 Rezoning from R-2 to C-3
8120 Stagecoach Road
6.Z-8039 Hawkins-Pearce Manufactured Home Accessory
Dwelling —Conditional Use Permit
6800 Shaner Circle
7.Z-8041 Fellowship Bible Church —Conditional Use Permit
NE corner of Wellington Hills and Charnplin
8.Z-8042 Chenal —Highway 10 Car Wash—
Conditional Use Permit
NE corner of Chenal Parkway and Cantrell Road
9.Z-8043 Cleo's Furniture —Conditional Use Permit
3601 West 69 Street
Agenda,Page Four
NEW BUSINESS:(Continued)
Item Number:File Number:Title
10.Z-8045 Little Rock Wastewater Utility Peak Flow Attenuation
Facilities —Conditional Use Permit
1.North of Coleman Creek,East of Mabelvale Pike,
South of West 34,West of Anna Street
2.South of Fourche Creek,East of Patterson Road,
North of Hoerner Road;West of Scott Hamilton
11.G-25-194 Preston Drive and Adkins Road
Name Change to Vernon Place Drive and James
Madison Henson Drive
12.Rock Creek Covenant Release for Lot 4B,Parkway Place Subdivision
located on the south side of West Markham,one lot east of Parkway
Place.
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MAY 25,2006
May 25,2006
ITEM NO.:A FILE NO.:Z-7992
NAME:Caradine Adult Day Care Center-
Conditional Use Permit
LOCATION:1101 Cumberland
OWNER/APPLICANT:Wallace Caradine
PROPOSAL:A conditional use permit is requested to allow an adult
day care center and associated office to operate in
the existing building located on the R-4A zoned
property.
1.SITE LOCATION:
The site is located on the southeast corner of Cumberland and East 11"
Street.
2.COMPATIBILITY WITH NEIGHBORHOOD:
A commercial building has existed on this site for decades.For years,the
building was occupied by a drycleaners and laundry.The original building
burned and was rebuilt in the late 1980's.Allowing the continued use of
the site for a relatively quiet non-residential use should not affect the site's
continued compatibility with the neighborhood.The site is located in the
MacArthur Park Historic District.At its May meeting,the Historic District
Commission approved the applicant's development plan for the site.
All owners of property located within 200 feet of the site,all residents
within 300 feet of the site who could be identified and the Downtown and
MacArthur Park Neighborhood Associations were notified of this request.
3.ON SITE DRIVES AND PARKING:
The site has no on-site parking.The building occupies the entirety of the
property.The applicant proposes a maximum enrollment of one hundred
(100)clients with fifteen (15)employees.At a rate of one parking space
for each employee plus one space for every ten (10)clients,twenty-five
(25)parking spaces are required.The property has a nonconforming
status based on its long use as a commercial facility with no on-site
parking.A 6,500 square foot retail facility,such as the dry cleaners-
laundry which previously occupied the building,requires twenty-one (21)
parking spaces.The new proposed use requires four (4)additional
spaces.There is a drop-off area on the north side of the building and
ample on street parking.The applicant also proposes to allow employees
to park at his residence which is located one block to the north.
May 25,2006
ITEM NO.:A Cont.FILE NO.:Z-7992
4.SCREENING AND BUFFERS:
No comments on this use issue only.
5.PUBLIC WORKS COMMENTS:
1.Obtain a franchise agreement from Public Works (John Barr,
371-4646)for the improvements located in the right-of-way.
2.Plantings along Cumberland Street should not be crepe myrtles.
Please contact Christy Marvel at 371-4864 for permitted plantings.
6.UTILITY FIRE DEPT.AND CATA COMMENTS:
Wastewater:Sewer available,not adversely affected.
Entergy:Approved as submitted.
CenterPoint Energy:No comments received.
Southwestern Bell:No comments received.
Water:Contact Central Arkansas Water if larger and/or additional water
meter(s)are required.
Fire Department:Approved as submitted.
County Planning:No Comments.
CATA:The site is located on a CATA bus route.
SUBDIVISION COMMITTEE COMMENT:(FEBRUARY 9,2006)
The applicant was present.Staff presented the application and requested the
applicant provide additional information.Staff requested a signage plan,days
and hours of operation,maximum enrollment and number of employees and a
parking plan.Staff asked that the trash pick-up/dumpster area be located.Staff
noted the proposed awning which extends into the right-of-way would require a
franchise and approval for any external changes would require approval from the
Historic District Commission.Staff also noted a parking variance would be
needed since there was no on-site parking.
2
May 25,2006
ITEM NO.:A Cont.FILE NO.:Z-7992
Public Works staff noted the proposed plan indicated planting crepe myrtles in
tree wells in the sidewalk.Staff requested that another species be planted that
would not create sign distance problems.
The applicant was advised to respond to staff issues by February 15,2006.The
Committee forwarded the item to the full Commission.
STAFF ANALYSIS:
The R-4A zoned property located at 1101 Cumberland is occupied by a one story
commercial building.This nonconforming building was for many years occupied
by a drycleaners-laundry.The building occupies the entirety of the site.The
applicant is requesting approval of a conditional use permit to use the existing
building for an adult day care center.
Based on the square footage of the building,the day care will have a maximum
enrollment of one hundred (100)clients,with fifteen (15)employees.Days and
hours of operation are proposed as Monday —Friday,7:00 am —7:00 pm.
Signage will consist of wall signs on the north and west facades,facing 11'"and
Cumberland Streets.Lettering on the windows will indicate hours of operation
and services offered only.The dumpster will be kept in the rear portion of the
building which is accessed by a garage door.On trash pick-up days,the
dumpster will be rolled out for pick-up and rolled back in.This is the method that
has been used historically for trash pick-up at this site.The existing awnings on
the north and west facade will be repaired.These awnings extend into the public
right-of-way and a franchise will be obtained from the City to allow them to
remain and be repaired.Planters will be placed along Cumberland Street,on the
sidewalks.A franchise will be requested for the planters.Trees will be placed in
the planters which comply with the acceptable planting list prepared by the City.
The day care will occupy 5,000 square feet of the 6,500 square foot building.
The remaining area will serve as corporate office space for the applicant's
company that operates the day care.
On May 8,2006,the Historic District Commission approved the applicant's plan
for reuse of this site.The Commission specifically approved the signage plan
and the proposed new door on the north side of the building,at the drop-off area.
The approval specified the type,size and location of the two wall signs,The
Commission required that the facade of the building be repaired where the
existing signage is located after that signage is removed.
The site has a nonconforming parking arrangement.This 6,500 square foot
building would require twenty-one (21)on-site parking spaces as a commercial
use.There is no on-site parking.The proposed new use will require twenty-five
(25)parking spaces.There is an off-set drop-off space and parking along the
11th Street perimeter.Additional parking is available on street,along
Cumberland and 11'"Streets.The owner/applicant lives one block north of the
3
May 25,2006
ITEM NO.:A Cont.FILE NO.:Z-7992
site.His home occupies a larger tract and he proposes to park up to four (4)
employees at this site.The majority of the traffic to the site will be for drop-off
and pick-up of clients.
Staff is supportive of the applicant's proposal for reuse of this building.The
proposed use should prove to be compatible with the neighborhood.There are
no outside activity areas or evening and weekend activities.The Original City of
Little Rock Bill of Assurance does not address use issues.To staff's knowledge,
there are no outstanding issues.The applicant has responded to staff issues
raised at Subdivision Committee and reflected in the analysis above.
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 6oftheagendastaffreport.
2.A franchise must be obtained for the awnings and planters which are located
in the right-of-way.
3.Compliance with the plans and conditions approved by the Little Rock Historic
District Commission.
4.Dumpster pick up must be during typical business hours;not prior to 7:00 am
nor later than 7:00 pm.
Staff recommends approval of the parking variance.
STAFF UPDATE:
On February 15,2006,the applicant requested deferral of the item.The
applicant is preparing responses to the issues raised at Subdivision Committee
Staff recommends deferring the item to the April 13,2006 agenda.
PLANNING COMMISSION ACTION:(MARCH 2,2006)
The applicant was not present.There were no objectors present.Staff informed
the Commission that the applicant had requested deferral of the item.
The item was placed on the Consent Agenda and approved for deferral to the
April 13,2006 Agenda.The vote was 10 ayes,0 noes and 1 absent.
4
May 25,2006
ITEM NO.:A Cont.FILE NO.:Z-7992
STAFF UPDATE:
On March 27,2006,the applicant requested deferral of this item.Staff
recommends deferring the item to the May 25,2006 Agenda.
PLANNING COMMISSION ACTION:(APRIL 13,2006)
The applicant was not present.There were no objectors present.Staff informed
the Commission that the applicant had requested deferral of the item.There
was no further discussion.
The item was placed on the Consent Agenda and deferred to the May 25,2006
Agenda by a vote of 8 ayes,0 noes and 3 absent.
PLANNING COMMISSION ACTION:(MAY 25,2006)
The applicant was present.There were no objectors present.Staff presented
the item and a recommendation of approval subject to compliance with the
conditions outlined in the "Staff Recommendation"above.There was no further
discuss~on.
The item was placed on the Consent Agenda and approved as recommended bystaff.The vote was 7 ayes,0 noes and 4 absent.
5
May 25,2006
ITEM NO.:B FILE NO.:Z-8022
NAME:Splash Car Wash —Conditional Use Permit
LOCATION:12700 Chenal Parkway
OWNER/APPLICANT:Gene CauleyNVhite-Daters
PROPOSAL:A conditional use permit is requested to allow for
construction of a car wash on this C-3 zoned property.
1.SITE LOCATION:
The lot is located on the north side of Chenal Parkway at its intersection
with the west leg of Kanis Road;west of Kirk Road.
2.COMPATIBILITY WITH NEIGHBORHOOD:
The site is located in a commercial node containing a variety of
commercial uses and commercially zoned properties.Numerous
commercial and office uses are located adjacent to the north.
Undeveloped C-3 zoned properties are located to the east,south and
west.Other uses include a PCD for a golf driving range,a grocery store,
banks and automobile dealerships.The proposed use is compatible with
uses in the area.
All owners of property located within 200 feet of the site,all residents
within 300 feet of the site who could be identified were notified.There is
no neighborhood association in the area.
3.ON SITE DRIVES AND PARKING:
Access to the site is via a shared driveway and access easement from the
east side of the lot to the east or from an access easement and driveway
to the north.The site is designed to facilitate one-way movement only
through the car wash or to the ATM and vacuum islands.
4.SCREENING AND BUFFERS:
A site plan must comply with the City's landscape and buffer ordinance
requirements.
An automatic irrigation system to water landscaped area will be required.
Areas set aside appear to meet with minimum city requirements.
May 25,2006
ITEM NO.:B Cont.FILE NO.:Z-8022
5.PUBLIC WORKS COMMENTS:
1.Remove driveway between Lot 1 and Lot 2.Driveway will conflict with
function of intersection and does not meet driveway spacing
requirement from an intersection.Due to high volumes on Chenal
Parkway and Kanis Road at this location,time cannot be taken from
traffic movement on Chenal Parkway and Kanis Road for service to a
couple of lots.
2.Sidewalks with appropriate handicap ramps are required in accordance
with Section 31-175 of the Little Rock Code and the Master Street
Plan.
3.All driveways shall be concrete aprons per City Ordinance.
4.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)379-1817 (Derrick
Bergfield).
5.A grading permit in accordance with Section 29-186 (c)8,(d)will be
required prior to any land clearing or grading activities at the site.Site
grading,and drainage plans will need to be submitted and approved
prior to the start of construction.
6.Storm water detention ordinance applies to this property.Show the
proposed location for storm water detention facilities on the plan.
7.If disturbed area is 1 or more acres,obtain a NPDES storm water
permit from the Arkansas Department of Environmental Quality prior to
the start of construction.
6.UTILITY FIRE DEPT.AND CATA COMMENTS:
Wastewater:Sewer main extension required with easements if service is
required for project.
Entergy:No comments received.
CenterPoint Energy:No comments received.
Southwestern Bell:No comments received.
Water:All Central Arkansas Water requirements in effect at the time of
request for water service must be met.A Capital Investment
2
May 25,2006
ITEM NO.:8 Cont.FILE NO.:Z-8022
Charge based on the size of connection(s)will apply to this project
in addition to normal charges.This fee will apply to all connections
including metered connections off the private fire system.Due to
the nature of this facility,installation of an approved reduced
pressure zone backflow preventer assembly (RPZA)is required on
the domestic water service.This assembly must be installed prior
to the first point of use.Central Arkansas Water (CAW)requires
that upon installation of the RPZA,successful tests of the assembly
must be completed by a Certified Assembly Tester licensed by the
State of Arkansas and approved by CAW.The test results must be
sent to CAW's Cross Connection Section within ten days of
installation and annually thereafter.Contact Carroll Keatts at 377-
1226 if you would like to discuss backflow prevention requirements
for this project.Care must be taken to protect the raw water
facilities in the easement located on Parcel B.If there are facilities
that need to be adjusted and/or relocated,contact Central Arkansas
Water.That work would be done at the expense of the developer.
Additional fire hydrant(s)will be required.Contact the Little Rock
Fire Department to obtain information regarding the required
placement of the hydrant(s)and contact Central Arkansas Water
regarding procedures for installation of the hydrant(s).This
development will have minor impact on the existing water
distribution system.Proposed water facilities will be sized to
provide adequate pressure and fire protection.
Fire Department:Fire hydrant may be required.
County Planning:No Comments.
CATA:This site is not located on a CATA bus route.
SUBDIVISION COMMITTEE COMMENT:(MARCH 23,2006)
The applicant was present.Staff presented the item and noted additional
information was needed regarding signage,fencing,lighting and dumpster
location.Public Works,Utility and Landscape Comments were presented.The
majority of the discussion focused on the proposed driveway on the east side of
the lot.Public Works staff noted that the driveway did not comply with ordinance
requirements for spacing and created a potential traffic conflict.The applicant
suggested the driveway might be a right-in only,with no exit.He was advised to
discuss the issue with Public Works staff.
The applicant was advised to respond to staff issues by March 29,2006.The
Committee forwarded the item to the full Commission.
3
May 25,2006
ITEM NO.:B Cont.FILE NO.:Z-8022
STAFF ANALYSIS:
A conditional use permit is requested to allow for construction of a carwash on
this C-3 zoned,1.08 acre tract.The development consists of a single building
containing two automatic car wash bays,a mechanical room and one manual car
wash bay,two vacuum islands;and an ATM machine.Access to the site is via
shared driveways and access easements.There is no direct access from this lot
to Chenal Parkway.
The building is to be constructed of concrete block and glazed block with an EIFS
and simulated stone veneer.The roof system is wood truss,7/12 pitch with OSB
decking and simulated slate shingles.Site lighting will be shielded downward
and into the site.Hours of operation are 6:00 am —10:00 pm,seven (7)days a
week.An employee will be on-site two hours each day,Sunday —Thursdays and
six hours on Fridays and Saturdays.Signage will consist of a single,ground-
mounted sign which complies with the Chenal Overlay District standard of eight
(8)feet in height and one hundred (100)square feet in area;and the "Splash"
logo on the building facade.The building has street orientation on the south and
west which would allow wall signs on these two facades.
Two vacuum islands and an ATM are also proposed.No signage with the name
of the facility is allowed on the vacuum islands.
Staff does not support the proposed dumpster location.The dumpster needs to
be located more to the north and away from the Parkway.As proposed,the
dumpster has the appearance of being located between the building and the
street.Staff also believes the dumpster enclosure/screening should be
constructed of the same material as the building.
To staff's knowledge,there are no other outstanding issues.The proposed car
wash should be compatible with other uses in this commercial area.The
applicant responded to issues raised at Subdivision Committee,as reflected in
the analysis above.There is no Bill of Assurance issue.
STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use permit subject to
compliance with the following conditions:
Compliance with the comments and conditions outlined in Sections 4,5 and 6
of the agenda staff report.
2.Compliance with the Chenal Overlay District requirements regarding signage,site lighting and utilities.
4
May 25,2006
ITEM NO.:B Cont.FILE NO.:Z-8022
3.There is to be no signage on the vacuum islands denoting the name of the
facility.
4.The dumpster is to be relocated to the north,away from the Parkway andscreenedwithmaterialthatmatchesthebuilding.
5.All site lighting is to be directed downward and into the site.
STAFF REPORT:
On April 4,2006,the applicant requested deferral of this item to allow time to
work with Public Works on driveway issues.Staff recommends deferral to the
May 25,2006 meeting.
PLANNING COMMISSION ACTION:(APRIL 13,2006)
The applicant was present.There were no objectors present.Staff informed the
Commission of the requested deferral.There was no further discussion.The
item was placed on the Consent Agenda and deferred to the May 25,2006
Agenda by a vote of 8 ayes,0 noes and 3 absent.
PLANNING COMMISSION ACTION:(MAY 25,2006)
The applicant was present.There were no objectors present.Staff presented
the item and a recommendation of approval subject to compliance with the
conditions outlined in the "Staff Recommendation"above.There was no further
d~scusston.
The item was placed on the Consent Agenda and approved as recommended bystaff.The vote was 7 ayes,0 noes and 4 absent.
5
May 25,2006
ITEM NO.:C FILE NO.:Z-3371-P
Owner:Colonel Glenn Development Company
App li ca nt:Tim Daters;White-Daters and Associates
Location:East side of David 0 Dodd Road,200 feet
south of Colonel Glenn Road
Area:3.28 Acres (C-3 to C-4)
0.269 Acre (C-4 to C-3)
Request:Rezone from C-3 and C-4 to C-4 and C-3
Purpose:Auto dealership (proposed C-4)
Future development (proposed C-3)
Existing Use:Undeveloped
SURROUNDING LAND USE AND ZONING
North —Branch bank facility and office/office-warehouse type uses;
zoned C-3,C-2 and POD
South —Undeveloped property and movie theatre;zoned C-3
East —Undeveloped property and auto dealerships;zoned C-4
West —Convenience store and undeveloped property (across
David 0 Dodd Road);zoned C-3
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 properties located within 200 feet of the site,all residents
within 300 feet who could be identified,and the SWLR United for
Progress and John Barrow Neighborhood Associations were notified of
the public hearing.
May 25,2006
ITEM NO.:C Cont.FILE NO.:Z-3371-P
D.LAND USE ELEMENT:
This request is located in the 65 Street West Planning District.The Land
Use Plan shows Commercial for this property.The applicant has applied
for C-3 and C-4 zoning for retail uses.
The request does not require a change to the Land Use Plan.
Master Street Plan:
David 0 Dodd is shown as a Minor Arterial on the Master Street Plan and
Colonel Glenn Court is shown as a Local Street.These streets may require
dedication of right-of-way and may require street improvements.
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 David 0 Dodd Street since it is a Minor Arterial.
The primary function of a Local Street is to provide access to adjacent
properties.Local Streets which area 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.
A Class I Bike Route is shown along David 0 Dodd.A Class I bikeway is
built separate from or alongside a road.Additional paving and right of
way may be required.
Cit Reco nized Nei hborhood Action Plan:
The property under review is not located in an area covered by a City of
Little Rock recognized neighborhood action plan.
E.STAFF ANALYSIS:
Colonel Glenn Development Company,owner of the 3.549 acre property
located on the east side of David 0 Dodd Road (approximately 200 feet
south of Colonel Glenn Road),is requesting to rezone 3.28 Acres from
"C-3"General Commercial District to "C-4"Open Display District and 0.269
acre along the west side of Colonel Glenn Court from C-4 to C-3.The
rezoning from C-3 to C-4 is proposed for development of an auto
dealership.The small portion proposed from C-4 to C-3 will make the entire
lot at the southwest corner of Colonel Glenn Court and Colonel Glenn Road
C-3;for future commercial development.
2
May 25,2006
ITEM NO.:C Cont.FILE NO.:Z-3371-P
The property is currently undeveloped and mostly grass covered.There is
a mixture of uses and zoning in this general area.There is a branch bank
facility immediately to the north,with office/office-warehouse type uses
further north across Colonel Glenn Road.Undeveloped C-3 zoned property
and a movie theatre are located to the south.There are undeveloped C-4
zoned property and auto dealerships to the east.A new convenience store
development and undeveloped C-3 zoned property are located across
David 0 Dodd Road to the west.
The City's Future Land Use Plan designates this property as Commercial.
The requested C-4 and C-3 zonings do not require a change to the Land
Use Plan.
Staff does not support the requested rezoning to C-4.For some time Staff
has envisioned the C-3 portion of the 1-430 Colonel Glenn Commercial
Subdivision being developed as support uses,restaurant and retail uses,
for the large Rave Movie theatre development.Staff feels that this is still a
viable zoning pattern.There are other options for development of auto
dealerships in this area.There is additional undeveloped C-4 zoned
property within the 1-430 Colonel Glenn Commercial Subdivision.There is
also a very large area of undeveloped C-2 zoned property to the north at
the northwest corner of l-430 and Colonel Glenn Road.This zoning could
allow an auto dealership as a conditional use permit.
F.STAFF RECOMMENDATION:
Staff recommends denial of the requested C-4 rezoning.
PLANNING COMMISSION ACTION:(APRIL 13,2006)
The applicant was not present.There were no objectors present.Staff informed
the Commission that the applicant had requested deferral of the item.There
was no further discussion.The item was placed on the Consent Agenda and
deferred to the May 25,2006 Agenda by a vote of 8 ayes,0 noes and 3 absent.
PLANNING COMMISSION ACTION:(MAY 25,2006)
Staff informed the Commission that the applicant had contacted staff and
requested the application be withdrawn.Staff supported the withdrawal request.
4
May 25,2006
ITEM NO.:C Cont.FILE NO.:Z-3371-P
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 7 ayes,0 nays and 4 absent.The application was
withdrawn.
5
May 25,2006
ITEM NO.:D FILE NO.:Z-7573-B
NAME:Hicks Beauty Products and Salon—
Revised Conditional Use Permit
LOCATION:6805 West 12 Street,Suite H
OWNER/APPLICANT:Danny Thomas Properties/Aundria Hicks
PROPOSAL:A revision to a previously approved conditional use
permit is requested to allow for an expansion of this
beauty salon and associated retail sales of beauty
products.The property is zoned 1-2.
ORDINANCE DESIGN STANDARDS:
1.SITE LOCATION:
The property is located on the south side of West 12 Street;'l~block east
of Westpark Drive.The suite is located in the second building off of the
street.
2.COMPATIBILITY WITH NEIGHBORHOOD:
All surrounding properties south of West 12 Street in this area are zoned
1-2 and are occupied by a variety of warehousing,wholesaling and
commercial uses.Allowing the proposed expansion of this existing use
appears to be compatible with uses in the area.
All owners of property located within 200 feet of the site,all residents
within 300 feet who could be identified and the Leander and University
Park Neighborhood Associations were notified of this request.
3.ON SITE DRIVES AND PARKING:
The existing business occupies 2,800 square feet.The proposed
expansion will add 1,600 square feet,for a total 4,400 square feet;
requiring 22 parking spaces.Parking spaces are located in front of,
behind and beside each of the buildings on the site.Other than for the
spaces directly adjacent to West 12 Street,much of the parking appears
unused.There appears to be sufficient parking available on the site.
4.SCREENING AND BUFFERS:
No Comments.
May 25,2006
ITEM NO.:D Cont.FILE NO.:Z-7573-B
5.PUBLIC WORKS COMMENTS:
No Comments.
6.UTILITY FIRE DEPT.AND CATA COMMENTS:
Wastewater:Sewer available,not adversely affected.
Entergy:Approved as submitted.
Reliant:No Comments received.
Southwestern Bell:No Comments received.
Water:No objection.
Fire Department:No Comments received.
CATA:A CATA bus route is located along West 12 Street,in front of
this site.
SUBDIVISION COMMITTEE COMMENT:(FEBRUARY 9,2006)
The applicant was present.Staff presented the item and requested additional
information regarding number of employees and days and hours of operation.
Staff asked the applicant to provide information on proposed "school and
classes"which were included in the application.There was no additional
discuss~on.
The applicant was instructed to respond to staff issues by February 15,2006.
The Committee forwarded the item to the full Commission.
STAFF ANALYSIS:
On June 9,2005,a conditional use permit was approved to allow this applicant
to operate a beauty salon and to sell beauty products in this 2,800 square foot
lease space.This I-2 zoned property contains three buildings which are leased
to a variety of wholesale,warehouse and commercial uses.The business was
approved to operate Monday —Saturday,8:00 a.m.—9:00 p.m.with 5 to10
employees.
2
May 25,2006
ITEM NO.:D Cont.FILE NO.:Z-7573-B
The applicant proposes to expand into the remaining 1,600 square feet of the
lease space;for a total of 4,400 square feet.The applicant proposes to expand
both the beauty salon and retail beauty product sales aspects of her business.
Additionally,she proposes to add school training and classes in cosmetology.
Classes are to be offered only to licensed stylists and would be held twice a
month for one or two days;typically on Mondays and Tuesdays.To
accommodate the growth in the business,the applicant proposes to add an
additional 5 to 10 employees.No changes are proposed to the previously
approved days and hours of operation.Signage is to consist of a wall sign and
space on the center's tenant identification ground sign.
To staff's knowledge there are no outstanding issues.There is no bill of
assurance issue.With the current tenant use mix on the overall site,parking
should not be an issue.The property owner/management company has
authorized this action.
STAFF RECOMMENDATION:
Staff recommends approval of the C.U.P.application,as filed.
PLANNING COMMISSION ACTION:(MARCH 2,2006)
The applicant was not present.There were no objectors present.Staff
presented a recommendation of deferral.There was no further discussion.
The item was placed on the Consent Agenda and deferred to the April 13,2006
Agenda.The vote was 10 ayes,0 noes and 1 absent.
PLANNING COMMISSION ACTION:(APRIL 13,2006)
The applicant was not present.There were no objectors present.Staff informed
the Commission that the applicant had not completed the notification
requirement.There was no further discussion.The item was placed on the
Consent Agenda and deferred to the May 25,2006 Agenda by a vote of 8 ayes,
0 noes and 3 absent.
PLANNING COMMISSION ACTION:(MAY 25,2006)
The applicant was not present.There were no objectors present.Staff informed
the Commission that the applicant had failed to complete the required notification
and attempts to contact the applicant had gone unanswered.Staff stated they
would support one last deferral.The item was placed on the Consent Agenda
and deferred to the July 6,2006 meeting by a vote of 7 ayes,0 noes and
4 absent.
3
May 25,2006
ITEM NO.:E FILE NO.:Z-7953-A
NAME:Akins Duplex —Conditional Use Permit
LOCATION:3004 State Street
OWNER/APPLICANT:Travoris Akins
PROPOSAL:A conditional use permit is requested to allow a
duplex residence on this vacant,R-3 zoned lot.
SITE LOCATION:
The lot is located on the west side of S.State Street;south of West 30
Street.
2.COMPATIBILITY WITH NEIGHBORHOOD:
The property is located in an area that is principally single family in zoning
and use.Although there likely are a few duplexes scattered around the
general area,none were immediately evident to staff when site
inspections were made.Single family dwellings are adjacent to the north,
south,east and west.An area of R-4,Two-Family Residential,zoning is
located just to the east.Staff believes a duplex use could be compatible
with the overall neighborhood.The applicant has submitted plans for a
two-story structure that staff believes fits the architectural style of the
area.
All owners of property located within 200 feet of the site,all residents
within 300 feet of the site who could be identified and the MLK
Neighborhood Association were notified of this request.
3.ON SITE DRIVES AND PARKING:
A duplex requires 3 on-site parking spaces;1 V.per unit.The applicant
proposes to construct 4 paved parking spaces in the rear yard taking
access off of a single driveway that extends from State Street.The
proposed driveway design is compatible with the other driveways in the
neighborhood.
4.SCREENING AND BUFFERS:
A six-foot wood fence should be installed along the north property line,
adjacent to the driveway and parking area.
May 25,2006
ITEM NO.:E Cont.FILE NO.:Z-7953-A
5.PUBLIC WORKS COMMENTS:
1.After clearing the proposed structure,the driveway must jog to the
south at least 5 feet from property line to allow for 5 ft.radius on
driveway.
6.UTILITY FIRE DEPT.AND CATA COMMENTS:
Wastewater:Sewer available,not adversely affected.
Entergy:No Comments received.
CenterPoint Energy:No Comments received.
Southwestern Bell:No Comments received.
Water:All Central Arkansas Water requirements in effect at the time of
request for water service must be met.
Fire Department:Install fire hydrant per code;contract Fire Marshall at
918-3752 (Dennis Free).
County Planning:No Comments.
CATA:A CATA bus route is located one block to the east and two blocks
to the north.
SUBDIVISION COMMITTEE COMMENT:(MARCH 23,2006)
The applicant was not present.Staff presented the item and noted there was
little additional information needed.Staff presented the plan for the proposed
structure.The Committee agreed this proposed design was much more
compatible with the architecture of the neighborhood than the applicant's
previous proposal.
Public Works Comment was noted.
The Committee determined there were no other issues and forwarded the item to
the full Commission.
STAFF ANALYSIS:
A conditional use permit is requested to allow for construction of a duplex
residence on this vacant,R-3 zoned lot.The proposed 36'43',two-story
2
May 25,2006
ITEM NO.:E Cont.FILE NO.:Z-7953-A
structure is to have one dwelling unit on each floor.The first floor unit contains
1,453 square feet and the second floor unit contains 1,438 square feet.Each
unit is to contain three bedrooms,living-dining room,two bathrooms and a
kitchen.The applicant proposes to construct a single wide drive off of State
Street.The driveway is to extend beside the house to a four-space paved
parking lot in the rear yard.
The applicant has submitted a specific plan for the structure to be built on the lot.
The proposed two-story structure is compatible with the architecture of existing
homes in the general area.
