pc_07 21 2005
LITTLE ROCK PLANNING COMMISSION
PLANNING – REZONING – CONDITIONAL USE HEARING
MINUTE RECORD
JULY 21, 2005
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present being eleven (11) in number.
II. Members Present: Pam Adcock
Gary Langlais
Mizan Rahman
Bill Rector
Robert Stebbins
Jerry Meyer
Norm Floyd
Fred Allen, Jr.
Jeff Yates
Darrin Williams
Chauncey Taylor
Members Absent: None
City Attorney: Debra Weldon
III. Approval of the Minutes of the June 9, 2005 Meeting of the Little Rock
Planning Commission. The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
PLANNING – REZONING – CONDITIONAL USE HEARING
JULY 21, 2005
4:00 P.M.
I. OLD BUSINESS:
A. Z-7836 Ransom Accessory Dwelling – Conditional Use Permit
1623 N. University Avenue
B. Z-7725 Black Community Developers Transitional Housing –
Conditional Use Permit
4017 West 12th Street
C. Z-7726 Victory Outreach Church Transitional Housing –
Conditional Use Permit
3401 West 12th Street
D. Z-7851 Chenal Elementary School – Conditional Use Permit
Denny Road, west of the Wildwood Center
E. S-1477 Two Rivers Harbor Subdivision Preliminary Plat
East end of Isbell Lane, west of County Farm Road,
north of Two Rivers Park
II. NEW BUSINESS:
1. G-23-345 Unnamed Street – Right -of-Way Abandonment
Adjacent to 8625 Westwood Avenue
2. G-23-346 Walkway Easement/Right-of-Way Abandonment
Adjacent to 6700 Waverly Place
3. G-23-347 Spruce Street – Right-of-Way Abandonment
Between Blocks 4 and 6, Hillcrest Addition
4. G-23-348 Cobb Street – Right-of-Way Abandonment
Adjacent to Lot 8, Pine Hill Subdivision
5. G-23-349 Unnamed Street – Right-of-Way Abandonment
Adjacent to 11525 Summit Road
Agenda, Page Two
II. NEW BUSINESS: (Cont.)
6. G-23-350 Unnamed Street – Right-of-Way Abandonment
Adjacent to 11324 Kanis Road
7. Z-7597-A Rezoning from R-2 to O-3
East side of Stagecoach Road, approximately 1,600 feet
north of Otter Creek Parkway
8. LU05-19-02 A Land Use Plan Amendment in the Chenal Planning District on
the south side of Cantrell Road at Norton Road from Single Family
to Commercial.
8.1. Z-7880 Rezoning from R-2 to C-3
6, 12, 14 and 17 Norton Road
9. Z-7883 Rezoning from I-2 to I-3
North side of Lindsey Road, East of Fourche Dam Pike
10. Z-5224-J Moonlight Fireworks – Conditional Use Permit
7807 Highway 300
11. Z-6490-A Tires for Less – Conditional Use Permit
7304 – 7312 Colonel Glenn Road
12. Z-7868 Givens Beauty Salon – Conditional Use Permit
8501 Geyer Springs Road
13. Z-7881 Butler Accessory Dwelling – Conditional Use Permit
417 East 10th Street
14. Z-7882 Torres Accessory Dwelling – Conditional Use Permit
7911 Hillsboro Road
15. Z-7884 First Assembly of God Outreach Center – Conditional Use Permit
2914 Cumberland Street
16. Z-7885 Suds Car Wash – Conditional Use Permit
8001 Geyer Springs Road
17. Proposed Amendments to Chapter 36 of the Code of Ordinances related to
various residential uses
18. LU05-08-02 A Land Use Plan Amendment in the Central City District located
between I-630 and Roosevelt Road from Dr. Martin Luther King, Jr.
Drive to Woodrow. Changing areas from Single Family, Mixed
Office Commercial, Mix Use, Commercial and Industrial to Single
Family, Low Density Residential, Multifamily Mixed Use, Public
Institutional, Neighborhood Commercial, Commercial Light
Industrial and Service Trades District.
July 21, 2005
ITEM NO.: A FILE NO.: Z-7836
NAME: Ransom Accessory Dwelling –
Conditional Use Permit
LOCATION: 1623 N. University Avenue
OWNER/APPLICANT: Kenneth Ransom/Mike Ransom
PROPOSAL: A conditional use permit is requested to allow for
construction of an accessory dwelling on this R-2
zoned lot.
1. SITE LOCATION:
The property is located on the east side of University Avenue; one block
south of Cantrell Road.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property is located within a small single family residential
neighborhood which is bordered by office and multi-family developments
on the south and the Heights Commercial District on the north. The older
neighborhood, east of University, of which this property is part, is stable
and most all of the homes are well maintained. The somewhat newer
residential neighborhood, across University is stable and well maintained
as well. The applicant’s proposal is to use both the existing residence and
proposed accessory dwelling as rental property. Staff questions
if the proposed use is of benefit to the neighborhood and whether the use
would be compatible with the single family properties.
All owners of property located within 200 feet of the site, all residents
within 300 feet who could be identified and the Hillcrest, Forest Park and
South Normandy Neighborhood Associations were notified.
3. ON SITE DRIVES AND PARKING:
The principal dwelling and accessory dwelling each require one, on-site
parking space. The applicant proposes to construct a three-vehicle
parking pad at the rear of the site, taking access off of the alley.
4. SCREENING AND BUFFERS:
No comments.
July 21, 2005
ITEM NO.: A (Cont.) FILE NO.: Z-7836
2
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: Approved as submitted.
Southwestern Bell: No Comments received.
Water: Contact Central Arkansas Water if additional or larger water
meter(s) are required.
Fire Department: No Comments.
County Planning: No Comments.
CATA: The site is located on a CATA Bus Route.
SUBDIVISION COMMITTEE COMMENT: (MAY 19, 2005)
Kenneth Ransom was present representing the application. Staff presented the
item and noted additional information was needed regarding building design,
number of bedrooms and building setbacks. Staff noted a copy of the Bill of
Assurance needed to be provided. Staff asked if separate utilities were
requested.
There were no other comments to discuss.
The applicant was instructed to respond to staff comments by May 25, 2005.
STAFF ANALYSIS:
The R-2 zoned property located at 1623 North University is occupied by a one
story single family residence. The applicant proposes to construct a two-story
accessory dwelling and three-car parking pad near the rear of the lot. The
accessory dwelling will contain one bedroom. The building will be designed to
July 21, 2005
ITEM NO.: A (Cont.) FILE NO.: Z-7836
3
compliment the home’s craftsman style; siding, 3 tab shingles, single gable and
exposed rafter tails. Separate water and electric meters are requested. The
structure will not have gas service. The applicant states no Bill of Assurance
was available from the County.
Staff has concerns about the applicant’s proposal. While the concept of having
an accessory dwelling is not viewed as negative by staff, this particular proposal
is to create two rental units on the property. The property owner will not live on
site. Staff believes there is value in having the property owner occupy the site
when an accessory dwelling is involved. There clearly is a greater level of
responsibility and accountability when the property owner is on-site.
The Code typically requires the property owner to live on site and only allows
two-story accessory dwellings when the ground-floor is a garage. The structure
is also proposed to have a side yard setback of 2 feet on the south side; the
Code requires 3 feet.
While the Commission does have authority to vary the standards related to
occupancy, number of floors and setbacks, staff does not believe it would be in
the best interest of this neighborhood to allow the accessory dwelling under
those conditions.
STAFF RECOMMENDATION:
Staff recommends denial of the application.
PLANNING COMMISSION ACTION: (JUNE 9, 2005)
The applicant was not present. There were two objectors present. Staff
informed the Commission that the applicant had failed to send the required
notices.
The item was placed on the Consent Agenda and deferred to the July 21, 2005
Agenda by a vote of 10 ayes, 0 noes and 1 absent.
PLANNING COMMISSION ACTION: (JULY 21, 2005)
The applicant was not present. There were two objectors present. Staff
informed the Commission that the applicants had requested that the item be
withdrawn. A motion was made to waive the bylaws and allow the late
withdrawal request. The motion was approved by a vote of 11 ayes, 0 noes and
0 absent. The item was then placed on the Consent Agenda and approved for
withdrawal by a vote of 11 ayes, 0 noes and 0 absent.
July 21, 2005
ITEM NO.: B FILE NO.: Z-7725
NAME: Black Community Developers Transitional Housing –
Conditional Use Permit
LOCATION: 4017 West 12th Street
OWNER/APPLICANT: Black Community Developers, Inc.
PROPOSAL: A conditional use permit is requested to allow use of
the existing duplex on this R-4 zoned lot as
transitional housing for up to 12 women; 6 per unit.
STAFF REPORT:
The task force which is studying the issue of Transitional Housing has not yet
completed its work. It is believed that a report will be coming from that group
soon; including proposed ordinance changes. Staff believes this item needs to
be deferred to the December 16, 2004 Agenda to allow that process to continue.
STAFF RECOMMENDATION:
Staff recommends that this item be deferred to the December 16, 2004 Agenda.
PLANNING COMMISSION ACTION: (OCTOBER 21, 2004)
Staff recommended to the Commission that the application be deferred to the
December 16, 2004 Agenda, in order for the Transitional Housing Task Force to
complete its work.
The Chairman placed the item before the Commission for inclusion within the
Consent Agenda for deferral to the December 16, 2004 Agenda. A motion to
that effect was made. The motion passed by a vote of 9 ayes, 0 nays and
2 absent. The application was deferred.
STAFF REPORT:
The work of the Transitional Housing Task Force, including proposing Ordinance
changes, is not complete. This item needs to be deferred to the February 3,
2005 agenda to allow that process to continue.
July 21, 2005
ITEM NO.: B (Cont.) FILE NO.: Z-7725
2
PLANNING COMMISSION ACTION: (DECEMBER 16, 2004)
The applicant was not present. There were no registered objectors present.
Staff recommended that the item be deferred to the February 3, 2005 Agenda.
There was no further discussion.
The item was placed on the Consent Agenda and deferred to the February 3,
2005 meeting by a vote of 8 ayes, 0 noes and 3 absent.
STAFF UPDATE:
The Task Force has completed its work and proposed ordinance changes have
been forwarded to the Planning Commission. This application will be amended
to a Special Use Permit to comply with the ordinance changes. Staff
recommends that the item be deferred to the March 17, 2005 Agenda.
PLANNING COMMISSION ACTION: (FEBRUARY 3, 2005)
The applicant was not present. There were no registered objectors present.
Staff recommended that the item be deferred to the March 17, 2005 Agenda.
There was no further discussion.
The item was placed on the Consent Agenda and deferred to the March 17,
2005 meeting by a vote of 9 ayes, 0 noes and 2 absent.
STAFF UPDATE:
The Task Force which had been studying the issue of transitional housing
facilities in the City of Little Rock forwarded its recommendations in the form of
suggested Ordinance amendments to the Planning Commission. The
Commission reviewed the issue at its February 3, 2005 meeting. The
Commission was divided in its opinion of the proposed amendments. The Board
of Directors has not yet reviewed or acted on the suggested changes.
It is the opinion of Staff and the City Attorney’s office that the application should
be deferred again. Staff recommends that the item be deferred to the next
regularly scheduled Commission hearing, which is on April 28, 2005.
July 21, 2005
ITEM NO.: B (Cont.) FILE NO.: Z-7725
3
PLANNING COMMISSION ACTION: (MARCH 17, 2005)
The applicant was not present. There were no objectors present. Staff
recommended that the item be deferred to the April 28, 2005 Agenda. There
was no further discussion.
The item was placed on the Consent Agenda and deferred to the April 28, 2005
meeting by a vote of 9 ayes, 0 noes and 2 absent.
STAFF RECOMMENDATION:
Staff recommends that the item be deferred to the June 9, 2005 agenda to allow
further review of the issue of Transitional Housing.
PLANNING COMMISSION ACTION: (APRIL 28, 2005)
The applicant was not present. There were no objectors present. Staff
recommended that the item be deferred to the June 9, 2005 Agenda. There was
no further discussion.
The item was placed on the Consent Agenda and deferred to the June 9, 2005
meeting by a vote of 10 ayes, 0 noes and 1 absent.
STAFF UPDATE:
The Planning Commission has continued to study the issue of Transitional
Housing and related issue. The matter was most recently discussed at the
Commission’s May 19, 2005 informal meeting. Unresolved issues remain. Staff
believes it is appropriate to defer this application to the July 21 Commission
meeting as the ordinance review process continues.
PLANNING COMMISSION ACTION: (JUNE 9, 2005)
The applicant was not present. There were no objectors present. Staff
recommended that the item be deferred to the July 21, 2005 Agenda. There was
no further discussion.
The item was placed on the Consent Agenda and deferred to the July 21, 2005
meeting by a vote of 10 ayes, 0 noes and 1 absent.
July 21, 2005
ITEM NO.: B (Cont.) FILE NO.: Z-7725
4
STAFF UPDATE:
Proposed ordinance amendments related to group homes and other transitional
living facilities are a separate item on the July 21, 2005 Agenda. As the
proposed amendments will directly affect this proposal. Staff believes it is
appropriate to defer this item to the September 1, 2005 Agenda.
PLANNING COMMISSION ACTION: (JULY 21, 2005)
The applicants were not present. There were no objectors present. Staff
presented the item and recommend that the item be deferred to the
September 1, 2005 agenda. There was no further discussion. The item was
placed on the Consent Agenda and deferred to September 1, 2005 with a vote
of 11 ayes, 0 noes and 0 absent.
July 21, 2005
ITEM NO.: C FILE NO.: Z-7726
NAME: Victory Outreach Church Transitional Housing –
Conditional Use Permit
LOCATION: 3401 West 12th Street
OWNER/APPLICANT: Victory Outreach Church/Deverick Green
PROPOSAL: A conditional use permit is requested to allow use of
the existing duplex on this R-4 zoned lot as a
transitional housing facility for up to 11 men and an
on-site manager.