Staff is supportive of the applicant's proposal.The proposed building and
driveway design is much more compatible with the neighborhood.Staff has
previously stated their opinion that a duplex could be compatible with the
neighborhood,if the right design were submitted.Staff believes the applicant
has met that requirement.
The applicant has previously stated he was unable to obtain a copy of the bill of
assurance for the Ebendale Addition.It is likely the bill of assurance does not
address use issues,due to the age of the subdivision.
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.Three copies of a revised/final site plan showing the fence and driveway
modifications must be submitted prior to a request for a building permit.
3.The duplex to be constructed on this lot must be the specific design proposed
by the applicant with this application.
PLANNING COMMISSION ACTION:(APRIL 13,2006)
The applicant was not present.There were no objectors present.Staff informed
the Commission that the applicant had failed to complete the required
notification.There was no further discussion.The item was placed on the
Consent Agenda and deferred to the May 25,2006 agenda by a vote of 8 ayes,
0 noes and 3 absent.
3
May 25,2006
ITEM NO.:E Cont.FILE NO.:Z-7953-A
PLANNING COMMISSION ACTION:(MAY 25,2006)
The applicant was not present.There were no objectors present.Staff
informed the Commission that the applicant had failed to complete the
required notification.Staff stated they would support one last deferral.
The item was placed on the Consent Agenda and deferred to the July 6,2006
meeting by a vote of 7 ayes,0 noes and 4 absent.
4
May 25,2006
ITEM NO.:F FILE NO.:Z-8020
NAME:MEMS Substation —Conditional Use Permit
LOCATION:¹4 Pine Mountain Road
OWNER/APPLICANT:Christopher Maris/MEMS
PROPOSAL:A conditional use permit is requested to allow a
MEMS ambulance substation to be located in the
existing residence on this R-2 zoned property.
1.SITE LOCATION:
The property is located on the west side of Pine Mountain Road;just off of
Pinnacle Valley Road at Cantrell Road.
2.COMPATIBILITY WITH NEIGHBORHOOD:
The property is located in an area of mixed zoning and uses.The PCD
zoned properties to the east contain a landscape service company;mini-
warehouses and commercial uses.A PD-0 zoned veterinary clinic is
located west of the site.Cantrell Road and the new alignment of Pinnacle
Valley Road are located to the south.A variety of commercial uses
extend west of the intersection.Single-family homes are located along
Pine Mountain Road.Under the applicant's proposal,this property would
continue to maintain its residential appearance.Other than for parking an
ambulance,there would be no external evidence of the use change.
All owners of properties within 200 feet of the site,all residents within 300
feet who could be identified and the Secluded Hills,Westchester,
Westbury and River Valley Neighborhood Associations were notified of
this proposal.
3.ON SITE DRIVES AND PARKING:
The site contains a double-wide,paved driveway and a one-car garage,
There is sufficient on-site parking for the one ambulance and two
employee vehicles that will be at the site.
4.SCREENING AND BUFFERS:
install screening along north property line.Screening can be either a six
(6)foot wood fence or appropriately sized evergreen plantings.
May 25,2006
ITEM NO.:F Cont.FILE NO.:Z-8020
5.PUBLIC WORKS COMMENTS:
No Comments.
6.UTILITY FIRE DEPT.AND CATA COMMENTS:
Wastewater:Sewer available,not adversely affected.
Entergy:No Comments received.
CenterPoint Energy:No Comments received.
Southwestern Bell:No Comments received.
Water:No objection.
Fire Department:Approved as submitted.
County Planning:No Comments.
CATA:The site is not located on a CATA bus route.
SUBDIVISION COMMITTEE COMMENT:(MARCH 23,2006)
The applicant was not present.Staff presented the item and noted there were
no outstanding issues.The one landscape comment was noted.
The Committee determined there were no other issues and forwarded the item to
the full Commission.
STAFF ANALYSIS:
Metropolitan Emergency Medical Services (MEMS)proposes to utilize the
existing R-2 zoned,single-family residence at ¹4 Pine Mountain Road as an
ambulance substation.Two employees will be located at the house on a rotating
24 hours on —48 hours off basis.No changes will be made to the property or
residence.Employees receive calls on hand-held radios or cell phones.An
ambulance will be parked in the residence's driveway.The on-duty employees
will park on the existing parking pad adjacent to the house.
Staff is supportive of the proposed use.MEMS has submitted the following list
of conditions which will be attached to their use of the property:
2
May 25,2006
ITEM NO.:F Cont.FILE NO.:Z-8020
~We will house a crew on a rotating 24 hours on,48 hours off basis (same
as the fire department).
~We agree not to turn on the siren until we approach the intersection at
Cantrell,or until we pass the neighbors in the cases where we are turning
towards Maurnelle Park.
~We have no planned improvements to the property other than the normal
clean up and painting.
~We have no plans for signage other than a sign about the size of a car
license plate by the front door that explains if an ambulance is not here
and you need help call 911.
~We expect no public traffic.
~The existing parking surfaces will handle the ambulance and two crew
members personal cars.
The City's adopted land use plan shows this area to be Transition,which is
appropriate for office uses.In this case,the proposal is to maintain the
residential character of the property while allowing the substation use.It is likely,
in fact,that this use may serve as a holding use for the property.There is a
potential that long-term the larger area around this site may redevelop as some
thing other than the existing,detached single family.The applicant has stated
this may not be a permanent use;that the substation may relocate in the future,
perhaps in conjunction with a new fire station.No commitment on any type of
time frame can be made at this point.
The bill of assurance for Pine Mountain Subdivision was created in 1958 and
appears to still be valid.Section 1 of the bill of assurance contains the following
statement:
No lot other than Lot "P"shall be used except for residential purposes.
The subject property is Lot "B".
STAFF RECOMMENDATION:
Staff recommends approval of the requested C.U.P.subject to compliance with
the conditions proposed by MEMS and screening being installed along the north
perimeter of the site.
PLANNING COMMISSION ACTION:(APRIL 13,2006)
The applicant was not present.There were no objectors present.Staff informed
the Commission that the applicant had failed to complete the required
notification.There was no further discussion.The item was placed on the
Consent Agenda and deferred to the May 25,2006 Agenda by a vote of 8 ayes,
0 noes and 3 absent.
3
May 25,2006
ITEM NO.:F Cont.FILE NO.:Z-8020
PLANNING COMMISSION ACTION:(MAY 25,2006)
The applicant was present.There were no objectors present.Staff presented
the item and a recommendation of approval subject to compliance with the
conditions outlined in the "Staff Recommendation"above.There was no further
dIscussIon.
The item was placed on the Consent Agenda and approved as recommended bystaff.The vote was 7 ayes,0 noes and 4 absent.
4
May 25,2006
ITEM NO.:G FILE NO.:S-1519
NAME:Eagle Crest Addition
LOCATION:Located West of the intersection of Cease Drive and Shea Drive
DEVELOPER:
James and Dawne Sokora
25 Nob View Circle
Little Rock,AR 72205
ENGINEER:
Marlar Engineering
5318 JFK Boulevard
North Little Rock,AR 72116
AREA:4.45 acres NUMBER OF LOTS:12 FT.NEW STREET:400 LF
CURRENT ZONING:R-2,Single-family
PLANNING DISTRICT:3 —West Little Rock
CENSUS TRACT:21.01
VARIANCES/WAIVERS REQUESTED:A variance from Section 31-232(b)to allow
an increased Lot Depth to Width Ratio for Lot 12 Eagle Crest Addition.
A.PROPOSAL/REQUEST:
The developers are proposing the subdivision of 4.45 acres into 12 single-family
residential lots.The request includes a variance from the Subdivision Ordinance
to allow an increased lot depth to width ratio for proposed Lot 12.A new
residential street is being proposed extending 400 linear feet from the current
terminus of Cease Drive.
The proposal indicates a minimum lot size of 9,600 square feet and a maximum
lot size of 22,519 square feet.A 25-foot platted building line is being proposed
for all the lots.
B.EXISTING CONDITIONS:
The site is a wooded site with a single-family home located along the
northeastern boundary.Roadways in the area appear to be constructed to
May 25,2006
ITEM NO.:G Cont.FILE NO.:S-1519
Master Street Plan standard,curbed and gutter,with the exception of the
roadway abutting this property.There are single-family homes located to the
north and east of this site.There is a church facility located to the south of the
site and vacant property under the church's ownership is located to the west.
C.NEIGHBORHOOD COMMENTS:
As of this writing,staff has received several informational phone calls from area
property owners.The abutting property owners along with the Leawood Garden
Club were notified of the public hearing.
D.ENGINEERING COMMENTS:
Public Works Conditions:
1.With the site development,provide design of Cease Drive conforming to
the Master Street Plan.Construct 26 foot street improvements to this
street including 5-foot sidewalk with the planned development.Also,
provide design of Shea Drive conforming to the Master Street Plan.
Widen Shea Drive to 13 feet from centerline including a 5 foot sidewalk
with the planned development.
2.Proposed Cease Drive is classified on the Master Street Plan as a
residential street.A dedication of 50 feet of right-of-way will be required.
3.A 20 foot radial dedication of right-of-way is required at the intersection of
Cease Street and Shea Drive.
4.Proposed Cease Drive should align with existing Cease Drive and not jog
to the north.
5.A minimum 75 foot horizontal radius is allowed by code on a minor
residential street.
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.Site
grading,and drainage plans will need to be submitted and approved prior
to the start of construction.
7.Storm water detention ordinance applies to this property.Show the
proposed location for storm water detention facilities on the plan.
8.Street improvement plans shall include signage and striping.Traffic
Engineering must approve completed plans prior to construction.
9.Prepare a letter of pending development addressing streetlights as
required by Section 31-403 of the Little Rock code.Contact Traffic
Engineering at (501)379-1813 (Steve Philpott)for more information
regarding streetlight requirements.
10.Hauling of fill material on or off site over municipal streets and roads
requires approval prior to a grading permit being issued.Contact Public
Works Traffic Engineering at 621 S.Broadway,(501)379-1817 (Derrick
Bergfield)for more information.
2
May 25,2006
ITEM NO.:G Cont.FILE NO.:S-1519
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer main extension required,with easement.Contact Little Rock
Wastewater Utility at 688-1414 for additional information.
~Enter:No comment received.
Center-Point Ener:No comment received.
SBC:No comment received.
Central Arkansas Water:All Central Arkansas Water requirements in effect at the
time of request for water service must be met.A water main extension will be
required in order to provide service to this property.This development will have
minor impact on the existing water distribution system.Proposed water facilities
will be sized to provide adequate pressure and fire protection.
Department at 918-3700 for additional information.
CATA:The site is located near CATA Bus Route ¹8 —The Rodney Parham
Route.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:No comment.
~Landsca e:No comment.
G.SUBDIVISION COMMITTEE COMMENT:(April 20,2006)
Mr.David Jones was present representing the request.Staff presented an
overview of the proposed development indicating there were a number of
outstanding issues associated with the request.Staff requested the applicant
include the source of title of the landowner,the zoning classification within and
abutting the proposed plat area,the names of recorded subdivisions abutting the
plat area and a phasing plan,if applicable.Staff also requested the applicant
correct general notes 9 and 10 and remove general notes 6 and 7.
Public Works comments were addressed.Staff stated with the development of
the subdivision improvements to Cease Drive would be required.Staff stated the
street should be constructed to 26-feet of pavement,including a five foot
3
May 25,2006
ITEM NO.:G Cont.FILE NO.:S-1519
sidewalk.Staff also stated Shea Drive would require widening to 13-feet from
centerline and the addition of a five foot sidewalk.Staff requested the design of
the intersection to be more perpendicular and not jog as indicated on the
proposed site drawing.There was a general discussion concerning the existing
drainage and the proposed detention facilities.Mr.Jones stated there were a
number of ways the detention could be addressed.He stated he would work
with staff to find an acceptable alternative.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
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 preliminary plat to staff addressing most of the
issues raised at the April 20,2006,Subdivision Committee meeting.The
applicant has indicated the source of title of the landowner,the zoning
classification within and abutting the proposed plat area and the names of
recorded subdivisions abutting the plat area.The developer has indicated the
development will be constructed in a single phase.The applicant has indicated
all boundary street improvements will be completed per the current Master Street
Plan.The applicant has also redesigned the intersection of Cease and Shea
Drives to be more perpendicular.The preliminary plat indicates the placement of
detention facilities on the site and the applicant has indicated at the time of
design the engineer will work with City staff to ensure the proposed detention
facilities are adequate to serve the needs of the subdivision.
The request includes a variance from the Subdivision Ordinance to allow an
increased lot depth to width ratio for proposed Lot 12.A new residential street is
being proposed extending 400 linear feet from the current terminus of Cease
Drive.
The proposal indicates a minimum lot size of 9,600 square feet and a maximum
lot size of 22,519 square feet.A 25-foot platted building line is being proposed
for all the proposed lots with typical side and rear yard setbacks complying with
the current Zoning Ordinance.Staff is supportive of the applicant's request.The
proposed subdivision has been indicated with lot sizes more than adequate to
meet the typical minimum requirements.There is a variance request to allow an
increased lot depth to width ratio for proposed Lot 12.Staff does not feel this
variance request will adversely impact the adjoining properties or the proposed
subdivision.The lot is indicated at 81.16feet in width and the proposed lot depth
4
May 25,2006
ITEM NO.:G Cont.FILE NO.:S-1519
is 280-feet.There is a large drainage easement located along the southern
portion of proposed Lot 12 (40-feet).Staff feels with the placement of the
drainage easement this will negate any potential adverse impact.
To staff's knowledge there are no outstanding issues associated with the
request.The applicant is proposing the development of 4.45 acres with
12 single-family residential lots resulting in a density of 2.69 units per acre.
I.STAFF RECOMMENDATION:
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.
Staff recommends approval of the variance request from Section 31-232(b)to
allow an increased Lot Depth to Width Ratio for Lot 12 Eagle Crest Addition.
PLANNING COMMISSION ACTION:(MAY 11,2006)
The applicant was present.There were no registered objectors present.Staff
presented the item with a recommendation the item be deferred to the May 25,2006,
public hearing to allow staff and the applicant additional time to resolve outstanding
issues associated with the request.
There was no further discussion of the item.The chair entertained a motion for
placement of the item on the consent agenda for deferral.The motion carried by a vote
of 10 ayes,0 noes and 1 absent.
PLANNING COMMISSION ACTION:(MAY 25,2006)
The applicant was present.There were registered objectors present.Staff presented
the item indicating the applicant had modified their request to remove the variance
request.Staff stated a portion of previously proposed Lot 12 had been included in
proposed Lot 9 removing the variance request.Staff stated the proposed subdivision
now complied with all the minimum requirements of the Subdivision Ordinance.
Ms.Nancy Hall addressed the Commission with concerns.She stated her home was
located at 817 Shea Drive which did not abut the proposed plat area.She stated her
concern was construction traffic.She stated the intersection of Cease and Shea Drives
was a 45 degree intersection which caused safety concerns for the residents and if
construction workers parked on the roadway this could impede emergency vehicles
accessing the neighborhood.
5
May 25,2006
ITEM NO.:G Cont.FILE NO.:S-1519
Ms.Shirley Gentry addressed the Commission with concerns.She questioned the
proposed rear building line.She stated the developers Bill of Assurance indicated a 15-
foot building line and her understanding from staff was the required building line was
25-feet.She questioned the rear yard setback being request.
The applicant stated the proposed subdivision would comply with the required City
setbacks.Staff stated the required rear yard setback was 25-feet for R-2 zoned
property.
The Commission questioned the applicant concerning the construction traffic and
parking of workers.The applicant stated a lot could be designated for construction
worker parking.The developers indicated the road would be widened before the new
home construction began.
A motion was made to approve the request including the commitment offered by the
applicant to designate a lot for construction worker parking.The motion carried by a
vote of 7 ayes,0 noes and 4 absent.
6
May 25,2006
ITEM NO.:H FILE NO.:Z-6832
NAME:Oak Place Court Short-form PRD Revocation
LOCATION:13123 Baseline Road
DEVELOPER:
Marcus Fitts
16 Perdido Circle
Little Rock,AR 72211
ENGINEER:
McGetrick and McGetrick Engineers
10 Otter Creek Court,Suite A
Little Rock,AR 72210
AREA:4.53 acres NUMBER OF LOTS:12 FT.NEW STREET:538 LF
CURRENT ZONING:PRD
ALLOWED USES:Single-family residential and Condominiums
PROPOSED ZONING:R-2,Single-family
PROPOSED USE:Single-family residential
VARIANCES/WAIVERS REQUESTED:None requested.
BACKGROUND:
Ordinance No.18,294 adopted by the Little Rock Board of Directors on June 20,2000,
established Oak Place Court Short-form PD-R.The rezoning was from R-2 to PD-R to
allow the creation of 11 single-family residential lots within the west V~of the property,
with patio homes and&or zero lot line homes.The proposals included the eastern Vz to
be developed with four buildings and 14 units of condominium homes.
A.PROPOSAL/REQUEST:
The applicant submitted a request dated April 3,2006,requesting the current
PD-R zoning be revoked and the previous R-2,Single-family District zoning
May 25,2006
ITEM NO.:H Cont.FILE NO.:Z-6832
classification be restored.The applicant has indicated the proposed residential
development will not be constructed on the site as proposed.Per Section
36-454(d)the Owner may for cause request repeal of the ordinance establishing
the development.
B.EXISTING CONDITIONS:
There is an existing single-family residence and accessory buildings located on
the property.The south portion of the property is partially wooded.The Eagle
Hill Apartment Complex is located across Baseline Road to the north,with a
church to the northeast.There are single-family subdivisions located to the west
and south of the property.To the east are single-family residences on large lots
along the south side of Baseline Road.
C.NEIGHBORHOOD COMMENTS:
As of this writing staff has received not comment from the neighborhood.The
Otter Creek Homeowners Association,Southwest Little Rock United for Progress
and all property owners located within 200-feet of the site were notified of the
public hearing.
D.STAFF RECOMMENDATION:
Staff recommends approval of the request for the revocation of the current PD-R
zoning classification and the restoration of the zoning classification to R-2.
PLANNING COMMISSION ACTION:(MAY 11,2006)
The applicant was present.There were no registered objectors present.Staff
presented the item indicating the applicant had failed to notify property owners as
required by the Commission's By-laws.Staff presented a recommendation the item be
deferred to the May 25,2006,public hearing.
There was no further discussion of the item.The chair entertained a motion for
placement of the item on the consent agenda for deferral.The motion carried by a vote
of 10 ayes,0 noes and 1 absent.
PLANNING COMMISSION ACTION:(MAY 25,2006)
The applicant was present representing the request.There was one registered objector
present.Staff presented the item indicating the applicant had requested a withdrawal
of the item without prejudice.Staff stated the withdrawal request would require a
waiver of the Commission's By-laws with regard to the late withdrawal request.
2
May 25,2006
ITEM NO.:H Cont.FILE NO.:Z-6832
A motion was made to waive the By-laws with regard to the late withdrawal request.
The motion carried by a vote of 7 ayes,0 noes and 4 absent.A motion was made to
approve the withdrawal request.The motion carried by a vote of 7 ayes,0 noes and
4 absent.
3
May 25,2006
ITEM NO.:I FILE NO.:LA-0006
NAME:Colonel Glenn Center Addition —Clearing and Grading
Variance Request
LOCATION:West of Talley Road;North 8 South of Remington Road
APPLICANT:Boen Enterprises
ENGINEER:McGetrick 8 McGetrick
AREA:Approximately 12 acres
CURRENT ZONING:03
VARIANCES/WAIVERS REQUESTED:
1.Clear and grade a multi-lot or multi-phase development where construction is not
imminent;
2.Construct a retaining wall that exceeds the cut and fill limits of Sec.29-190.
A.PROPOSAL/REQUEST:
Applicant is requesting a variance from the Land Alteration Regulations to clear
and grade a multi-lot or multi-phase development where construction is not
imminent and construct a retaining wall that exceeds the cut and fill limits of
Sec 29-190.
B.SUBDIVISION COMMITTEE COMMENTS:(April 20,2006)
Public Works comments were given to Pat McGetrick representing the applicant.
Staff questioned why additional clearing and grading is being requested when
the majority of the existing cleared lots of the subdivision are yet to be developed
and no new building permit applications have been submitted.These lots were
cleared approximately 5 years ago and at that time the owner told staff
construction on those lots was imminent.Mr.McGetrick stated he would give
this information to the applicant.
There was no further discussion of the item.The Committee then forwarded the
item to the full Commission for final action.
C.STAFF RECOMMENDATION:
On April 26,2006,staff received a letter from the applicant's representative
requesting a three (3)week deferral to address the questions presented by staff.
This deferral would place the item on the May 25,2006 agenda.Staff is in
May 25,2006
ITEM NO.:I Cont.FILE NO.:LA-0006
PLANNING COMMISSION ACTION:(MAY 11,2006)
The applicant was present representing the request.There were no registered
objectors present.Staff stated the applicant had submitted a request dated April 27,
2006,requesting the item be deferred to the May 25,2006,Public Hearing.Staff stated
they were supportive of the deferral request.
There was no further discussion of the item.The chair entertained a motion for
placement of the item on the consent agenda for deferral.The motion carried by a vote
of 10 ayes,0 noes and 1 absent.
PLANNING COMMISSION ACTION:(MAY 25,2006)
The applicant was present representing the request.There were no registered
objectors present.Staff stated the applicant had submitted a request dated May 25,
2006 to withdraw the item from the Planning Commission agenda.Staff stated they
were supportive of the withdrawal request.
There was no further discussion of the item.The chair entertained a motion for
placement of the item on the consent agenda for withdrawal.The motion carried by a
vote of 7 ayes,0 nays and 4 absent.
2
May 25,2006
ITEM NO.:J FILE NO.:Z-5936-F
Owner:Deltic Timber Corporation
Applicant:Tim Daters;White-Daters and Associates
Location:Northwest corner of Chenal Parkway and
Rahling Road
Area:40.03 Acres
Request:Rezone from MF-18,0-2 and C-3 to R-2,0-3,
C-3 and OS
Purpose:Future development
Existing Use:Undeveloped
SURROUNDING LAND USE AND ZONING
North —Residential uses and Chenal golf course;zoned R-2 and MF-6
South —Undeveloped property and residential uses;zoned R-2
East —Undeveloped property;zoned C-2
West —Residential uses and Chenal Golf Course;zoned R-2 and MF-18
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 properties located within 200 feet of the site and all residents
within 300 feet who could be identified were notified of the public hearing.
There was no nearby neighborhood association to notify.
May 25,2006
ITEM NO.:J Cont.FILE NO.:Z-5936-F
D.LAND USE ELEMENT:
This request is located in the Chenal Planning District.The Land Use
Plan shows Neighborhood Commercial,Low Density Residential and
Single Family for this property.The applicant has applied for a rezoning
to C-3 General Commercial,0-3 General Office and R-2 Single Family.
A land use plan amendment for a change to Commercial,Office and Single
Family is a separate item on this agenda.
Master Street Plan:
Chenal Parkway and Rahling Road are shown as Arterials on the plan.
LaGrande is shown as a Collector on the Plans.An Arterial functions to
move traffic through and area the urban area or from activity centers to the
Arterial system.These roads are designed to be four or more lanes and
move large numbers of vehicles at high speed.They are not intended to
provide access to adjacent land.A Collector functions to bring vehicles
from the neighborhoods to the Arterial system as well as to provide access
to adjacent property.These roads are designed to be three-lane roads.
Not all of the roads are built to standard.Currently,there are no plans by
the City to make road improvements at this location.At the time of
development additional right-of-way and road improvements may be
required.
The Master Street Plan,bicycle section,proposes a Class I bike route
along Chenal Parkway and Rahling Road.A Class I route has a separate
pavement for the sole use of bicycles.
Cit Reco nized Nei hborhood Action Plan:
The property under review is not located in an area covered by a City of
Little Rock recognized neighborhood action plan.
E.STAFF ANALYSIS:
Deltic Timber Corporation,owner of the 40.03 acre tract at the northwest
corner of Chenal Parkway and Rahling Road,is requesting that the zoning
be reclassified from "MF-18"Multifamily District,"0-2"Office and
Institutional District and "C-3"General Commercial District to "R-2"Single
Family District,"0-3"General Office District,"C-3"General Commercial
District and "OS"Open Space District.The rezoning is proposed for future
2
May 25,2006
ITEM NO.:J Cont.FILE NO.:Z-5936-F
development of the property.
The applicant has divided the 40.03 acre property into eight (8)parcels
proposed for rezoning.The individual parcels are as follows:
Parcel ¹Area Pro osed Zonin
1 10.43 acres 0-2 to R-2
2 8.78 acres MF-18 to R-2
3 0.71 acre MF-18 to OS
4 0.44 acre C-3 to OS
5 1.00 acres 0-2 to OS
6 1.94 acres 0-2 to 0-3
7 6.93 acres 0-2 to C-3
8 9.80 acres 0-2 to OS
This property was previously zoned PCD —Planned Commercial
Development.The Planning Commission approved a request to revoke the
PCD zoning on February 16,2006.On March 21,2006,the Board of
Directors approved the revocation (Ordinance No.19501),reverting the
property's zoning back to MF-18,0-2 and C-3.
The 40.03 acre property is currently undeveloped and wooded.The
property slopes downward from Chenal Parkway to the west.There are
residential uses and the Chenal Golf Course property to the north,with
undeveloped property and additional residences to the south.Undeveloped
property,zoned MF-18,C-2 and C-3,is located to the east.Additional
portions of the golf course and additional residences are located to the
west.
The City's Future Land Use Plan designates this property as Neighborhood
Commercial,Low Density Residential and Single Family.A Land Use Plan
Amendment for a change to commercial,office and single family is a
separate item on this agenda (LU06-19-02).The Land Use Plan
Amendment was expanded to include property in addition to the 40.03
acres proposed for rezoning.
Staff is supportive of the rezoning request.Staff views the request as
reasonable.The applicant is proposing a total of 19.21 acres for R-2
zoning and 11.95 acres of OS zoning.The proposed OS zoning will serve
as a buffer between the existing and proposed R-2 zoning to the north and
west,and the future office and commercial uses along the future extension
of Rahling Road,west of Chenal Parkway.A minimal amount of the overall
3
May 25,2006
ITEM NO.:J Cont.FILE NO.:Z-5936-F
property is proposed for 0-3 (1.94 Acres)and C-3 (6.93 Acres).Staff
believes this rezoning request is appropriate and is also supporting this
portion of the proposed Land Use Plan Amendment (LU06-19-02).The
proposed zonings should have no adverse impact on the adjacent
properties or the general area.
F.STAFF RECOMMENDATION:
Staff recommends approval of the requested R-2,0-3,C-3 and OS
rezoning.
PLANNING COMMISSION ACTION:(APRIL 13,2006)
The applicant was not present.There were no objectors present.Staff
presented the item and recommended deferral.There was no further
discussion.The item was placed on the Consent Agenda and deferred to the
May 25,2006 Agenda by a vote of 8 ayes,0 noes and 3 absent.
PLANNING COMMISSION ACTION:(MAY 11,2006)
Staff recommended to the Commission that the application be deferred to the
May 25,2006 Agenda,to allow staff additional time to study the Land Use Plan
issues in the area.
The Chairman placed the item before the Commission for inclusion within the
Consent Agenda for deferral to the May 25,2006 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:(MAY 25,2006)
Tim Daters and Bill Spivey were present,representing the application.The
proposed rezoning was presented by staff and discussed by the Planning
Commission simultaneously with other items (rezonings,land use amendments
and planned zoning developments)in the Chenal area.Ernie Peters,of Peters
and Associates,made a presentation to the Commission regarding a traffic
study,which his firm recently completed for this area of Chenal.
The Planning Commission discussed deferring the applications in order to allow
more time to consider the traffic study.Tim Daters and Bill Spivey addressed the
4
May 25,2006
ITEM NO.:J Cont.FILE NO.:Z-5936-F
Commission.They briefly discussed the issue of deferral.Mr.Spivey presented
the Commission with a letter and copy of Resolution No.9,158 which addresses
the use of public funds for the future widening of Chenal Parkway.Mr.Daters
requested deferral of the application.Staff noted the deferral would be to the
July 6,2006 Agenda.
There was a motion to defer the application to the July 6,2006 Agenda.The
motion passed by a vote of 6 ayes,0 nays and 5 absent.The application was
deferred.
5
May 25,2006
ITEM NO.:K FILE NO.:LU06-19-02
Name:Land Use Plan Amendment —Chenal Planning District
Location:West of Chenal,north of Kanis Road
Retluest:Single Family,Low Density Residential,Multifamily,Neighborhood
Commercial,and Office to Single Family,Office,Commercial and
Mixed Office Commercial
Source:Tim Daters,White-Daters
PROPOSAL /REQUEST:
Land Use Plan amendment in the Chenal Planning District from Single Family,Low
Density Residential,Multifamily,Neighborhood Commercial,and Office to Single
Family,Office,Commercial and Mixed Office Commercial.Single Family provides for
single-family homes at densities not to exceed 6 dwelling units per acre.Office
represents services provided directly to consumers (egg,legal,financial,medical)as
well as general offices,which support more basic economic activities.Commercial
includes a broad range of retail and wholesale sales of products,personal services and
general business activities.Mixed Office Commercial provides a mixture of office and
commercial uses to occur,acceptable uses are office or mixed office and commercial
with a Planned Zoning District.For some of the area there are reclassifications to allow
for further development,in other there is not application for re classification at this time.
In all cases the changes are intended to allow for future development of the area.
STAFF RECOMMENDATIONS:
At the request of the Planning Commission this item will be deferred to May 11,2006.
PLANNING COMMISSION ACTION:(APRIL 13,2006)
The item was placed on the consent agenda for deferral to May 11,2006.By a vote of
8 for,0 against the consent agenda was approved.