STAFF REPORT:
The task force which is studying the issue of Transitional Housing has not yet
completed its work. It is believed that a report will be coming from that group
soon; including proposed ordinance changes. Staff believes this item needs to
be deferred to the December 16, 2004 agenda to allow that process to continue.
STAFF RECOMMENDATION:
Staff recommends that this item be deferred to the December 16, 2004 Planning
Commission meeting.
PLANNING COMMISSION ACTION: (OCTOBER 21, 2004)
Staff recommended to the Commission that the application be deferred to the
December 16, 2004 Agenda, in order for the Transitional Housing Task Force to
complete its work.
The Chairman placed the item before the Commission for inclusion within the
Consent Agenda for deferral to the December 16, 2004 Agenda. A motion to
that effect was made. The motion passed by a vote of 9 ayes, 0 nays and
2 absent. The application was deferred.
STAFF REPORT:
The work of the Transitional Housing Task Force, including proposed ordinance
changes, is not complete. This item needs to be deferral to the February 3, 2005
Agenda to allow that process to continue.
July 21, 2005
ITEM NO.: C (Cont.) FILE NO.: Z-7726
2
PLANNING COMMISSION ACTION: (DECEMBER 16, 2004)
The applicant was not present. There were no registered objectors present.
Staff recommended that the item be deferred to the February 3, 2005 Agenda.
There was no further discussion.
The item was placed on the Consent Agenda and deferred to the February 3,
2005 meeting by a vote of 8 ayes, 0 noes and 3 absent.
STAFF UPDATE:
The Task Force has completed its work and proposed ordinance changes have
been forwarded to the Planning Commission. This application will be amended
to a Special Use Permit to comply with the ordinance changes. Staff
recommends that the item be deferred to the March 17, 2005 Agenda.
PLANNING COMMISSION ACTION: (FEBRUARY 3, 2005)
The applicant was not present. There were no registered objectors present.
Staff recommended that the item be deferred to the March 17, 2005 Agenda.
There was no further discussion.
The item was placed on the Consent Agenda and deferred to the March 17,
2005 meeting by a vote of 9 ayes, 0 noes and 2 absent.
STAFF UPDATE:
The Task Force which had been studying the issue of transitional housing
facilities in the City of Little Rock forwarded its recommendations in the form of
suggested Ordinance amendments to the Planning Commission. The
Commission reviewed the issue at is February 3, 2005 meeting. The
Commission was divided in its opinion of the proposed amendments. The Board
of Directors has not yet reviewed or acted on the suggested changes.
It is the opinion of Staff and the City Attorney’s office that the application should
be deferred again. Staff recommends that the item be deferred to the next
regularly scheduled Commission hearing, which is on April 28, 2005.
July 21, 2005
ITEM NO.: C (Cont.) FILE NO.: Z-7726
3
PLANNING COMMISSION ACTION: (MARCH 17, 2005)
The applicant was not present. There were no objectors present. Staff
recommended that the item be deferred to the April 28, 2005 Agenda. There
was no further discussion.
The item was placed on the Consent Agenda and deferred to the April 28, 2005
meeting by a vote of 9 ayes, 0 noes and 2 absent.
STAFF RECOMMENDATION:
Staff recommends that the item be deferred to the June 9, 2005 Agenda to allow
further review of the issue of transitional housing.
PLANNING COMMISSION ACTION: (APRIL 28, 2005)
The applicant was not present. There were no objectors present. Staff
recommended that the item be deferred to the June 9, 2005 Agenda. There was
no further discussion.
The item was placed on the Consent Agenda and deferred to the June 9, 2005
meeting by a vote of 10 ayes, 0 noes and 1 absent.
STAFF UPDATE:
The Planning Commission has continued to study the issue of Transitional
Housing and related issues. The matter was most recently discussed at the
Commission’s May 19, 2005 informal meeting. Unresolved issues remain. Staff
believes it is appropriate to defer this application to the July 21, 2005
Commission meeting as the ordinance review process continues.
PLANNING COMMISSION ACTION: (JUNE 9, 2005)
The applicant was not present. There were no objectors present. Staff
recommended that the item be deferred to the July 21, 2005 Agenda. There was
no further discussion.
The item was placed on the Consent Agenda and deferred to the July 21, 2005
meeting by a vote of 10 ayes, 0 noes and 1 absent.
July 21, 2005
ITEM NO.: C (Cont.) FILE NO.: Z-7726
4
STAFF UPDATE:
Proposed ordinance amendments related to group homes and other transitional
living facilities are a separate item on the July 21, 2005 Agenda. As the
proposed amendments will directly affect this proposal, staff believes it is
appropriate to defer this item to the September 1, 2005 Agenda.
PLANNING COMMISSION ACTION: (JULY 21, 2005)
The applicants were not present. There were no objectors present. Staff
presented the item and recommended that the item be deferred to the
September 1, 2005 agenda. There was no further discussion. The item was
placed on the Consent Agenda and deferred to September 1, 2005 with a vote
of 11 ayes, 0 noes and 0 absent.
July 21, 2005
ITEM NO.: D FILE NO.: Z-7851
NAME: Chenal Elementary School –
Conditional Use Permit
LOCATION: South side of Denny Road, west of Wildwood
OWNER/APPLICANT: Pulaski County Special School District/Crafton, Tull &
Associates
PROPOSAL: A conditional use permit is requested to allow for
construction of a new elementary school on this R-2
zoned 14-acre tract.
STAFF REPORT:
On May 26, 2005, the applicant requested deferral of the item to the July 21,
2005 Agenda. The applicant and staff are continuing to study issues related to
street improvements and wastewater treatment. Staff supports the deferral
request.
PLANNING COMMISSION ACTION: (JUNE 9, 2005)
The applicant was present. There were no objectors present. Staff informed the
Commission of the deferral request. There was no further discussion.
The item was placed on the Consent Agenda and deferred to the July 21, 2005
Agenda by a vote of 10 ayes, 0 noes and 1 absent.
STAFF UPDATE:
The applicant is continuing to address the issue of wastewater treatment and
expects to have the appropriate approvals soon. Staff recommends that the item
be deferred to the September 1, 2005 Agenda.
PLANNING COMMISSION ACTION: (JULY 21, 2005)
The applicant was not present. There were no objectors present. Staff informed
the Commission of the need to defer the item. There was no further discussion.
The item was placed on the Consent Agenda and deferred to the September 1,
2005 Agenda by a vote of 11 ayes, 0 noes and 0 absent.
July 21, 2005
ITEM NO.: E FILE NO.: S-1477
NAME: Two Rivers Harbor Subdivision Preliminary Plat
LOCATION: Located on the East end of Isbell Lane, West of County Farm Road,
North of Two Rivers Park
DEVELOPER:
Charles Hinson
24 Isbell Lane
Little Rock, AR 72223
ENGINEER:
Civil Design Incorporated
15104 Cantrell Road
Little Rock, AR 72223
AREA: 9.66 acres NUMBER OF LOTS: 6 FT. NEW STREET: 1,800 LF (Private)
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 1 – River Mountain
CENSUS TRACT: 42.05
Variance/Waivers:
1. A variance to allow the development of lots with a private street.
A. PROPOSAL/REQUEST:
The request includes the development of an existing 9.66-acre tract of
residentially zoned property into five large estate type lots ranging from 1.26
acres up to 2.29 acres and one tract for future development. The developer has
indicated an average lot size of 1.56 acres. The developer is requesting a
variance from the Subdivision Ordinance to allow the development of lots with
private streets.
July 21, 2005
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: S-1477
2
The property is located outside the City Limits of Little Rock but within the
planning jurisdiction. The applicant has met with the County and determined the
site is located within the floodway of the Arkansas River. The developer has
stated the County has allowed construction to the west of the proposed
subdivision when presented with a “No Rise/No Impact” statement. The
applicant has obtained a FTN certificate (“No Rise/No Impact” statement), which
has been approved by Pulaski County Planning.
The developer has indicated no sewer is available to the site. Approval from the
Arkansas Department of Health has been secured for the proposed septic
system for each individual lot.
B. EXISTING CONDITIONS:
Isbell Lane is a narrow roadway appearing as a drive serving two to three single-
family homes. The Arkansas River is located to the north of the site and Two
Rivers Park is located to the south of the site. To the west of the site are single-
family homes located on large tracts. The tracts appear narrow at the roadway
but extend to the river allowing additional acreage. The homes sit on the
riverbank and access County Farm Road through single and shared driveways.
County Farm Road is a two lane County road with open ditches for drainage. As
indicated there is an existing City Park and the County’s Community Garden
located south of the site. River Valley Marina is located along the banks of the
Little Maumelle River on River Valley Marina Road to the southeast.
The site is located within the floodway of the Arkansas River.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
abutting property owners and the River Valley Neighborhood Association were
notified of the public hearing.
D. ENGINEERING COMMENTS:
1. Private access is proposed for these lots. In accordance with Section 31-207,
private streets must be designed to the same standards as public streets. A
minimum access easement width for an alley of 30' is required and street
width of 18'. A standard 80’ cul-de-sac or tee type turnaround would be
required.
2. Plans of all work shall be submitted for approval prior to start of work.
Permits may be required for work within the corporate limits.
3. It appears that only a small portion of the plat lies within the Corporate Limits.
Show the current corporate limits on the plat.
July 21, 2005
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: S-1477
3
4. The plat lies within the Floodway of the Arkansas River. Per Section
36-341(e) of the Little Rock Code, no building or structure shall be allowed
within the floodway. A Conditional Letter of Map Revision approval from
Public Works and the Federal Emergency Management Agency prior to any
final platting. Contact Pulaski County for floodway areas in their jurisdiction.
5. In addition, a special Grading Permit for Flood Hazard Areas will be required
per Section 8-283 prior to construction.
6. No residential waste collection service will be provided on private streets
unless the property owners association provides a waiver of damage claims
for operations on private property.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Outside the service boundary. No comment. An approval of the
Arkansas Department of Health and/or the Arkansas Department of
Environmental Quality is required for the addition of a package treatment plant or
provide approval of the proposed septic system treatment.
Entergy: Approved as submitted.
Center-Point Energy: Approved as submitted.
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 Capital Investment Charge
based on the size of the meter connection(s) will apply to this project in addition
to normal charges. Water main extensions will be required in order to provide
service to this property. Approval of the City of Little Rock will be required prior to
water 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. Contact Central Arkansas Water
at 377-1225 for additional information.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department at 918-3700 for additional information.
County Planning:
1. Provide the Source of Title.
2. Identify all monuments found and set. Provide State Plane Coordinates on
at least (2) monuments (AR North Zone, NAD83)
3. Boundary Lines, What is the Basis of Bearing?
4. Note Contour Interval and label contours
5. Indicate all features such as utilities and existing drainage structures
July 21, 2005
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: S-1477
4
6. Tract 6 becomes generally unbuildable when building setbacks are applied
7. Provide note concerning minimal lot waste.
8. Provide any existing and proposed Covenants & Restrictions
9. Provide letter verifying Central Arkansas Water service for this development
10. Provide details for sewage disposal and package treatment plant
11. Indicate drainage and flood control measures
12. Provide Certificate of Approval from Pulaski County
13. Due to Floodway issues, the road design (Plan & Profile) drawings will need
to be reviewed, even though the road is to be private.
14. Provide a Bill of Assurance for Development
15. Need Sewage Information
a. Developer should verify Fire Department service.
b. Provide a note concerning the minimum finished floor elevation.
c. All residential construction must comply with FEMA regulations.
16. Need letter from the Corp of Engineers for erosion control, for any bank
work as well as for any proposed docks prior to approval of preliminary plat.
a. Indicate location of proposed package treatment plant.
b. General note # 8:
c. Explain 100 year Floodway
d. Strike “FINAL” replace w/ “PRELIMINARY”
e. Strike “NO IMPACT” replace w/ “NO ADVERSE IMPACT”
f. A “NO RISE” Certificate will also need to accompany any
development.
17. Provide HEC-RAS analysis.
CATA: The site is not located on a dedicated CATA Bus Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (February 10, 2005)
Mr. James Dreher of Civil Design was present representing the request. Staff
stated the applicant was proposing the subdivision of a single parcel into six
single-family lots. Staff noted the site was located on the southern bank of the
Arkansas River. Staff questioned the applicant’s proposed wastewater collection
and treatment. Mr. Dreher stated the applicant was proposing a small diameter
collection and treatment system for the development. He stated a portion of the
lots would be served by septic systems and questioned if those lots could move
forward in the process. Staff stated this would be possible if the area was not
included in the plat.
July 21, 2005
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: S-1477
5
Public Works comments were addressed. Staff stated proposed Lot 6 appeared
to be located in the City limits. Staff stated no construction in the floodway would
be allowed within the City’s jurisdiction. Staff requested the applicant remove
proposed Lot 6 from the plat area. Staff noted the City would not issue a permit
to construct in the floodway.
County comments were addressed. Staff stated the proposal was located within
the 100-year flood plain and within the floodway. Staff stated prior to
construction, a hydraulic study would be required. Staff stated Lot 6 appeared
unbuildable and requested the applicant remove the lot from the proposed
subdivision. Staff stated wetlands delineation would be required from ADEQ and
prior to any clearing, a permit would be required. Staff required the applicant
provide a note in the general notes section of the site plan concerning the
finished floor elevation for the proposed structures. Staff noted if the area were
to flood, it would be ¾ mile to dry land.
Mr. Dreher stated if a HEC-RAS analysis was required prior to proceeding
forward, this information could not be received by the deadline for returning
comments to the City. Mr. Dreher stated he would request a deferral to the
April 14, 2005, Public Hearing.
Staff noted comments from the various other reporting departments and
agencies indicating the applicant should contact them individually for further
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 drawing and request to staff addressing the
issues raised at the February 10, 2005, Subdivision Committee meeting. The
applicant has amended his request to include the development of five lots and
one tract to be held for future development. The applicant has indicated all the
lots indicated for development will contain individual septic systems. The
applicant has provided a certificate of approval from the Arkansas Department of
Health for the indicated septic systems. Staff has reviewed the indicated lot
area and determined the area is not located within the City limits. The entirety of
the plat area lies within Pulaski County but is located within the City’s
Extraterritorial Planning Jurisdiction. The applicant has also provided a letter
from the area volunteer fire department indicating their knowledge of the
development and their willingness to serve the development.