STAFF UPDATE:
PROPOSAL /REQUEST:
Land Use Plan amendment in the Chenal Planning District from Single Family,Low
Density Residential,Multifarnily,Neighborhood Commercial,and Office to Single
Family,Office,Commercial and Mixed Office Commercial.Single Family provides for
single-family homes at densities not to exceed 6 dwelling units per acre.Office
represents services provided directly to consumers (e.g.legal,financial,medical)as
May 25,2006
ITEM NO.:K Cont.FILE NO.:LU06-19-02
well as general offices,which support more basic economic activities.Commercial
includes a broad range of retail and wholesale sales of products,personal services and
general business activities.Mixed Office Commercial provides a mixture of office and
commercial uses to occur,acceptable uses are office or mixed office and commercial
with a Planned Zoning District.For some of the area there are reclassifications to allow
for further development,in other there is not application for re classification at this time.
In all cases the changes are intended to allow for future development of the area.
EXISTING LAND USE AND ZONING:
The property is vacant currently zoned MF18,Multifamily 18 units,02 Office 8
Institutional,and Planned Office District and is 57 acres x in size.To the northeast are
C2 Shopping Center,C3 General Commercial and Planned Commercial District tracts.
Most of this land remains vacant and wooded.A few of the offices and retail uses have
been constructed in the Planned Commercial District west of Chenal Parkway.To the
southeast is MF 18 and R2 Single Family land.The MF18 land is vacant and the R2
land is mostly developed as large lot and rural residential.To the Southwest is primarily
R2 land with a couple of C1 Neighborhood Commercial and C3 pieces along Kanis
Road.Most of the R2 land is vacant or developed as rural and large lot residential.
The C3 and C1 land is partial developed and partial vacant.To the northwest is mostly
R2 land with some MF6 Multifamily 6 units and MF18.All the land is developed as
single-family subdivisions with a golf course.There is a separate item on this agenda
to change some of the zoning within the amendment area.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
May 18,2004,a change from Single Family to Office,south of Cantrell Road between
Chenonceau and Chevaux a mile to the north of the site.This change was made
related to a Planned Office District reclassification to allow for future redevelopment of
the land.
January 20,2004,a change from Office to Mixed Use south of Rahling Road either side
of Champlin Drive,north of the site.This change was made to allow for future
development of the land (no reclassification was included at the time).
June 17,2003,changes from Office,Multifamily and Single Family to Multifamily and
Low Density Residential in the same ownership as this site.These changes were made
to reflect new zoning in the area for future development.
June 4,2002,a change from Single Family to Suburban Office south of Cantrell Road
either side of Drew,a mile to the north of the site.This change was made related to a
Planned Office District reclassification to allow for future redevelopment of the land.
January 2,2002,a change from Single Family to Commercial,Suburban Office and
Open Space southeast of the Chenal-Northfield intersection over a mile to the
northwest of the site.This change was made related to a rezoning request for the area.
2
May 25,2006
ITEM NO.:K Cont.FILE NO.:LU06-19-02
The land use plan for most of this area reflects the use pattern of a Planned
Commercial District,which was approved by the City many years ago to develop a 'neo-
traditional'evelopment for the area.North of the application area is a large area of
Commercial to the Chenal-Rahling intersection.To the east is Office then Multifamily
use areas.To the southeast is a Commercial area at Kanis-Chenal Parkway then
Single Family.To the south is Multifamily use then Single Family.To the southwest is
Multifamily around a Commercial Node at Kanis and the proposed West Loop (Rahling
Road).West of the application is a Single Family use area.
MASTER STREET PLAN:
Chenal Parkway and Rahling Road are shown as Arterials on the plan.LaGrande is
shown as a Collector on the Plans.An Arterial functions to move traffic through and
around the urban area or from activity centers to the Arterial system.These roads are
designed to be four or more lanes and move large numbers of vehicles at high speed.
They are not intended to provide access to adjacent land.A Collector functions to bring
vehicles from the neighborhoods to the Arterial system as well as to provide access to
adjacent property.These roads are designed to be three-lane roads.Not all of the
roads are built to standard.Currently there are no plans by the City to make road
improvements at this location.At the time of development additional right-of-way and
road improvements may be required.
BICYCLE PLAN:
The Master Street Plan,Bicycle section,proposes a Class I bike route along Chenal
Parkway and Rahling Road.A Class I route has a separate pavement for the sole use
of bicycles.
PARKS:
The Little Rock Parks and Recreation Master Plan indicates this site is currently within
8-blocks of an existing public or private park or open space.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this amendment.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The property under review is not located in an area covered by a City of Little Rock
recognized neighborhood action plan.
3
May 25,2006
ITEM NO.:K Cont.FILE NO.:LU06-19-02
ANALYSIS:
This is an area which has not seen much development yet.The area was annexed
almost twenty years ago.Land Use Plan for the area was adopted in the mid-1980s.
This was part of the "Little Rock Extraterritorial Land Use Plan"area,which was
adopted in 1986.Since then there has been one major Land Use Plan amendment for
this area.The owner (Chenal Properties)proposed to develop a 'town center'sing the
neo-traditional development standards.A Planned Commercial District was approved
for the proposed development and the Land Use Plan was changed to reflect this new
use pattern.
The Planned District for this mixed use 'town center'as been repelled now.The
owner has proposed and been approved for a large shopping center using the Power
Center and main street retail design concepts.This development is half of the former
Planned District and is between Rahling,La Grande and Chenal Parkway.The
amendment proposed here is the remaining area of the former Planned District —west
and south of the new proposed 'Power Center'.
Development has been occurring to the northwest and northeast of this application
area.Subdivisions with 'high-end'omes have been developed both to the northwest
and east.A large office development with multiple buildings has been constructed just
to the east of the application area.All of this development has occurred in the last
fifteen years.Currently the site is wooded and vacant.The city limits is not too far to
the south and southwest of the application area.
The major intersection is the Rahling-Chenal intersection however there is a high
concentration of major roads in this vicinity.Rahling Road,Chenal Parkway and Kanis
Road are all arterials,which are major roads.La Grande,and Chenampagnolle are
Collectors.Only a portion of LaGrande and none of Rahling Road are constructed
along the amendment request.
The proposed 'power center's zoned C2 Shopping Center and represents most of the
currently zoned commercial land in the vicinity of the Rahling-Chenal Parkway
intersection.The Plan change has two parts.For most of the area north and west of
Rahling Road there is a companion-rezoning item.The request is to recognize the pre-
PCD commercial at Rahling and Chenal and to keep the commercial area of the PCD
north of Rahling Road.Rahling would be lined with commercial almost to Rock Creek.
An area of office is proposed which would be the entrance to a small single-family area.
The second area is the south frontage of LaGrande.There is no zoning request at this
time.Currently the Plan shows Office along the eastern frontage and multifamily along
the west.There is a Planned Office District where the Office is shown and Multifamily-
18 zoning where the multifamily is shown.The Mixed Office Commercial designation
requires that some part of the area have office,but does not require a percentage.
4
May 25,2006
ITEM NO.:K Cont.FILE NO.:LU06-19-02
The first area of the request northwest of the Rahling-Chenal Parkway intersection is
basically to recognize the existing zoning pattern along Rahling Road.The changes to
the north reduce the intensity of the development that would result.The resulting land
use pattern and zoning pattern would be between that of the current zoning and the
current Land Use Plan.The major change is more commercial along Rahling Road and
less density of residential north of this.It should be noted that a portion of the
Commercial has been purchased by a bank for their main office.These changes are
minor and are basically a rearrangement of uses.
The second area would introduce Commercial use along the south side of La Grande.
There are significant areas shown for,yet to develop,at the Rahling Road-Chenal
Intersection and to the south at the Kanis-Chenal Parkway intersection.The idea of
changing the Land Use Plan to Mixed Office Commercial along the full length of a street
has the appearance of 'strip'evelopment.The practice in Mixed Office Commercial
areas has been for predominately commercial developments.Thus 'strip'ommercial
is a possibility with this change.
With all the Commercial shown in the area there does not appear to be a need to add
the possibility of commercial for this land.There will be a need for residences near
these future employment sources for the service workers that will be need to staff them.
Having Multifamily or Low Density Residential in close proximity would seem
appropriate.
NE I G H BO R HOOD COMMENTS:
Notices were sent to the following neighborhood associations:St Charles Community
Association and Coalition of West Little Rock Neighborhoods.Staff has received no
comments from area residents.
STAFF RECOMMENDATIONS:
Staff believes the changes north of Rahling Road are appropriate but the changes
south of LaGrande area not appropriate.
PLANNING COMMISSION ACTION:(MAY 11,2006)
At the request of Staff to allow time to resolve issues the item was placed on consent
agenda for deferral to May 25,2006.By a vote of 10 for 0 against (1 absent)the
consent agenda was approved.
5
May 25,2006
ITEM NO.:K Cont.FILE NO.:LU06-19-02
STAFF UPDATE:
Staff is continuing to review the area and proposals for the area of this action.
Additional information and recommendation are forthcoming.
PLANNING COMMISSION ACTION:(MAY 25,2006)
Items K,L,M,2 and 3 were combined for presentation by Staff.Walter Malone,
Planning Staff,reviewed this the Commission the Land Use Study begun along Kanis
Road from Chenal to Dennis Road.This study was begun at the request of the Board
of Directors as a result of a Land Use Plan change between Rock Creek to Kanis Road
from Multifamily to Commercial.After reviewing the Study proposals,Mr.Malone
reviewed each of the Land Use Plan requested changes and the surrounding Land Use
Plan.Staff is supported of the changes proposed in items K,L and M.Staff does not
support the changes requested in items 2 and 3.Staff could support a change from
Office to Mixed Use for the area within item 3.
Ms.James next made a staff presentation for the Planned Zoning District applications,
items N,0 and P (see minutes of those items for presentation).Mr.Moore,Planning
Staff made the presentation on items J,2.1 and 3.1 (see minutes of those items for
presentation).Mr.Ernie Peters,Peters and Associates presented the traffic study
information completed for both applicants.In short the development would add 500
(Deltic)and 1000 (Wisenhunt)to the PM peck.The improvements each would make
would more than off set the increased demands on the road network.This is not to say
that other intersection in the network would not need further improvements.
Commission Allen indicated he had been called away for another meeting and thus the
commission was going to have only 6 members for these items.Commissioner
Rahman expressed concerns about moving foreword since the Traffic Study had just
become available and he wished to have time for a more complete review.(He
indicated he might now not be able to support any of the requests).Each applicant was
asked if they wished to defer.After some discussion Mr.Spivey and Mr.Daters for the
Deltic applicants agreed to defer items J,K,2,2.1,3 and 3.1.By a vote of 6 for and 0
against the commission voted to defer these items to July 6,2006.
6
May 25,2006
ITEM NO.:L FILE NO.:LU06-19-01
Name:Land Use Plan Amendment —Chenal Planning District
Location:Rahling to Chenal,Kirk to Wellington Village
Rerluest:Neighborhood Commercial,Office &Low Density Residential to Mixed
Office Commercial
Source:Robert Brown,Development Consultants
PROPOSAL /REQUEST:
Land Use Plan amendment in the Chenal Planning District from Neighborhood
Commercial,Office and Low Density Residential to Mixed Office Commercial.Mixed
Office Commercial represents a mixture of office and commercial uses,with either
office or a mix of both uses with a Planned Zoning District.
STAFF RECOMMENDATIONS:
At the request of the Planning Commission this item will be deferred to May 11,2006.
PLANNING COMMISSION ACTION:(APRIL 13,2006)
The item was placed on the consent agenda for deferral to May 11,2006.By a vote of
8 for,0 against the consent agenda was approved.
STAFF UPDATE:
EXISTING LAND USE AND ZONING:
The property is vacant rural in nature with one house currently zoned C-1
Neighborhood Commercial,0-2 Office 8 institutional,and MF6 Multifamily 6-units per
acre and is 48.5 acres t in size.North of the site the land is vacant rural in nature and
zoned MF18 Multifamily 'l8 units per acre,and R-2 Single Family.To the east is an
apartment complex zoned MF18 and a single-family subdivision zoned R-3 Single
Family and R-2.To the south are several Planned Commercial Districts with auto
dealerships and a partial developed shopping center.To the southwest is vacant land
zoned C-3 General Commercial and to the northwest is 0-2 and Planned Office District
land with office buildings and one mixed office retail center.
May 25,2006
ITEM NO.:L Cont.FILE NO.:LU06-19-01
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
May 18,2004,a change from Single Family to Office,south of Cantrell Road between
Chenonceau and Chevaux,a mile to the north of the site.This change was made
related to a Planned Office District reclassification to allow for future redevelopment of
the land.
January 20,2004,a change from Office to Mixed Use south of Rahling Road either side
of Champlin Drive,north of the site.This change was made to allow for future
development of the land (no reclassification was included at the time).
June 17,2003,changes from Office,Multifamily and Single Family to Multifamily and
Low Density Residential in the same ownership as this site.These changes were made
to reflect new zoning in the area for future development.
June 4,2002,a change from Single Family to Suburban Office was made south of
Cantrell Road either side of Drew,a mile to the north of the site.This change was
made related to a Planned Office District reclassification to allow for future
redevelopment of the land.
January 2,2002,a change from Single Family to Commercial,Suburban Office and
Open Space southeast of the Chenal-Northfield intersection over a mile to the
northwest of the site.This change was made related to a rezoning request for the area,
The site requesting a change is shown as Neighborhood Commercial on the north,Low
Density Residential on the northeast and the remainder as Office use.Northeast is Low
Density Residential and Single Family.To the southeast is a small area of
Neighborhood Commercial,Suburban Office and Public Institutional with Mixed Office
Commercial and Commercial use beyond that.To the south is Commercial and Mixed
Office Commercial use on the Plan.Southwest is Commercial with Multifamily beyond
that.To the northwest is Office and Multifamily with more Office beyond.
MASTER STREET PLAN:
There is an amendment to the Master Street Plan before the Board of Directors for this
area;the major change of this item would be the alignments.Wellington Hills
Boulevard and Champlin Drive are shown as Arterials on the Plan.Kirk is shown as a
Collector with a request to change it to an Arterial.An unnamed Collector has been
requested for removal from the Plan between Chenal Parkway and Arkansas Systems
Drive.An Arterial functions to move traffic through and around the urban area or from
activity centers to the Arterial system.These roads are designed to be four or more
lanes and move large numbers of vehicles at high speed.They are not intended to
provide access to adjacent land.A Collector functions to bring vehicles from the
neighborhoods to the Arterial system as well as to provide access to adjacent property.
2
May 25,2006
ITEM NO.:L Cont.FILE NO.:LU06-19-01
These roads are designed to be three-lane roads.None of these roads are built to
standard.Right-of-way and street improvements will need to be made at the time of
development.
BICYCLE PLAN:
The Master Street Plan,bicycle section,proposes a Class I bike route along Chenal
Parkway.A Class I route has a separate pavement for the sole use of bicycles.
PARKS:
The Little Rock Parks and Recreation Master Plan indicates this site is currently within
8-blocks of an existing public or private park or open space.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this amendment.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The application area is within the Rock Creek Neighborhoods Plan area.The
Neighborhood Plan calls for the protections and preservation of greenbelts with strict
enforcement of the excavation and landscape ordinances.It also calls for the
interconnection of the area with sidewalks and other non-motorized vehicle paths.The
Plan calls for the completion of Champlin Drive and Villages of Wellington Road to
Kanis Road,and construct the intersection of Chenal Parkway and Champlin Drive
funded with a bond issue (build prior to development).The Plan asks that amendments
to the Land Use Plan be rare and only with the input of the neighborhood.
ANALYSIS:
The site requesting a change in land use is part of what had been a dairy farm many
years ago.Currently it is rural in nature.Some of the dairy farm ownership has already
been redeveloped as single-family homes,churches,and commercial uses.The land
all around this ownership has been developing over the last decade.The result is
moderate sized office buildings to the west;commercial uses to the south,single-family
uses and apartments to the east;and apartments and vacant land to the north.
The Master Street Plan has recommended a north-south arterial through this property
for many years.The location did start out closer to the then eastern boundary of the
property.Over the years the alignment has moved to the west.Also over the years the
density has increased with more office and higher density residential proposed on the
site and less single-family.
The area is part of what is commonly called 'west Little Rock'.Most of this area was
annexed in to the city in the 1980s as vacant land.Since then subdivision of homes
3
May 25,2006
ITEM NO.:L Cont.FILE NO.:LU06-19-01
have been constructed to the east,Villages of Wellington and west,Chenal Valley.
This site was one of the last areas to become part of the city,in the mid-1990s.
Most of the Single Family and Office areas have been developed.However,the
majority of the areas shown for Commercial remain partial development or
undeveloped.Most of this land is along Chenal Parkway.There is a large 'node'f
Commercial at Rahling Road and Chenal Parkway and a smaller one at Kanis Road
and Chenal Parkway.There is a proposal to construct a large commercial center at
Rahling Road and Chenal Parkway.This development would consume most of the
available undeveloped commercially zoned land at that location (if the development
occurs).
In addition very little of the Commercial at Kanis Road and Chenal Parkway is
developed.In both of these locations the land is also zoned commercial,either C2
Shopping Center or C3 General Commercial.Most of the commercial development
along Chenal Parkway that has developed has been approved with Planned
Commercial Districts.There are still some available areas for commercial development
within these projects.
There have been three apartment developments constructed near the application area.
Two are to the north and one to the southeast.Residential development has been
limited to apartment complexes or single-family detached structures to date,even
though the Plan shows some Low Density Residential use.This change would remove
the last undeveloped land shown for Low Density Residential.The proposed change
would also remove approximately half of the Neighborhood Commercial land on the
Plan.Currently the commercial that has been built is mostly regional or community
types of use,rather than retail uses designed to service the immediate neighborhood.
A Conditional Use Permit has been applied for to the north of this application to
construct a church complex.The uses on this land are Single Family,Multifamily,Low
Density Residential and Neighborhood Commercial.The actual likely future use of the
land is Public Institutional.The existing zoning for this land is R-2 Single Family,MF-18
Multifamily 18 units per acre,and C-1 Neighborhood Commercial.There will be less
residential and commercial uses as a result of the church development.
The bulk of the area requesting a change in use is Office on the Plan and zoned.With
the loss of the Neighborhood Commercial area at Kirk and Arkansas System some
additional commercial to the south is not unreasonable.The surrounding uses are
Office to the west;Commercial to the south;Multifamily,Neighborhood Commercial and
Suburban Office to the east;and a church to the north.The Plan has always called for
the area between Wellington Hills Boulevard and Chenal Parkway to be high density
with office and commercial uses.
The Planning Commission has approved a realignment of Wellington Hills Boulevard,
which would place the bulk of the proposed Mixed Office Commercial area south of the
road.A small portion would be north of the roadway between the proposed church and
existing apartments.The area between Chenal Parkway and the alignment of
4
May 25,2006
ITEM NO.:L Cont.FILE NO.:LU06-19-01
Wellington Hills-Arkansas Systems is currently predominately commercial.There are
two areas of office within this boundary,this site being one.The other is around
Arkansas Systems Drive and is mostly developed.
As noted previously there is available commercial to the west,which has been Planned
and zoned for decades.There will be less commercial in this location due to the church
development.In addition some Commercial will be removed from the Plan with this
application.Office has been developing to the east,but areas remain further north at
Chenal Parkway and Chenal Drive and to the west beyond Chenal Parkway.
Of the application area approximately 30 acres is currently Office and five acres is
Neighborhood Commercial.The total application area is approximately 48 to 49 acres,
with the remaining 'IO acres or so currently shown for residential.A change from Office
to Mixed Office Commercial is not a major change.It does introduce retail as a more
major possibility for the office area.In a Mixed Office Commercial area,the City and
Commission can require a development to be majority office.Though historically
Planned Zoning District for Mixed Office Commercial areas have been primarily
commercial.Two conceptual Planned Zoning Districts have been submitted for review
on this agenda.One in north of the extension of Wellington Hills Boulevard,it is a
Planned Office District and south is a Planned Commercial District.These will set the
percentage of office and commercial for the application area.
NE I G H B OR HOOD COMMENTS:
Notices were sent to the following neighborhood associations:St Charles Community
Association and Parkway Place Property Owners Association.Staff has not received
any comments,though at the April 19,2006 Plans Committee meeting there were a
couple of interested property owners.One did express concerns about how changing
the use pattern might affect improvement districts in the area.
STAFF RECOMMENDATIONS:
Staff believes the change is appropriate.
PLANNING COMMISSION ACTION:(MAY 11,2006)
At the request of Staff to allow time to resolve issues the item was placed on consent
agenda for deferral to May 25,2006.By a vote of 10 for 0 against (1 absent)the
consent agenda was approved.
5
May 25,2006
ITEM NO.:L Cont.FILE NO.:LU06-19-01
PLANNING COMMISSION ACTION:(MAY 25,2006)
Items K,L,M,2 and 3 were combined for presentation by Staff.Walter Malone,
Planning Staff,reviewed this the Commission the Land Use Study begun along Kanis
Road from Chenal to Dennis Road.This study was begun at the request of the Board
of Directors as a result of a Land Use Plan change between Rock Creek to Kanis Road
from Multifamily to Commercial.After reviewing the Study proposals,Mr.Malone
reviewed each of the Land Use Plan requested changes and the surrounding Land Use
Plan.Staff is supported of the changes proposed in items K,L and M.Staff does not
support the changes requested in items 2 and 3.Staff could support a change from
Office to Mixed Use for the area within item 3.
Ms.James next made a staff presentation for the Planned Zoning District applications,
items N,0 and P (see minutes of those items for presentation).Mr.Moore,Planning
Staff made the presentation on items J,2.1 and 3.1 (see minutes of those items for
presentation).Mr.Ernie Peters,Peters and Associates presented the traffic study
information completed for both applicants.In short the development would add 500
(Deltic)and 1000 (Wisenhunt)to the PM peck.The improvements each would make
would more than off set the increased demands on the road network.This is not to say
that other intersection in the network would not need further improvements.
Commission Allen indicated he had been called away for another meeting and thus the
commission was going to have only 6 members for these items.Commissioner
Rahrnan expressed concerns about moving foreword since the Traffic Study had just
become available and he wished to have time for a more complete review.(He
indicated he might now not be able to support any of the requests).Each applicant was
asked if they wished to defer.After some discussion Mr.Spivey and Mr.Daters for the
Deltic applicants agreed to defer items J,K,2,2.1,3 and 3.1.By a vote of 6 for and 0
against the commission voted to defer these items to July 6,2006.
Mr.Downing representing the Wisenhunt applications spoke to the Commission about
the issues.He indicated that he did not have the time for a deferral and wished to
proceed.The Commission recessed at this point.Upon reconvening the Commission
heard from the applicants and their representative on the applicants for items L,M,N,0 and P.See items N,0 and P for minutes record.A motion was made to approve
item L.By a vote of 6 for 0 against the motion was approved.A motion was made to
approve item M.By a note of 6 for 0 against the motion was approved.
6
May 25,2006
ITEM NO.:M FILE NO.:LU06-18-03
Name:Land Use Plan Amendment —Ellis Mountain Planning District
Location:South of Chenal-Kanis,west of Kirk Road
Receuest:Multifamily to Commercial
Source:Robert Brown,Development Consultants
PROPOSAL /REQUEST:
Land Use Plan amendment in the Ellis Mountain Planning District from Multifamily to
Commercial.Commercial represents a broad range of retail and wholesale sales of
products,personal and professional services and general business activities.Future
commercial development of the site.No rezoning has been filed at this time.
STAFF RECOMMENDATIONS:
At the request of the Planning Commission this item will be deferred to May 11,2006.
PLANNING COMMISSION ACTION:(APRIL 13,2006)
The item was placed on the consent agenda for deferral to May 11,2006.By a vote of
8 for,0 against the consent agenda was approved.
STAFF UPDATE:
EXISTING LAND USE AND ZONING:
The property is vacant and a golf driving range currently zoned R-2 Single Family and
PDC Planned Development Commercial and is 20.5 acres a in size.South and west of
the site is zoned R-2 Single Family and is either vacant or rural developed as large lot
single-family.To the east is a Planned Commercial Development,partially developed
as a shopping center.To the northeast are several Planned Commercial
Developments for small offices and auto dealerships.Beyond this to the north is 0-2
Office 8 Institutional and Planned Office Districts.Most of the 0-2 land is vacant while
the Planned Office Developments are office buildings.To the north is C-3 General
Commercial land,which is currently vacant.Beyond this are two Planned Office
Developments,one is an office building the other is a commercial center with both
office and retail uses.Beyond this is a large area of vacant C-2 Shopping Center
zoned land.
May 25,2006
ITEM NO.:M Cont.FILE NO.:LU06-18-03
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
July 20,2004,a change was made from Mixed Use to Mixed Office Commercial along
the north side of 36 Street between Bowman Road and l-430,over a mile southeast of
the site.This change was made as a result of a rezoning request for office zoning.
April 6,2004 a change was made from Single Family to Suburban Office at the
southeast corner of Kanis and Pride Valley Road,to the southeast of the site.This
change was for redevelopment of a structure for an office use.
February 4,2003,a change was made from Multifamily to Mixed Office Commercial
south of Brodie Creek west of l-430,about a mile to the southeast of the site.This
change was made to incorporate all the land south of Brodie Creek into one large
proposal for a shopping center development.
January 7,2003,a change was made from Low Density Residential to Multifamily at
Cooper Orbit and Capital Lakes Blvd.,to the south of the site.This change was made
to accommodate a planned development for apartments.
July 3,2001,a change was made from Low Density Residential,Mixed Office
Commercial,and Neighborhood Commercial to Single Family —over a mile to the
southeast of the site.This change was made to replace the proposed 'Brodie Creek
New Towne'evelopment with the 'oodlands Edge'esidential subdivision.
The site is shown for Multifarnily use.To the east is a Mixed Office Commercial area.
Beyond this is a small commercial area at Kanis and Chenal Parkway.To the south is
a Park/Open Space corridor along Rock Creek,then a large area of Single Family use.
To the north is a Commercial node at Chenal Parkway and Kanis Road,beyond this is
a large Office area.To the west is an area shown for Public Institutional.This site was
proposed on a consultant study done in the mid-1980s.Further to the west is
Multifamily around a Commercial node at the intersection of Kanis with the west Loop
(Rahling Road).
MASTER STREET PLAN:
Kanis Road is shown as a Minor Arterial and Kirk Road extension is shown as a
Collector on the plan.A Minor Arterial is designed to move vehicles and goods in and
around the urban area.A Collector functions to move traffic from neighborhoods to the
Arterial system and to provide access to adjacent land.Neither road is currently built to
design standard.There are not public projects scheduled for these roads.Additional
right-of-way and road improvements will be required with new developments.
2
May 25,2006
ITEM NO.:M Cont.FILE NO.:LU06-18-03
BICYCLE PLAN:
The Master Street Plan,Bicycle section,proposes a Class I bike route along Kanis
Road and Chenal Parkway.A Class I route has a separate pavement for the sole use
of bicycles.
PARKS:
The Little Rock Parks and Recreation Master Plan indicates this site is currently within
8-blocks of an existing public park or open space.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this amendment.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The property under review is not located in an area covered by a City of Little Rock
recognized neighborhood action plan.
ANALYSIS:
The site is vacant and has been most recently used as a golf driving range.The Land
Use Plan shows the area for Multifamily.There is a small commercial 'node't Kanis
and Chenal Parkway.This is 'T'ntersection of two arterials.Most of the Commercial
use is shown for the Rahling Road —Chenal Parkway intersection.In addition there are
small 'commercial nodes't Chenal and Kanis/Wellington Hills to the east and Kanis-
West Loop (Rahling/Edswood)to the west.Most of the Commercial land is zoned,but
little is developed to the north and west.
The site is along the southern edge of Little Rock's development area.Most of the
denser,Suburban type of development has been north of this area.It has moved from
east to west passed this site.The city limits is near the southern boundary and western
boundary of the application area.Development of single-family subdivisions has been
occurring for the last decade to the northeast,north and northwest of this site.These
homes are priced at the upper end of the housing market.To the north between Kanis
Road and Rahling Road several moderately sized office buildings have been
constructed and occupied.In more recent years apartment developments have
occurred to the north and northeast of the site.
To the south of the site is the floodplain of Rock Creek with large lot subdivisions
beyond that,e.g.large high-end homes on 3 to 10 acre tracts.With this development
pattern well established it is unlikely that much dense development will occur
3
May 25,2006
ITEM NO.:M Cont.FILE NO.:LU06-18-03
immediately to the south and southwest.A quarter mile further south,with larger
ownerships,the possibility still exists for a more urban or suburban development
density.
The City approved the golf driving range as a 'holding'se.A driving range is mostly
open green space and could be redeveloped in to any other use from Single Family to
Industrial.As the result of a Planned Commercial Development approved on the north
side of Kanis Road between Chenal Parkway and Rock Creek,the Little Rock Board of
Directors asked Staff to review the Kanis corridor to prevent 'Strip Commercial'long
Kanis Road from Chenal Parkway to Dennis Road.
The Plan as currently proposed shows this area for Multifamily.This Multifamily is
designed to be a transition from the commercial node at Kanis Road and Chenal
Parkway to the single-family south of Rock Creek.The Plan had envisioned the
primary commercial area to be around the Chenal Parkway —Rahling Road
intersection.The use pattern is very intense from this site north to beyond Rahling
Road,with the area shown for Office or Commercial.
During the review of the Kanis Corridor Staff has been conducting with the Plans
Committee,the idea of Mixed Office Commercial has been viewed favorably for this
site.The designation allows for a portion of this land to be put with the existing
Commercial node at the Kanis-Chenal intersection to make a better overall
development.The City and Staff have expressed concerns about the development of a
commercial strip along Kanis west of Chenal Parkway.A Mixed Office Commercial
designation does not encourage the stripping of Kanis Road.At the same time it allows
for a business developed with predominate commercial use at the intersection.