The applicant has provided Pulaski County with a “No-rise” analysis for the
subdivision. The analysis was preformed by FTN Associates, Ltd. The analysis
was preformed on June 3, 2005, and the study indicated the proposed
development would not create any adverse impact on the Base Flood elevation
July 21, 2005
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: S-1477
6
within the floodway in the vicinity of the project. Pulaski County Planning has
approved the applicant’s “No-rise” analysis. The applicant has indicated
previously proposed Lot 6 for future development. The applicant has indicated
prior to construction on the indicated lot City and County approval will be sought
and the applicant will update their “No-rise” analysis.
Staff is supportive of the applicant’s request. The developer has indicated one
variance from the Subdivision Ordinance; a variance to allow the development of
lots on a private street. Isbell Lane is private drive and the applicant is proposing
an extension of Isbell Lane to serve the new lots. The developer has indicated
the roadway will serve as a 30-foot access and utility easement with 18-feet of
paving as requested by Public Works staff. The applicant has indicated 1800
linear feet of street will be added to serve the indicated lots as well as provide
access to the future development tract. The applicant has indicated the roadway
to match the existing roadway. The developer has indicated the street will serve
a limited number of homes and the indicated access should be more than
adequate to meet the needs of the proposed development.
Staff is supportive of the applicant’s request. To staff’s knowledge there are no
outstanding issues associated with the proposed request. Staff feels the
development should have minimal impact on the adjoining properties.
I. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
conditions outlined in paragraphs D, E and F of the above report.
Staff recommends approval of the requested variance to allow the development
of lots with a private street.
PLANNING COMMISSION ACTION: (JULY 21, 2005)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the conditions outlined in paragraphs D, E and F of the agenda staff
report. Staff also presented a recommendation of approval of the applicant’s requested
for the development of lots on a private street. There was no further discussion of the
item. The chair entertained a motion for placement of the item on the consent agenda
for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent.
July 21, 2005
ITEM NO.: 1 FILE NO.: G-23-345
Name: Unnamed Street – Right-of-Way Abandonment
Location: Adjacent to 8625 Westwood Avenue
Owner/Applicant: Richard Thompson
Request: To abandon an undeveloped, unnamed
10-foot by 300-foot street right-of-way.
Purpose: To incorporate the area of abandonment into
the adjacent single family residential lot
(8625 Westwood Avenue).
STAFF REVIEW:
A. Public Need for this Right-of-Way
As noted in paragraph G. of this report, all of the public utility companies
consent to the right-of-way abandonment. None of the utilities request the
area of abandonment be retained as a utility easement. The Public
Works Comment is as follows:
1. Public Works maintains no facilities in the existing 10-foot easement.
B. Master Street Plan
There are no Master Street Plan issues, as the right-of-way is not
classified as a collector street or higher.
C. Characteristics of Right-of-Way Terrain
The right-of-way area is currently undeveloped and being utilized as single
family residential yard space for 8625 Westwood Avenue.
D. Development Potential
Once abandoned, the right-of-way area will be incorporated into the single
family lot immediately to the east (8625 Westwood Avenue).
E. Neighborhood and Land Use Effect
There are single family residential lots east and west of the right-of-way
area. There is undeveloped R-2 zoned property to the south. Staff
believes there may be another 10-foot wide strip of right-of-way
July 21, 2005
ITEM NO.: 1 (Cont.) FILE NO.: G-23-345
2
immediately west of this right-of-way, which was dedicated out of the lot to
the west under a separate deed instrument. Abandoning this right-of-way
will have no adverse impact on the general area.
F. Neighborhood Position
The abutting property owners to the west and south, and the Westwood,
Pecan Lake and SWLR United for Progress Neighborhood Associations
were notified of the abandonment request. As of this writing, staff knows of
no objectors to the proposed abandonment.
G. Effect on Public Services or Utilities
Wastewater: No objection to abandonment.
Entergy: No objection to abandonment.
CenterPoint Energy: No objection to abandonment.
Southwestern Bell: No objection to abandonment.
Water: No objection to abandonment.
H. Reversionary Rights
All reversionary rights will extend to the adjacent property owner to the
east (8625 Westwood Avenue). It appears that the entire 10-foot wide
right-of-way was dedicated out of Lot 32, Westwood Addition, according to
Special Warranty Deed #105543 recorded June 11, 1947.
I. Public Welfare and Safety Issues
Abandoning this street right-of-way will have no adverse effect on the
public welfare and safety. The Little Rock Fire Department has no
objection to the proposed abandonment.
SUBDIVISION COMMITTEE COMMENT: (JUNE 30, 2005)
Richard Thompson was present, representing the application. Staff briefly
described the proposed right-of-way abandonment, noting that the applicant
needed to provide a list of abutting property owners from an abstract company.
Staff explained that there were no outstanding issues associated with the
abandonment request, noting that all utilities and the fire department approved
the abandonment. Mr. Thompson provided the Committee with a brief history of
the property.
July 21, 2005
ITEM NO.: 1 (Cont.) FILE NO.: G-23-345
3
After the discussion, the Committee forwarded the issue to the full Commission
for resolution.
STAFF RECOMMENDATION:
Staff recommends approval of the exclusive abandonment of the unnamed
10-foot wide street right-of-way adjacent to 8625 Westwood Avenue.
PLANNING COMMISSION ACTION: (JULY 21, 2005)
The applicant was present. There were no objectors present. Staff presented
the item with a recommendation of approval. The applicant offered no additional
comments.
The item was placed on the Consent Agenda and approved as recommended by
staff. The vote was 11 ayes and 0 nays.
July 21, 2005
ITEM NO.: 2 FILE NO.: G-23-346
Name: Walkway Easement/
Right-of-Way Abandonment
Location: Adjacent to 6700 Waverly Place
Owner/Applicant: Jonathan Wardlaw
Request: To abandon a 15-foot wide walkway
easement/right-of-way located between Blocks
3 and 4, Hollywood Addition.
Purpose: To incorporate the area of abandonment into
the adjacent single family residential lots.
STAFF REVIEW:
A. Public Need for this Right-of-Way
As noted in paragraph G. of this report, all of the public utility companies
consent to the right-of-way abandonment. None of the utilities request the
area of abandonment be retained as a utility easement. The Public
Works Comment is as follows:
2. Public Works maintains no facilities in this undeveloped right-of-way.
B. Master Street Plan
There are no Master Street Plan issues, as the right-of-way is not
classified as a collector street or higher.
C. Characteristics of Right-of-Way Terrain
The 15-foot wide walkway easement/right-of-way was dedicated in 1949
as a pedestrian access to the Jefferson Elementary School property. The
pedestrian walkway was never developed based on the rough terrain
between Waverly Place and the school property.
D. Development Potential
Once abandoned, the area of abandonment will be incorporated into the
adjacent single family residential lots to the east and west.
July 21, 2005
ITEM NO.: 2 (Cont.) FILE NO.: G-23-346
2
E. Neighborhood and Land Use Effect
Single family residences are located on the east and west side of the
walkway easement/right-of-way. The Jefferson Elementary School
property is located to the north.
F. Neighborhood Position
The Heights Neighborhood Association was notified of the abandonment
request. As of this writing, staff knows of no objectors to the proposed
abandonment.
G. Effect on Public Services or Utilities
Wastewater: No objection to abandonment.
Entergy: No objection to abandonment.
CenterPoint Energy: No objection to abandonment.
Southwestern Bell: No objection to abandonment.
Water: No objection to abandonment.
H. Reversionary Rights
All reversionary rights will extend to the adjacent property owners to the
east and west.
I. Public Welfare and Safety Issues
Abandoning this walkway easement/right-of-way will have no adverse
effect on the public welfare and safety. The Little Rock Fire Department
has no objection to the proposed abandonment. The Little Rock School
District has submitted a letter supporting the abandonment request.
SUBDIVISION COMMITTEE COMMENT: (JUNE 30, 2005)
The applicant was not present. Staff briefly described the proposed right-of-way
abandonment. Staff noted that the Little Rock School District had submitted a
letter of support.
Staff explained that there were no outstanding issues associated with the
abandonment request, noting that all utilities and the fire department approved
the abandonment.
July 21, 2005
ITEM NO.: 2 (Cont.) FILE NO.: G-23-346
3
After the brief discussion, the Committee forwarded the issue to the full
Commission for resolution.
STAFF RECOMMENDATION:
Staff recommends approval of the exclusive abandonment of the 15-foot wide
walkway easement/right-of-way located between Lot 9, Block 3 and Lot 1,
Block 4, Hollywood Addition.
PLANNING COMMISSION ACTION: (JULY 21, 2005)
The applicant was present. There were no objectors present. Staff presented
the item with a recommendation of approval. The applicant offered no additional
comments.
The item was placed on the Consent Agenda and approved as recommended by
staff. The vote was 11 ayes and 0 nays.
July 21, 2005
ITEM NO.: 3 FILE NO.: G-23-347
Name: Spruce Street – Right-of-Way Abandonment
Location: Between Blocks 4 and 6, Hillcrest Addition
(Between 4723 and 4805 N. Lookout Street)
Owner/Applicant: David Spencer and John Riggins
Request: To abandon the undeveloped 45-foot wide
Spruce Street right-of-way (45 feet by 125 feet)
located between Blocks 4 and 6, Hillcrest
Addition.
Purpose: To incorporate the area of abandonment into
the two (2) adjacent single family residential
lots to the east and west.
STAFF REVIEW:
A. Public Need for this Right-of-Way
As noted in paragraph G. of this report, all of the public utility companies
consent to the right-of-way abandonment. None of the utilities request the
area of abandonment be retained as a utility easement. The Public
Works Comment is as follows:
1. Public Works maintains no facilities in the undeveloped right-of-way.
B. Master Street Plan
There are no Master Street Plan issues, as the right-of-way is not
classified as a collector street or higher.
C. Characteristics of Right-of-Way Terrain
The area of right-of-way is currently undeveloped and steep.
D. Development Potential
Once abandoned, the right-of-way area will split equally between the two
(2) residential property owners to the east and west.
July 21, 2005
ITEM NO.: 3 (Cont.) FILE NO.: G-23-347
2
E. Neighborhood and Land Use Effect
Single family residences are located to the east, west and south. Allsopp
Park property is located across N. Lookout Street to the north. Abandoning
this right-of-way will have no adverse impact on the general area.
F. Neighborhood Position
The Hillcrest Residents’ Association was notified of the abandonment
request. As of this writing, staff knows of no objectors to the proposed
amendment.
G. Effect on Public Services or Utilities
Wastewater: No objection to abandonment.
Entergy: No objection to abandonment.
CenterPoint Energy: No objection to abandonment.
Southwestern Bell: No objection to abandonment.
Water: No objection to abandonment.
H. Reversionary Rights
This portion of Spruce Street was dedicated with the original Hillcrest
Addition in 1906. Therefore, all reversionary rights will extend to the
adjacent property owners to the east and west, within Blocks 4 and 6,
Hillcrest Addition.
I. Public Welfare and Safety Issues
Abandoning this street right-of-way will have no adverse effect on the
public welfare and safety. The Little Rock Fire Department has no
objection to the abandonment.
SUBDIVISION COMMITTEE COMMENT: (JUNE 30, 2005)
David Spencer was present, representing the application. Staff briefly described
the proposed right-of-way abandonment.
Staff explained that there were no outstanding issues associated with the
abandonment request, noting that all utilities and the fire department approved
the abandonment.
July 21, 2005
ITEM NO.: 3 (Cont.) FILE NO.: G-23-347
3
After the brief discussion, the Committee forwarded the issue to the full
Commission for resolution.
STAFF RECOMMENDATION:
Staff recommends approval of the exclusive abandonment of the 45-foot by
125-foot portion of Spruce Street right-of-way located between Lot 1, Block 4
and Lot 6, Block 6, Hillcrest Addition.
PLANNING COMMISSION ACTION: (JULY 21, 2005)
The applicant was present. There were no objectors present. Staff presented
the item with a recommendation of approval. The applicant offered no additional
comments.
The item was placed on the Consent Agenda and approved as recommended by
staff. The vote was 11 ayes and 0 nays.
July 21, 2005
ITEM NO.: 4 FILE NO.: G-23-348
Name: Cobb Street – Right-of-Way Abandonment
Location: Adjacent to Lot 8, Pine Hill Subdivision
Owner/Applicant: Pinnacle Valley Real Estate Consulting/
Arrow Surveying
Request: To abandon an undeveloped 25-foot wide
portion of Cobb Street right-of-way.
Purpose: To incorporate the area of abandonment into
the adjacent property to the east for
development of a new subdivision.
STAFF NOTE:
The issue of abandoning this section of Cobb Street right-of-way was addressed
by the Planning Commission on July 7, 2005 as part of the Holly Berry
Subdivision – Preliminary Plat (S-1491). Therefore, no additional action is
necessary by the Commission on this issue.
July 21, 2005
ITEM NO.: 5 FILE NO.: G-23-349
Name: Unnamed Street – Right-of-Way Abandonment
Location: Adjacent to 11525 Summit Road
Owner/Applicant: Pleasant Ridge Development Company, LLLP/
White-Daters and Associates
Request: To abandon an undeveloped, unnamed
20-foot by 85-foot street right-of-way.
Purpose: To incorporate the area of abandonment into
the adjacent property to the north and south for
future development.
STAFF UPDATE:
The applicant has not submitted all of the required paperwork to complete the
application process. Therefore, staff recommends the item be deferred to the
September 1, 2005 Planning Commission Agenda.
PLANNING COMMISSION ACTION: (JULY 21, 2005)
Staff informed the Commission that the applicant requested the application be
deferred to the September 1, 2005 Agenda. Staff supported the deferral
request.
The item was placed on the Consent Agenda and deferred. The vote was
11 ayes and 0 nays.
July 21, 2005
ITEM NO.: 6 FILE NO.: G-23-350
Name: Unnamed Street – Right-of-Way Abandonment
Location: Adjacent to 11324 Kanis Road
Owner/Applicant: Michael Hendrixson/
White-Daters and Associates
Request: To abandon an undeveloped, unnamed
30-foot wide right-of-way between Tracts 58
and 59, West Highland Subdivision.
Purpose: To incorporate the area of abandonment into
the adjacent property to the east and west for
future development.
STAFF UPDATE:
The applicant has not submitted all of the required paperwork to complete the
application process. Therefore, staff recommends the item be deferred to the
September 1, 2005 Planning Commission Agenda.
PLANNING COMMISSION ACTION: (JULY 21, 2005)
Staff informed the Commission that the applicant requested the application be
deferred to the September 1, 2005 Agenda. Staff supported the deferral
request.
The item was placed on the Consent Agenda and deferred. The vote was
11 ayes and 0 nays.
July 21, 2005
ITEM NO.: 7 FILE NO.: Z-7597-A
Owner: Otter Creek Development Co., LLC
Applicant: Colliers Dickson Flake Partners, Inc.
Location: East side of Stagecoach Road, approximately
1,600 feet north of Otter Creek Parkway
Area: 1.94 Acres
Request: Rezone from R-2 to O-3
Purpose: Future Office Development
Existing Use: Undeveloped
SURROUNDING LAND USE AND ZONING
North – Church; zoned R-2
South – Undeveloped property; zoned R-2
East – Undeveloped property/floodway; zoned R-2
West – Single family residences on large lots (across Stagecoach Road);
zoned R-2
A. PUBLIC WORKS COMMENTS:
1. Stagecoach Road is classified on the Master Street Plan as a principal
arterial. Dedication of right-of-way to 55 feet from centerline will be
required. The centerline as shown on the plans may not be accurate
based on scale dimension of 30 feet to back of curb.
2. With site development, provide design of street conforming to the
Master Street Plan. Construct one-half street improvement to this
street including 5-foot sidewalk with planned development.
3. Repair or replace any curb and gutter or sidewalk that is damaged in
the public right-of-way prior to occupancy.
4. 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.
July 21, 2005
ITEM NO.: 7 (Cont.) FILE NO.: Z-7597-A
2
5. Storm water detention ordinance applies to this property.
6. A Special Grading Permit for Flood Hazard Areas will be required per
Sec. 8-283 prior to construction.
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.
8. The mapped floodway and floodplain lines appear to be platted too far
west (map scale problem?) and need to be shifted east.
B. PUBLIC TRANSPORTATION ELEMENT:
The site is not located on a CATA Bus Route.
C. PUBLIC NOTIFICATION:
All owners of property located within 200 feet of the site, all residents
within 300 feet who could be identified, and the Otter Creek and SWLR
United for Progress Neighborhood Associations were notified of the public
hearing.
D. LAND USE ELEMENT:
This request is located in the Otter Creek Planning District. The Land Use
Plan shows Public Institutional for this property. The applicant has applied
for to rezone the property from R-2 (Single Family District) to O-3 (General
Office District) for an office development. The proposed development is
for an office use and surrounding areas are shown as Office on the Land
Use Plan. Since Public Institutional can be office in nature and the
adjoining LUP classifications are for Office, a plan amendment is not
necessary.
Master Street Plan:
Stagecoach Road is shown as a Principal Arterial on the Master Street
Plan. 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 exists should be limited to minimize negative
effects of traffic and pedestrians on Stagecoach Road. These streets may
require dedication of right-of-way and may require street improvements.
July 21, 2005
ITEM NO.: 7 (Cont.) FILE NO.: Z-7597-A
3
Bicycle Plan:
A Class II bikeway is shown on Stagecoach Road adjacent to the site.
A Class II bikeway is located on the street as either a 5-foot shoulder or
6-foot marked bike lane. Additional paving and right-of-way may be
required.
City Recognized Neighborhood 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 listed an objective maintaining as much of
the existing topography, trees, and green space as possible. Three
relevant action statements encourage the use of Planned Zoning Districts
for new business developments, encourages intense uses to be located at
the peripheral of the study area, and discouraging intense uses at the
heart of the study area. The plan defines the heart of the study area as
the section of Stagecoach Road roughly between Otter Creek and
Baseline Roads and identifies that low intensity uses may be more
appropriate for this area. The infrastructure goal’s objective is to “bring
existing infrastructure up to city standards and ensure maintenance of that
infrastructure, including roadways and drainage systems,” with an action
statement indicating that “businesses should be accessed by loop streets
as much as possible, and excessive curb cuts must be avoided.” Since
this application is only accessible from Stagecoach Road curb cuts should
not be excessive.
E. STAFF ANALYSIS:
Otter Creek Development Company, LLC, owner of the 1.94 Acre property
located on the east side of Stagecoach Road (approximately 1,600 feet
north of Otter Creek Parkway), is requesting to rezone the property from
“R-2” Single Family District to “O-3” General Office District. The rezoning is
proposed for future office development.
The property is undeveloped and partially tree-covered. There is
floodplain and floodway, which runs through the east portion of the
property.
The general area contains a mixture of uses and zoning. There is
undeveloped R-2 zoned property (including floodway) to the east and
south. Two (2) church developments and undeveloped office zoned
property are located to the north. Single family residences on large lots
are located across Stagecoach Road to the west. A multifamily
July 21, 2005
ITEM NO.: 7 (Cont.) FILE NO.: Z-7597-A
4
development and additional single family residences are located to the
northwest. A mixture of commercial uses is located to the southwest at
the Stagecoach/Otter Creek Parkway intersection.
The City’s Future Land Use Plan designates this property as Public
Institutional. The requested zoning change to O-3 does not require a
change to the Land Use Plan.
Staff is supportive of the requested O-3 zoning. Staff feels the requested
rezoning is appropriate. The rezoning to O-3 and future office
development of the property will continue the pattern of public institutional
uses along the east side of Stagecoach Road, north of Otter Creek
Parkway. Staff believes the requested O-3 zoning will have no adverse
impact on the general area.
F. STAFF RECOMMENDATION:
Staff recommends approval of the requested O-3 rezoning.
PLANNING COMMISSION ACTION: (JULY 21, 2005)
The applicant was present. There were no objectors present. Staff presented
the item with a recommendation of approval. The applicant offered no additional
comments.
The item was placed on the Consent Agenda and approved as recommended by
staff. The vote was 11 ayes and 0 nays.
July 21, 2005
ITEM NO.: 8 FILE NO.: LU05-19-02
Name: Land Use Plan Amendment - Chenal Planning District
Location: South side of Cantrell Road at Norton Road
Request: Single Family to Commercial
Source: Troy D. Laha
PROPOSAL / REQUEST:
Land Use Plan amendment in the Chenal Planning District from Single Family to
Commercial. The Commercial category includes a broad range of retail and
wholesale sales of products, personal and professional services, and general
business activities. Commercial activities vary in type and scale, depending on
the trade area that they serve. The applicant has applied for a rezoning to C-3
(General Commercial District) for future development. Staff is not expanding the
application since the Land Use Plan in this area has been reviewed several times
within the past year.
EXISTING LAND USE AND ZONING:
The application area is partly developed with four single-family homes on large
lots, currently zoned R-2 (Single Family District), and twelve acres ± in size.
Between Cantrell Road and part of the proposed area for change several parcels
of land zoned R-2 and developed with three single-family homes. Northeast of
the application is land zoned PDO (Planned Development Office) recently
developed with a Kids Academy daycare/learning center; a PCD (Planned
Commercial Development) developed with an auto sales lot/collision center in a
small building; R-2 land developed with a single family home; and Multiple PCDs
developed with La Palupa Mexican Restaurant, Action Window Coverings, a
foreign auto repair service, a drapery shop, and First Financial Computer
Services; and additional undeveloped O-3 land. North of the site, Valley Ranch
Drive intersects Cantrell Road. The west side of Valley Ranch Drive is
undeveloped and zoned O-1 (Quiet Office District) and the east side is zoned O-
3 (General Office District), mostly undeveloped, with the exception of one office
building. Immediately east of the application area are lands zoned R-2 with
homes on large lots. About a quarter mile southeast of the application is
undeveloped land zoned MF-12 (Multifamily District) that is undeveloped.
Immediately south and southwest of the application is land zoned R-2 and
developed with the Aberdeen Court subdivision consisting of single-family
homes on suburban lots. Immediately to the west is the Maywood Manor
Subdivision developed with single-family homes on large lots. Further west are
large tracts of land zoned R-2 and partly developed with single-family homes on
July 21, 2005
ITEM NO.: 8 (Cont.) FILE NO.: LU05-19-02
2
large lots. Northwest of the property is land zoned R-2 developed by a single
home on a large lot, and Little Rock Christian Academy.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On April 5, 2005 a multiple changes were made within a one-mile radius of the
property. Land less than a quarter mile west of the property and on the north and
south sides of Cantrell Road was changed to Public Institutional to represent
existing institutional uses. Approximately a half-mile west of the site along
Chenal Parkway near Northfield Drive (Chalamont Drive) and Cantrell Road,
changes were made to Commercial, and Suburban Office to recognize adjacent
land uses along Cantrell. About a mile west of the site changes were made to
Low Density Residential, Single Family and Suburban Office for future
development. Less than one half mile east of the site at Ranch Boulevard on the
north side of Cantrell Road changes were made to Commercial and Public
Institutional to reflect existing conditions.
On February 17, 2004 five parcels of land were changed in the area of Chenal
Parkway, and Highway 300 approximately one half to one mile northwest of the
application. This eliminated land shown as Single Family and added land shown
as Office, Commercial, Open Space, and Multifamily west of the property in
question. The reasons for this change were to accommodate future development
to create an orderly transition of use intensities between the Commercial and
Single Family areas.
On January 2, 2002 three changes were made to the Land Use Plan at three
locations in the area approximately three quarter miles west of the application.
All changes resulted in the loss of Single Family and resulted in the addition of
Commercial north and east of Northfield Drive (Chalamont Drive) and Chenal
Parkway, Suburban Office south and east of Northfield Drive (Chalamont Drive)
and Chenal Parkway including the first transmission line easement, and
Park/Open Space for the remainder of the land south and east of Northfield Drive
(Chalamont Drive) between Chenal Parkway and Aberdeen Subdivision.
On March 6, 2001 a change was made from Single Family to Commercial
approximately one half mile west of the application expanding an existing
Commercial area just east of the Chenal Parkway and Cantrell Road intersection
to accommodate future commercial development southwest of the application.
The property is shown as Single Family on the Plan. Surrounding this property
is shown as Single family on the south, east, west, and part of the northern
sides. North of the application on the north side of Cantrell Road is shown as
Suburban Office and Office. Further to the northeast is shown as an Existing
Business Node, which is separated from the application by a Single Family area.
This existing Business node straddles both sides of Cantrell Road east of the
application.
July 21, 2005
ITEM NO.: 8 (Cont.) FILE NO.: LU05-19-02
3
MASTER STREET PLAN:
Norton Road is shown as a Local Street on the Plan. The primary function of a
Local Street is to provide access to adjacent properties. Cantrell Road is shown
as a Principal Arterial and is built as a five-lane road adjacent to the property.
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 Cantrell Road since it is a Principal Arterial. Additional
commercial and office uses at this site could result in added congestion on this
section of Cantrell Road. Cantrell Road may require dedication of right-of-way
and may require street improvements for entrances and exits to the site.
BICYCLE PLAN:
A Class II bikeway is shown on Cantrell Road from Chenonceau Boulevard to the
Chenal Parkway. A Class II bikeway is a route designated for the sole use of
bicycles but is physically connected to the roadway. Additional paving and right
of way may be required.
PARKS:
This application is in the West Little Rock Park Planning District. The Master
Parks Plan identifies a lack of public parks in the west Little Rock area and
recognizes private neighborhood parks and recreation facilities as parkland in the
west Little Rock area. The largest park in this area is Taylor Loop Park, which is
a thirty-five acre community park that is undeveloped and approximately three
miles west of the site. Since this application is adjacent to the Little Rock
Christian Academy and near several property owner association parks, the
recreation activities are available in the area and does not categorize it as being
in a service deficit area. The Parks and Recreation Master Plan does not
indicate any new proposed public parks for the 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.
July 21, 2005
ITEM NO.: 8 (Cont.) FILE NO.: LU05-19-02
4
ANALYSIS:
The land use plan in this area was reviewed in late 2004 / early 2005 as part of
the Highway 10 Land Use Plan Review which resulted in 18 amendments to the
Land Use Plan along Cantrell Road between Morgan Cemetery Road and Black
Street. In the immediate area of the application no changes were made to the
single-family area because staff felt that Single Family development was
appropriate for this location. Single Family development at this location would be
in character with neighboring single-family development and new single-family
development that has occurred in the area. New single-family development in
the area is Cheveaux Court, Montagne Court, and Valley Falls Estates, and
several recent small subdivisions to the east. South of the property is Aberdeen
Court, which was constructed in the late 1990’s and to the west is Maywood
Manor. This has shown a desire for single-family growth along the south of
Cantrell Road. At the time of the review Staff felt it was appropriate that the area
remain Single Family to reflect the close proximity of two adjacent residential
subdivisions.
Currently this site is located in a rural area along Cantrell Road in a county island
completely surrounded by the city of Little Rock. Before the arrival of the nearby
city limits, properties northeast of this area developed with small commercial
buildings in a pattern consistent with the once rural highway. When the land was
added to the city’s Extraterritorial Land Use and Zoning area, these once rural
uses were shown as an Existing Business Node intending to recognize that there
was a significant concentration of commercial business at the location. These
uses generally are not in compliance with the Highway 10 Overlay District
requirements and have various setbacks and building styles that make it unique
to the area. A Planned Office Development for a “Kids Place” Daycare has
been recently developed between this property and the Existing Business Node.
This light office use could provide a transition from the Existing Business Node
and the Single Family area.
To the east of the property is Patrick Country Road which represents a border
between the Existing Business Node and a large Commercial area know as the
“The Ranch” development which represents a large commercial and office area.