In order to discourage further commercialization along Kanis Road the future
development should be oriented to the east and north rather than west.The design of
the Mixed Office Commercial development should be done to assure most of the
commercial activity is directed away from Kanis Road.This use should be
concentrated on the Kirk-Chenal intersection.The massing orientation and landscaping
should be such that residential or office can comfortably be located to the west along
Kanis Road.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations:St Charles Community
Association and Parkway Place Property Owners Association.Staff has received no
comments from area residents.
STAFF RECOMMENDATIONS:
Staff believes the amended change to Mixed Office Commercial is appropriate.
4
May 25,2006
ITEM NO.:M Cont.FILE NO.:LU06-18-03
PLANNING COMMISSION ACTION:(MAY 11,2006)
At the request of Staff to allow time to resolve issues the item was placed on consent
agenda for deferral to May 25,2006.By a vote of 10 for 0 against (1 absent)the
consent agenda was approved.
PLANNING COMMISSION ACTION:(MAY 25,2006)
Items K,L,M,2 and 3 were combined for presentation by Staff.Walter Malone,
Planning Staff,reviewed this the Commission the Land Use Study begun along Kanis
Road from Chenal to Dennis Road.This study was begun at the request of the Board
of Directors as a result of a Land Use Plan change between Rock Creek to Kanis Road
from Multifamily to Commercial.After reviewing the Study proposals,Mr.Malone
reviewed each of the Land Use Plan requested changes and the surrounding Land Use
Plan.Staff is supported of the changes proposed in items K,L and M.Staff does not
support the changes requested in items 2 and 3.Staff could support a change from
Office to Mixed Use for the area within item 3.
Ms.James next made a staff presentation for the Planned Zoning District applications,
items N,0 and P (see minutes of those items for presentation).Mr.Moore,Planning
Staff made the presentation on items J,2.1 and 3.1 (see minutes of those items for
presentation).Mr.Ernie Peters,Peters and Associates presented the traffic study
information completed for both applicants.In short the development would add 500
(Deltic)and 1000 (Wisenhunt)to the PM peck.The improvements each would make
would more than off set the increased demands on the road network.This is not to say
that other intersection in the network would not need further improvements.
Commission Allen indicated he had been called away for another meeting and thus the
commission was going to have only 6 members for these items.Commissioner
Rahman expressed concerns about moving foreword since the Traffic Study had just
become available and he wished to have time for a more complete review.(He
indicated he might now not be able to support any of the requests).Each applicant was
asked if they wished to defer.After some discussion Mr.Spivey and Mr.Daters for the
Deltic applicants agreed to defer items J,K,2,2.1,3 and 3.1.By a vote of 6 for and 0
against the commission voted to defer these items to July 6,2006.
Mr.Downing representing the Wisenhunt applications spoke to the Commission about
the issues.He indicated that he did not have the time for a deferral and wished to
proceed.The Commission recessed at this point.Upon reconvening the Commission
heard from the applicants and their representative on the applicants for items L,M,N,0 and P.See items N,0 and P for minutes record.A motion was made to approve
item L.By a vote of 6 for 0 against the motion was approved.
5
May 25,2006
ITEM NO.:N FILE NO.:Z-4807-F
NAME:Shackleford Farms Long-form POD
LOCATION:Located North of Wellington Hills Road,West of the Villages of
Wellington Subdivision
DEVELOPER:
Whisenhunt Investment
35 Windsor Court
Little Rock,AR 72212
ENGINEER:
Development Consultant,Inc.
2200 North Rodney Parham Road
Little Rock,AR 72212
AREA:10.08 acres NUMBER OF LOTS:1 FT.NEW STREET:0 LF
CURRENT ZONING:R-2,MF-6,0-2 and C-1
ALLOWED USES:Single-family,Multi-family,Office and Commercial
PROPOSED ZONING:POD
PROPOSED USE:0-2 and C-2 —Mix of 70'/o Office and 30'/o Commercial Uses
VARIANCES/WAIVERS REQUESTED:None requested.
A.P ROPOSAL/REQ UEST:
The applicant is proposing the rezoning of this site from various zoning
classifications to POD (Planned Office Development)to provide a conceptual
plan to establish uses for the property.The applicant has indicated as a
development plan or plans are secured the POD will be revised to allow review
by the Planning Commission and the Board of Directors for compliance with
established criteria.The applicant has indicated the following criteria for review
and approval:
May 25,2006
ITEM NO.:N Cont.FILE NO.:Z-4807-F
BASIC DEVELOPMENT COMPOSITION—
1.The 10.08 acre site will be developed with office and commercial uses with
an approximate balance of 70%office and 30%commercial measured on a
proportional basis of building area for the entire property.
2.Allowed uses will be those identified under 0-2 and C-2 classifications of
office and commercial uses.
3.The property may be developed as a mix of individual lots and buildings,or
multiple building on a single site.
4.Buildings may be for single or mixed use.
BASIC DEVELOPMENT GUIDELINES—
1.The layout of proposed building site improvements must be approved by the
Planning Commission as an amendment to this POD application.
2.The maximum building height allowed shall conform to 0-2 height
regulations.
3.All site lighting must be low-level,directed away from adjacent property,and
shielded downward and onto the site.
4.All trash enclosures will be oriented away from boundary streets,screened
with masonry enclosures,and gated with screened gate panels.
5.Use of outdoor speaker or sound amplification system shall be prohibited on
the property except for one-half hour before and after the users hours of
being open to the general public.The operation of any such speaker and
system is limited to those that do not emit sound that is plainly audible from
adjoining properties or boundary streets.
6.All landscape and buffer areas will be provided to meet or exceed CLR
ordinance requirements and provide a minimum street buffer of twenty-five
feet along boundary streets.
7.All portions of the property will be landscaped to meet or exceed CLR
ordinance requirements.
PUBLIC INFRASTRUCTURE IMPROVEMENTS—
1.A traffic study will be provided by the developer to identify street
improvements that will be recommended to service the proposed uses and to
evaluate proposed alignments.
2.The developer will negotiate an agreement with CLR Public Works and
Traffic Engineering for the installation of specific street improvements that will
be required.
3.The developer will review related utility infrastructure needs with the various
utility companies and negotiate agreements for the installation of specific
utility improvements that will be required.
4.Rights-of-way and easements for required street,drainage,and utility
improvements will be provided by the developer.
2
May 25,2006
ITEM NO.:N Cont.FILE NO.:Z-4807-F
SIGNAGE GUIDELINES—
1.Monument style signage will be used and each sign will not exceed 10 feet in
height or 100 square feet in area (as measured on one side).
2.Monument Signage may be used on a shared or individual basis among
buildings and tenants.
3.Final signage locations must be approved by the Planning Commission as an
amendment to this POD application.
4.All building wall signage must comply with CLR ordinance requirements based
on the associated building use.
GRADING 8 EXCAVATION GUIDELINES—
1.Preliminary grading will be done on this property as part of a larger overall
grading plan and project for surrounding properties and roadways.This work will
be done in advance of actual property development.
2.The developer will provide an overall master grading plan covering this and
surrounding properties to minimize future excavation work and related hauling
operations that will occur at the actual time of development.
B.EXISTING CONDITIONS:
The site is a vacant gently sloping site;the remnant of the old Shackleford Dairy
Farm.The area to the west is developing as office and commercial uses
abutting Chenal Parkway and the area to the southwest along Kirk Road has not
redeveloped.To the east of the site is the Villages of Wellington subdivision
with new single-family homes under construction.Further north of the site are
the Carrington Park Apartments (zoned MF-18)and a vacant 0-3 zoned tract.
To the east is a MF-18 zoned tract,which as developed as a multi-family
development.South of the site is a PD-C zoned site for Riverside Acura
automobile dealership.Small-scale office development is occurring along Kirk
Road on the east side.
C.NEIGHBORHOOD COMMENTS:
As of this writing,staff has received several informational phone calls from area
property owners.The property owners located within 200-feet of the site,all
residents located within 300-feet of the site who could be identified along with
the Parkway Place Property Owners Association,Margeaux Place Property
Owners Association and the St.Charles Property Owners Association were
notified of the public hearing.
3
May 25,2006
ITEM NO.:N Cont.FILE NO.:Z-4807-F
D.ENGINEERING COMMENTS:
Public Works Conditions:
1.A traffic study has been provided for review by Public Works.After review,
the study meets all Public Work's requirements.
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer main extension required,with easements.Contact Little
Rock Wastewater Utility at 688-1414 for additional information.
Entercnt:No comment received.
Center-Point Ener:No comment received.
SBC:No comment received.
Central Arkansas Water:All Central Arkansas Water requirements in effect at
the time of request for water service must be met.Water main extensions will be
required in order to provide service to portions of this property.A Capital
Investment Charge based on the size of the meter connection(s)will apply to this
project in addition to normal charges.This fee will apply to all connections
including metered connections off the private fire system.This development will
have minor impact on the existing water distribution system.Proposed water
facilities will be sized to provide adequate pressure and fire protection.
Pl fi y .C
Department at 918-3700 for additional information.C~
CATA:The site is not located on a CATA Bus Route.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:This request is located in the Chenal Planning District.The
Land Use Plan shows Low Density Residential and Office for this property.The
applicant has applied for a Planned Office District for future development of the
property.
A land use plan amendment for a change to Mixed Office Commercial is a
separate item on this agenda.(File No.LU06-19-01)
4
May 25,2006
ITEM NO.:N Cont.FILE NO.:Z-4807-F
Master Street Plan:There is an amendment to the Master Street Plan before the
Board of Directors in this area;the major change of this item would be the
alignments.Wellington Hills Blvd,and Champlin Drive are shown as Arterials on
the Plan.Kirk is shown as a Collector with a request to change it to an Arterial.
An unnamed Collector has been requested for removal from the Plan between
Chenal Parkway and Arkansas Systems Drive.An Arterial functions to move
traffic through and around the urban area or from activity centers to the Arterial
system.These roads are designed to be four or more lanes and move large
numbers of vehicles at high speed.They are not intended to provide access to
adjacent land.A Collector functions to bring vehicles from the neighborhoods to
the Arterial system as well as to provide access to adjacent property.These
roads are designed to be three-lane roads.None of these roads are built to
standard.Right-of-way and street improvements will need to be made at the
time of development.
route along Chenal Parkway.A Class I route has a separate pavement for the
sole use of bicycles.
Cit Reco nized Nei hborhood Action Plan:The application area is within the
Rock Creek Neighborhoods Plan area.The Neighborhood Plan calls for the
protections and preservation of greenbelts with strict enforcement of the
excavation and landscape ordinances.It also calls for the interconnection of the
area with sidewalks and other non-motorized vehicle paths.The Plan calls for
the completion of Champlin Drive and Villages of Wellington Road to Kanis
Road,and construct the intersection of Chenal Parkway and Champlin Drive;
fund with a bond issue (build prior to development).The Plan asks that
amendments to the Land Use Plan be rare and only with the input of the
neighborhood.
~Landsca e:Compliance with the City's Landscape and Buffer Ordinances is
required.
G.SUBDIVISION COMMITTEE COMMENT:(April 20,2006)
The applicants were present representing the request.Staff presented an
overview of the proposed request and indicated there were two rezoning
requests located within the immediate area and suggested the Committee
discuss them simultaneously (Item 8 —File No.Z-4807-G and Item 9 File No.
4807-F).Staff stated the comments for each were very much the same.Staff
stated a rezoning request from various zoning districts to POD was being
requested north of Wellington Village Road and a rezoning request from C-1 and
0-2 to PCD was being requested for the south side of Wellington Village Road.
Staff stated there were a number of outstanding issues associated with the
request including the proposed development plan.
5
May 25,2006
ITEM NO.:N Cont.FILE NO.:Z-4807-F
Mr.Robert Brown stated the developers were requesting a conceptual planned
development to establish uses for the areas and once the final development
plans were secured a revision to the zoning would be applied for and the
Commission could then review the specifics of the site development plan.
Staff stated the developers had given a list of criteria which would establish the
review process.There was a general discussion concerning the proposed
development plan and the lack of a development plan.
Commissioner Yates questioned why the request was not a rezoning to 0-2 and
C-2 since the developers did not have specifics of the proposed developments.
Mr.Brown stated with the current request the Commission would be allowed to
review the proposed development prior to construction.Commissioner Yates
noted both 0-2 and C-2 zoning districts required site plan review prior to
development.
Public Works commented the traffic study had been provided for review and the
study met all Public Work's requirements.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item.The Committee then forwarded the
item to the full Commission for final action.
H.ANALYS I S:
The applicant submitted a revised cover letter and site plan to staff addressing
the issues raised at the April 20,2006,Subdivision Committee meeting.The
applicant has indicated directional signage will comply with ordinance standards,
pedestrian access and circulation will be incorporated in the final design and
dumpsters and trash receptacles will be serviced during daylight hours,comply
with applicable codes for placement and not be located adjacent to residentially
used property.The revised cover letter indicates the building design will be
reviewed and approved by the Planning Commission as a part of an amendment
to the conceptual POD application.Also all service docks are to be oriented
away from streets and provided with proper screening.
The proposal includes the development of this 10 acre site with a conceptual
POD containing 70 percent office uses and 30 percent commercial uses.The
maximum building square footage of the development will be tied to the
proposed usage mix of the final development plan.There will be a maximum
density of 20,000 square feet per acre of office uses and a maximum density of
10,000 square feet per acre of commercial uses.The maximum commercial
area is 30,000 square feet based on the proposed usage mix.The maximum
6
May 25,2006
ITEM NO.:N Cont.FILE NO.:Z-4807-F
area of restaurant use (as part of the maximum commercial area)will be 16,000
square feet.The maximum area for office uses will be based on previously
stated densities which would allow 200,000 square feet if the site was developed
entirely with office uses or 140,000 square feet based on the proposed use mix.
One out-parcel is proposed for the site.The out parcel is proposed along the
western portion of the site containing an estimated 2.0 acres.
The maximum building height proposed for the office use buildings is 80-feet and
the maximum building height for the commercial use buildings is 45-feet.
Staff is supportive of the proposed request.The applicant is requesting the
approval of the proposed use mix and the placement of out parcels on the site
with a maximum square footage identified of office and commercial uses.Limits
have been placed on the building heights for office and commercial uses as well
as limits placed on signage and dumpster locations.As proposed,a revision to
the POD would be sought prior to development detailing the site plan and
proposed building design for Planning Commission and City Board approval.
To staff's knowledge there are no outstanding issues associated with the
request.Staff feels the proposal is appropriate to allow the future development
of the area.
I.STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as noted in paragraphs D,E,F and H of the above
agenda staff report.
PLANNING COMMISSION ACTION:(MAY 11,2006)
The applicant was present.There were no registered objectors present.Staff
presented the item with a recommendation the item be deferred to the May 25,2006,
public hearing to allow staff and the applicant additional time to resolve outstanding
issues associated with the request.
There was no further discussion of the item.The chair entertained a motion for
placement of the item on the consent agenda for deferral.The motion carried by a vote
of 10 ayes,0 noes and 1 absent.
7
May 25,2006
ITEM NO.:N Cont.FILE NO.:Z-4807-F
PLANNING COMMISSION ACTION:(MAY 25,2006)
The applicant was present representing the request.There was one registered objector
present.The staff presentation included several items in the general area with various
recommendations.For this specific application staff presented a recommendation of
approval.
Mr.Ernie Peters addressed the Commission detailing the results of a traffic study he
had performed for the area based on the current future land use plan and the current
zoning and based on the proposed changes to the future land use and zoning.He
stated with the analysis he had assumed background growth of traffic for the area.He
stated the area contained approximately 500 to 600 acres of undeveloped land.He
stated assumptions were made including a 20 percent building footprint for the
undeveloped properties.He stated based on the traffic study the volume would
increase by approximately 1,500 cars per day if all the applications were approved.He
stated with the Chenal rezoning request the traffic would increase by approximately 500
additional vehicles during peak hours and with the Wisenhunt rezoning request the
increase would be approximately 'I000 additional vehicles during peak hours.He
stated this would result in a 22 to 24 percent increase.He stated if all the rezoning
requests in the area were approved this would result in a moderate increase in traffic.
He stated several intersections would operate at a less than desirable level with
Arkansas Systems Drive being the worst functioning intersection.He stated the
function of this intersection would not be worsened by the approval of the rezoning
request.He stated improvements to Chenal Parkway,by the addition of lanes,would
be required to facilitate traffic flows in the area.
The Commission questioned the growth factor and time frame for build-out.Mr.Peters
stated he made the assumption the area would build out but did not give a time frame
for build out.He stated if the area was not built out in ten years additional background
traffic should be added to the counts but he had not included this in his calculations.
He stated the areas needed improvements were long-term.He stated the Wisehunt's
were proposing to improve the intersection of Kanis Road and Chenal Parkway,Kirk
Road and Chenal Parkway and add an additional lane to Chenal Parkway adjacent to
the existing Kroger Development.He stated the remaining roadway would need
improvements via developers or with the expending of public funds.
Staff noted the Board of Directors had adopted a Resolution indicting no public funds
would be expanded on Chenal Parkway without a public vote.Staff stated to assume
the public would fund the improvements was not a safe assumption.
Commissioner Rahman stated he would like additional time to review the traffic study
and information provided by Mr.Peters and requested a deferral of the item.Mr.Dick
Downing,representative of the applicant,stated the owners did not have time for a
deferral.He stated the time constraints were such that if the zoning were not approved
8
May 25,2006
ITEM NO.:N Cont.FILE NO.:Z-4807-F
the strict schedules imposed by the Fellowship Bible Church could not be met.Mr.
Downing stated the developers were committed to infrastructure improvements abutting
their ownership as required by the traffic study to facilitate traffic flows in the area.
Mr.Downing stated the Board of Directors approved an amendment to the Master
Street Plan to realign Wellington Hills and Kirk Roads and the changes proposed were
specifically for the proposed development of the church and the current rezoning
request.He stated the applicant's had performed a traffic study of the area and staff
was providing a positive recommendation of the applications.He stated there was no
opposition to the rezoning request.He stated based on the comments made by Mr.
Peters the impact of traffic in the area would be moderate if the rezoning requests were
approved.
Mr.Randy Fraizer addressed the Commission in support of the request.He stated he
was the representative of Fellowship Bible Church and they were supportive of the
request.He stated the church's development was contingent on the Wisenhunt
applications being approved.He stated he was present offering support and requested
the Commission approval of the requested rezoning.
Ms.Kathleen Olsen addressed the Commission with concerns.She stated with piece
mill development there could be potentially be negative impacts.She stated there was
a concern with stripping out the area and felt the planned development process a
process which would avoid this potential.She stated based on the percentages given
the impact could be limited but staff and the Commission should carefully consider each
application to ensure strip development did not occur.
Mr.Hank Kelley addressed the Commission in support of the request.He stated his
property was located to the west of the proposed rezoning site and felt the development
as proposed would add value to the area.He stated he embraced an office and
commercial development which would add potential restaurant uses to the area
allowing nearby office workers options for eating as opposed to getting in their cars and
driving a few miles for lunch.He stated with the construction of Kirk Road and
Wellington Hills Road this would also assist in traffic flows in area allowing an alternate
route to Chenal Parkway.
There was a general discussion of the proposed development and the impact of traffic
in the area.Traffic engineering staff stated they felt the proposed development would
only have a minor impact on the roadways.Staff stated the developer was committed
to infrastructure improvements in the area including signalization of Kanis Road and
Chenal Parkway and Kirk Road and Chenal Parkway as well as improvements to the
intersections to facilitate traffic flows.
A motion was made to approve the request as filed.The motion carried by a vote of
6 ayes,0 noes and 5 absent.
9
May 25,2006
ITEM NO.:0 FILE NO.:Z-4807-G
NAME:Shackleford Farms Long-form PCD
LOCATION:Located South of Wellington Hills Road,East of Kirk Road
DEVELOPER:
Whisenhunt Investment
35 Windsor Court
Little Rock,AR 72212
ENGINEER:
Development Consultant,Inc.
2200 North Rodney Parharn Road
Little Rock,AR 72212
AREA:30.28 acres NUMBER OF LOTS:1 FT.NEW STREET:0 LF
CURRENT ZONING:C-1 and 0-2
ALLOWED USES:Office and Commercial
PROPOSED ZONING:PCD
PROPOSED USE:C-2 and 0-2 —Mix of 70'/o Commercial and 30'!o Office Uses
VARIANCES/WAIVERS REQUESTED:None requested.
A.P ROPOSAL/R EQ U EST:
The applicant is proposing the rezoning of this site from various zoning
classifications to PCD (Planned Commercial Development)to provide a
conceptual plan to establish uses for the property.The applicant has indicated
as a development plan or plans are secured the PCD will be revised to allow
review by the Planning Commission and the Board of Directors for compliance
with established criteria.The applicant has indicated the following criteria for
review and approval:
May 25,2006
ITEM NO.:0 Cont.FILE NO.:Z-4807-G
BASIC DEVELOPMENT COMPOSITION-
1.The 30.28 acre site will be developed with commercial and office uses with an
approximate balance of 70%commercial and 30%office measured on a
proportional basis of building area for the entire property.
2.Allowed uses will be those identified under C-2 and 0-2 classifications of
commercial and office uses.
3.The property may be developed as a mix of individual lots and buildings,or multiple
building on a single site.
4.Buildings may be for single or mixed use.
BASIC DEVELOPMENT GUIDELINES—
1.The layout of proposed building site improvements must be approved by the
Planning Commission as an amendment to this PCD application.
2.The maximum building height allowed shall conform to 0-2 height
regulations.
3.All site lighting must be low-level,directed away from adjacent property,and
shielded downward and onto the site.
4.All trash enclosures will be oriented away from boundary streets,screened
with masonry enclosures,and gated with screened gate panels.
5.Use of outdoor speaker or sound amplification system shall be prohibited on
the property except for one-half hour before and after the users hours of
being open to the general public.The operation of any such speaker and
system is limited to those that do not emit sound that is plainly audible from
adjoining properties or boundary streets.
6.All landscape and buffer areas will be provided to meet or exceed CLR
ordinance requirements and provide a minimum street buffer of twenty-five
feet along boundary streets.
7.All portions of the property will be landscaped to meet or exceed CLR
ordinance requirements.
PUBLIC INFRASTRUCTURE IMPROVEMENTS—
1.A traffic study will be provided by the developer to identify street
improvements that will be recommended to service the proposed uses and to
evaluate proposed alignments.
2.The developer will negotiate an agreement with CLR Public Works and
Traffic Engineering for the installation of specific street improvements that will
be required.
3.The developer will review related utility infrastructure needs with the various
utility companies and negotiate agreements for the installation of specific
utility improvements that will be required.
4.Rights-of-way and easements for required street,drainage,and utility
improvements will be provided by the developer.
2
May 25,2006
ITEM NO.:0 Cont.FILE NO.:Z-4807-G
SIGNAGE GUIDELINES—
1.Monument style signage will be used and each sign will not exceed 10 feet in
height or 100 square feet in area (as measured on one side).
2.Monument Signage may be used on a shared or individual basis among
buildings and tenants.
3.Final signage locations must be approved by the Planning Commission as an
amendment to this PCD application.
4.All building wall signage must comply with CLR ordinance requirements
based on the associated building use.
GRADING 8 EXCAVATION GUIDELINES—
1.Preliminary grading will be done on this property as part of a larger overall
grading plan and project for surrounding properties and roadways.This work
will be done in advance of actual property development.
2.The developer will provide an overall master grading plan covering this and
surrounding properties to minimize future excavation work and related hauling
operations that will occur at the actual time of development.
B.EXISTING CONDITIONS:
The site is a vacant gently sloping site;the remnant of the old Shackleford Dairy
Farm.The area to the west is developing as office and commercial uses
abutting Chenal Parkway and the area to the southwest along Kirk Road has not
redeveloped.To the east of the site is the Villages of Wellington Subdivision
with new single-family homes under construction.Further north of the site are
the Carrington Park Apartments (zoned MF-18)and a vacant 0-3 zoned tract.
To the east is a MF-18 zoned tract,which has developed as a multi-family
development.South of the site is a PD-C zoned site for Riverside Acura
automobile dealership.Small-scale office development is occurring along Kirk
Road on the east side.
C.NEIGHBORHOOD COMMENTS:
As of this writing,staff has received several informational phone calls from area
property owners.The property owners located within 200-feet of the site,all
residents located within 300-feet of the site who could be identified along with
the Parkway Place Property Owners Association,Margeaux Place Property
Owners Association and the St.Charles Property Owners Association were
notified of the public hearing.
3
May 25,2006
ITEM NO.:0 Cont.FILE NO.:Z-4807-G
D.ENGINEERING COMMENTS:
Public Works Conditions:
1.A traffic study has been provided for review by Public Works.After review,
the study meets all Public Work's requirements.
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer main extension required,with easements.Contact Little
Rock Wastewater Utility at 688-1414 for additional information.
~Enter:No comment received.
Center-Point Ener:No comment received.
SBC:No comment received.
Central Arkansas Water:All Central Arkansas Water requirements in effect at
the time of request for water service must be met.Water main extensions will be
required in order to provide service to portions of this property.A Capital
Investment Charge based on the size of the meter connection(s)will apply to this
project in addition to normal charges.This fee will apply to all connections
including metered connections off the private fire system.This development will
have minor impact on the existing water distribution system.Proposed water
facilities will be sized to provide adequate pressure and fire protection.
Department at 918-3700 for additional information.
~r
CATA:The site is not located on a CATA Bus Route.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:This request is located in the Chenal Planning District.The
Land Use Plan shows Office and Neighborhood Commercial for this property.
The applicant has applied for a Planned Commercial District for future
development of the property.
A land use plan amendment for a change to Mixed Office Commercial is a
separate item on this agenda.(File No.LU06-19-01)
4
May 25,2006
ITEM NO.:0 Cont.FILE NO.:Z-4807-G
Master Street Plan:There is an amendment to the Master Street Plan before the
Board of Directors in this area;the major change of this item would be the
alignments.Wellington Hills Blvd,and Champlin Drive are shown as Arterials on
the Plan.Kirk is shown as a Collector with a request to change it to an Arterial.
An unnamed Collector has been requested for removal from the Plan between
Chenal Parkway and Arkansas Systems Drive.An Arterial functions to move
traffic through and around the urban area or from activity centers to the Arterial
system.These roads are designed to be four or more lanes and move large
numbers of vehicles at high speed.They are not intended to provide access to
adjacent land.A Collector functions to bring vehicles from the neighborhoods to
the Arterial system as well as to provide access to adjacent property.These
roads are designed to be three-lane roads.None of these roads are built to
standard.Right-of-way and street improvements will need to be made at the
time of development.
route along Chenal Parkway.A Class I route has a separate pavement for the
sole use of bicycles.
Cit Reco nized Nei hborhood Action Plan:The application area is within the
Rock Creek Neighborhoods Plan area.The Neighborhood Plan calls for the
protections and preservation of greenbelts with strict enforcement of the
excavation and landscape ordinances.It also calls for the interconnection of the
area with sidewalks and other non-motorized vehicle paths.The Plan calls for
the completion of Champlin Drive and Villages of Wellington Road to Kanis
Road,and construct the intersection of Chenal Parkway and Champlin Drive;
fund with a bond issue (build prior to development).The Plan asks that
amendments to the Land Use Plan be rare and only with the input of the
neighborhood.
~Landsca e:Compliance with the City's Landscape and Buffer Ordinances is
required.
G.SUBDIVISION COMMITTEE COMMENT:(April 20,2006)
The applicants were present representing the request.Staff presented an
overview of the proposed request and indicated there were two rezoning
requests located within the immediate area and suggested the Committee
discuss them simultaneously.Staff stated the comments for each were very
much the same.Staff stated a rezoning request from various zoning districts to
POD was being requested north of Wellington Village Road and a rezoning
request from C-1 and 0-2 to PCD was being requested for the south side of
Wellington Village Road.Staff stated there were a number of outstanding issues
associated with the request included the proposed development plan.
5
May 25,2006
ITEM NO.:0 Cont.FILE NO.:Z-4807-G
Mr.Robert Brown stated the developers were requesting a conceptual planned
development to establish uses for the areas and once the final development
plans were secured a revision to the zoning would be applied for and the
Commission could then review the specifics of the site development plan.
Staff stated the developers had given a list of criteria which would establish the
review process.There was a general discussion concerning the proposed
development plan and the lack of a development plan.
Commissioner Yates questioned why the request was not a rezoning to 0-2 and
C-2 since the developers did not have specifics of the proposed developments.
Mr.Brown stated with the current request the Commission would be allowed to
review the proposed development prior to construction.Commissioner Yates
noted both 0-2 and C-2 zoning districts required site plan review prior to
development.
Public Works commented the traffic study had been provided for review and the
study met all Public Work's requirements.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item.The Committee then forwarded the
item to the full Commission for final action.
H.ANALYS I S:
The applicant submitted a revised cover letter and site plan to staff addressing
the issues raised at the April 20,2006,Subdivision Committee meeting.The
applicant has indicated directional signage will comply with ordinance standards,
pedestrian access and circulation will be incorporated in the final design and
dumpsters and trash receptacles will be serviced during daylight hours,comply
with applicable codes for placement and not be located adjacent to residentially
used property.The revised cover letter indicates the building design will be
reviewed and approved by the Planning Commission as a part of an amendment
to the conceptual PCD application.Also all service docks are to be oriented
away from streets and provided with proper screening.
The proposal includes the development of this 30.28 acre site with a conceptual
PCD containing 70 percent commercial uses and 30 percent office uses.The
maximum building square footage of the development will be tied to the
proposed usage mix of the final development plan.There will be a maximum
density of 20,000 square feet per acre of office uses and a maximum density of
10,000 square feet per acre of commercial uses.The maximum commercial
area is 212,000 square feet based on the proposed usage mix.The maximum
6
May 25,2006
ITEM NO.:0 Cont.FILE NO.:Z-4807-G
area of restaurant use (as part of the maximum commercial area)will be 42,000
square feet.The maximum area for office uses will be based on previously
stated densities which would allow 606,000 square feet if the site was developed
entirely with office uses or 182,000 square feet based on the proposed use mix.