This has established the Ranch area as a major Commercial Node in the area.
Currently parts of the Commercial area remain undeveloped.
West of the application is another Commercial Node at the intersection of Chenal
Parkway and Cantrell Road. This Commercial area represents approximately
100 acres of land shown and is just under half developed. Recent development
of a Wal-Mart Supercenter may serve as a catalyst for additional Commercial
development at the Chenal Parkway / Cantrell Road Commercial Node.
July 21, 2005
ITEM NO.: 8 (Cont.) FILE NO.: LU05-19-02
5
Both of the previously mentioned Commercial Nodes are located at the
intersections of Arterials. Typically staff feels that locations of intense uses
should be located at intersections to prevent strip development patterns and to
minimize negative effects on arterials. This change to Commercial could allow
for high intensity Commercial use in between two large commercial nodes.
Already in the area some commercial businesses exist in the existing business
node. All of these businesses are zoned through the Planned Zoning District,
which results in more control in use and design. The addition of a Commercial
area west of this area could allow for straight zoning in the area resulting in
undesirable development along Cantrell Road and adjacent to two single-family
subdivisions. Since both of the nearby Commercial Nodes have not developed
completely any addition of Commercial to the area could be considered
premature. This change would also add to strip commercial development along
Cantrell Road through this section.
Addition of Commercial at this location would introduce the potential of non-
residential activities adjacent to new, potential, and established residential areas.
Since new subdivisions have been platted and constructed in recent years, and
the future plan has indicated Single Family development for that property, the
change may have a negative impact on the surrounding area. Southeast of the
site is undeveloped land shown as Multifamily that is intended to provide the
buffer from Commercial and Suburban Office areas located at Chenonceau
Boulevard. This Commercial addition would result in adjacent land uses with no
buffer between.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Hillsborough
Property Owners Association, Du Quesne Place P.O.A., Chenal Ridge Property,
St. Charles Community Association, Johnson Ranch Neighborhood Association,
Maywood Manor Neighborhood Association, Aberdeen Court Property Owners
Association, Hunters Cove Property Owners Association, Carriage Creek
Property Owners Association, Bayonne Place Property Owners Association,
Eagle Pointe Property Owners Association, Glen Eagles Property Owners
Association, Hunters Green Property Owners Association, Margeaux Place
Property Owners Association, Pinnacle Neighborhood Association, and the River
Valley Property Owners Association.
Staff has received comments from the Aberdeen Court Property Owners’
Association, which is adjacent to the application area. The property owners
association represents Aberdeen Court’s 198 homeowners and opposes this
change.
July 21, 2005
ITEM NO.: 8 (Cont.) FILE NO.: LU05-19-02
6
STAFF RECOMMENDATIONS:
Staff believes the change is not appropriate because it would result in
commercial in close proximity to residential subdivisions, could lead to strip
commercial development along Cantrell Road, an adequate Commercial space is
located at two commercial nodes east and west of the site.
PLANNING COMMISSION ACTION: (JULY 21, 2005)
The Item was placed on consent agenda for deferral to September 1, 2005. By
a vote of 11 yes and 0 no the consent agenda was approved.
July 21, 2005
ITEM NO.: 8.1 FILE NO.: Z-7880
Owner: Paul and Mary Debusk, William and Ruth
Eldridge, Mark and Kimberly Allen, David and
Sonya McFatrich
Applicant: Troy D. Laha
Location: 6, 12, 14 and 17 Norton Road
Area: 11.7 Acres
Request: Rezone from R-2 to C-3
Purpose: Future Commercial Development
Existing Use: Single Family Residential (4 residences)
SURROUNDING LAND USE AND ZONING
North – Mixed uses and undeveloped property; zoned O-1, O-3, PCD
and R-2
South – Single family residences; zoned R-2
East – Single family residences and mixed commercial uses along
Cantrell Road, zoned R-2, PD-O and PCD
West – Single family residences; zoned R-2
A. PUBLIC WORKS COMMENTS:
1. Cantrell Road is classified on the Master Street Plan as a principal
arterial. Dedication of right-of-way to 55 feet from centerline will be
required.
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. 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.
July 21, 2005
ITEM NO.: 8.1 (Cont.) FILE NO.: Z-7880
2
B. PUBLIC TRANSPORTATION ELEMENT:
The site is located on a CATA Bus Route #25 (Highway 10 Express
Route).
C. PUBLIC NOTIFICATION:
All owners of property located within 200 feet of the site, all residents
within 300 feet who could be identified, and the Maywood Manor and
Aberdeen Court Neighborhood Associations were notified of the public
hearing.
D. LAND USE ELEMENT:
This request is located in the Chenal Planning District. The Land Use
Plan shows Single Family for this property. The applicant has applied
for a zoning change from R-2 (Single Family District) to C-3 (General
Commercial District) for speculative zoning. A land use plan amendment
for a change to Commercial is a separate item on this agenda
(LU05-19-02).
Master Street Plan:
Norton Road is shown as a Local Street on the Plan. The primary function
of a Local Street is to provide access to adjacent properties. Cantrell
Road is shown as a Principal Arterial and is built as a five-lane road
adjacent to the property. 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 exists should be limited to
minimize negative effects of traffic and pedestrians on Cantrell Road since
it is a Principal Arterial. Additional commercial and office uses at this site
could result in added congestion on this section of Cantrell Road. Cantrell
Road may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan:
A Class II bikeway is shown on Cantrell Road from Chenonceau
Boulevard to the Chenal Parkway. A Class II bikeway is a route
designated for the sole use of bicycles but is physically connected to the
roadway. Additional paving and right-of-way may be required.
July 21, 2005
ITEM NO.: 8.1 (Cont.) FILE NO.: Z-7880
3
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.
E. STAFF ANALYSIS:
The Debusk, Eldridge, Allen and McFatrich families, owners of the 11.7
Acres of property located at 6, 12, 14 and 17 Norton Road, are requesting
to rezone the property from “R-2” Single Family Residential to “C-3”
General Commercial District. The rezoning is proposed for future
commercial development of the property.
There are currently four (4) single family residences located within the
boundary of the 11.7 Acre property. A portion of the property at the
southwest corner of Cantrell Road and Norton Road is undeveloped.
There are existing single family residential neighborhoods located
immediately west and south of the property. There are single family
residences on large lots located to the east. A day care center and
restaurant are located to the east, along the south side of Cantrell Road.
There is a mixture of commercial uses and undeveloped office zoned
property to the north and northeast, along the north side of Cantrell Road.
The City’s Future Land Use Plan designates this property as Single
Family. A proposed Land Use Plan Amendment (LU05-19-02) for a
change to commercial is a separate item on this agenda (Item 8).
Staff is not supportive of the requested C-3 zoning nor the Land Use Plan
Amendment to Commercial. Staff believes the rezoning of this property to
C-3 is inappropriate. Staff has concerns with locating C-3 zoned property
over 1,000 feet back from Cantrell Road and adjacent to single family
residences on three (3) sides (east, west and south). The property is
currently divided into four (4) tracts. The rear three (3) tracts (12, 14 and
17 Norton Road) are located over 300 feet back from Cantrell Road, and
therefore would not have to conform to the Highway 10 Design Overlay
Standards, including increased buffers and building setbacks, if developed
separately. There are existing major commercial nodes to the east and
west of this site, at the intersection of Cantrell Road and Chenal Parkway,
and in the Ranch development. There are large areas of commercial
zoning within these commercial nodes which are currently undeveloped.
Therefore, staff views the addition of commercial zoning to the overall
area as premature. Staff believes the requested C-3 zoning would have a
July 21, 2005
ITEM NO.: 8.1 (Cont.) FILE NO.: Z-7880
4
negative impact on and not be compatible with the existing single family
neighborhoods to the east, west and south.
F. STAFF RECOMMENDATION:
Staff recommends denial of the requested C-3 rezoning.
PLANNING COMMISSION ACTION: (JULY 21, 2005)
Staff informed the Commission that the applicant requested the application be
deferred to the September 1, 2005 Agenda. Staff supported the deferral
request.
With a vote of 11 ayes and 0 nays, the Commission voted to waive their bylaws
and accept the deferral request being less than five (5) days prior to the public
hearing.
The item was placed on the Consent Agenda and deferred. The vote was
11 ayes and 0 nays.
July 21, 2005
ITEM NO.: 9 FILE NO.: Z-7883
Owner: City of Little Rock/Little Rock Port Authority
Applicant: Tyrrell Brooks
Location: North side of Lindsey Road, east of
Fourche Dam Pike
Area: 3.89 Acres
Request: Rezone from I-2 to I-3
Purpose: Enclosed facility for recycling used
restaurant grease
Existing Use: Undeveloped
SURROUNDING LAND USE AND ZONING
North – Railroad right-of-way and undeveloped property; zoned I-2
South – Mixed industrial uses (across Lindsey Road); zoned I-3
East – Railroad right-of-way and mixed industrial uses; zoned I-2
West – Two (2) convenience stores and mixed industrial uses;
zoned C-3 and I-2
A. PUBLIC WORKS COMMENTS:
1. Lindsey Road is classified on the Master Street Plan as a collector
street. The existing right-of-way meets standards.
B. PUBLIC TRANSPORTATION ELEMENT:
The site is not located on a CATA Bus Route. Route #20 (College Station
Route) runs along Fourche Dam Pike to the west.
C. PUBLIC NOTIFICATION:
All owners of property located within 200 feet of the site, all residents
within 300 feet who could be identified, and the Hermitage Property
Owners Association were notified of the public hearing.
July 21, 2005
ITEM NO.: 9 (Cont.) FILE NO.: Z-7883
2
D. LAND USE ELEMENT:
This request is located in the Port Planning District. The Land Use Plan
shows Industrial for this property. The applicant has applied for a zoning
change from I-2 (Light Industrial District) to I-3 (Heavy Industrial District)
for future development. The request does not require a change to the
Land Use Plan.
Master Street Plan:
Lindsey Road is shown as a Collector on the Master Street Plan. A
Collector street’s primary purpose is to link Local Streets and activity
centers to Arterials. Collectors adjacent to industrially zoned property may
require a larger right-of-way and increased street width. Lindsey Road
may require dedication of right-of-way and may require street
improvements.
Bicycle Plan:
A Class II bikeway is shown on Lindsey Road. A Class II bikeway is a
route designated for the sole use of bicycles but is physically connected to
the roadway. Additional paving and right-of-way may be required.
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.
E. STAFF ANALYSIS:
The City of Little Rock/Little Rock Port Authority, owner of the 3.89 Acre
property located on the north side of Lindsey Road, approximately 500
feet east of Fourche Dam Pike, is requesting to rezone the property from
“I-2” Light Industrial District to “I-3” Industrial District. The rezoning is
proposed in order to develop an enclosed facility for recycling used
restaurant grease (Brooks Grease Service, Inc.). As a condition of the
rezoning, the applicant is proposing to eliminate certain uses from the list
of I-3 permitted uses. The uses which are to be eliminated from the I-3
permitted use list are as follows:
• Bulk storage of highly flammable and/or hazardous materials
• Junk or salvage yard
• Sand, gravel or earth sales and storage
• Recycling facility, outside
• Sanitary landfill
July 21, 2005
ITEM NO.: 9 (Cont.) FILE NO.: Z-7883
3
The property is currently undeveloped and grass-covered. There is
railroad right-of-way along the north and east property lines.
The general area contains a mixture of industrial and commercial uses.
There is undeveloped I-2 zoned property to north along Interstate 440.
There is a mixture of industrial uses and undeveloped I-3 zoned property
to the south across Lindsey Road. There is also a mixture of industrial
uses to the east along Lindsey Road. There are two (2) convenience
stores to the west, at the intersection of Lindsey Road and Fourche Dam
Pike, with industrial uses further west.
The City’s Future Land Use Plan designates this property as Industrial.
The requested zoning change to I-3 does not require a change to the
Land Use Plan.
Staff is supportive of the requested I-3 zoning, with condition. Staff’s only
initial concern with the proposed rezoning was the possibility of having
very intense industrial uses within this area of transition from the heavy
industrial uses to the south and the I-440/Fourche Dam Pike interchange.
Staff feels the applicant has addressed this concern by eliminating the
most intense industrial uses from the I-3 permitted use list, as noted
above. Staff believes the requested I-3 zoning, with condition, and the
proposed enclosed grease recycling facility will have no adverse impact
on the general area.
F. STAFF RECOMMENDATION:
Staff recommends approval of the requested I-3 rezoning, subject to the
following uses being eliminated from the permitted use list for the property:
• Bulk storage of highly flammable and/or hazardous materials
• Junk or salvage yard
• Sand, gravel or earth sales and storage
• Recycling facility, outside
• Sanitary landfill
PLANNING COMMISSION ACTION: (JULY 21, 2005)
The applicant was present. There were no objectors present. Staff presented
the item with a recommendation of approval. The applicant offered no additional
comments.
The item was placed on the Consent Agenda and approved as recommended by
staff. The vote was 11 ayes and 0 nays.
July 21, 2005
ITEM NO.: 10 FILE NO.: Z-5224-J
NAME: Moonlight Fireworks – Conditional Use Permit
LOCATION: 7807 Highway 300
OWNER/APPLICANT: Charles Terry and Elizabeth Saugey/Stan Wilhite
PROPOSAL: A conditional use permit is requested to allow a
fireworks stand as a temporary seasonal use on this
1.28-acre tract. The property was rezoned from C-1
to PCD in early 2003. The applicant has indicated a
desire to revoke the PCD, to restore the previous C-1
zoning.
STAFF REPORT:
The applicant failed to respond to issues raised at the June 30, 2005 Subdivision
Committee meeting. Staff recommends that the item be deferred to the
September 1, 2005 Commission Agenda.
PLANNING COMMISSION ACTION: (JULY 21, 2005)
The applicants were not present. There were no objectors present. Staff
presented the item and recommended that the item be deferred to the
September 1, 2005 Agenda. There was no further discussion. The item was
placed on the Consent Agenda and deferred by a vote of 11 ayes, 0 noes and
0 absent.
July 21, 2005
ITEM NO.: 11 FILE NO.: Z-6490-A
NAME: Tires for Less – Conditional Use Permit
LOCATION: 7304-7312 Colonel Glenn Road
OWNER/APPLICANT: Alan Fureigh
PROPOSAL: A conditional use permit is requested to allow tire and
wheel sales and installation (auto parts sales with
limited motor vehicle parts installation) on this C-3
zoned tract; utilizing the existing building.
1. SITE LOCATION:
The site is located on the north side of Colonel Glenn Road, just west of
its intersection with 40th Street.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property is located along Colonel Glenn Road in an area of mixed
zoning and uses. Multiple non-residential uses are located along Colonel
Glenn, including a post office, school, auto sales, restaurants and retail
sales. Staff believes the proposed use is compatible with uses and
zoning in this area.
All owners of property located within 200 feet of the site, all residents
within 300 feet who could be identified and the John Barrow and
Westwood Neighborhood Associations were notified of this request.
3. ON SITE DRIVES AND PARKING:
As a general retail use (sales only of tires and wheels), this 3,100 square
foot building would require 10 on-site parking spaces. As an automotive
service related business (installation of the tires and wheels), the parking
requirement jumps to 17 spaces. Since the use is limited specifically only
to the sales and installation of tires and wheels, staff believes it is
appropriate to utilize the retail parking requirement. The site currently has
a paved parking lot in front of the building, taking access off of a one-way
driveway off of Colonel Glenn Road and exiting onto 40th Street. There is
parking available for about 8 vehicles plus one in the building using the
garage door. Additional space is available behind the building but will
have to be paved and landscaped, if needed for parking.
July 21, 2005
ITEM NO.: 11 (Cont.) FILE NO.: Z-6490-A
2
4. SCREENING AND BUFFERS:
No comments.
5. PUBLIC WORKS COMMENTS:
1. No comments on change in use of existing building.
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: According to Central Arkansas Water (CAW) records there is an
existing reduced pressure zone backflow preventer assembly (RPZA)
on the domestic service to the site. CAW requires that 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 performed annually and sent to CAW’s Cross
Connection Section. At the present time testing of the RPZA is
overdue. Contact Carroll Keatts at 377-1226 if you would like to
discuss backflow prevention requirements for this project. 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: (JUNE 30, 2005)
Alan Fureigh was present representing the application. Staff described the
proposed conditional use permit, noting that some additional information
pertaining to the proposed use needed to be submitted to staff. Staff noted that
July 21, 2005
ITEM NO.: 11 (Cont.) FILE NO.: Z-6490-A
3
details related to signage, hours, employees, dumpster and parking needed to
be provided. Staff made the applicant aware of the Central Arkansas Water
requirement for backflow prevention. Mr. Fureigh indicated that the required
information would be provided to staff.
There being no further issues for discussion, the Committee forwarded the
application to the full Commission for final action.
STAFF ANALYSIS:
The C-3 zoned property at 7304-7312 Colonel Glenn Road is currently occupied
by a one-story, brick and frame commercial building and a paved parking lot.
The building was formerly occupied by Sturbridge Cleaners and is now occupied
by Tires for Less. This business sells automobile tires and wheels, a permitted
use under C-3 zoning. The applicant is requesting approval of a conditional use
permit to allow for installation of the tires and wheels which the business sells.
Store hours are proposed to be Monday through Saturday, 9:00 a.m. to 5:00
p.m. The business has one employee (plus the owner?). Signage consists of an
awning sign on the building and a potential ground-mounted sign on the Colonel
Glenn frontage, which will comply with ordinance standards for commercial
districts. There is no dumpster proposed on the site. There is parking available
for 8 vehicles plus space in the building utilizing the garage door on the east side
of the building. The site is not covered by a bill of assurance.
The applicant submitted responses to issues raised at Subdivision Committee
and reflected in the analysis above. Staff is supportive of the proposed use. All
activities must take place within the enclosed building. There is to be no outside
storage of tires, materials or merchandise. The area to the west of the building
which is shown as potential parking must be paved, landscaped and screened to
comply with ordinance standards if it is used for vehicle parking. To staff’s
knowledge, there are no other issues.
STAFF RECOMMENDATION:
Staff recommends approval of the requested C.U.P. subject to compliance with
the following conditions:
1. Compliance with the comments and conditions outlined in Section 6 of the
agenda staff report.
2. All activities must take place only within the enclosed building.
3. There is to be no outside storage of tires, merchandise or materials.
4. There is to be no parking of vehicles on the abutting streets.
July 21, 2005
ITEM NO.: 11 (Cont.) FILE NO.: Z-6490-A
4
5. There is to be no vehicular use of the area to the west of the building without
paving, landscaping and screening that area to comply with ordinance
standards.
Staff recommends approval of a parking variance to allow a reduction in the
number of parking spaces.
PLANNING COMMISSION ACTION: (JULY 21, 2005)
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
additional discussion.
The item was placed on the Consent Agenda and approved as recommended by
staff. The vote was 11 ayes, 0 noes and 0 absent.
July 21, 2005
ITEM NO.: 12 FILE NO.: Z-7868
NAME: Givens Beauty Salon – Conditional Use Permit
LOCATION: 8501 Geyer Springs Road
OWNER/APPLICANT: Marna Givens
PROPOSAL: A conditional use permit is requested to allow a
beauty salon in the existing building on this O-3
zoned lot.
1. SITE LOCATION:
The site is located at the southeast corner of Geyer Springs Road and
Carlyle Drive.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property is located on a section of Geyer Springs Road which is
characterized by a variety of nonresidential zoning and uses. Various
office uses are located to the north and south. A commercial strip center
and restaurant are located across Geyer Springs, to the west. Single-
family residences are located adjacent to the east. The applicant
proposes no changes to the exterior of the site. A six-foot tall, wood,
privacy fence is located on the east perimeter of this site, where adjacent
to the residential property. Allowing this proposed use change should not
affect the site’s compatibility with the neighborhood.
All owners of property located within 200 feet of the site, all residents
within 300 feet who could be identified and the SWLR United for
Progress, Windamere and Cloverdale Neighborhood Associations were
notified of this request.
3. ON SITE DRIVES AND PARKING:
The structure contains 1,682 square feet. An insurance office will
continue to occupy 262 square feet and the proposed beauty salon is to
occupy the remaining 1,420 square feet. The two uses combined require
8 on-site parking spaces. This site is paved virtually from property line to
property line. There appears to be room on the site to accommodate
10-12 vehicles. The site has one driveway onto Geyer Springs and two
driveways onto Carlyle. The applicant proposes no changes to the
driveway or parking.
July 21, 2005
ITEM NO.: 12 (Cont.) FILE NO.: Z-7868
2
4. SCREENING AND BUFFERS:
No comments.
5. PUBLIC WORKS COMMENTS:
1. No comment regarding change of use of existing structure.
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
Wastewater: Sewer available, not adversely affected.
Entergy: No Comments received.
CenterPoint Energy: No Comments received.
Southwestern Bell: Approved as submitted.
Water: 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.
Fire Department: Approved as submitted.
County Planning: No Comments.
CATA: The site is located on a CATA Bus Route.
SUBDIVISION COMMITTEE COMMENT: (JUNE 30, 2005)
Marna Givens and John Raines were present, representing the application. Staff
described the proposed conditional use permit, noting that some additional
information needed to be provided to staff. Staff noted that information relating to
July 21, 2005
ITEM NO.: 12 (Cont.) FILE NO.: Z-7868
3
building area, signage, employees and hours needed to be provided. Staff also
noted that existing/proposed parking, drives, fencing and dumpster area needed to
be shown on the site plan. Staff made the applicant aware of the Central
Arkansas Water requirement for backflow prevention. Ms. Givens indicated that
the requested information would be provided to staff.
There being no further issues for discussion, the Committee forwarded the
application to the full Commission for final action.
STAFF ANALYSIS:
The O-3 zoned property located at 8501 Geyer Springs Road is occupied by a
1,682 square foot structure and a paved parking lot. The structure was built as a
residence but was converted to an office use prior to the area’s annexation into
the City. The parking area was also developed prior to annexation.
The applicant is requesting approval of a conditional use permit to allow a beauty
salon to occupy 1,420 square feet of the structure. An insurance office will
continue to occupy the remaining 226 square feet. The beauty salon is to have
4 employees and is to operate Tuesday through Saturday, 8:00 a.m. to 8:00 p.m.
There are two existing ground-mounted signs on the property; each is 6 feet in
height and approximately 24 square feet in area. The insurance company uses
one and the second will be used by the beauty salon. Wall signage is permitted
on the north and west facades. The trash cans are proposed to be located
directly behind and adjacent to the building. No dumpster is proposed. Fencing
consists of a chain-link fence on the south perimeter and a 6-foot tall, wood,
privacy fence on the east perimeter. All driveways and parking areas are
existing and no changes are proposed.
The applicant submitted responses to issues raised at Subdivision Committee
and reflected in the analysis above. The 1965 Bill of Assurance for Windamere
Subdivision appears to still be in effect and includes this statement:
“No lot shall be used except for residential purposes.”
Limiting the number of employees to 4 will address potential concerns about
parking. The likely busiest day for the beauty salon will be Saturday when the
insurance office will not be open; freeing up all of the parking on the site.
To staff’s knowledge, there are no other issues. Staff is supportive of the
proposal to use a portion of this existing building for a beauty salon.
July 21, 2005
ITEM NO.: 12 (Cont.) FILE NO.: Z-7868
4
STAFF RECOMMENDATION:
Staff recommends approval of the requested C.U.P. subject to compliance with
the following conditions:
1. Compliance with the Staff Comments and Conditions outlined in Section 6 of
the agenda staff report.
2. All parking must take place on the site; there is to be no parking on Carlyle
Street or any other street in the residential neighborhood.
3. The wood privacy fence on the east perimeter is to be maintained in good
condition.
PLANNING COMMISSION ACTION: (JULY 21, 2005)
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
additional discussion.
The item was placed on the Consent Agenda and approved as recommended by
staff. The vote was 11 ayes, 0 noes and 0 absent.
July 21, 2005
ITEM NO.: 13 FILE NO.: Z-7881
NAME: Butler Accessory Dwelling – Conditional Use Permit
LOCATION: 417 East 10th Street
OWNER/APPLICANT: Richard Butler/John Jarrard
PROPOSAL: A conditional use permit is requested to allow for
construction of a new accessory dwelling on this R-4A
zoned lot.
1. SITE LOCATION:
The property is located on the south side of East 10th Street, between
Rock and Commerce Streets; one-half block west of MacArthur Park.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property is located in an area of mixed residential zoning and density.
Single family homes are located to the east and west. The PRD at the
south end of this block was for an accessory dwelling. The PRD was
necessary under the prior Central Little Rock Urban Renewal Zoning.
Three apartment developments are located in the block to the north as
well as to the northwest, at 10th and Rock. A high-rise multifamily
development is located one block to the south. MacArthur Park is located
to the east. 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 who could be identified and the MacArthur Park and
Downtown Neighborhood Associations were notified of this request.
3. ON SITE DRIVES AND PARKING:
The existing single family residence and proposed accessory dwelling
each require one on-site parking space. The accessory dwelling will have
a one-car garage in the lower level. A one-car, paved parking pad will
also be constructed just north of the new structure. Both parking spaces
will be accessed off of the alley.
4. SCREENING AND BUFFERS:
No comments.
July 21, 2005
ITEM NO.: 13 (Cont.) FILE NO.: Z-7881
2
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: Contact Central Arkansas Water if larger and/.or additional water
meter(s) are required.
Fire Department: Approved as submitted.
County Planning: No Comments.
CATA: A CATA Bus Route is located west of this site on Cumberland
Street and south of the site on East 11th Street.
SUBDIVISION COMMITTEE COMMENT: (JUNE 30, 2005)
Richard Butler and John Jarrard were present, representing the application.
Staff described the proposed conditional use permit, noting the Little Rock
Historic District Commission approved the requested accessory dwelling in
October, 2004. Staff noted that parking needed to be provided for each dwelling
and asked if separate utilities would be requested. Mr. Butler noted that parking
would be provided and noted on a revised site plan. He also noted that separate
utilities would not be requested.
Staff explained that a minor variance for increased rear yard coverage had been
requested. Mr. Butler briefly described the history of the property.
There being no further issues for discussion, the Committee forwarded the
application to the full Commission for final action.
July 21, 2005
ITEM NO.: 13 (Cont.) FILE NO.: Z-7881
3
STAFF ANALYSIS:
The R-4A zoned property located at 417 East 10th Street is currently occupied by
an historic, one-story, single-family residence. The structure was built prior to
the Civil War. The applicant proposes to construct a two-story accessory
building at the rear of the property that would provide a hobby room and one car
garage on the first floor and an accessory dwelling (guest quarters) on the
second floor. The accessory dwelling will contain one bedroom, one bathroom
and a kitchen-living room. The applicant states it is his desire to provide space
for visiting family and friends. Since the guest quarters contain all the elements
of a dwelling, a conditional use permit is requested.
The structure will be designed to complement the style of the existing, historic
residence. On October 7, 2004, the Historic District Commission approved the
design and construction of the structure. The frame structure will be constructed
with vertical board and batten siding. The hip-roof will have dormers and a
single window on the north, west and south sides. Access to the garage will be
off of the alley. An additional parking space will be constructed adjacent to the
accessory structure; providing a total of 2 on-site parking spaces. No separate
utilities are requested. The rear yard area will be enclosed by a 6 foot tall fence.
The new structure covers 35% of the required rear yard area; slightly exceeding
the allowable coverage limit of 30%.
Staff is supportive of the requested C.U.P. The applicant submitted responses
to issues raised at Subdivision Committee and reflected in the analysis above.
The property is located in the Original City of Little Rock and there is no bill of
assurance issue.
STAFF RECOMMENDATION:
Staff recommends approval of the requested C.U.P. subject to compliance with
any Little Rock Historic District Commission requirements.
Staff recommends approval of a variance to allow a rear yard coverage of 35%.