Two locations of out-parcel are proposed for the site.The out parcels are
proposed along Wellington Hills Road and Kirk Road with a maximum of three to
four lots proposed.
The maximum building height proposed for the office use buildings is 80-feet and
the maximum building height for the commercial use buildings is 45-feet.
Staff is supportive of the proposed request.The applicant is requesting the
approval of the proposed use mix and the placement of out parcels on the site
with a maximum square footage identified of office and commercial uses.Limits
have been placed on the building heights for office and commercial uses as well
as limited placed on signage and dumpster locations.As proposed,a revision to
the PCD would be sought prior to development detailing the site plan and
proposed building design for Planning Commission and City Board approval.
To staff's knowledge there are no outstanding issues associated with the
request.Staff feels the proposal is appropriate to allow the future development
of the area.
STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as noted in paragraphs D,E,F and H of the above
agenda staff report.
PLANNING COMMISSION ACTION:(MAY 11,2006)
The applicant was present.There were no registered objectors present.Staff
presented the item with a recommendation the item be deferred to the May 25,2006,
public hearing to allow staff and the applicant additional time to resolve outstanding
issues associated with the request.
There was no further discussion of the item.The chair entertained a motion for
placement of the item on the consent agenda for deferral.The motion carried by a vote
of 10 ayes,0 noes and 1 absent.
7
May 25,2006
ITEM NO.:0 Cont.FILE NO.:Z-4807-G
PLANNING COMMISSION ACTION:(MAY 25,2006)
The applicant was present representing the request.There was one registered objector
present.The staff presentation included several items in the general area with various
recommendations.For this specific application staff presented a recommendation of
approval.
Mr.Ernie Peters addressed the Commission detailing the results of a traffic study he
had performed for the area based on the current future land use plan and the current
zoning and based on the proposed changes to the future land use and zoning.He
stated with the analysis he had assumed background growth of traffic for the area.He
stated the area contained approximately 500 to 600 acres of undeveloped land.He
stated assumptions were made including a 20 percent building footprint for the
undeveloped properties.He stated based on the traffic study the volume would
increase by approximately 1,500 cars per day if all the applications were approved.He
stated with the Chenal rezoning request the traffic would increase by approximately 500
additional vehicles during peak hours and with the Wisenhunt rezoning request the
increase would be approximately 1000 additional vehicles during peak hours.He
stated this would result in a 22 to 24 percent increase.He stated if all the rezoning
requests in the area were approved this would result in a moderate increase in traffic.
He stated several intersections would operate at a less than desirable level with
Arkansas Systems Drive being the worst functioning intersection.He stated the
function of this intersection would not be worsened by the approval of the rezoning
request.He stated improvements to Chenal Parkway,by the addition of lanes,would
be required to facilitate traffic flows in the area.
The Commission questioned the growth factor and time frame for build-out.Mr.Peters
stated he made the assumption the area would build out but did not give a time frame
for build out.He stated if the area was not built out in ten years additional background
traffic should be added to the counts but he had not included this in his calculations.
He stated the areas needed improvements were long-term.He stated the Wisehunt's
were proposing to improve the intersection of Kanis Road and Chenal Parkway,Kirk
Road and Chenal Parkway and add an additional lane to Chenal Parkway adjacent to
the existing Kroger Development.He stated the remaining roadway would need
improvements via developers or with the expending of public funds.
Staff noted the Board of Directors had adopted a Resolution indicting no public funds
would be expanded on Chenal Parkway without a public vote.Staff stated to assume
the public would fund the improvements was not a safe assumption.
Commissioner Rahman stated he would like additional time to review the traffic study
and information provided by Mr.Peters and requested a deferral of the item.Mr.Dick
Downing,representative of the applicant,stated the owners did not have time for a
deferral.He stated the time constraints were such that if the zoning were not approved
8
May 25,2006
ITEM NO.:0 Cont.FILE NO.:Z-4807-G
the strict schedules imposed by the Fellowship Bible Church could not be met.Mr.
Downing stated the developers were committed to infrastructure improvements abutting
their ownership as required by the traffic study to facilitate traffic flows in the area.
Mr.Downing stated the Board of Directors approved an amendment to the Master
Street Plan to realign Wellington Hills and Kirk Roads and the changes proposed were
specifically for the proposed development of the church and the current rezoning
request.He stated the applicant's had performed a traffic study of the area and staff
was providing a positive recommendation of the applications.He stated there was no
opposition to the rezoning request.He stated based on the comments made by Mr.
Peters the impact of traffic in the area would be moderate if the rezoning requests were
approved.
Mr.Randy Fraizer addressed the Commission in support of the request.He stated he
was the representative of Fellowship Bible Church and they were supportive of the
request.He stated the church's development was contingent on the Wisenhunt
applications being approved.He stated he was present offering support and requested
the Commission approval of the requested rezoning.
Ms.Kathleen Olsen addressed the Commission with concerns.She stated with piece
mill development there could be potentially be negative impacts.She stated there was
a concern with stripping out the area and felt the planned development process a
process which would avoid this potential.She stated based on the percentages given
the impact could be limited but staff and the Commission should carefully consider each
application to ensure strip development did not occur.
Mr.Hank Kelley addressed the Commission in support of the request.He stated his
property was located to the west of the proposed rezoning site and felt the development
as proposed would add value to the area.He stated he embraced an office and
commercial development which would add potential restaurant uses to the area
allowing nearby office workers options for eating as opposed to getting in their cars and
driving a few miles for lunch.He stated with the construction of Kirk Road and
Wellington Hills Road this would also assist in traffic flows in area allowing an alternate
route to Chenal Parkway.
There was a general discussion of the proposed development and the impact of traffic
in the area.Traffic engineering staff stated they felt the proposed development would
only have a minor impact on the roadways.Staff stated the developer was committed
to infrastructure improvements in the area including signalization of Kanis Road and
Chenal Parkway and Kirk Road and Chenal Parkway as well as improvements to the
intersections to facilitate traffic flows.
A motion was made to approve the request as filed.The motion carried by a vote of
6 ayes,0 noes and 5 absent.
9
May 25,2006
ITEM NO.:P FILE NO.:Z-5617-A
NAME:Shackleford Farms Long-form PCD
LOCATION:Located on the Southeast corner of Chenal Parkway and Kanis Road
DEVELOPER:
Whisenhunt Investment
35 Windsor Court
Little Rock,AR 72212
ENGINEER:
Development Consultant,Inc.
2200 North Rodney Parham Road
Little Rock,AR 72212
AREA:30.8 acres NUMBER OF LOTS:1 FT.NEW STREET:0 LF
CURRENT ZONING:C-3,PCD and R-2
ALLOWED USES:Commercial,Golf Driving Range and Office
PROPOSED ZONING:PCD
PROPOSED USE:C-2-Commercial Uses,0-2 Office Uses
VARIANCES/WAIVERS REQUESTED:None requested.
A.PROPOSAL/REQUEST:
The applicant is proposing the rezoning of this site from various zoning
classifications to PCD (Planned Commercial Development)to provide a
conceptual plan to establish uses for the property.The applicant has indicated
as a development plan or plans are secured the PCD will be revised to allow
review by the Planning Commission and the Board of Directors for compliance
with established criteria.The applicant has indicated the following criteria for
review and approval:
BASIC DEVELOPMENT COMPOSITION
May 25,2006
ITEM NO.:P Cont.FILE NO.:Z-5617-A
1.The 30.8 acre site will be developed with commercial and office uses.
2.Allowed uses will be those identified under the C-2 classification for
commercial uses and 0-2 classification for office uses along with the listed
conditional and accessory uses.
3.The property may be developed as a mix of individual lots and buildings,or
multiple building on a single site.
4.Buildings may be for single or mixed use.
BASIC DEVELOPMENT GUIDELINES
1.The layout of proposed building site improvements must be approved by the
Planning Commission as an amendment to this PCD application.
2.The maximum building height allowed shall conform to C-2 height
regulations.
3.All site lighting must be low-level,directed away from adjacent property,and
shielded downward and onto the site.
4.All trash enclosures will be oriented away from boundary streets,screened
with masonry enclosures,and gated with screened gate panels.
5.Use of outdoor speaker or sound amplification system shall be prohibited on
the property except for one-half hour before and after the users hours of
being open to the general public.The operation of any such speaker and
system is limited to those that do not emit sound that is plainly audible from
adjoining properties or boundary streets.
6.All landscape and buffer areas will be provided to meet or exceed CLR
ordinance requirements.
7.All portions of the property will be landscaped to meet or exceed CLR
ordinance requirements.
PUBLIC INFRASTRUCTURE IMPROVEMENTS
1.A traffic study will be provided by the developer to identify street
improvements that will be recommended to service the proposed uses and to
evaluate proposed alignments.
2.The developer will negotiate an agreement with CLR Public Works and
Traffic Engineering for the installation of specific street improvements that will
be required.
3.The developer will review related utility infrastructure needs with the various
utility companies and negotiate agreements for the installation of specific
utility improvements that will be required.
4.Rights-of-way and easements for required street,drainage,and utility
improvements will be provided by the developer.
SIGNAGE GUIDELINES
2
May 25,2006
ITEM NO.:P Cont.FILE NO.:Z-56'I7-A
1.Monument style signage will be used and each sign will not exceed 10 feet in
height or 100 square feet in area (as measured on one side).
2.Monument Signage may be used on a shared or individual basis among
buildings and tenants.
3.Final signage locations must be approved by the Planning Commission as an
amendment to this PCD application.
4.All building wall signage must comply with CLR ordinance requirements
based on the associated building use.
GRADING 8 EXCAVATION GUIDELINES
1.Preliminary grading will be done on this property as part of a larger
overall grading plan and project for nearby properties and roadways.This
work will be done in advance of actual property development.
2.The developer will provide an overall master grading plan covering this
and surrounding properties to minimize future excavation work and related
hauling operations that will occur at the actual time of development.
B.EXISTING CONDITIONS:
A portion of the site contains a golf driving range with the remainder of the site
vacant.There is vacant C-3 zoned property located to the north of the site
abutting the intersection of Kanis Road and Chenal Parkway.Across Chenal
Parkway is C-3 zoned property previously reviewed for a preliminary plat to allow
the creation of three lots and a convenience store.Kirk Road adjacent to this
site has not been constructed.East of the site is the Kroger Shopping Center
which has a number of out parcels currently vacant.There are single-family
homes located to the northwest and west of the site along Kanis Road.
C.NEIGHBORHOOD COMMENTS:
As of this writing,staff has received one informational phone call from an area
property owner.The property owners located within 200-feet of the site,all
residents located within 300-feet of the site who could be identified along with
the Parkway Place Property Owners Association,Margeaux Place Property
Owners Association and the St.Charles Property Owners Association were
notified of the public hearing.
D.ENGINEERING COMMENTS:
Public Works Conditions:
1.A traffic study has been provided for review by Public Works.After review,
the study meets all Public Work's requirements.
3
May 25,2006
ITEM NO.:P Cont.FILE NO.:Z-5617-A
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer main extension required,with easements.Contact Little
Rock Wastewater Utility at 688-1414 for additional information.
EntercnV:No comment received.
Center-Point Ener:No comment received.
SBC:No comment received.
Central Arkansas Water:All Central Arkansas Water requirements in effect at
the time of request for water service must be met.A water main extension will be
required in order to provide service to portions of this property.A Capital
Investment Charge based on the size of the meter connection(s)will apply to this
project in addition to normal charges.This development will have minor impact
on the existing water distribution system.Proposed water facilities will be sized to
provide adequate pressure and fire protection.
Fire De artment:Place fire hydrants per code.Contact the Little Rock Fire
Department at 918-3700 for additional information.
Count Plannin:No comment.
CATA:The site is not located on a CATA Bus Route.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:This request is located in the Ellis Mountain Planning District.
The Land Use Plan shows Multifamily for this property.The applicant has
applied for a Planned Commercial District for future development of the property.
A land use plan amendment for a change to Commercial is a separate item on
this agenda.(File No.LU06-19-01)
Master Street Plan:Kanis Road is shown as a Minor Arterial and Kirk Road
extension is shown as a Collector on the plan.A Minor Arterial is designed to
move vehicles and goods in and area the urban area.A Collector functions to
move traffic from neighborhoods to the Arterial system and to provide access to
adjacent land.Neither road is currently built to design standard.There are not
public projects scheduled for these roads.Additional right-of-way and road
improvements will be required with new developments.
M R I .i i .CI
4
May 25,2006
ITEM NO.:P Cont.FILE NO.:Z-5617-A
route along Kanis Road and Chenal Parkway.A Class I route has a separate
pavement for the sole use of bicycles.
Cit Reco nized Nei hborhood Action Plan:The property under review is not
located in an area covered by a City of Little Rock recognized neighborhood
action plan.
~Landsca e:Compliance with the City's Landscape and Buffer Ordinances is
required.
G.SUBDIVISION COMMITTEE COMMENT:(April 20,2006)
The applicants were present representing the request.Staff presented an
overview of the proposed request and indicated there were issues remaining
outstanding associated with the request.Staff stated a rezoning request from
various zoning districts to PCD was being requested for the site.Staff stated
there were a number of unanswered questions related to the proposed
development plan.
Mr.Robert Brown stated the developers were requesting a conceptual planned
development to establish uses for the areas and once the final development
plans were secured,a revision to the zoning would be applied for and the
Commission could then review the specifics of the site development plan.
Staff stated the developers had given a list of criteria which would establish the
review process.There was a general discussion concerning the proposed
development plan and the lack of a development plan.
Commissioner Yates stated he felt the same as with the two previous proposals
(Items 8 and 9).He stated he felt without a development plan a rezoning request
should be filed and not a planned development request.He stated the purpose
of a planned development zoning was to establish the development of the site.
Mr.Brown stated with the current request,the Commission would be allowed to
review the proposed development prior to construction.Commissioner Yates
noted C-2 zoning districts required site plan review prior to development.
Public Works commented the traffic study had been provided for review and the
study met all Public Work's requirements.
5
May 25,2006
ITEM NO.:P Cont.FILE NO.:Z-5617-A
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
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 cover letter and site plan to staff addressing
the issues raised at the April 20,2006,Subdivision Committee meeting.The
applicant has indicated directional signage will comply with ordinance standards,
pedestrian access and circulation will be incorporated in the final design and
dumpsters and trash receptacles will be serviced during daylight hours,comply
with applicable codes for placement and not be located adjacent to residentially
used property.The revised cover letter indicates the building design will be
reviewed and approved by the Planning Commission as a part of an amendment
to the conceptual PCD application.Also,all service docks are to be oriented
away from streets and provided with proper screening.
The proposal includes the development of this 30 acre site with a conceptual
PCD containing 85 percent commercial uses and 15 percent office uses.The
maximum building square footage of the development will be tied to the
proposed usage mix of the final development plan.There will be a maximum
density of 12,000 square feet per acre of commercial uses.The maximum
commercial area is 3'l4,500 square feet based on the proposed density and
55,500 square feet of office space.The maximum area of restaurant use (as
part of the maximum commercial area)will be 65,000 square feet.Four to five
out parcels are proposed along Chenal Parkway/Kanis Road.The maximum
building height proposed is 45-feet.
Staff is supportive of the proposed request.The applicant is requesting the
approval of the proposed use mix and the placement of out parcels on the site
with a maximum square footage identified of office and commercial uses.Limits
have been placed on the building heights for office and commercial uses as well
as limited placed on signage and dumpster locations.As proposed,a revision to
the PCD would be sought prior to development detailing the site plan and
proposed building design for Planning Commission and the City Board approval.
To staff's knowledge there are no outstanding issues associated with the
request.Staff feels the proposal is appropriate to allow the future development
of the area.
6
May 25,2006
ITEM NO.:P Cont.FILE NO.:Z-5617-A
STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as noted in paragraphs D,E,F and H of the above
agenda staff report.
PLANNING COMMISSION ACTION:(MAY 11,2006)
The applicant was present.There were no registered objectors present.Staff
presented the item with a recommendation the item be deferred to the May 25,2006,
public hearing to allow staff and the applicant additional time to resolve outstanding
issues associated with the request.
There was no further discussion of the item.The chair entertained a motion for
placement of the item on the consent agenda for deferral.The motion carried by a vote
of 10 ayes,0 noes and 1 absent.
PLANNING COMMISSION ACTION:(MAY 25,2006)
The applicant was present representing the request.There was one registered objector
present.The staff presentation included several items in the general area with various
recommendations.For this specific application staff presented a recommendation of
approval.
Mr.Ernie Peters addressed the Commission detailing the results of a traffic study he
had performed for the area based on the current future land use plan and the current
zoning and based on the proposed changes to the future land use and zoning.He
stated with the analysis he had assumed background growth of traffic for the area.He
stated the area contained approximately 500 to 600 acres of undeveloped land.He
stated assumptions were made including a 20 percent building footprint for the
undeveloped properties.He stated based on the traffic study the volume would
increase by approximately 1,500 cars per day if all the applications were approved.He
stated with the Chenal rezoning request the traffic would increase by approximately 500
additional vehicles during peak hours and with the Wisenhunt rezoning request the
increase would be approximately 1000 additional vehicles during peak hours.He
stated this would result in a 22 to 24 percent increase.He stated if all the rezoning
requests in the area were approved this would result in a moderate increase in traffic.
He stated several intersections would operate at a less than desirable level with
Arkansas Systems Drive being the worst functioning intersection.He stated the
7
May 25,2006
ITEM NO.:P Cont.FILE NO.:Z-5617-A
function of this intersection would not be worsened by the approval of the rezoning
request.He stated improvements to Chenal Parkway,by the addition of lanes,would
be required to facilitate traffic flows in the area.
The Commission questioned the growth factor and time frame for build-out.Mr.Peters
stated he made the assumption the area would build out but did not give a time frame
for build out.He stated if the area was not built out in ten years additional background
traffic should be added to the counts but he had not included this in his calculations.
He stated the areas needed improvements were long-term.He stated the Wisehunt's
were proposing to improve the intersection of Kanis Road and Chenal Parkway,Kirk
Road and Chenal Parkway and add an additional lane to Chenal Parkway adjacent to
the existing Kroger Development.He stated the remaining roadway would need
improvements via developers or with the expending of public funds.
Staff noted the Board of Directors had adopted a Resolution indicting no public funds
would be expanded on Chenal Parkway without a public vote.Staff stated to assume
the public would fund the improvements was not a safe assumption.
Commissioner Rahman stated he would like additional time to review the traffic study
and information provided by Mr.Peters and requested a deferral of the item.Mr.Dick
Downing,representative of the applicant,stated the owners did not have time for a
deferral.He stated the time constraints were such that if the zoning were not approved
the strict schedules imposed by the Fellowship Bible Church could not be met.Mr.
Downing stated the developers were committed to infrastructure improvements abutting
their ownership as required by the traffic study to facilitate traffic flows in the area.
Mr.Downing stated the Board of Directors approved an amendment to the Master
Street Plan to realign Wellington Hills and Kirk Roads and the changes proposed were
specifically for the proposed development of the church and the current rezoning
request.He stated the applicant's had performed a traffic study of the area and staff
was providing a positive recommendation of the applications.He stated there was no
opposition to the rezoning request.He stated based on the comments made by Mr.
Peters the impact of traffic in the area would be moderate if the rezoning requests were
approved.
Mr.Randy Fraizer addressed the Commission in support of the request.He stated he
was the representative of Fellowship Bible Church and they were supportive of the
request.He stated the church's development was contingent on the Wisenhunt
applications being approved.He stated he was present offering support and requested
the Commission approval of the requested rezoning.
Ms.Kathleen Olsen addressed the Commission with concerns.She stated with piece
mill development there could be potentially be negative impacts.She stated there was
a concern with stripping out the area and felt the planned development process a
8
May 25,2006
ITEM NO.:P Cont.FILE NO.:Z-5617-A
process which would avoid this potential.She stated based on the percentages given
the impact could be limited but staff and the Commission should carefully consider each
application to ensure strip development did not occur.
Mr.Hank Kelley addressed the Commission in support of the request.He stated his
property was located to the west of the proposed rezoning site and felt the development
as proposed would add value to the area.He stated he embraced an office and
commercial development which would add potential restaurant uses to the area
allowing nearby office workers options for eating as opposed to getting in their cars and
driving a few miles for lunch.He stated with the construction of Kirk Road and
Wellington Hills Road this would also assist in traffic flows in area allowing an alternate
route to Chenal Parkway.
There was a general discussion of the proposed development and the impact of traffic
in the area.Traffic engineering staff stated they felt the proposed development would
only have a minor impact on the roadways.Staff stated the developer was committed
to infrastructure improvements in the area including signalization of Kanis Road and
Chenal Parkway and Kirk Road and Chenal Parkway as well as improvements to the
intersections to facilitate traffic flows.
A motion was made to approve the request as filed.The motion carried by a vote of
6 ayes,0 noes and 5 absent.
9
May 25,2006
ITEM NO.:FILE NO.:LU06-16-02
Name:Land Use Plan Amendment —Otter Creek Planning District
Location:South of Alexander Road,east of Otter Creek
Raciest:Light Industrial tn Single Family
Source:Paul Keith Everett
PROPOSAL /REQUEST:
Land Use Plan amendment in the Otter Creek Planning District from Light
Industrial to Single Family,Single Family represents residential single-family
developments not to exceed 6 dwelling units per acre,such as single-family
detached,attached,patio or garden homes and cluster homes.The
accompanying application is to rezone a tract to R-2 Single Family for a single-
family home.
Prompted by this Land Use Amendment request,the Planning Staff expanded
the area of review to include all the Light Industrial land south of Alexander Road
and east of Otter Creek.This would result in a more logical Plan pattern if
approved.
EXISTING LAND USE AND ZONING:
The property is rural with a business and a house,currently zoned 1-2 Light
Industrial and I-1 Industrial Park with 26.25 acres +in size.North and west of
the area is zoned I-2 Light Industrial,I-11ndustrial Park and I-3 Heavy industry.
The I-1 and I-2 north of the site is rural pastureland.The 1-3 Heavy Industrial to
the northwest is rural wooded land east of Otter Creek and partial developed with
an industrial plant west of Otter Creek.The 1-2 land west and southwest of the
site is mostly open land with generators for Entergy (APL).Beyond this is all
zoned R-2 Single Family and are rural large-lot horne sites for the most part.To
the southeast is a large tract of PR,Park zoning for an undeveloped park owned
by the City.To the east is R-2 Single Family zoning with a Mobile Home Park
and non-conforming business as well as rural pastureland and homes.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
July 16,2002,a change was made from Single Family to Low Density
Residential,west of Heike Road at the County Line.This area is several miles to
the southeast of the site.The change was made to allow for a proposed
development.
May 25,2006
ITEM NO.:1 Cont.FILE NO.:LU06-16-02
April 2,2002,a package of changes was made at the intersection of Vimy Ridge
and County Line Road.A change from Single Family,Low Density Residential
to Single Family,Suburban Office and Neighborhood Commercial.This area is a
mile to the south of the application area.The changes were made to allow for
future development.
The Plan shows this site for Light Industrial use.North of the site is Light
Industrial use.To the east is Low Density Residential and Single Family use.
South of the site is Park Open Space and Public Institutional use.To the west is
Mixed Office Commercial and Light Industrial use with a little Industrial use.
MASTER STREET PLAN:
Alexander Road is shown as an Arterial on the plan.An Arterial functions to
move traffic in and through the urban area.Alexander Road is currently a two-
lane road with ditches.The City has no funds designated for the improvement
of this Arterial at this time.It is not built to standard,additional right-of-way and
street improvements may be required.
BICYCLE PLAN:
The Master Street Plan,Bicycle section,calls for Class I Bike Routes along
Alexander Road and along Otter Creek.Class I Bike Routes have a separate
pavement area for the sole use of bicycles.
PARKS:
The Little Rock Parks and Recreation Master Plan shows this site to be within 8-
blocks of a public park or open space.Alexander Park is to the southeast.It is
80 acres and undeveloped.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this
amendment.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The Site is within the Chicot West,I-30 East Neighborhood Plan.The
Neighborhood Plan identified two infrastructure needs in this area:to widen
Alexander Road with sidewalk,curb,gutter and bicycle lane,and to correct
flooding problem at the bridge over Otter Creek on Alexander Road.
2
May 25,2006
ITEM NO.:1 Cont.FILE NO.:LU06-16-02
ANALYSIS:
The application area is in a section of Little Rock that has remained in a rural
form.There has been minimal new development in the area of the last decade.
There is a scattering of structures on the land requesting a Plan change.A
portion of the site was a Light Industrial type of use.The applicant has now
purchased this tract.Arkansas Power and Light owns the western-most section
of the amendment area.
Alexander Road remains a two-land road.The volume is reported to be just over
2000 vehicle trips a day (in 2004).This road is classified as an Arterial and any
future development on this land should be constructed assuming that Alexander
Road will be a four to six land road.
To the north is rural pastureland,but this land is zoned Industrial (1-2,Light
Industrial and 1-1,Industrial Park).There is a scattering of structures on the land
requesting a Plan change.The property is currently zoned Industrial,both 1-2
and 1-1.East of the site is rural home sites zoned R-2 Single Family and shown
on the Plan for Single Family.There is a small mobile home park immediately to
the east with a small non-conforming business.
The applicant has requested this Plan change and reclassification in order to
construct a new home on the property.Generally south of Alexander Road and
east of Otter Creek is planned as residential with Light Industrial to the north of
Alexander Road.There is an area of Low Density Residential to the east of this
site in the location of a mobile home park.Beside this property there is no
Industrial south of Alexander Road.There is additional 1-2 land however,this
land is all owned by Arkansas Power and Light.The Plan shows it for Public
institutional.The actual use is for a storage facility,emergency generator
capacity and electrical sub-station.
The large area of industrial south of the railroad line,north of Alexander Road
has been zoned for many years with no activity.This land was originally
intended to be a rail-switching yard with related uses.Since that time the
railroad has divested itself of the property.Thus the area is not likely to become
a switching yard.The lack of development proposals and the large amount of
Light Industrial on the Plan and zoned,does raise the question,if the industrial is
still needed.
Several years ago the City did initiate a Land Use review of the property to the
north and did modify a large area to Mixed Commercial Industrial and Light
Industrial from Industrial and Light Industrial.With the zoning pattern the City did
not feel it could change the Plan further.In the past at least one property owner
3
May 25,2006
ITEM NO.:1 Cont.FILE NO.:LU06-16-02
has discussed the idea of large-lot residential for a portion of this property.
However no activity resulted from this talk.
Currently the Plan goes from Single Family to Light Industrial with no transition or
buffer.A change for this property would remove all the Light Industrial south of
Alexander Road for the Plan.While there would be some industrial zoning still
in-place,it would be all Arkansas Power and Light ownership.Otter Creek would
make a good buffer.Since the Public Institutional area is a power generation
area a buffer would be appropriate.
A modification to the Plan would appear to result in a more defensible and
appropriate land use configuration.Using a major road as a land use change
line is more appropriate than having two such dissimilar uses contiguous.An
Arterial could create a large gap between the uses as long as the orientation of
the uses on either side is complimentary.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations:Alexander Road,
Meyer Lane,and Quail Run Neighborhood Associations and SW Little Rock UP.
Staff has received one request for additional information from area residents.
STAFF RECOMMENDATIONS:
Staff believes the change is appropriate.
PLANNING COMMISSION ACTION:(MAY 25,2006)
The applicant failed to provide the required notice and the item was placed on
consent agenda for Defer.By a vote of 7 for 0 agianst the consent agenda was
approved.
4
May 25,2006
ITEM NO.:1.1 FILE NO.:Z-6396-A
Owner:Keith and Diane Everett
App lica nt:Keith Everett
Location:11617 Alexander Road
Area:9.87 Acres
Request:Rezone from 1-1 to R-2
Purpose:Construction of single family residence
Existing Use:Undeveloped
SURROUNDING LAND USE AND ZONING
North —Undeveloped property (across Alexander Road);zoned 1-1
and 1-2
South —Undeveloped property;zoned l-2
East —Mobil home park and single family residences on large lots;
zoned R-2
West —Single family residence and vacant commercial building;zoned 1-2
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 properties located within 200 feet of the site,all residents
within 300 feet who could be identified,and the SWLR United for
Progress,Meyer Lane and Quail Run Neighborhood Associations were
notified of the public hearing.
May 25,2006
ITEM NO.:1.1 Cont.FILE NO.:Z-6396-A
D.LAND USE ELEMENT:
This request is located in the Otter Creek Planning District.The Land Use
Plan shows Light Industrial for this property.The applicant has applied for
a R-2 for a single family home.
A land use plan amendment for a change to Single Family is a separate
item on this agenda.
Master Street Plan:
Alexander Road is shown as an Arterial on the plan.An Arterial functions
to move traffic in and through the urban area.Alexander Road is currently
a two-lane road with ditches.The City has no funds designated for the
improvement of this Arterial at this time.It is not built to standard,additional
right-of-way and street improvement may be requested.
The Master Street Plan,Bicycle section,calls for Class I Bike Routes
along Alexander Road and along Otter Creek.Class I Bike Routes have a
separate pavement area for the sole use of bicycles.
Cit Reco nized Nei hborhood Action Plan:
The Site is within the Chicot West,1-30 East Neighborhood Plan.The
Neighborhood Plan identified two infrastructure needs in this area:to
widen Alexander Road with sidewalk,curb,gutter and bicycle lane,and to
correct flooding problem at the bridge over Otter Creek on Alexander
Road.
E.STAFF ANALYSI S:
Keith Everett,owner of the 9.87 acre property at 11617 Alexander Road,is
requesting to rezone the property from "1-1"Industrial Park District to "R-2"
Single Family District.The rezoning is proposed to allow for construction of
a single family residence.