PLANNING COMMISSION ACTION: (JULY 21, 2005)
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
additional discussion.
The item was placed on the Consent Agenda and approved as recommended by
staff. The vote was 11 ayes, 0 noes and 0 absent.
July 21, 2005
ITEM NO.: 14 FILE NO.: Z-7882
NAME: Torres Accessory Dwelling – Conditional Use Permit
LOCATION: 7911 Hillsboro Road
OWNER/APPLICANT: Josefina Torres
PROPOSAL: A conditional use permit is requested to allow an
accessory dwelling on this R-2 zoned 4.23 acre tract.
A new home is to be built on the site and the existing
residence will become the accessory dwelling.
1. SITE LOCATION:
The property is located on the south side of Hillsboro Road, 900± feet
west of Chicot Road.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property is located near the southern edge of the city limits in an area
that is fairly rural in nature. The property to the north is wooded and
undeveloped. Single family homes, in a variety of styles from single wide
mobile homes to older site built homes, are located to the east. A single
family residence on a 10 acre tract is located to the west. Allowing a
second home on this 4.23 acre tract is compatible with the majority of
single family density existing along Hillsboro. The applicant has stated the
accessory dwelling will be occupied by family members.
All owners of property located within 200 feet of the site, all residents
within 300 feet who could be identified and the SWLR United for
Progress, Oxford Valley and Deer Meadow Neighborhood Associations
were notified of this request.
3. ON SITE DRIVES AND PARKING:
The principal dwelling and accessory dwelling each require one, on-site
parking space. The existing house currently has parking and is accessed
by a driveway off of Hillsboro. The new residence will have a two-car
garage and a separate driveway, also off of Hillsboro. The site is large
enough to accommodate additional parking spaces; if needed.
July 21, 2005
ITEM NO.: 14 (Cont.) FILE NO.: Z-7882
2
4. SCREENING AND BUFFERS:
No comments.
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: 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 not located on a CATA Bus Route.
SUBDIVISION COMMITTEE COMMENT: (JUNE 30, 2005)
Josefina Torres was present, representing the application. Staff briefly
described the proposed conditional use permit. Staff noted that information
relating to building area and design needed to be provided. In response to a
question from staff, Ms. Torres stated that separate utilities would not be
requested unless specifically required by the City.
Staff explained that a minor variance for reduced front setback for the accessory
dwelling was requested as part of the conditional use permit application.
After the discussion, the Committee forwarded the application to the full
Commission for final action.
July 21, 2005
ITEM NO.: 14 (Cont.) FILE NO.: Z-7882
3
STAFF ANALYSIS:
The R-2 zoned, 4.23± acre tract at 7911 Hillsboro Road is currently occupied by
a small, one-story, frame, single-family residence and a detached, frame
accessory building. The applicant proposes to construct a new residence on the
property and to convert the existing home into an accessory dwelling which
would be occupied by family members. The detached accessory building will be
either removed or remodeled. The existing residence is approximately 967.75±
square feet in area. The new, two-story residence will have a total of 3,729
square feet and will have a stucco finish. The new home will be located on the
west half of the tract and will have a front yard setback of 100 feet. The existing
home has a front yard setback of 40 feet. Accessory buildings are required to
have a front yard setback of 60 feet. Although nothing changes about the
existing residence, a front yard variance is necessary since it will be classified as
an accessory dwelling and the front yard setback requirement will change.
Staff is supportive of the requested C.U.P. It is a reasonable request to allow an
accessory dwelling on this 4.23 acre tract. The accessory dwelling is to be
occupied by family members. The property owner will occupy the new
residence. There is more than sufficient area on the property for parking. The
property is not covered by a bill of assurance. The applicant is requesting
separate utilities which appear reasonable due to the separation between the
structures.
STAFF RECOMMENDATION:
Staff recommends approval of the requested C.U.P. subject to compliance with
the following conditions:
1. Compliance with the comments and conditions outlined in Section 6 of the
agenda staff report.
2. The property owner must occupy one of the dwellings as her principal
residence.
3. The accessory dwelling is to be occupied only by family members (proposed
by the applicant).
Staff recommends approval of the request to have separate utilities.
Staff recommends approval of a setback variance for the accessory dwelling
(existing).
July 21, 2005
ITEM NO.: 14 (Cont.) FILE NO.: Z-7882
4
PLANNING COMMISSION ACTION: (JULY 21, 2005)
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
additional discussion.
The item was placed on the Consent Agenda and approved as recommended by
staff. The vote was 11 ayes, 0 noes and 0 absent.
July 21, 2005
ITEM NO.: 15 FILE NO.: Z-7884
NAME: First Assembly of God Outreach Center –
Conditional Use Permit
LOCATION: 2914 Cumberland Street
OWNER/APPLICANT: First Assembly of God North Little Rock/
J. C. Jay Martin
PROPOSAL: A conditional use permit is requested to allow for
expansion of the existing church outreach center on
this R-4 zoned property.
1. SITE LOCATION:
The site is located on the west side of Cumberland Street, south of East
29th Street.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The site is located at the southern fringe of the South Little Rock
Neighborhood. The blocks south of 29th Street west of this site are
characterized by a scattering of single-family residences, vacant lots and
boarded structures. Housing Authority developments are located to the
east and to the north, across 29th Street. Industrial uses are located just
to the south, at the end of Cumberland. Other uses in the overall area
include a Head Start Center, a neighborhood convenience store and
several churches. Allowing the proposed expansion to this existing
church operated facility should not affect the facility’s continued
compatibility with the neighborhood.
All owners of property located within 200 feet of the site, all residents
within 300 feet who could be identified and the Meadowbrook and
Community Outreach Neighborhood Associations were notified of this
request.
3. ON SITE DRIVES AND PARKING:
The site currently has 5 parking spaces and a single driveway onto
Cumberland Street. A second driveway and an additional 4 parking
spaces are proposed. The facility is designed to provide services for the
immediate neighborhood and staff believes the parking will be adequate.
There is ample on-street parking also available in the area; if needed on
occasion.
July 21, 2005
ITEM NO.: 15 (Cont.) FILE NO.: Z-7884
2
4. SCREENING AND BUFFERS:
Compliance with the City’s Landscape and Buffer Ordinances is required.
The width of the proposed on-site street buffer along Cumberland Street
is less than the 6 feet 9-inch minimum allowed by the Zoning Ordinance.
Areas set aside for landscaping meet with Landscape Ordinance
minimum requirements.
A six-foot high opaque screen, either a wooden fence with its face side
directed outward, a wall, or dense evergreen plantings is required along
the sites northern, southern and western perimeters.
These requirements take into account the reductions allowed within the
designated mature area of the city.
5. PUBLIC WORKS COMMENTS:
1. Sidewalks with appropriate handicap ramps are required in
accordance with Section 31-175 of the Little Rock Code and the
Master Street Plan as indicated on the plans.
2. Repair or replace any curb and gutter or sidewalk that is damaged in
the public right-of-way prior to occupancy. As indicated, all driveways
are to be concrete aprons.
3. Stormwater detention ordinance applies to this property. The project
would qualify for a contribution in-lieu of construction at the time of the
building permit.
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: Contact Central Arkansas Water if larger and/.or additional water
meter(s) are required.
July 21, 2005
ITEM NO.: 15 (Cont.) FILE NO.: Z-7884
3
Fire Department: Approved as submitted.
County Planning: No Comments.
CATA: A CATA Bus Route is located to the west of this site, at 29th and
Main Streets.
SUBDIVISION COMMITTEE COMMENT: (JUNE 30, 2005)
Jay Martin and Bill Darby were present, representing the application. Staff
described the proposed conditional use permit. Staff noted that additional
information relating to building design, building capacity, signage and lighting
needed to be provided. Staff also noted that any dumpster/trash pick-up area
with screening needed to be shown on the site plan.
The proposed new driveway from Cumberland Street was briefly discussed.
Mike Hood, of Public Works, noted that the driveway width as shown on the
proposed plan would be acceptable. Mr. Hood also explained that additional
sidewalk construction would be required.
The landscape/buffer issues were briefly discussed. Bob Brown, of the Planning
Staff, noted the new driveway and parking conformed to the ordinance buffer
requirements.
After the discussion, the Committee forwarded the application to the full
Commission for final action.
STAFF ANALYSIS:
The First Assembly of God Outreach Center is located on the R-4 zoned
property at 2914 Cumberland Street. The Center consists of a single, one-story,
2,400 square foot building and a paved, 5-space parking lot. The applicant
proposes to expand the building with a 1,600 square foot addition and to add 4
more paved parking spaces. The use of the property will not change.
The Center is operated by the First Assembly of God, North Little Rock, for the
use and benefit of the surrounding neighborhood residents. Most programs are
directed at the neighborhood’s young people but some activities serve neighbors
of all ages. Programs include mentoring, youth and children activities, meals,
neighborhood visits and clean-ups, bible studies and food, clothing and school
supplies give-a-ways.
July 21, 2005
ITEM NO.: 15 (Cont.) FILE NO.: Z-7884
4
On July 5, 2005, the applicant responded to questions raised at Subdivision
Committee. Signage is to consist of the existing wall sign only. Lighting consists
of a motion sensor light on the front of the building and street lights. Maximum
capacity in the building is about 100 persons. Landscape areas for the new
parking lot exceed ordinance standards.
Staff is supportive of the proposed expansion. The Center provides needed
service to residents of this neighborhood. Staff believes the facility is compatible
with uses in the neighborhood. Although the site will have only 9 parking spaces,
most persons who attend the facility will be walking from the surrounding
neighborhood. There is also ample on-street parking available in the immediate
vicinity.
STAFF RECOMMENDATION:
Staff recommends approval of the application subject to compliance with the
comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff
report.
PLANNING COMMISSION ACTION: (JULY 21, 2005)
The applicants were not present. There were no objectors present. Staff
informed the Commission that the applicants had failed to comply with the notice
requirement and the item needed to be deferred.
The item was placed on the Consent Agenda and approved for deferral to the
September 1, 2005 Agenda by a vote of 11 ayes, 0 noes and 0 absent.
July 21, 2005
ITEM NO.: 16 FILE NO.: Z-7885
NAME: Suds Car Wash – Conditional Use Permit
LOCATION: 8001 Geyer Springs Road
OWNER/APPLICANT: Coulson Oil Group/The Holloway Firm
PROPOSAL: A conditional use permit is requested to allow for
construction of a new car wash facility on this C-3
zoned tract.
1. SITE LOCATION:
The property is located on the southeast corner of the Geyer Springs/I-30
Interchange.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property is located in an area that is characterized by intensive
commercial development. The property is at the corner of the Geyer
Springs/Interstate 30 Interchange. Convenience stores with gas pumps
occupy the other 3 corners of the interchange. The C-3 zoned properties
to the south and east contain restaurants, banks a furniture rental store, a
mini-warehouse business and the headquarters of the Arkansas State
Police. A variety of commercial uses extend along Geyer Springs Road to
the north and south. The proposed use 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 who could be identified and the SWLR United for
Progress, Windamere and Cloverdale Neighborhood Associations were
notified of this request.
3. ON SITE DRIVES AND PARKING:
Access to the site will be via two driveways; one on Geyer Springs and
one on the interstate frontage road. The Geyer Springs entrance is at an
existing access driveway/easement. As is typical with a car wash, there
are no designated parking spaces. Parking will occur in the wash bays or
at the vacuum islands, with additional stacking space at each. Access
and parking appear sufficient.
July 21, 2005
ITEM NO.: 16 (Cont.) FILE NO.: Z-7885
2
4. SCREENING AND BUFFERS:
The plan submitted does not allow for the 30-foot wide on-site landscape
buffer along Interstate 30 required by both Zoning and Landscape
Ordinances. Variances of the Landscape Ordinance require City Beautiful
Commission approval.
5. PUBLIC WORKS COMMENTS:
1. Geyer Springs Road is classified on the Master Street Plan as a
principal arterial. Existing right-of-way width meets Master Street Plan
requirements.
2. The proposed land use would classify the I-30 Frontage Road on the
Master Street Plan as a commercial street. Existing right-of-way is
adequate.
3. Repair or replace any curb and gutter or sidewalk that is damaged in
the public right-of-way prior to occupancy. Plans of all work in right-of-
way shall be submitted for approval prior to start of work. Obtain a
barricade permit prior to doing any work in the right-of-way from Traffic
Engineering at (501) 379-1817 (Derrick Bergfield).
4. Stormwater detention will not apply to the proposed development.
5. Property frontage needs to have the sidewalks and ramps brought up
to the current ADA standards.
6. For the I-30 Frontage Road, obtain permits for improvements within
State Highway right-of-way from AHTD, District VI.
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. 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
July 21, 2005
ITEM NO.: 16 (Cont.) FILE NO.: Z-7885
3
Arkansas Water regarding procedures for installation of the hydrant(s).
Contact Central Arkansas Water regarding the size and location of the
water meter.
Fire Department: Fire hydrant may be required.
County Planning: No Comments.
CATA: The site is located on a CATA Bus Route.
SUBDIVISION COMMITTEE COMMENT: (JUNE 30, 2005)
Bob Holloway, David Atkins and Mark Redder were present, representing the
application. Staff described the proposed conditional use permit. Staff noted
that additional information relating to building design and height, signage,
vacuum islands, fencing and site lighting needed to be provided. The applicants
noted that the existing sign pole on the property would be used. Staff also noted
that a copy of the instrument dedicating the 26-foot access and utility easement
on the property needed to be provided.
Mike Hood, of Public Works, briefly reviewed the Public Works requirements for
the property. Bob Brown, of the Planning Staff, noted that a 30-foot wide
landscape buffer was required along the I-30 property line. Mr. Holloway noted
that a variance would be requested from the Planning Commission and City
Beautiful Commission for the reduced interstate buffer.
After the discussion, the Committee forwarded the application to the full
Commission for final action.