Some site work is currently taking place on the property in preparation for
construction of a new single family home.There is an old accessory
structure/barn on the property.The rear (south)portion of the property is
undeveloped.
2
May 25,2006
ITEM NO.:1.1 Cont.FILE NO.:Z-6396-A
The property to the north (across Alexander Road)is currently undeveloped
and zoned 1-1 and 1-2.The property to the south is also undeveloped and
zoned l-2.There is a single family residence and a vacant
commercial/industrial building located on the properties to the west.A
mobile home park and single family residences on large lots are located to
the east.
The City's Future Land Use Plan designates this property as Light
Industrial.A Land Use Plan Amendment for a change to single family is a
separate item on this agenda (LU06-16-02).
Staff is supportive of the requested rezoning.Staff views the requested
downzoning of this property to R-2 for construction of a single family home
as a very minor issue.Although there is a considerable amount of industrial
and light industrial zoned property in this general area,very little of it has
been developed,except for a few of the properties along Vimy Ridge Road
near Interstate 30.Staff feels that the requested rezoning to R-2 is
appropriate,and should have no adverse impact on the adjacent properties
or the general area.
F.STAFF RECOMMENDATION:
Staff recommends approval of the requested R-2 rezoning.
PLANNING COMMISSION ACTION:(MAY 25,2006)
Staff informed the Commission that the application needed to be deferred to the
July 6,2006 agenda due to the fact that the applicant failed to send the required
notifications to surrounding property owners.
The Chairman placed the item before the Commission for inclusion within the
Consent Agenda for deferral to the May 25,2006 Agenda.A motion to that
effect was made.The motion passed by a vote of 7 ayes,0 nays and 4 absent.
The application was deferred.
3
May 25,2006
ITEM NO.:2 FILE NO.:LU06-19-03
Name:Land Use Plan Amendment -Chenal Planning District
Location:Southwest corner of Rahling Road and Champlin Drive
~Re uest:Mixed Use to Commercial
Source:Tirn Daters,White-Daters
PROPOSAL /REQUEST:
Land Use Plan amendment in the Chenal Planning District from Mixed Use to
Commercial.Commercial represents a broad range of retail and wholesale sales
of products,personal and professional services,and general business activities.
A request to reclassify the property C-3 General Commercial is an accompanying
item.
EXISTING LAND USE AND ZONING:
The property is undeveloped currently zoned C-1 Neighborhood Commercial and
0-3 General Office and is 6.25 acres +in size.To the south,southeast,and
west is MF-18,Multifamily 18 units per acre and MF-6,Multifamily 6 units per
acre land.The area to the south is undeveloped.To the southeast and the west
are apartment complexes.Further to the south is the site of a proposed 50 acre
church development.Further to the east and south are single-family
subdivisions.To the north and northeast is C-1 Neighborhood Commercial,0-2
Professional Office and 0-3 General Office.This land is vacant undeveloped.
There is a structure under construction on the 0-3 land to the northeast along
Rahling Road.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
May 18,2004,a change from Single Family to Office,south of Cantrell Road
between Chenonceau and Chevaux,a mile to the northwest of the site.This
change was made related to a Planned Office District reclassification to allow for
future redevelopment of the land.
January 20,2004,a change from Office to Mixed Use south of Rahling Road
either side of Champlin Drive,for the application area.This change was made to
allow for future development of the land (no reclassification was included at the
time).
May 25,2006
ITEM NO.:2 Cont.FILE NO.:LU06-19-03
June 17,2003,changes from Office,Multifamily and Single Family to Multifamily
and Low Density Residential south of Chanel Parkway around Rahling Road,a
half mile to the southwest.These changes were made to reflect new zoning in
the area for future development.
June 4,2002,a change from Single Family to Suburban Office south of Cantrell
Road either side of Drew,a mile to the northwest of the site.This change was
made related to a Planned Office District reclassification to allow for future
redevelopment of the land.
January 2,2002,a change from Single Family to Commercial,Suburban Office
and Open Space southeast of the Chenal-Northfield intersection over a mile to
the northwest of the site.This change was made related to a rezoning request
for the area.
The Plan shows the application area of Mixed Use.To the south,west and east
the Plan Shows Multifamily.Beyond this to the west is a large area at Rahling
and Chenal Parkway of Community Shopping and Commercial use.A large
area of Office is shown to the southwest and northwest.The southwest area is
mostly developed along Arkansas System Drive.To the northwest is
undeveloped Office along Chenal Drive.Further to the southeast,east and
northeast is Single Family.
MASTER STREET PLAN:
Rahling Road and Champlin Drive are shown as Arterials on the plan.An
Arterial functions to move traffic through and around the urban area or from
activity centers to the Arterial system.These roads are designed to be four or
more lanes and move large numbers of vehicles at high speed.They are not
intended to provide access to adjacent land.
BICYCLE PLAN:
The Master Street Plan,bicycle section,proposes a Class I bike route along
Rahling Road.A Class I route has a separate pavement for the sole use of
bicycles.
PARKS:
The Little Rock Parks and Recreation Master Plan indicates this site is close to
meeting the goal of being with 8-blocks of an existing public or private park or
open space.Additional recreational or open space will be needed in the general
area to the north.
2
May 25,2006
ITEM NO.:2 Cont.FILE NO.:LU06-19-03
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this
amendment.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The property under review is not located in an area covered by a City of Little
Rock recognized neighborhood action plan.
ANALYSIS:
The application area is partially cleared land.There is a small business center
under construction to the east along Rahling Road.Two large apartment
communities have been built near by.One is to the southeast the other is west
of the site.Most of the surrounding land remains vacant and available for
development.This is a part of the 'Chenal Valley'evelopment area and is part
of the high growth area of Little Rock.Thus it is a developing part of the City.
Most of the large office area to the southwest has been developed.
Development in the immediate area has been slow,with two apartment
complexes,a church and now a small business center (office and retail).The
primary growth area of 'Chenal Valley'as been to the west and northwest of
this site.To the east several other residential developments have been moving
to the west with new homes.
The 'Chenal Master Plan'nd the City's Land Use Plan call for an intense
commercial area at the Rahling Road-Chenal Parkway intersection.Most of this
land,after two decades,is yet to develop or have building plans under review for
construction.Only the southeast corner is partially developed with commercial
and small offices.
To the south and southeast is the site of a proposed 50-acre church,which is on
this same agenda.This complex will be on the east side of Champlin Drive just
south of the application area.This will include some of the area south of the site
currently shown for Multifamily.It is expected that the church complex and street
connections will all be made within the next two years.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations:St Charles
Community Association.Staff has received no comments from area residents.
3
May 25,2006
ITEM NO.:2 Cont.FILE NO.:LU06-19-03
STAFF RECOMMENDATIONS:
Staff is continuing to review the area and proposals for the area of this action.
Additional information and recommendation are forthcoming.
PLANNING COMMISSION ACTION:(MAY 25,2006)
Items K,L,M,2 and 3 were combined for presentation by Staff.Walter Malone,
Planning Staff,reviewed this the Commission the Land Use Study begun along
Kanis Road from Chenal to Dennis Road.This study was begun at the request
of the Board of Directors as a result of a Land Use Plan change between Rock
Creek to Kanis Road from Multifamily to Commercial.After reviewing the Study
proposals,Mr.Malone reviewed each of the Land Use Plan requested changes
and the surrounding Land Use Plan.Staff is supported of the changes proposed
in items K,L and M.Staff does not support the changes requested in items 2
and 3.Staff could support a change from Office to Mixed Use for the area within
item 3.
Ms.James next made a staff presentation for the Planned Zoning District
applications,items N,0 and P (see minutes of those items for presentation).
Mr.Moore,Planning Staff made the presentation on items J,2.1 and 3.1 (see
minutes of those items for presentation).Mr.Ernie Peters,Peters and
Associates presented the traffic study information completed for both applicants.
In short the development would add 500 (Deltic)and 1000 (Wisenhunt)to the
PM peck.The improvements each would make would more than off set the
increased demands on the road network.This is not to say that other
intersection in the network would not need further improvements.
Commission Allen indicated he had been called away for another meeting and
thus the commission was going to have only 6 members for these items.
Commissioner Rahman expressed concerns about moving foreword since the
Traffic Study had just become available and he wished to have time for a more
complete review.(He indicated he might now not be able to support any of the
requests).Each applicant was asked if they wished to defer.After some
discussion Mr.Spivey and Mr.Daters for the Deltic applicants agreed to defer
items J,K,2,2.1,3 and 3.1.By a vote of 6 for and 0 against the commission
voted to defer these items to July 6,2006.
4
May 25,2006
ITEM NO.:2.1.FILE NO.:Z-6829-A
Owner:Deltic Timber Corporation
Applicant:Tim Daters,White-Daters and Associates
Location:Southwest corner of Rahling Road and
Champlin Drive
Area:6.93 Acres
Request:Rezone from MF-18,0-3 and C-1 to C-3
Purpose:Future Commercial Development
Existing Use:Undeveloped
SURROUNDING LAND USE AND ZONING
North —Undeveloped property and a church (across Rahling Road);
zoned R-2,0-2 and C-1
South —Undeveloped property;zoned MF-6 and MF-18
East —Undeveloped property and a multifamily development;
zoned MF-18,0-3 and C-1
West —Multifamily development;zoned MF-18
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 properties located within 200 feet of the site and all residents
within 300 feet who could be identified were notified of the public hearing.
There was no neighborhood association in the area to notify.
D.LAND USE ELEMENT:
This request is located in the Chenal Planning District.The Land Use
Plan shows Mixed Use for this property.The applicant has applied for a
C-3 for future retail development.
May 25,2006
ITEM NO.:2.1.Cont.FILE NO.:Z-6829-A
A Land Use Plan Amendment for a change to Commercial is a separate
item on this agenda.
Master Street Plan:
Rahling Road and Champlin Drive are shown as Arterials on the plan.An
Arterial functions to move traffic through and around the urban area or from
activity centers to the Arterial system.These roads are designed to be four
or more lanes and move large numbers of vehicles at high speed.They are
not intended to provide access to adjacent land.
The Master Street Plan,bicycle section,proposes a Class I bike route
along Rahling Road.A Class I route has a separate pavement for the
sole use of bicycles.
Cit Reco nized Nei hborhood Action Plan:
The property under review is not located in an area covered by a City of
Little Rock recognized neighborhood action plan.
E.STAFF ANALYSIS:
Deltic Timber Corporation,owner of the 6.93 acre property located at the
southwest corner of Rahling Road and Champlin Road,is requesting to
rezone the property from "MF-18"Multifamily District,"0-3"General Office
District and "C-1"Neighborhood Commercial District to "C-3"General
Commercial District.The rezoning is proposed for future commercial
development of the property.
The property is currently undeveloped.It appears that some site work has
taken place in the past within the north portion of the property.There are
some trees within the rear (south)portion of the property.
The City's Future Land Use Plan designates this property as Mixed Use.
A Land Use Plan Amendment for a change to Commercial is a separate
item on this agenda (LU06-19-03).
As of this writing,Staff is in the process of reviewing this rezoning
application in conjunction with the proposed Land Use Plan Amendment,
and other proposed rezonings and amendments in this general area.
Staff is not prepared to make a recommendation at this time.The
recommendation will be presented to the Planning Commission prior to
the public hearing.
2
May 25,2006
ITEM NO.:2.1.Cont.FILE NO.:Z-6829-A
F.STAFF RECOMMENDATION:
The staff recommendation on this item is forthcoming.
PLANNING COMMISSION ACTION:(MAY 25,2006)
Tim Daters and Bill Spivey were present,representing the application.The
proposed rezoning was presented by staff and discussed by the Planning
Commission simultaneously with other items (rezonings,land use amendments
and planned zoning developments)in the Chenal area.Ernie Peters,of Peters
and Associates,made a presentation to the Commission regarding a traffic
study,which his firm recently completed for this area of Chenal.
The Planning Commission discussed deferring the applications in order to allow
more time to consider the traffic study.Tim Daters and Bill Spivey addressed the
Commission.They briefly discussed the issue of deferral.Mr.Spivey presented
the Commission with a letter and copy of Resolution No.9,158 which addresses
the use of public funds for the future widening of Chenal Parkway.Mr.Daters
requested deferral of the application.Staff noted the deferral would be to the
July 6,2006 Agenda.
There was a motion to defer the application to the July 6,2006 Agenda.The
motion passed by a vote of 6 ayes,0 nays and 5 absent.The application was
deferred.
3
May 25,2006
ITEM NO.:3 FILE NO.:LU06-19-04
Name:Land Use Plan Amendment —Chenal Planning District
Location:Southwest corner of Rahling Road and Chenal Drive
Receuest:Office to Community Shopping
Source:Tim Daters,White-Daters
PROPOSAL /REQUEST:
Land Use Plan amendment in the Chenal Planning District from Office to
Community Shopping.Community Shopping represents for shopping center
development with one or more general merchandise stores.A request to
reclassify the property C-2,Shopping Center,is an accompanying item.
EXISTING LAND USE AND ZONING:
The property is undeveloped currently zoned 0-2,Office 8 Institutiona,use and
is 14.8 acres s in size.To the north is MF-24,Multifamily 24 units per acre land.
An apartment complex is located on the majority of this land.The most northern
part is vacant.To the northeast is a Planned Residential District for a retirement
community.The land remains undeveloped.To the west is C-1,Neighborhood
Commercial,then 0-2,Professional 8 Institutional.This land is vacant and
wooded.To the southeast is a large new apartment complex with a zone of
MF18,Multifamily 18 units per acre.Beyond this is additional MF-18 land,which
is undeveloped.To the south is 0-2 land that is either undevelopable or
currently developed with office buildings.To the southwest is a Planned
Commercial District that is only half developed with structures housing both
office and retail uses.To the east is vacant wooded land zoned C-3,General
Commercial.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
May 18,2004,a change from Single Family to Office,south of Cantrell Road
between Chenonceau and Chevaux,a mile to the northwest of the site.This
change was made related to a Planned Office District reclassification to allow for
future redevelopment of the land.
January 20,2004,a change from Office to Mixed Use south of Rahling Road
either side of Champlin Drive,for the application area.This change was made to
allow for future development of the land (no reclassification was included at the
time).
May 25,2006
ITEM NO.:3 Cont.FILE NO.:LU06-19-04
June 17,2003,changes from Office,Multifamily and Single Family to Multifamily
and Low Density Residential south of Chanel Parkway around Rahling Road,a
half mile to the southwest.These changes were made to reflect new zoning in
the area for future development.
June 4,2002,a change from Single Family to Suburban Office south of Cantrell
Road either side of Drew,a mile to the northwest of the site.This change was
made related to a Planned Office District reclassification to allow for future
redevelopment of the land.
January 2,2002,a change from Single Family to Commercial,Suburban Office
and Open Space southeast of the Chenal-Northfield intersection over a mile to
the northwest of the site.This change was made related to a rezoning request
for the area.
The Land Use Plan shows this site for Office use.To the north,northeast,and
southeast is Multifarnily.Beyond this to the north is shown for Single Family.
The land to the east is shown for Neighborhood Commercial.Further along
Rahling Road to the east is Office then Single Family use.To the east at
Champlin Drive and Rahling Road is a small amount of Neighborhood
Commercial and Mixed Use.To the southwest at the Rahling Road-Chenal
Parkway intersection is a large area of Community Shopping and Commercial
use.
MASTE R STRE ET P LAN:
Rahling Road is shown as an Arterial on the plan.An Arterial functions to move
traffic through and around the urban area or from activity centers to the Arterial
system.These roads are designed to be four or more lanes and move large
numbers of vehicles at high speed.They are not intended to provide access to
adjacent land.
Chenal Drive is shown as a Collector on the plan.A Collector functions to bring
vehicles from the neighborhoods to the Arterial system as well as to provide
access to adjacent property.These roads are designed to be three-lane roads.
BICYCLE PLAN:
The Master Street Plan,bicycle section,proposes a Class I bike route along
Rahling Road.A Class I route has a separate pavement for the sole use of
bicycles.
2
May 25,2006
ITEM NO.:3 Cont.FILE NO.:LU06-19-04
PARKS:
The Little Rock Parks and Recreation Master Plan indicates this site is not within
8-blocks of an existing public or private park or open space.Additional
recreational or open space will be needed in the general area.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this
amendment.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The property under review is not located in an area covered by a City of Little
Rock recognized neighborhood action plan.
ANALYSIS:
The site is heavy wooded and has been zoned for office use since the mid-
1980s.This zoning and the Plan classification dates back to the Chenal Master
Plan completed twenty years ago.The Office of which this is a part was the
transition or step-down from the more intense commercial area around the
Chenal-Rahling intersection to the single-family homes sites beyond.
Immediately to the north and across Rahling to the south are tow apartment
communities.To the southwest is the Rahling Circle area that is developing as a
mix of retail and small offices.The remaining land surrounding this site is
undeveloped.To the northeast a large area has been cleared for the
development of a retirement community.This development would include
housing from duplexes to multifamily to assisted living.It should be noted that
the original developer of this project has decided not to proceed.Though a
similar development may occur in the future.
To date much of the commercial areas of the 'Chenal Valley'evelopment have
not developed.There were three originally proposed.Two are on Cantrell Road
and one at Chenal Parkway and Rahling Road.The two on Cantrell (at Chenal
Parkway and Chenonceau)have partially developed.The largest commercial
concentration was proposed to be at Chenal Parkway and Rahling Road.Only
the southeast corner (Rahling Circle)has development and not fully to date.
NEIGH BORHOOD COMMENTS:
Notices were sent to the following neighborhood associations:St Charles
Community Association.Staff has received no comments from area residents.
3
May 25,2006
ITEM NO.:3 Cont.FILE NO.:LU06-19-04
STAFF RECOMMENDATIONS:
Staff is continuing to review the area and proposals for the area of this action.
Additional information and recommendation are forthcoming.
PLANNING COMMISSION ACTION:(MAY 25,2006)
Items K,L,M,2 and 3 were combined for presentation by Staff.Walter Malone,
Planning Staff,reviewed this the Commission the Land Use Study begun along
Kanis Road from Chenal to Dennis Road.This study was begun at the request
of the Board of Directors as a result of a Land Use Plan change between Rock
Creek to Kanis Road from Multifamily to Commercial.After reviewing the Study
proposals,Mr.Malone reviewed each of the Land Use Plan requested changes
and the surrounding Land Use Plan.Staff is supported of the changes proposed
in items K,L and M.Staff does not support the changes requested in items 2
and 3.Staff could support a change from Office to Mixed Use for the area within
item 3.
Ms.James next made a staff presentation for the Planned Zoning District
applications,items N,0 and P (see minutes of those items for presentation).
Mr.Moore,Planning Staff made the presentation on items J,2.1 and 3.1 (see
minutes of those items for presentation).Mr.Ernie Peters,Peters and
Associates presented the traffic study information completed for both applicants.
In short the development would add 500 (Deltic)and 1000 (Wisenhunt)to the
PM peck.The improvements each would make would more than off set the
increased demands on the road network.This is not to say that other
intersection in the network would not need further improvements.
Commission Allen indicated he had been called away for another meeting and
thus the commission was going to have only 6 members for these items.
Commissioner Rahman expressed concerns about moving foreword since the
Traffic Study had just become available and he wished to have time for a more
complete review.(He indicated he might now not be able to support any of the
requests).Each applicant was asked if they wished to defer.After some
discussion Mr.Spivey and Mr.Daters for the Deltic applicants agreed to defer
items J,K,2,2.1,3 and 3.1.By a vote of 6 for and 0 against the commission
voted to defer these items to July 6,2006.
4
May 25,2006
ITEM NO.:3.1.FILE NO.:Z-7024-A
Owner:Deltic Timber Corporation
Applicant:Tim Daters,White-Daters and Associates
Location:Northwest corner of Rahling Road and Chenal
Valley Drive
Area:14.81 Acres
Request:Rezone from 0-2 to C-2
Purpose:Future Commercial Development
Existing Use:Undeveloped
SURROUNDING LAND USE AND ZONING
North —Multifamily development;zoned MF-24
South —Multifamily development,undeveloped property and a
commercial/office development (cross Rahling Road);
zoned MF-18,0-2 and PCD
East —Undeveloped property (across Chenal Valley Drive);zoned PD-R,
C-1,and 0-2
West —Undeveloped property;zoned 0-2 and C-3
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 properties located within 200 feet of the site and all residents
within 300 feet who could be identified were notified of the public hearing.
There was no neighborhood association in the area to notify.
May 25,2006
ITEM NO.:3.1.Cont.FILE NO.:Z-7024-A
D.LAND USE ELEMENT:
This request is located in the Chenal Planning District.The Land Use
Plan shows Office for this property.The applicant has applied for a C-2
for future retail development.
A land use plan amendment for a change to Commercial is a separate
item on this agenda.
Master Street Plan:
Rahling Road is shown as an Arterial on the plan.An Arterial functions to
move traffic through and around the urban area or from activity centers to
the Arterial system.These roads are designed to be four or more lanes and
move large numbers of vehicles at high speed.They are not intended to
provide access to adjacent land.
Chenal Drive is shown as a Collector on the plan.A Collector functions to
bring vehicles from the neighborhoods to the Arterial system as well as to
provide access to adjacent property.These roads are designed to be
three-lane roads.
The Master Street Plan,bicycle section,proposes a Class I bike route
along Rahling Road.A Class I route has a separate pavement for the
sole use of bicycles.
Cit Reco nized Nei hborhood Action Plan:
The property under review is not located in an area covered by a City of
Little Rock recognized neighborhood action plan.
E.STAFF ANALYSIS:
Deltic Timber Corporation,owner of the 14.81 acre property located at the
northwest corner of Rahling Road and Chenal Valley Drive,is requesting
to rezone the property from "0-2"Office and Institutional District to "C-2"
Shopping Center District.The rezoning is proposed for future commercial
development of the property.
The property is currently undeveloped and tree covered.The property
immediately to the north is zoned MF-24 and contains an apartment
development.There is an apartment development,undeveloped property
and a commercial/office development ("The Villages at Rahling Road")
2
May 25,2006
ITEM NO.:3.1.Cont.FILE NO.:Z-7024-A
located across Rahling Road to the south.Undeveloped PD-R,C-1,and
0-2 zoned property is located across Chenal Valley Drive to the east.
There is also undeveloped property (zoned 0-2 and C-3)located
immediately to the west.
The City's Future Land Use Plan designates this property as Office.A
Land Use Plan Amendment for a change to commercial is a separate item
on this agenda (LU06-19-04).
As of this writing,staff is in the process of reviewing this rezoning
application in conjunction with the proposed Land Use Plan Amendment,
and other proposed rezonings and amendments in this general area.
Staff is not prepared to make a recommendation at this time.The
recommendation will be presented to the Planning Commission prior to
the public hearing.
F.STAFF RECOMMENDATION:
The Staff recommendation on this item is forthcoming.
PLANNING COMMISSION ACTION:(MAY 25,2006)
Tim Daters and Bill Spivey were present,representing the application.The
proposed rezoning was presented by staff and discussed by the Planning
Commission simultaneously with other items (rezonings,land use amendments
and planned zoning developments)in the Chenal area.Ernie Peters,of Peters
and Associates,made a presentation to the Commission regarding a traffic
study,which his firm recently completed for this area of Chenal.
The Planning Commission discussed deferring the applications in order to allow
more time to consider the traffic study.Tim Daters and Bill Spivey addressed the
Commission.They briefly discussed the issue of deferral.Mr.Spivey presented
the Commission with a letter and copy of Resolution No.9,158 which addresses
the use of public funds for the future widening of Chenal Parkway.Mr.Daters
requested deferral of the application.Staff noted the deferral would be to the
July 6,2006 Agenda.
There was a motion to defer the application to the July 6,2006 Agenda.The
motion passed by a vote of 6 ayes,0 nays and 5 absent.The application was
deferred.
3
May 25,2006
ITEM NO.:4 FILE NO.:LU06-15-01
Name:Land Use Plan Amendment —Geyer Springs West Planning District
Location:Along Preston and Aktins Drives
Receueat:Multifamily tn Single Family
Source:Pat Joyner
PROPOSAL I REQUEST:
Land Use Plan amendment in the Geyer Springs West Planning District from
Multifarnily to Single Family.Single Family represents densities not to exceed 6
dwellings per acre with types ranging from single-family detached,attached,
patio or garden homes and cluster homes.There is an accompanying
application to reclassify the land to R-3 Single Family for future development.
EXISTING LAND USE AND ZONING:
The property is former tracts where apartment buildings have been removed
currently zoned R5 Urban Residence and is 8.9 acres a in size.Almost all the
land to the east,west and south is zoned R-2 Single Family.To the east and
south are single-family subdivisions.To the immediate west is C-3 General
Commercial land with a car repair and retail business.Across Chicot Road is R-
2 land with a single-family subdivision.To the north is C-3 General Commercial
and along Baseline Road.There are various retail uses along Baseline Road.
Across Baseline Road behind the commercial businesses is another single-
family subdivision zoned R-2.This is a developed part of southwest Little Rock.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
June 21,2005,a change was made from Single Family and Mixed Commercial
Industrial to Suburban Office,Mixed Use and Community Shopping along
Baseline Road west of I-30.This is about a mile to the west of the application
area.The areas south of Baseline Road were changed to reflect the zoning and
use of the land.The changes to the north of Baseline Road were to allow for
future redevelopment of the vicinity.
August 4,2003,a change from Light Industrial to Commercial to the southwest
of the Mabelvale Pike-1-30 interchanges.This is about a mile to the west of the
application area.The change was made to reflect the existing use of some of
the area and allow for future development of the site.
April 2,2002,a series of changes developed with a Neighborhood Plan Review.
Single Family,Multifamily,Office and Commercial to Mixed Use along the west
May 25,2006
ITEM NO.:4 Cont.FILE NO.:LU06-15-01
side of Chicot Road from Knollwood to Caylor.This is just south of the site.
Other changes were made in the Mabelvale area,over a mile to the southwest to
both allow redevelopment and recognize existing uses.The change was made
to allow for future redevelopment.
April 2,2002,a change from Single Family to Suburban Office,along the east
side of Chicot Road was made.This is to the south of the application area.The
change was made to allow for future redevelopment of the site.
The site is shown for Multifamily use.To the south and east is Single Family
use.To the north and west is Commercial use.The Commercial is along
Baseline And Chicot Roads.Beyond each of these roads are areas of Single
Family on the Plan.
MASTER STREET PLAN:
Baseline and Chicot Roads are shown as Arterials on the plan.An Arterial
functions to move traffic through and around the urban area or from activity
centers to the Arterial system.These roads are designed to be four or more
lanes and move large numbers of vehicles at high speed.They are not intended
to provide access to adjacent land.
BICYCLE PLAN:
The Master Street Plan,bicycle section,proposes a Class III bike route along
Oak Grove Lane to the east.A Class III route shares the road with motorized
vehicles with no additional pavement provided for bicycles.
PARKS:
The Little Rock Parks and Recreation Master Plan shows this location to be
'deficient'.That is there is not a public or private recreation or open space within
8-blocks of this application area.There is a need for additional recreation or
open space in the vicinity.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this
amendment.
2
May 25,2006
ITEM NO.:4 Cont.FILE NO.:LU06-15-01
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The application area is within the Cloverdale-Watson Neighborhood Plan area.
The Plan has several objectives that are some what related to this application.
The Plan suggests protesting any new Multifamily in the area and to support
'Land Use'nd 'Zoning'hanges that will improve the community with minimum
negative impacts.The Plan also calls for making infill housing compatible with
existing neighborhood with similar bulk,mass,building materials,style,setback,
etc.
ANALYSIS:
The site requesting a Plan change and reclassification is the former site of
apartments.These apartment buildings had a long history of drug and other
problems.As a result of this,the structures became abandoned and the City
removed most of them in the 1990s.The land remains zoned R-5 Urban
Residential,one of Little Rock's most density residential classifications.The
vicinity has been developed for several decades and is an established area.
This site,due to the demolitions,is one of the largest available land areas in the
vicinity.
To the south and east are established single-family neighborhoods.At the entry
to this area off of Chicot Road is a small area of C-3,General Commercial,
zoning.There are three existing businesses and one vacant tract at this
location.Two of the businesses are commercial and zoned C-3.One of these is
an auto repair garage.The other business is a mini-warehouse development
and is a legally non-conforming use zoned R-2 Single Family.
To the northwest is a tract of R-2 land,annexed to the City in the late 1990s.
Most of this land is vacant and had been used for fireworks stands and similar
uses.There is a commercial building as part of this site on Chicot Road just
south of Baseline Road.The larger commercial uses are located along Baseline
Road in shopping centers and other commercial structures around the Chicot-
Baseline intersection.
With the past history and development pattern of the application site,apartments
would likely be a detrimental use for this site.The existing zoning and use
pattern makes this site inappropriate for commercial development.The existing
commercial structures hide this area.Access and parcel size would not be
favorable for such development.In addition it would introduce commercial use
further in the neighborhood.
3
May 25,2006
ITEM NO.:4 Cont.FILE NO.:LU06-15-01
The lack of recent development does not help provide a guide for need of any
type of use.Since the area has historically been residential,it would appear to
be appropriate to keep the site residential.Residential use helps provide the
demand for the businesses in the vicinity.This area had added to the demand in
the past and to restore residential units to the site should help businesses in the
area.To reduce the density of the residential on this site should be of benefit to
the single-family homes to the south and east.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations:Chicot,
Cloverdale,8 West Baseline Neighborhood Associations and Southwest United
for Progress.Staff has received two calls requesting information from area
residents.
STAFF RECOMMENDATIONS:
Staff believes the change is appropriate.
PLANNING COMMISSION ACTION:(MAY 25,2006)
The item was placed on consent agenda for approval.By a vote of 7 for
0 against the consent agenda was approved.
4
May 25,2006
ITEM NO.:4.1 FILE NO.:Z-8040
Owner:Unified CDC and New Life Christian Outreach
Applicant:Pat Joyner —Unified CDC
Lola Henson —New Life Christian Outreach
Location:Along Preston Drive,Atkins Street,Acorn Place
and Cameron Street,east of Chicot Road
Area:Approximately 7.88 Acres total
Request:Rezone from R-5 to R-3
Purpose:Single family residential development
Existing Use:Undeveloped
SURROUNDING LAND USE AND ZONING
North —Mixed commercial uses along the south side of Baseline Road;
zoned C-3
South —Single family residences;zoned R-2
East —Single family residences;zoned R-2
West —Mini-warehouses,auto repair business and convenience store
(along Preston Drive),commercial building (along Chicot Road),
and undeveloped property;zoned C-3 and R-2
A.PUBLIC WORKS COMMENTS:
No Comments.
B.PUBLIC TRANSPORTATION ELEMENT:
The site is not located on a CATA Bus Route.Bus Routes 17 (Mabelvale-
Downtown Route)and 17A (Mabelvale UALR Route)run along Chicot
Road,approximately 300 feet to the west,
C.PUBLIC NOTIFICATION:
All owners of properties located within 200 feet of the site,all residents
within 300 feet who could be identified,and the SWLR United for
Progress,Chicot and West Baseline Neighborhood Associations were
notified of the public hearing.
May 25,2006
ITEM NO.:4.1 Cont.FILE NO.:Z-8040
D.LAND USE ELEMENT:
This request is located in the Geyer Springs West Planning District.The
Land Use Plan shows Multifamily for this property.The applicant has
applied for a R-2 for future development of single-family homes.
A land use plan amendment for a change to Single Family is a separate
item on this agenda.
Master Street Plan:
Baseline and Chicot Roads are shown as Arterials on the plan.An Arterial
functions to move traffic through and around the urban area or from activity
Centers to the Arterial system.These roads are designed to be four or
more lanes and move large numbers of vehicles at high speed.They are
not intended to provide access to adjacent land.
The Master Street Plan,bicycle section,proposes a Class III bike route
along Oak Grove Lane to the east.A Class III route shares the road with
motorized vehicles with no additional pavement provided for bicycles.
Cit Reco nized Nei hborhood Action Plan:
The application area is within the Cloverdale-Watson Neighborhood Plan
area.The Plan recommend has several objectives that are some what
related to this application.The Plan suggests protesting any new
Multifamily in the area and to support Land Use and Zoning changes will
improve the community with minimum negative impacts.The Plan also
calls for making infill housing compatible with existing neighborhood with
similar bulk,mass,building materials,style,setback,etc.
E.STAFF ANALYSIS:
Unified CDC and New Life Christian Outreach,owners of the 7.88 Acre
property along Preston Drive,Atkins Street,Acorn Place and Cameron
Street (east of Chicot Road),are requesting to rezone the property from
"R-5"Urban Residence District to "R-3"Single Family District.The
rezoning is proposed for single family residential development.The
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May 25,2006
ITEM NO.:4.1 Cont.FILE NO.:Z-8040
property was platted for single family homes a number of years ago.The
overall property is comprised of Lots 1,3,5-32 and 37-46,Vernon Place
Addition.
The west portion of the property along Preston Drive contains vacant
multifamily structures.Multifamily structures previously existed on the
remainder of the property which is currently vacant.The overall property is
currently fenced to prohibit access.
The properties immediately south and east of the site contain single family
residences.There are mixed commercial uses to the north along the south
side of Baseline Road.There is a small mini-warehouse development,an
auto repair business and a convenience store to the west along Preston
Drive.There is also a commercial building and undeveloped R-2 zoned
property to the west along the east side of Chicot Road.
The City's Future Land Use Plan designates this property as multifamily.A
Land Use Plan Amendment for a change to Single Family is a separate
item on this agenda (LU06-15-01).
Staff is supportive of the requested rezoning.Staff views the downzoning
of this property to R-3 for the construction of single family residences as
appropriate.As noted above,the adjacent property to the south and east
contains single family homes.Therefore,the single family use as proposed
will not be out of character with the area.Staff feels the proposed rezoning
will have no adverse impact on the adjacent properties or the general area.
F.STAFF RECOMMENDATION:
Staff recommends approval of the requested R-3 rezoning.
PLANNING COMMISSION ACTION:(MAY 25,2006)
The applicant was present.There were no objectors present.Staff presented
the application with a recommendation of approval.
The Chairman placed the item before the Commission for inclusion within the
Consent Agenda for approval.A motion to that effect was made.The motion
passed by a vote of 7 ayes,0 nays and 4 absent.The application was approved.
3
May 25,2006
ITEM NO.:5 FILE NO.:Z-8044
Owner:Don Hum
Applicant:Pat McGetrick
Location:8120 Stagecoach Road
Area:3.643 Acres
Request:Rezone from R-2 to C-3
Purpose:Future commercial development
Existing Use:Vacant commercial building
SURROUNDING LAND USE AND ZONING
North —Salvage yard;zoned R-2
South —Single family residences on large lots and undeveloped property
(across Stagecoach Road);zoned R-2 and C-3
East —Undeveloped property and a church development;—
zoned C-3 and R-2
West —Mixed commercial uses;zoned C-3 and C-4
A.PUBLIC WORKS COMMENTS:
1.The subject property is shown to be in the 100 year floodplain.
Finished floors of structures in the floodplain will have to be elevated to
1 foot above the base flood elevation.
B.PUBLIC TRANSPORTATION ELEMENT:
The site is not located on a CATA Bus Route.
C.PUBLIC NOTIFICATION:
All owners of properties located within 200 feet of the site,all residents
within 300 feet who could be identified,and the SWLR United for
Progress,Otter Creek and Crystal Valley Neighborhood Associations
were notified of the public hearing.
May 25,2006
ITEM NO.:5 Cont.FILE NO.:Z-8044
D.LAND USE ELEMENT:
This request is located in the Crystal Valley Planning District.The Land
Use Plan shows Commercial for this property.The applicant has applied
for C-3 General Commercial zoning for future development.
The request does not require a change to the Land Use Plan.
Master Street Plan:
Stagecoach Road is shown as a Principal;Arterial on the Master Street
Plan and may require dedication of right-of-way and may require street
improvements.The primary function of a Principal Arterial is to serve
through traffic and to connect major traffic generators or activity centers
within urbanized areas.Entrances and exits should be limited to minimize
negative effects of traffic and pedestrians on Stagecoach Road since it is
a Principal Arterial.
A Class II is shown on Stagecoach Road.A Class II bikeway is located
on the street as either a 5'houlder or six foot marked bike lane.
Additional paving and right-of-way may be required.This bikeway is
installed as a Class II.
Cit Reco nized Nei hborhood Action Plan:
The applicant's property lies in the area covered by the Otter
Creek/Crystal Valley Neighborhood Action Plan.The Office and
Commercial Development goal "To promote commercial and office
development that meets the needs of area residents for shopping and
services,maintains as much of the existing topography,trees,and green
space as possible and enhances the primarily residential character of the
community"has these objectives relevant to this case."1)Requiring that
businesses be accessed by loop streets to minimize curb cuts and allow
for attractive landscaping.2)Limiting commercial and office development
in the "heart"of our planning area to that which primarily serves the
neighborhood (C-1 uses)while attracting enough business from other
areas to be profitable.We define the heart of our area as roughly located
between Crystal Valley Road and Otter Creek Road along Stagecoach
Road and being largely residential.Support other more intense uses to
locate on the peripheral of our study area where interstate traffic will
support their larger markets.3)Aggressively using Planned Zoning
Districts to influence more neighborhood friendly and better quality
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May 25,2006
ITEM NO.:5 Cont.FILE NO.:Z-8044
developments."The objectives could effect his application by reducing
the number of curb cuts and allowing for cross circulation with the
property to the east that recently rezoned.The more intense C-3 use is in
close proximity to the interstate.
E.STAFF ANALYSIS:
Don Hum,owner of the 3.643 Acre property located at 8120 Stagecoach
Road,is requesting to rezone the property from "R-2"Single Family District
to "C-3"General Commercial District.The rezoning is proposed for future
commercial development of the property.
There is currently a vacant one-story commercial building located within the
south portion of the property,fronting on Stagecoach Road.There is an old
vacant single family structure near the center of the property.An access
drive is located along the east property line which serves a salvage yard
business located immediately to the north.The remainder of the property is
undeveloped and wooded.
There are mixed commercial uses located to the west along the north side
of Stagecoach Road.Undeveloped C-3 zoned property and a church
development are located to the east.As noted in the above paragragh,
there is a salvage yard located on the R-2 zoned property immediately to
the north.Single family residences on large lots and undeveloped R-2
zoned property are located across Stagecoach Road to the south.
The City's Future Land Use Plan designates this property as Commercial.
The requested zoning change to C-3 does not require a change to the Land
Use Plan.
Staff is supportive of the requested rezoning.Staff views the request as
reasonable.The rezoning will allow for future commercial redevelopment of
the property.The property immediately to the east was recently rezoned to
C-3 for a future hotel development.Staff feels that the requested rezoning
to C-3 is appropriate,and should have no adverse impact on the adjacent
properties or the general area.
F.STAFF RECOMMENDATION:
Staff recommends approval of the requested C-3 rezoning,
3
May 25,2006
ITEM NO.:5 Cont.FILE NO.:Z-8044
PLANNING COMMISSION ACTION:(MAY 25,2006)
The applicant was present.There were no objectors present.Staff presented
the application with a recommendation of approval.
The Chairman placed the item before the Commission for inclusion within the
Consent Agenda for approval.A motion to that effect was made.The motion
passed by a vote of 7 ayes,0 nays and 4 absent.The application was approved.
4
May 25,2006
ITEM NO.:6 FILE NO.:Z-8039
NAME:Hawkins-Pearce Manufactured Home Accessory
Dwelling —Conditional Use Permit
LOCATION:6800 Shaner Circle
OWNER/APPLICANT:Robert and Karen Hawkins/Heather Pearce
PROPOSAL:A conditional use permit is requested to allow for
placement of a single-wide manufactured home on
this R-2 zoned lot to serve as an accessory dwelling.
1.SITE LOCATION:
The property is located on Shaner Circle,north off of Raines Road.The
property is not in the City Limits but is within the City's extraterritorial
jurisdiction.
2.COMPATIBILITY WITH NEIGHBORHOOD:
The property is located in a rural residential area.Uses include site built
homes,multisectional manufactured homes,single-wide manufactured
homes and mobile homes.Allowing a single-wide manufactured home as
an accessory dwelling for a family member on this 6+acre tract is
compatible with uses in the area.
All owners of property located within 200 feet of the site,all residents
within 300 feet of the site who could be identified and SWLRUP
Neighborhood Association were notified of this request.
3.ON SITE DRIVES AND PARKING:
The existing home on the site and the proposed accessory dwelling are
each required to have one on-site parking space.A single driveway
currently serves the existing home.The applicant proposes to add a
second driveway to serve the proposed accessory dwelling,
4.SCREENING AND BUFFERS:
No Comments.
May 25,2006
ITEM NO.:6 Cont.FILE NO.:Z-8039
5.PUBLIC WORKS COMMENTS:
1.No Comments.
6.UTILITY FIRE DEPT.AND CATA COMMENTS:
Wastewater:Outside service boundary,no comments.
Entergy:No comments received.
CenterPoint Energy:No comments received.
Southwestern Bell:Approved as submitted.
Water:Contact Central Arkansas Water if larger and/or additional water
meter(s)are required.
Fire Department:Outside service boundary.Provide statement from local
Volunteer Fire Department indicating approval and ability to provide
service.
County Planning:
1.Submit approved septic system application from ADHHS.
2.Driveway permit required from Pulaski County Road and Bridge if a
new driveway is proposed.
CATA:The site is located outside of CATA's service area.
SUBDIVISION COMMITTEE COMMENT:(MAY 4,2006)
The applicant was present.Staff presented the item and noted additional
information was needed.The applicant was asked to show driveway locations
on the plan and to provide the year model and exterior finish of the home.The
applicant was asked to also provide a statement of approval from the local
Volunteer Fire Department and an approved perk test for the septic system.
Staff noted septic tank approval from ADHHS would be needed prior to placing
the home on the site.Staff also asked the applicant to provide ADHHS approval
for the existing septic system on the property.The applicant was asked to
provide a timetable for the removal of debris from a destroyed home which is
piled on the site.
Other agency comments were noted.
2
May 25,2006
ITEM NO.:6 Cont.FILE NO.:Z-8039
The applicant was advised to respond to staff issues by May 10,2006.The
Committee forwarded the item to the full Commission.
STAFF ANALYSIS:
The applicant is requesting approval of a conditional use permit to allow for
placement of a single-wide manufactured home on this R-2 zoned tract to be
used as an accessory dwelling.The property is owned by the applicant's parents
who occupy the existing residence on the property.The property is 6.40+acres
in size.The proposed home is a 1999 model,16'80'ith vinyl siding.A
second driveway is proposed to be constructed to provide access.
The proposed manufactured home is compatible with uses in the area which
include site built homes,single-wide manufactured homes and multisectional
manufactured homes.The applicant is requesting approval of separate utility
service.
As of this writing,there are two outstanding issues that must be resolved prior to
Commission action.Staff has requested proof of an approved perk test and
approval from the local Volunteer Fire Department be provided.The applicant is
hoping to have those items prior to the hearing date.
Septic tank approval from ADHHS must be provided prior to placement of the
home on the site.ADHHS approval for the existing septic system must also be
provided.
A previous residential structure was razed and the debris remains on the site.
The applicant has committed to removing that debris from the site by the end of
August 2006;ninety (90)days from the May 25,2006 Commission hearing.
Staff is supportive of the requested conditional use permit,if the outstanding
issues can be resolved.Staff also believes it is appropriate to tie the approval to
the current owners of the property and the current applicant as occupant of the
accessory dwelling.To staff"s knowledge,there is no Bill of Assurance issue.
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.The conditional use permit is limited to the current owners of the property
(Robert and Karen Hawkins)continuing to own and occupy the property and
the applicant (Heather Pearce)occupying the accessory dwelling,
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May 25,2006
ITEM NO.:6 Cont.FILE NO.:Z-8039
3.The debris from the razed residence is to be removed from the site byAugust31,2006.
4.Placement of the home must comply with the following siting criteria fromSection36-254 (d)(5)of the Code of Ordinances.
a.A pitched roof of three (3)in twelve (12)or fourteen (14)degrees orgreater.
b.Removal of all transport elements.
c.Permanent foundation.
d.Exterior wall finished so as to be compatible with the neighborhood.e.Orientation compatible with placement of adjacent structures.f.Underpinning with permanent materials.
g.Off-street parking per single-family dwelling standard.
5.ADHHS approval of the existing and proposed septic systems must beprovidedtostaffpriortoplacementoftheaccessorydwellingonthesite.
Staff recommends approval of the request to have separate utilities.
PLANNING COMMISSION ACTION:(MAY 25,2006)
The applicant was present.There were no objectors present.One letter of
objection had been received and forwarded to the Commission.The applicanthadprovidedproofofanapprovedperktestandfiredepartmentapproval.Staff
presented the item and a recommendation of approval subjects to compliance
with the conditions outlined in the "Staff Recommendation"above.There was nofurtherdiscussion.
The item was placed on the Consent Agenda and approved as recommended bystaff.The vote was 7 ayes,0 noes and 4 absent.
4
May 25,2006
ITEM NO.:7 FILE NO.:Z-8041
NAME:Fellowship Bible Church —Conditional Use Permit
LOCATION:NE corner of Wellington Hills and Champlin
OWNER/APPLICANT:Shackleford Family Limited Partnership,ETAL /
Development Consultants,Inc.
PROPOSAL:A conditional use permit is requested to allow for
development of a Church campus on this vacant 50+
acre tract.
1.SITE LOCATION:
The property is located on the old Shackleford Dairy site.The location is
the northeast corner of what will be the intersection of Wellington Hills and
Champlin.
2.COMPATIBILITY WITH NEIGHBORHOOD:
The property is located west of the Wellington Subdivision,adjacent to the
more intensely zoned and developed properties that front onto Chenal
Parkway and Rahling Road.The site fronts onto the Champlin/Kirk
Arterial and has immediate access to two other arterials,Chenal Parkway
and Rahling Road.The buildings are located near the center of the 50
acre tract and buffers will be provided to the east where the site abuts
residential uses.This appears to be an appropriate site for the proposed
church.
All owners of property located within 500 feet of the site,all residents
within 300 feet of the site who could be identified and the St.Charles and
Parkway place Neighborhood Associations were notified of this request.
An informational meeting was held for all interested parties on May 4,
2006.
3.ON SITE DRIVES AND PARKING:
The campus is to contain four principal assembly areas that contain an
estimated 3,150 actual seats.The principal assembly areas are "The
Worship Center"(main sanctuary;1,400 seats),"The Encounter"
(traditional service;500 seats),"The Edge"(contemporary service;800
seats),and "Fellowship Student Ministries"(youth service;450 seats).
The total of 3,150 seats require 787 parking spaces.2,000 spaces are
proposed,with access at multiple points off of the adjacent streets.An
additional parking lot is located adjacent to the proposed Fellowship
Associates Building.
May 25,2006
ITEM NO.:7 Cont.FILE NO.:Z-8041
4.SCREENING AND BUFFERS:
Site plan must comply with the City's landscape and buffer ordinance
requirements.
Where the site is adjacent to residentially zoned property,the zoning
ordinance requires a minimum fifty-foot (50')buffer,70%of which is to be
undisturbed.Currently,the site plan only reflects twenty foot (20')in an
area on the south.
Screening is required to be a six (6)foot high opaque screen,either a
wooden fence with its face side directed outward,a wall,or dense
evergreen plantings,where adjacent to residential property.
Interior islands must be a minimum of three hundred (300)feet in area to
receive credit toward fulfilling landscape ordinance requirements.These
islands are to be evenly distributed throughout the site.
An automatic irrigation system to water landscaped areas will be required.
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.
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.
5.PUBLIC WORKS COMMENTS:
1.The proposed right-of-way dedication and boundary street
improvements meet Master Street Plan requirements except at the
intersection of Wellington Village Drive and Champlin Drive.From
the results of the approved traffic study,it was agreed that a second
round-a-bout would be installed at this intersection.Provide
adequate right-of-way for this installation.
2.With site development,provide design of street conforming to the
Master Street Plan.Construct one-half street improvement to these
streets including 5-foot sidewalks with planned development.
3.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)379-1817 (Derrick
Bergfield).
2
May 25,2006
ITEM NO.:7 Cont.FILE NO.:Z-8041
4.A grading permit in accordance with Section 29-186 (c)8 (d)will be
required prior to any land clearing or grading activities at the site.
Site grading,and drainage plans will need to be submitted and
approved prior to the start of construction.Advanced grading permits
have the same requirements as regular grading permits.If grading is
proposed in areas with no imminent construction,a variance must be
obtained from the Planning Commission.
5.Storm water detention ordinance applies to this property.Show the
proposed location for storm water detention facilities on the plan.
6.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.
7.Street Improvement plans shall include signage and striping.Traffic
Engineering must approve completed plans prior to construction.
8.Coordinate design of traffic signal upgrade with proposed street
improvements.Plans to be forwarded to Traffic Engineering for
approval.
9.Prepare a letter of pending development addressing street lights as
required by Section 31-403 of the Little Rock Code.Contact Traffic
Engineering at (501)379-1813 (Steve Philpot)for more information
regarding street light requirements.
10.Hauling of fill material on or off site over municipal streets and roads
requires approval prior to a grading permit being issued.Contact
Public Works Traffic Engineering at 621 S.Broadway,(501)379-
1817 (Derrick Bergfield)for more information.
11.Driveway locations meet minimum spacing requirements.Provide a
certified statement stamped by a licensed engineer prior to issuance
of grading permit,certifying that sufficient site distance is provided to
meet all AASHTO requirements particular that all driveway locations
provide the required AASHTO 2001 Green Book requirements of at
least 445 ft of intersection site distance from left turns and 385 ft for
right turns maneuvers.Contact Traffic Engineering (Bill Henry)at
379-1816 for further explanation.
6.UTILITY FIRE DEPT.AND CATA COMMENTS:
Wastewater:Sewer main required,with easements.All food preparation
facilities must be connected to grease interceptor as required by Little
Rock Wastewater Utility.
Entergy:No comments received.
CenterPoint Energy:No comments received.
Southwestern Bell:No comments received.
3
May 25,2006
ITEM NO.:7 Cont.FILE NO.:Z-8041
Water:All Central Arkansas Water requirements in effect at the time of
request for water service must be met.A Capital Investment Charge
based on the size of the meter connection(s)will apply to this project in
addition to normal charges.This fee will apply to all meter connections
including any metered connections off the private fire system.A water
main extension and on-site fire protection will be required in order to
provide service to this property.Contact Central Arkansas Water
regarding procedures for installation of water facilities.Approval of
plans by the Arkansas Department of Health Engineering Division and
Little Rock Fire Department is required.Fire sprinkler systems,which
do not contain additives such as antifreeze shall be isolated with a
double detector check valve assembly.If additives are used,a
reduced pressure zone backflow preventer shall be required.The
facilities on-site will be private.When meters are planned off private
lines,private facilities shall be installed to Central Arkansas Water'
material and construction specifications and installation will be
inspected by an engineer,licensed to practice in the State of Arkansas.
Execution of Customer Owned Line Agreement is required.If there
are facilities that need to be adjusted and/or relocated,contact Central
Arkansas Water.That work would be done at the expense of the
developer.This development will have minor impact on the existing
water distribution system.Proposed water facilities will be sized to
provide adequate pressure and fire protection.
Fire Department:No comments received.
County Planning:No Comments.
CATA:The site is not located on a CATA bus route.
SUBDIVISION COMMITTEE COMMENT:(MAY 4,2006)
The applicants were present.Staff presented the item and noted there was
additional information needed regarding signage,fencing,building design,
phasing,site lighting and dumpster location.Staff asked if any elements of the
building were to be illuminated.Staff asked the applicant to provide details on
the Fellowship Associates Building,the outdoor event area,the cafes,bookstore
and open recreation area.It was noted that a height variance was requested.
Public Works,Utility and Landscape comments were noted and discussed.Staff
noted the applicants had commissioned an area-wide traffic study and the site
plan was based on the results of that study.Staff noted the applicants had been
working with Public Works on street and traffic issues.Staff discussed the need
for a traffic round-a-bout at Wellington Villages and Charnplin.Staff also noted a
4
May 25,2006
ITEM NO.:7 Cont.FILE NO.:Z-8041
variance was being requested to allow advance grading of the site and the
transport of spoil material to other sites.The applicant was advised to meet with
the various agencies to discuss their issues.
The applicant noted a neighborhood meeting had been scheduled.The applicant
was advised to respond to staff issues by May 10,2006.The Committee
forwarded the item to the full Commission.
STAFF ANALYSIS:
Fellowship Bible Church is requesting approval of a conditional use permit to
allow for development of this vacant,50+acre tract as a campus for its facilities.
The project is to be developed in two phases.Phase I includes the principal
Worship Center building and a 2,000 vehicle parking lot.Phase II is the
Fellowship Associates building and an additional 172 parking spaces.Two
variances are requested.The applicant is requesting a maximum height of fifty
(50)feet for the Worship Center building (clerestory at center of concourse
and/or parapet at main worship center),not including a decorative finial or spire
at the building entry.A variance is also requested from the Land Alternation
Ordinance to allow a grading permit to be issued prior to the imminent
development of the site and to allow the hauling of fill material off of the site and
over public streets to nearby sites to the north and south of the proposed church
site.
The principal building is proposed to have an area of 225,000+square feet and
is designed as a series of assembly areas and support uses built around a
central,interior pedestrian area.Seating consists of 3,150+seats in the primary
assembly areas and 850+seats in classroom areas for a total planned
attendance of 4000+at peak times.This main building will be ringed by a 2,000
space parking lot.The proposed Fellowship Association Building is to contain
40,000+square feet.A 172 space parking lot will be built in conjunction with this
building.
Signage locations have been added and noted on the site plan.One primary
project sign is proposed at the southwest corner of the site.This sign will be a
backfilled monument/wall,built into a slope,with letters mounted to the face.The
maximum height will be six feet,tapering to two or three feet at each end,The
maximum wall surface area is proposed to be 240 square feet.The actual
signage will fit within the wall surface area and will occupy 70%-80%of the wall
surface.No message/reader board panels are proposed.There are also three
smaller entry signs proposed at three of the entry drives.These signs will be an
upright monument style with a maximum height of four (4)feet and a maximum
surface area of twenty-four (24)square feet.
5
May 25,2006
ITEM NO.:7 Cont.FILE NO.:Z-8041
No security fencing is proposed for this site.Vehicle gates may be added at the
entry drives to control access during non-use hours.Privacy fencing may be
used as part of the screening elements along the eastern land use buffer area.
The building design concept is currently still in development and is conceived as
a relatively contemporary structure executed in a warm/inviting material and color
palate.The project is conceived to be built around an interior "street",which will
be realized on each end entrance as a glass curtain wall.The building
components that "plug"into this interior concourse will be flat-roofed structures
constructed in a neutral,warm stucco-EIFS finish,accented with stone and/or
masonry at key entry points.These components will be generally opaque with
punched fenestration (windows/glazing).Landscape plantings and structures
that begin as pedestrian pathways from each parking lot extend up to the building
entries and into the interior concourse —bringing the exterior to the interior.
The Fellowship Associates Building is an office use building providing offices for
personnel serving in Fellowship Bible Ministries,which is the parent organization
of Fellowship Bible Church.This building is not proposed for leasing to the
general public.Dumpsters will be located with the facility maintenance buildings.
The location is now noted on the site plan and screening will be provided to meet
ordinance standards.Trash pick-up will occur during daytime business hours.
The vast majority of the site will be developed as one initial phase of work.The
Fellowship Associates Building area is outlined and noted as a future phase.
There is no certain time that this phase will take place.
The Church does not have a site lighting layout at this time.Lighting will be
designed to light the parking and building areas with pole mounted lights.
Fixtures will be directional/shielded style lights,directed down to the site surface
area,and pole heights will be a maximum of thirty (30)feet.
Proposed building lighting will be limited to the primary entry areas and,if
possible,the decorative element extending above the western entry.Entry areas
will use lighting built into the canopies and directed down to the ground surface.
All lighting will be designed to adhere to current regulations.
The cafes will be open during church functions and some of the normal operation
hours.These uses will close no later than 9:00 p.m.The bookstore will be open
during normal daytime business hours on Tuesday through Friday,as well as
during church services and functions on Sundays and weekday evenings.This
use will also close no later than 9:00 p.m.
The outdoor event area is planned to utilize a stage that is built as part of the
building structure with a sloped lawn seating area.A PA system will be used with
some functions,as well as lighting for the stage and associated pedestrian areas.
6
May 25,2006
ITEM NO.:7 Cont.FILE NO.:Z-8041
Sound volumes will be kept to a level that will prevent bleedover to adjacent
properties.All functions will end no later than 9:00 p.m.
There are no private school or full time daycare uses proposed.There will be
childcare available during church functions.There will also be a "Mother's Day
Out program that provides short term care,twice a week (currently Wednesdays
and Thursdays),during daytime business hours.
The open recreation area is planned to be developed as open park space with
area for informal field game and practice use.The Church does not propose to
develop formal athletic fields that are striped or otherwise defined and no
bleachers or lighting are proposed.
The applicant has reviewed the option of a second round-a-bout with City of
Little Rock Traffic and has proposed to construct a traditional intersection at
Champlin and Wellington Village Road.The intersection will provide a
northbound right-turn lane on Champlin and a westbound right-turn lane on
Wellington Village Road.This alternative has been approved by City of Little
Rock Traffic.
All related street improvements will be built to full width instead of half-street
width.Street,drainage,and utility improvements will be constructed prior to or
along with the site development in coordination with the early excavation work.
Will comply.
The FBC properties will require excavation in the range of 400,000 to 500,000
cubic yards and is mostly cut that will require placement elsewhere.This project
proposes to minimize hauling to off-site locations by placing excess material on
other properties owned by Whisenhunt Investments (sellers to FBC)in the
immediate vicinity.
All planned hauling will occur over the proposed streets adjacent to FBC and
across Chenal Parkway at the Kirk Road intersection.Any damages to existing
streets will be repaired immediately to prevent problems with traffic flow and
safety.
The overall infrastructure project planned by Whisenhunt Investments will include
new construction and/or widening to Champlin Drive,Wellington Village Road,
Wellington Hills Road,Kirk Road,Chenal Parkway,and Kanis Road (west of
Chenal).Streets will be built to the full requirements as negotiated with City of
Little Rock Traffic.The intersections at Kirk and Chenal,as well as Kanis and
Chenal,will be rebuilt to accommodate the new roads and signalization
requirements.
Proposed locations for storm water detention ponds are shown on the revised
site plan.Some detention may also be provided underground.
7
May 25,2006
ITEM NO.:7 Cont.FILE NO.:Z-8041
The land use buffer along the southern boundary is proposed to be twenty (20)feet in width due to the pending changes in land use and zoning classification
and that will change the current multi-family classification if approved.Additional
buffer area will be added if the proposed changes are not approved.
To staffs knowledge there are no outstanding issues.The applicant has
responded to issues raised at Subdivision Committee and reflected in the
analysis above.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 6oftheagendastaffreport.
Staff recommends approval of the following variances:
1.A height variance to allow a building height of fifty (50)feet for the main
building with a steeple not to exceed twice that height as measured from
grade.
2.A variance from the Land Alteration Ordinance to allow advance grading of
the site with the fill material to be hauled off-site,over public streets to nearbysites.
3.A variance to allow the ground-mounted signs as proposed.
PLANNING COMMISSION ACTION:(MAY 25,2006)
The applicants were present.There were no objectors present.Two letters of
support had been received and forwarded to the Commission.Staff presented
the item and the variances and recommended approval of the item subject to
compliance with the conditions outlined in the "Staff Recommendation"above.
Staff added a condition to the approval of the land alteration variance to read:
Preserve the trees located south of the Chenal-Kanis intersection
and along the north property line south of Kanis Road on the site to
be filled.
There was no further discussion.
8
May 25,2006
ITEM NO.:7 Cont.FILE NO.:Z-8041
The item was placed on the Consent Agenda and approved as recommended by
staff,including all staff comments and conditions.The vote was 6 ayes,1 noe
and 4 absent.
9
May 25,2006
ITEM NO.:8 FILE NO.:Z-8042
NAME:Chenal —Highway 10 Car Wash —Conditional Use
Permit
LOCATION:NE corner of Chenal Parkway and Cantrell Road
OWNER/APPLICANT:Eugene M.Pfeifer,III /White-Daters 8 Associates
PROPOSAL:A conditional use permit is requested to allow for
construction of a car wash on this C-3 zoned,1.6 acre
tract.
1.SITE LOCATION:
The property is located within the commercial node at the northeast corner
of the intersection of Chenal Parkway and Cantrell Road.
2.COMPATIBILITY WITH NEIGHBORHOOD:
The surrounding properties are principally commercial in use and zoning.
The PCD zoned property to the west contains a convenience store with a
single bay automatic car wash.A mini warehouse development is
adjacent to the north.A Walmart Store is located to the south.The site is
adjacent to R-2 zoned property to the east but that property is occupied by
a utility substation,not a residence.This site will be developed to comply
with the Highway 10 Overlay.The proposed development should be
compatible with uses and zoning in the area.
All owners of property located within 200 feet of the site,all residents
within 300 feet of the site who could be identified and the Duquesne
Place,Aberdeen,Maryland Manor and Coalition of West Little Rock
Neighborhood Associations were notified of this request.
3.ON SITE DRIVES AND PARKING:
The applicant has proposed two points of access a right-in/right-out
driveway off of Cantrell and a driveway onto Chenal Parkway.Staff does
not support the Cantrell driveway which does not comply with ordinance
spacing requirements.There is sufficient parking and stacking space on
the site to accommodate the use.
4.SCREENING AND BUFFERS:
Site plan must comply with the City's landscape and buffer ordinance
requirements and must comply with the Highway 10 Overlay
requirements.
May 25,2006
ITEM NO.:8 Cont.FILE NO.:Z-8042
Recommend relocation of the vacuums to the rear of the property.
Berming is encouraged along Scenic Highway 10.
A twenty-five foot (25')wide land use buffer is required to separate this
proposed development from the residential property on the eastern
perimeter of the site.Seventy percent (70%)of this buffer is to remain
undisturbed.
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 eastern perimeter of the site.Credit towards fulfilling this requirement
can be given for existing trees and undergrowth that satisfies this year-
around requirement.
A small amount of building landscaping is required.
An automatic irrigation system to water landscaped area will be required.
5.PUBLIC WORKS COMMENTS:
1.Driveway locations do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210.Little Rock Code
requires minimum spacing of 300 feet between driveways and
intersections.Due to the size of the lot,a single driveway on Chenal
Parkway that aligns with the driveway from the development across
the street is allowed.
2.With site development,provide design of Highway 10 and Chenal
Parkway conforming to the Master Street Plan.Construct one-half
street improvement to these streets including 5-foot sidewalks with
planned development.
3.Improve corner curb radius to 31.5 feet radius with construction.A
right turn lane is required to be constructed on Highway 10 along with
intersection improvements to meet Master Street Plan for arterial
intersections.
4.Obtain permits for improvements within State Highway right-of-way
from AHTD,District Vl.
5.A grading permit in accordance with Section 29-186 (c)8 (d)will be
required prior to any land clearing or grading activities at the site.
Site grading,and drainage plans will need to be submitted and
approved prior to the start of construction.
6.Storm water detention ordinance applies to this property.Show the
proposed location for storm water detention facilities on the plan.
2
May 25,2006
ITEM NO.:8 Cont.FILE NO.:Z-8042
7.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.
8.On site striping and signage plans should be forwarded to Public
Works,Traffic Engineering for approval with the site development
package.
9.Prepare a letter of pending development addressing street lights as
required by Section 31-403 of the Little Rock Code.Contact Traffic
Engineering at (501)379-1813 (Steve Philpot)for more information
regarding street light requirements.
10.Obtain permits prior to doing any street cuts or curb cuts.Obtain
barricade permit prior to doing any work in the right-of-way.Contact
Traffic Engineering at (501)379-1817 (Derrick Bergfield)for more
information.
11.Chenal Parkway is classified on the Master Street Plan as a minor
arterial.A right-of-way 45 feet from centerline is required.Per
Section 7 of the Master Street Plan,at minor arterial-principal arterial
intersections an additional 10 feet of right-of-way measured from the
centerline of the right-of-way for a right turn lane is required and 250
feet in length measured from the intersecting right-of-way.At the
intersection,a right-of-way dedication of 55 feet is required.The
intersecting right-of-way line shall have a radius of 75 to 100 feet.
6.UTILITY FIRE DEPT.AND CATA COMMENTS:
Wastewater:Sewer available.Oil and sand interceptor required per Little
Rock Wastewater Utility standards.
Entergy:No comments received.
CenterPoint Energy:No comments received.
Southwestern Bell:No comments received.
Water:Waterline easement (Inst No.98-052114)should be shown.All
Central Arkansas Water requirements in effect at the time of request
for water service must be met.Contact Central Arkansas Water
regarding the size and location of the water meter.Additional fire
hydrant(s)may be required.Contact the Little Rock Fire Department
to obtain information regarding the required placement of the
hydrant(s)and contact Central Arkansas Water regarding procedures
for installation of the hydrant(s).
Fire Department:No comments received.
3
May 25,2006
ITEM NO.:8 Cont.FILE NO.:Z-8042
County Planning:No Comments.
CATA:During the development of this parcel as part of the
Chenal/Highway 10 Car Wash project,located on Chenal Parkway at
Highway 10,the Central Arkansas Transit Authority requests that a bus
turnout be included on northbound Chenal Parkway just north of
Highway 10.This improvement will enhance operating safety,as it will
allow the bus to pull out of the traveled lane while discharging
customers along Chenal Parkway.As an alternative,a paved shoulder
with a width of 10 feet or greater would also be sufficient to ensure a
safe bus stop location.Contact CATA's Planning Manager Eric
Meyerson at 375-6717 for questions.
SUBDIVISION COMMITTEE COMMENT:(MAY 4,2006)
The applicant was present.Staff presented the item and asked the applicant to
provide days and hours of operation as well as a signage plan.Staff noted the
pavement on the west perimeter needed to be removed from the required buffer.
Staff recommended moving the vacuum islands to the rear of the property.The
applicant was asked to provide information on the vacuum island canopies;
noting no signage was permitted on the canopies which denoted the name of the
facility.The applicant responded that the vacuums were placed at the front for
safety purposes.
Public Works,Utility and Landscape comments were discussed.Staff noted the
proposed driveway onto Cantrell Road was not permitted.Staff noted CATA's
request for a bus turn-out.The applicant stated he would get with staff on these
issues.
The applicant requested a variance from the screening requirement on the east
perimeter since that R-2 zoned property was occupied by a utility substation.
The applicant was advised to respond to staff issues by May 10,2006.The
Committee forwarded the item to the full Commission.
STAFF ANALYSIS:
A conditional use permit is requested to allow for construction of a car wash on
this undeveloped,1.62 acre,C-3 zoned tract.The development will consist of a
single building housing three automatic car wash bays and two manual car wash
bays.Three vacuum islands will be located at the rear of the site.The applicant
has proposed driveways onto both Cantrell Road and Chenal Parkway.The site
has been designed to comply with the Highway 10 Overlay District standards
regarding setbacks,buffers and signage.A variance is requested from the
4
May 25,2006
ITEM NO.:8 Cont.FILE NO.:Z-8042
screening on the east perimeter where the adjacent,R-2 zoned property is
occupied by a utility substation.
The proposed building structure is concrete block and glazed block with an EIFS
and simulated stone veneer.The roof system is wood truss,7/12 pitch with OSB
decking and simulated slate shingles.Signage will consist of wall signs on the
south and west facades and a single ground-mounted sign which complies with
the Highway 10 maximum of six (6)feet in height and seventy-two (72)square
feet in area.Lighting will be shielded downward and into the site.Hours of
operation are twenty-four (24)hours a day,seven (7)days a week.An employee
will be on site two (2)hours,Sunday —Thursday and six (6)hours on Fridays and
Saturdays.The dumpster is located at the back corner of the site and will be
screened as required by the ordinance.Three vacuum islands are located at the
rear of the property.A CATA bus turnout is being provided as requested;on
Chenal Parkway.There is no Bill of Assurance issue.
The applicant submitted responses to most of the issues raised at Subdivision
Committee and reflected in the analysis above.The applicant is requesting a
waiver of the screening requirement on the east perimeter where the site is
adjacent to R-2 zoned property.Staff is supportive of the waiver since that
adjacent property is developed with an Entergy Substation,not a residential use.
The required twenty-five (25)foot landscaped buffer will be installed on the
perimeter of the site.The applicant is requesting to have a right-in/right-out
driveway on Cantrell Road.Staff does not support this request.The proposed
driveway does not comply with Ordinance spacing requirements.
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.All site lighting is to be shielded downward and into the site.
3.The site is to be cleaned on a daily basis.
4.There is to be no signage on the vacuum islands denoting the name of the
facility.
Staff recommends approval of the requested waiver of the screening requirement
along the eastern perimeter of the site.
Staff recommends denial of the applicant's request to have a driveway onto
Cantrell Road.
5
May 25,2006
ITEM NO.:8 Cont.FILE NO.:Z-8042
PLANNING COMMISSION ACTION:(MAY 25,2006)
The applicant was present.There were no objectors present.Staff informed the
Commission that the applicant had,on May 25,2006,requested deferral of the
item to continue discussions with staff regarding the driveway issue.There was
no further discussion.
A motion was made to approve a bylaw waiver to accept the late request for
deferral.The motion was seconded and approved by a vote of 7 ayes,0 noes
and 4 absent.
The item was then placed on the Consent Agenda approved for deferral to the
July 6,2006 meeting by a vote of 7 ayes,0 noes and 4 absent.
6
May 25,2006
ITEM NO.:9 FILE NO.:Z-8043
NAME:Cleo's Furniture —Conditional Use Permit
LOCATION:3601 W.69'"Street
OWNER/APPLICANT:Douglas Parrish,Sr./David Carpenter
PROPOSAL:A conditional use permit is requested to allow for the
use of up to 20'/o of this existing,108,000 square foot,
I-2 zoned building for retail furniture sales.
1.SITE LOCATION:
The property is located on the south side of W.69'"Street,between Scott
Hamilton and Murray.
2.COMPATIBILITY WITH NEIGHBORHOOD:
The property is located in the 65"Street Industrial Park and is surrounded
by I-2 zoned properties.Those properties contain a variety of light
industrial uses;including warehousing,wholesaling and contractor
services.The new,Little Rock Fire Department training facility is being
developed on the property adjacent to the east.The proposed use should
be compatible with uses in the area.
All owners of property located within 200 feet of the site,all residents
within 300 feet of the site who could be identified and the Upper Baseline
and SWLRUP Neighborhood Associations were notified.At its May 9,
2006 meeting,the membership of the Upper Baseline Neighborhood
Association voted unanimously to support this application.
3.ON SITE DRIVES AND PARKING:
The site is accessed via two driveways off of the W.69"Street.
Approximately twenty-one (21)parking spaces are located in front of the
building.Additional parking and truck-loading areas are located on the
east side of the building.The parking and loading spaces appear to be
sufficient for the use.
4.SCREENING AND BUFFERS:
No comments on this use issue.
May 25,2006
ITEM NO.:9 Cont.FILE NO.:Z-8043
5.PUBLIC WORKS COMMENTS:
No Comments.
6.UTILITY FIRE DEPT.AND CATA COMMENTS:
Wastewater:Sewer available,no adverse effect.
Entergy:No comments received.
CenterPoint Energy:No comments received.
Southwestern Bell:Approved as submitted.
Water:Contact Central Arkansas Water if larger and/or additional water
meter(s)are required.
Fire Department:No comments received.
County Planning:No Comments.
CATA:The site is located on a CATA bus route.
SUBDIVISION COMMITTEE COMMENT:(MAY 4,2006)
The applicant was not present.Staff noted there was little additional information
needed;including signage,days and hours of operation and number of
employees.Staff stated they would contact the applicant to obtain the needed
information.
There will no other comments.The Committee forwarded the item to the full
Commission.
STAFF ANALYSIS:
The I-2 zoned tract located at 3601 W.69'"Street is occupied by a 108,000
square foot warehouse building and associated parking and loading areas.
Cleo's Fine Furniture has entered into a contract to purchase the property.
Cleo's desires to use 80%of the building for storage and distribution of its
products and proposes to use 20%of the building for a retail furniture store.The
retail use requires a Conditional Use Permit in I-2.Other than for cosmetic and
interior remodeling,the site will basically be used "as-is".
2
May 25,2006
ITEM NO.:9 Cont.FILE NO.:Z-8043
The proposed days and hours of operation are Monday —Saturday,10:00 am—6:00 pm.A wall sign will be placed on the front facade which complies with
ordinance standards.Three employees will work the business at a time.A
dumpster will be located near the rear of the site.The 1962 Bill of Assurancestates:
"The property shall be used only for industrial,manufacturing,
warehousing or distribution purposes and shall not be used for
residential purposes."
Staff is supportive of the proposed use.A retail furniture store is a relatively
quiet commercial use which should not have a negative impact on the
surrounding industrial uses.The applicant submitted responses to issues raised
by staff at Subdivision Committee and noted in the analysis above.
STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use permit as proposedsubjecttothedumpsterbeingscreenedasrequiredbytheCode.
PLANNING COMMISSION ACTION:(MAY 25,2006)
The applicant was present.There were no objectors present.Staff presented
the item and a recommendation of approval subject to the dumpster being
screened as required by code.There was no further discussion.
The item was placed on the Consent Agenda and approved as recommended bystaff.The vote was 7 ayes,0 noes and 4 absent.
3
May 25,2006
ITEM NO.:10 FILE NO.:Z-8045
NAME:Little Rock Wastewater Utility Peak Flow Attenuation
Facilities —Conditional Use Permit
LOCATION:1.North of Coleman Creek,East of Mabelvale Pike,
South of West 34'",West of Anna Street
2.South of Fourche Creek,East of Patterson Road,
North of Hoerner Road;West of Scott Hamilton.
OWNER/APPLICANT:Various Owners/Little Rock Wastewater Utility
PROPOSAL:A conditional use permit is requested to allow for
development of peak flow attenuation facilities on
these 1-2 and R-2 zoned tracts consisting of a pump
station on one site and basins on one site.
1.SITE LOCATION:
The two sites are located as noted above.The pump station is to be on
location No.1 and the basins are to be on site No.2.
2.COMPATIBILITY WITH NEIGHBORHOOD:
The pump station site is located in an area of mixed zoning and uses;
including industrial,commercial and residential.This facility will contain
two buildings within a screened compound.The basin site is at the
northern edge of the 65"Street industrial park,adjacent to the Fourche
Creek floodway.The uses around the site include a variety of industrial
users and the undeveloped Fourche Creek property.The basins are
within a dike structure that is enclosed by screening and buffers.
All owners of property within 200 feet of the sites and all residents within
300 feet who could be identified were notified of the proposal.The
following Neighborhood Associations were notified:SWLRUP,Upper
Baseline,Wakefield,Geyer Springs,South of Asher and Curran Conway.
SWLRUP has submitted a letter of support.On May 11,2006 the Upper
Baseline Neighborhood Association voted unanimously to support the
Scott Hamilton basin proposal.
3.ON SITE DRIVES AND PARKING:
A single driveway off of W.35'"Street,east of Mabelvale Pike,will provide
access to the pump station site.An asphalt-paved parking area will be
located adjacent to the buildings on this site.A single driveway off of
May 25,2006
ITEM NO.:10 Cont.FILE NO.:Z-8045
Scott Hamilton will provide access to the basin site.An asphalt paved
parking area will be located adjacent to the office building and a gravel
parking area will be utilized by trucks.
4.SCREENING AND BUFFERS:
Site plan must comply with the City's landscape and buffer ordinance
requirements.
Protective orange fencing should be erected prior to any/all earthwork
commencing.
A small amount of building and interior landscaping will be required.
If the fifty (50)foot undisturbed landscape buffer is to be along all four
property lines please,delineate this with verbiage or graphically on the
plan.
An automatic irrigation system to water landscaped areas will be required.
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.
The City Beautiful Commission recommends preserving as many existing
trees as feasible on these sites.Credit toward fulfilling Landscape
Ordinance requirements can be given when preserving trees of six (6)
inch caliper or larger.
5.PUBLIC WORKS COMMENTS:
1.At both locations,the properties are shown to be located in the 100
year floodplain.Provide the minimum finish floor elevation of 1 foot
above the base flood elevation on plat and grading plans.
2.A special Grading Permit for Flood Hazard Areas will be required per
Section 8-283 prior to construction at both sites.
3.A grading permit in accordance with Section 29-186 (c)8 (d)will be
required prior to any land clearing or grading activities at the site.Site
grading,and drainage plans will need to be submitted and approved
prior to the start of construction at both sites.
4.At both sites,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.
5.Per Section 29-189(d),groups of trees and individual trees that are not
to be removed or are located within required undisturbed buffer areas
2
May 25,2006
ITEM NO.:10 Cont.FILE NO.:Z-8045
shall be protected during construction by protective fencing and shall
not be used for material storage or for any other purpose at both sites.
6.At the Scott Hamilton site,the entrance drive shows to be in the
floodway.Per Section 13-62(1),encroachments are prohibited
including fill,new construction and other development within the
adopted regulatory floodway unless it has been demonstrated through
hydrologic and hydraulic analysis performed in accordance with
standard engineering practice that the proposed encroachment would
not result in any increase in flood levels within the community during
the occurrence of the base flood discharge.
7.In accordance with Section 31-176,floodway areas must be shown as
floodway easements or be dedicated to the public.In addition,a 25
foot wide access easement is required adjacent to the floodway
boundary.
6.UTILITY FIRE DEPT.AND CATA COMMENTS:
Wastewater:No comments necessary.
Entergy:No comments received.
CenterPoint Energy:No comments received.
Southwestern Bell:Approved as submitted.
Water:All Central Arkansas Water requirements in effect at the time of
request for water service must be met.If there are facilities that need
to be adjusted and/or relocated,contact Central Arkansas Water.That
work would be done at the expense of the developer.Central
Arkansas Water has a 12-inch main paralleling Mabelvale Pike and a
24-inch concrete main paralleling the railroad right-of-way.
Fire Department:No comments received.
County Planning:No Comments.
CATA:No Comments.
SUBDIVISION COMMITTEE COMMENT:(MAY 4,2006)
The applicants were present.Staff presented the item and noted there was little
additional information needed.
3
May 25,2006
ITEM NO.:10 Cont.FILE NO.:Z-8045
Staff noted the driveway at the Scott Hamilton site was in the floodway.The
applicants responded that the driveway would be constructed to comply with all
floodway regulations.
Landscape comments were discussed.The applicants stated planting would be
installed at the 35'"Street site to enhance screening.In response to a question
from staff,the applicants stated they had met with the Parks Department to
address any concerns related to the Scott Hamilton site.
The applicants stated they had met with Neighborhood Association
representatives in the area around each site.
The applicants were advised to respond to staff issues by May 10,2006.The
Committee forwarded the item to the full Commission.
STAFF ANALYSIS:
The Little Rock Wastewater Utility is requesting approval of a conditional use
permit to allow for construction of peak flow attenuation facilities.The project
consists of the following components:
1.Peak flow pump station facility on the two acre tract located north of
Coleman Creek,east of Mabelvale Pike,south of W 34'"Street,west of
Anna Street.
2.Peak flow attenuation basin on a portion of the 40 acre tract located south
of Fourche Creek,east of Patterson Road,north of Hoerner Road,west of
Scott Hamilton.
3.Two diversion structures.
4.Approximately 15,000 linear feet of forty-eight (48)inch force main.
This project is an integral component of a Consent Administrative Order (CAO)
with the Arkansas Department of Environmental Quality (ADEQ).The CAO,in
part,requires adherence to the Sierra Club Settlement Agreement,which
references the above project identified,with construction time period stipulations.
The overall objective for this project is to reduce the number of sanitary sewer
overflows (SSO's)and associated spill volumes that occur during rain events.
SSQ's are a violation of Little Rock Wastewater Utiility's discharge permit,and
can result in monetary fines levied by ADEQ.
The pump station will not be unlike many of the other large pumping stations that
currently exist within the City's sewage collection system.The primary difference
will be that this pump station may only operate 12-15 times per year as wet
weather dictates.Noise from the facility is not anticipated to be a concern due to
the limited frequency of its operation and the fact that it will only operate during
significant rainfall events.Lighting at the facility will be switched on manually for
4
May 25,2006
ITEM NO.:10 Cont.FILE NO.:Z-8045
maintenance checks during operation or in the event that an emergency repair is
necessary.
The peak flow equalization basin does not plan to incorporate mechanical
equipment which requires noise abatement.Lighting will be limited to the grit
chamber/office area and will be switched on manually in the event of an after-
hours mechanical concern.Odor is not typically a problem with this type of
facility.This is due in part to the fact that the sewage temporarily stored in the
basin is diluted by rainwater.The sewage will typically only be detained at the
facility for seventy-two (72)hours,at a maximum,within the ultimate design flow
condition.Little Rock Wastewater Utility is committed to clean the basin within
twenty-four (24)hours after the drainback is complete.
Landscaping of both sites will be in accordance to Chapter 15,Article IV of the
City of Little Rock's Municipal Code.A minimum fifty (50)foot buffer will be
maintained from the structures to the property line around both sites.The
existing vegetation in the buffer zone will be undisturbed to the extent practical.
Areas that must be disturbed during construction will be re-established.AII open
space will be maintained by the Little Rock Wastewater Utility.
The pump station building structure finish floor elevation shall be located 1'0"
above the base flood elevation.No flood proofing of structures is currently
planned.
Buffer areas shall be landscaped and irrigated in accordance with City of Little
Rock requirements.
Buffer areas shall be left in natural condition to the maximum extent possible on
all property boundaries.
Structures will be constructed of concrete masonry units with an eave height not
exceeding eighteen (18)feet.
The location of the force main is scheduled to border the property boundary east
of Benny Craig Park,and not be within City of Little Rock park property.If
successful easement negotiations cannot be reached with the property owner to
the east,Little Rock Wastewater Utility will coordinate construction requirements
with the Parks and Recreations Department.
Entry drive at the basin site will be constructed at existing grade or below existing
grade to negate encroachments within the floodway.
Buffer areas shall be landscaped and irrigated in accordance with City of Little
Rock requirements.
5
May 25,2006
ITEM NO.:10 Cont.FILE NO.:Z-8045
Buffer areas shall be left in natural condition to the maximum extent possible on
all property boundaries.
Structures will be constructed of concrete masonry units with an eave height not
exceeding eighteen (18)feet.
Staff is supportive of the requested conditional use permit.To staff's knowledge,
there are no outstanding issues.There is no Bill of Assurance issue at either
site.
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:(MAY 25,2006)
The applicants were present.There were two objectors and one supporter
registered in attendance.A letter of support had been received from SWLR
United for Progress and forwarded to the Commission.The Upper Baseline
Neighborhood Association had voted unanimously to support the item.Staff
presented the item and a recommendation of approval subject to compliance
with the comments and conditions outlined in Sections 4,5 and 6 of the agenda
staff report.
Hal Anderson of LRWU addressed the Commission and explained the reason for
the project.He went through a PowerPoint presentation.A copy of that
presentation has been placed in this zoning case file.
Craig Johnson,a consultant on the project,continued the PowerPoint
presentation.He stated two sites were initially considered for the basins;this
site and one on 60'treet.He stated the 60 Street site was rejected because
it was in the floodway.He discussed the merits of the Scott Hamilton site.
Mr.Anderson continued by discussing the operation of the basin site.
Pat Rayburn who was present in support,stated she did not wish to speak.
Don Darnell,of 7007 East Wakefield Drive,spoke in opposition.He questioned
the creditability LRWU and a future treatment plant.He stated there were
ecological concerns.
6
May 25,2006
ITEM NO.:10 Cont.FILE NO.:Z-8045
Anna Templeton,president of the Geyer Springs Neighborhood Association,
spoke in opposition.She stated there was a subcommittee of the association
that had been working with LRWU on site selection for the attenuation basins.
Ms.Templeton stated the Committee had not been included in the final decisionprocess.She expressed concerns about odors that might be produced at the
facility and its proximity to residences.
Mr.Anderson responded by reiterating the need for the facility and stating againthatthe60'treet site was in the floodway.
In response to a question from Commissioner Meyer,Mr.Anderson stated there
would not be an odor problem.He described the process of cleaning the basins
after each use.
In response to a question from Commissioner Laha,Vince Floriani of Public
Works explained the difficulty of developing in the floodway as compared to the
floodplain.
Ms.Templeton reiterated her concern that the neighborhood committee had notbeenincludedinthefinaldecision-making process.
A motion was made to approve the C.U.P.subject to compliance with all staff
comments and conditions.The motion was seconded and approved by a vote of
7 ayes,0 noes and 4 absent.
7
May 25,2006
ITEM NO.:11 FILE NO.:G-25-194
Name:Preston Drive and Adkins Road Name Change
to Vernon Place Drive and James Madison
Henson Drive
Location:South of Baseline Road,east of Chicot Road
Petitioner:Unified CDC and New Life Christian Outreach
Receuest:Rename Preston Drive as Vernon Place Drive
and rename Adkins Road as James Madison
Henson Drive
Abuttin Uses and Ownershi s:
A mini-warehouse development,convenience store and auto repair garage are
located at the west end of Preston Drive;at Chicot.The garage has a Preston
Drive address.The remainder of the properties fronting Preston and Adkins are
vacant or soon will be.All but two of the vacant lots are owned by the
applicants.
Nei hborhood Effect:
It appears one business will be affected by the address change;the auto repair.
Otherwise,there should be no effect.Two or three street name signs will have
to be changed.
Nei hborhood Position:
All abutting residents and businesses were notified as were the SWLR United for
Progress,Cloverdale,Chicot and West Baseline Neighborhood Associations.
Staff did receive notice of support from the Upper Baseline Neighborhood
Association.
Effect on Public Services:
No opposition has been voiced by any of the reviewing,agencies,departments
or utilities.The subdivision has been fenced to prohibit access for some time so
there has been little in the way of Public Services provided to the area.
STAFF ANALYSIS:
The owners of the majority of the properties abutting Preston Drive and Adkins
Road are requesting that the street names be changed to Vernon Place Drive
May 25,2006
ITEM NO.:11 Cont.FILE NO.:G-25-194
and James Madison Henson Drive.The applicants are proposing to redevelop
the properties abutting these streets as single-family residences.The area was
previously occupied by several multifamily structures.After a lengthy and
troubled history,those buildings were removed.The area has been fenced off to
prohibit access.The area had such a disreputable name among area residents
that it was known as "Sin City".In conjunction with redevelopment of the area as
single family,the applicants hope to further eliminate the painful history of the
site by renaming the streets.
Staff is basically supportive of the proposal,with two modifications.Rather than
Vernon Place Drive,staff recommends Vernon Estates Drive.The use of two
suffices,"place and drive"can be confusing and could create a problem for
emergency responders.The proposed James Madison Henson Drive has too
many letters and spaces to fit on a city street sign.Staff recommends James
Henson Drive or J.M.Henson Drive.To staff's knowledge,there is no opposition
and there are no outstanding issues.
STAFF RECOMMENDATION:
Staff recommends that the name of Adkins Road be changed to James Henson
Drive or J.M.Henson Drive and the name of Preston Drive,east of Chicot Road,
be changed to Vernon Estates Drive.
PLANNING COMMISSION ACTION:(MAY 25,2006)
The applicants were present.There were no objectors present.Staff presented
the item and recommended approval of the request as noted in the staff
recommendation above.There was no further discussion.
The item was placed on the Consent Agenda and approved as recommended bystaff.The vote was 7 ayes,0 noes and 4 absent.
2
May 25,2006
ITEM NO.:12 OTHER MATTERS
Receuest:The owners of Lot 4B,Parkway Place
Subdivision desire to remove a covenant that
was placed on the land by the adoption of the
Rock Creek Zoning Plan in 1977.
STAFF REPORT:
This request is one of a continuing number of covenants being presented for
release.The Original Rock Creek Plan imposed these covenants on a select
number of sites and none of the covenant provisions have ever been enforced.
The enforcing body for these provisions was a committee appointed by the City
Board.That committee never held a meeting and disbanded shortly after
appointment.
The variance or repeal element of the covenants specifically direct an owner to
the Commission for resolution.
The various single property requests that are presented to the Commission are
the result of failure to gain support of all the affected owners and perform one
revision.
This tract is located on the south side of West Markham Street,one lot east of
Parkway Place Drive.The property is zoned 0-3 and is undeveloped.The site
is to be developed for a small Montessori School.
STAFF RECOMMENDATION:
Staff recommends approval of the covenant release.
PLANNING COMMISSION ACTION:(MAY 25,2006)
The applicant was present.Staff presented the item and a recommendation of
approval.There was no further discussion.
The item was placed on the Consent Agenda and approved by a vote of 7 ayes,
0 noes and 4 absent.
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There being no further business before the Commission,the meeting was
adjourned at 6:50 p.m.
Date ~4.C)4)