STAFF ANALYSIS:
The C-3 zoned property at 8001 Geyer Springs Road is occupied by a vacant
convenience store with gas pumps. The applicants propose to raze that building
and redevelop the property for a Sud’s car wash. The new development will
consist of a single building with three self-serve car wash bays, two automatic
carwash bays and an equipment room. Three vacuum islands will be located in
front of the building, at the perimeter of the paved driveway-parking area. The
site will be completely redeveloped with new landscaping, paving and street
improvements.
The new building will be one-story in height and will have a varied exterior, which
includes metal and tile accents. The building will also be painted with the Sud’s
motif to have the appearance of bubbles. Signage will consist of one ground-
July 21, 2005
ITEM NO.: 16 (Cont.) FILE NO.: Z-7885
4
mounted sign at the northeast corner of the site and wall signs on the building
facades. The signage will comply with commercial district standards. A variance
is needed to allow signage on the building’s south façade since it does not face a
street. Staff is supportive of the variance since the south façade faces the
access driveway for the commercial subdivision.
The facility will operate 24 hours a day, 7 days a week. There is no attendant on
site. The attendant is on call 24 hours per day and visits the site 3 to 4 times per
day to clean-up, empty refuse containers and provide general maintenance. No
new fencing is proposed, other than the screening fence around the dumpster.
A small canopy will cover each of the vacuum islands. There will be no signage
on the vacuum canopies. Site lighting will consist of building lights and
“shoebox” type pole lights.
The redeveloped site is proposed to have a landscaped street buffer of 10 feet
on the north perimeter where the site abuts the interstate frontage road. Section
36-522(a)(3) of the Zoning Ordinance requires a minimum street buffer width of
30 feet where a site abuts an expressway. Staff is supportive of a variance to
allow the reduced street buffer width of 10 feet. The site actually abuts a
frontage road and is further separated from the interstate traffic lanes by the
interstate entrance ramp. The site is separated from the frontage road by
unpaved right-of-way, which varies in width from 15 to 25 feet. This variance will
also require approval from the City Beautiful Commission.
The applicant submitted responses to issues raised at Subdivision Committee
and reflected in the analysis above. The 1966 Bill of Assurance does not
address use issues. The access easement along the south perimeter of the site
will be recorded prior to an application being filed for a building permit. To staff’s
knowledge there are no other issues.
STAFF RECOMMENDATION:
Staff recommends approval of the requested C.U.P. subject to compliance with
following conditions:
1. Compliance with the staff 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 kept clean; trash is to be picked up and trash cans emptied
daily.
4. There is to be no signage on the vacuum island canopies, which denotes the
name of the facility.
July 21, 2005
ITEM NO.: 16 (Cont.) FILE NO.: Z-7885
5
5. There is to be no flashing, oscillating or pulsating of any neon on the building.
Staff recommends approval of variances to allow a wall sign on the south façade
of the building and to allow a reduced street buffer width of 10 feet on the north
(expressway) perimeter.
PLANNING COMMISSION ACTION: (JULY 21, 2005)
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
additional discussion.
The item was placed on the Consent Agenda and approved as recommended by
staff. The vote was 11 ayes, 0 noes and 0 absent.
July 21, 2005
ITEM NO.: 17
SUBJECT: Proposed Amendments to Chapter 36 of the Code of
Ordinances related to various uses, which are
residential in nature.
REQUEST: That the Planning Commission receives comments
from interested parties and staff and vote on a
recommendation to the Board of Directors.
STAFF REPORT:
On February 3, 2005, the Planning Commission reviewed proposed ordinance
changes related to group homes and transitional living facilities. There was
considerable discussion of the item and the Commission did not vote to
recommend approval of the proposed ordinance amendments.
Since that date, staff and the Planning Commission, as well as members of the
Transitional Housing Task Force and other interested parties, have continued to
study the issue and have worked to resolve specific concerns raised under the
previous proposal.
Under the proposal now submitted for consideration, the definition of “family”
remains as it currently is in the Zoning Ordinance with the addition of a statement
that the definition “shall not be applied so as to prevent the City from making
reasonable accommodation where the City determines it necessary to afford
handicapped persons living together in a household equal access to housing
pursuant to the Federal Fair Housing Amendments Act of 1988.”
“Group home” is now defined as providing housing in a family-like environment to
more than four (4) handicapped individuals and is permitted only as a special
use permit.
Also now included is a statement that “there shall be a presumption that a
special use permit for a group home of 5, 6, 7 or 8 handicapped persons will be
granted if all ordinance requirements are met, except that individuals whose
tenancy would constitute a direct threat to the health or safety of other individuals
or whose tenancy would result in substantial physical damage to the property of
others shall not be allowed in such a home.”
See the attached ordinance for complete language.
July 21, 2005
ITEM NO.: 18 FILE NO.: LU05-08-02
Name: Land Use Plan Amendment – Central City Planning District
Location: Between I-630 and Roosevelt Rd., from Dr. Martin Luther King Jr.
Dr. and Woodrow
Request: Single Family, Mixed Office Commercial, Mixed Use, Commercial,
and Industrial to Single Family, Low Density Residential,
Multifamily, Mixed Use, Public Institutional, Neighborhood
Commercial, Commercial, and Light Industrial.
Source: Staff
PROPOSAL / REQUEST AND EXISTING CONDITIONS:
A rezoning request was made just east of Centennial Park, which was in conflict
with the Plan in mid-2004. Staff, when reviewing the request, noted that the
Central High/Wright Avenue area had not had a Land Use Plan Review in over a
decade. Therefore, staff under took a clean-up review of the area. The following
Plan changes are the result of this review with the Neighborhood Associations
and Major Institutions in the area contacted throughout the process for
suggestions and comment. All the proposed changes are in the Central City
Planning District.
In the Capitol Hill Addition/Central High School section of the study area there
are four changes. The first is north of 10th Street and east of the railroad from
Industrial to Light Industrial. Light Industrial classification represents light
warehousing, distribution and storage uses or other industrial uses in a well-
designed ‘park like’ setting. The existing uses in this area are warehousing, with
a ‘salvage yard’ and church. The zoning is primarily ‘I-2’ Light Industrial. The
current Land Use Plan recognizes the I-2 zoning with an Industrial designation.
The use and zoning to the east and southeast is single-family. To the north is
the State Capitol complex shown Public Institutional.
The second area is a change from Industrial, Open Space and Single Family to
Mixed Use, south of 10th Street along the east side of the railroad. The Mixed
Use classification represents a mixture of residential, Office and Commercial
uses with a Planned Zoning District required if it is not totally residential. The
existing uses in the area are vacant land and single-family homes. The primary
zoning is I-2 and ‘R-4’ two family residential with some ‘R-3’ single-family. The
current Land Use Plan recognizes most of the I-2 as Industrial with an Open
Space Strip to buffer and stop the industrial from the single family to the east.
To the east is single-family use and zoning; to the north is industrial zoning and
primarily light industrial use; to the south is commercial zoning and use.
July 21, 2005
ITEM NO.: 18 (Cont.) FILE NO.: LU05-08-02
2
The third area is also along the east side of the railroad between 13th Street and
Daisy Gatson Bates Drive. The proposal is to change from Industrial to Mixed
Use. The Mixed Use classification represents a mixture of Residential, Office
and Commercial uses with a Planned Zoning District required if it is not totally
residential. The existing use is vacant and an auto repair business, with a
zoning of I-2. The current Land Use Plan designation is Industrial. To the east,
north, and south are single-family areas -- zoning, land use and planned.
The fourth area is along the south side of 12th Street from Park east of Dennison
Street. This change is from Single Family to Mixed Use. The Mixed Use
classification represents a mixture of Residential, Office and Commercial uses
with a Planned Zoning District required if it is not totally residential. The existing
use is commercial businesses and a vacant lot. The area is zoned I-2, ‘C-3’
General Commercial and R-4. The current Land Use Plan designation is Single
Family. The use in all directions is single-family with most of the area zoned R-3.
In the Centennial Addition/Children’s Hospital section of the study area there are
seven changes. The first area is along the west side of Summit from 15th Street
south of 16th Street. The change is from Single Family to Multifamily Residential.
The Multifamily classification represents residential development of ten to thirty-
six dwelling units per acre. The existing uses are multifamily structures, with one
single-family structure and a funeral home. The current zoning pattern is ‘R-5’
Urban Residential, ‘O-3’ General Office, R-3, and ‘PDR’ Planned Development
Resident. The current Land Use Plan designation is Single Family. The uses to
the north, south, and west are single family with most of the area zoned R-3. To
the east is a city park zoned ‘PR’ Park Recreation.
The second area is generally between Daisy Gatson Bates Drive and 13th Street,
from Wolfe to Battery. The change is from Single Family to Low Density
Residential. The Low Density Residential classification represents a broad
range of housing types from single family to attached housing to multifamily with
a density of 6 to 10 units. The existing use is a mix of duplexes, four to six unit
apartments, single-family and vacant lots. The predominate zoning is R-4 with
some R-5, R-3 and PDR zoning. The current Land Use Plan designation is
Single Family. The uses to the south and west are single-family with a zoning
generally of R-3. To the north is land owned by Arkansas Children’s Hospital
and zoned C-3. To the east is land zoned ‘PDO’ Planned Development Office
and PRD for apartments and offices in the former Westside Junior High school
building.
The third area is along the east side of Bishop between 10th and 11th Streets.
The change is from Mixed Office Commercial to Public Institutional. The Public
Institutional classification represents public or quasi-public facilities such as
schools and hospitals. The existing uses are offices related to Arkansas
Children’s Hospital with a zoning of O-3. Uses to the north and west are
July 21, 2005
ITEM NO.: 18 (Cont.) FILE NO.: LU05-08-02
3
Arkansas Children’s Hospital related and are zoned ‘O-2’ Office and Institutional.
Uses to the east and south are a mix of office and commercial with zoning of C-3
and O-3.
The fourth area is the intersection of Daisy Gatson Bates and Martin Luther King
Jr. Drives. The change is from Mixed Use to Neighborhood Commercial. The
Neighborhood Commercial classification represents limited small-scale
commercial developments in close proximity to a neighborhood, providing
service and goods to that neighborhood. The existing uses in the area are small
retail businesses and a vacant lot. The current zoning is C-3. The uses to the
southeast, southwest, and northeast are primarily single family with zoning to the
northeast and southeast R-4 and southwest R-3. To the northeast is the
Children’s Hospital ownership zoned O-2 and O-3.
The fifth change is either side of Martin Luther King Jr. Drive between Daisy
Gatson Bates Drive and 16th Street. The change is from Mixed Use to Single
Family. Single Family Use designation represents single-family homes at
densities not to exceed six dwelling units per acre. The existing uses in the
change area are single family with a zoning of either R-4 or R-3. The uses to the
east and west are single family with R-4 zoning to the east and R-3 zoning to the
west. To both the north and south at the intersections are commercial
businesses with a zoning of C-3.
The sixth change is the northeast, northwest and southeast corners of the Martin
Luther King Jr. Drive – 16th Street intersection. The change is from Mixed Use to
Neighborhood Commercial. The Neighborhood Commercial classification
represents limited small-scale commercial developments in close proximity to a
neighborhood, providing service and goods to that neighborhood. The existing
uses in the change area are small retail businesses zoned C-3 and R-3. Uses to
the east, north, southeast and northwest are single-family with zoning of R-4 to
the east and R-3 to the west. To the southwest is the Arkansas Baptist College
campus with a zoning of R-4.
The seventh change is the northeast corner of the 17th Street-Martin Luther King
Jr. Drive intersection. The change is from Mixed Use to Public Institutional. The
Public Institutional classification represents public or quasi-public facilities such
as schools and hospitals. The existing use in the change area is college offices
with a zoning of R-4. The uses to the east and south are single-family with a
zoning of R-4. The uses to the west are the college campus zoned R-4. To the
north are retail uses zoned C-3.
The final area of changes is in the area South of Wright Avenue and consists of
three changes. The first change is along Wright Avenue at Summit. The
proposal is to change an area of Mixed Use to Single Family use. Single Family
use designation represents single-family homes at densities not to exceed six
dwelling units per acre. The existing use is single family and the zoning is R-4.
July 21, 2005
ITEM NO.: 18 (Cont.) FILE NO.: LU05-08-02
4
The uses to the north and south are single-family with R-4 zoning. To the west is
also single-family with both R-3 and R-4 zoning. To the east of the area is zoned
C-3 and the use is small retail businesses.
The second change area is either side of Wright Avenue from Marshall to Wolfe.
The proposed change is from Mixed Use to Commercial. The Commercial
classification represents a broad range of retail and wholesale sales of products,
personal and professional service and general business activities. The existing
uses in the area are commercial business and a mosque, with a zoning of C-3.
To the north and south are single-family use areas with a zoning of R-4 and R-3.
Both to the east and west are retail businesses zoned C-3.
The third change area is along Roosevelt Road between Battery and Wolfe. The
proposal is to change an area of Single Family to Public Institutional. The Public
Institutional classification represents public or quasi-public facilities such as
schools and hospitals. The existing use of the area is a church with a zoning of
R-4. To the east and south are single-family use areas zoned R-4. To the west
is a school zoned R-4 and to the north is a daycare center zoned ‘PCD’ Planned
Commercial Development.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On January 4, 2000, a change was made from Single Family to Mixed Use at
2311 Spring Street over half a mile to the east of the study area to accommodate
proposed development.
MASTER STREET PLAN:
In the area Roosevelt Road is shown as a Principal Arterial with a special design
standard on the Plan. Principal Arterial primary function is to move vehicles and
goods through the area connecting major generators and activity centers within
the urban area. Roosevelt is proposed to have a 70-foot right-of-way with a
four-lane section and five lanes at major intersections with an additional right-of-
way of 80 feet.
Wright Avenue is shown as a Minor Arterial with a special design standard on the
plan. Minor Arterial primary function is to move vehicles in and around an urban
area. Wright Avenue is proposed to have a 60-foot right-of-way with a three-lane
section and additional requirements at major intersections.
Dr. Martin Luther King Jr. Dr., Daisy Gatson Bates Drive, Battery (from I-630 to
Daisy Gatson Bates Drive) and 12th Street from Battery west are shown on the
Plan as Collectors. Collector’s primary function is to move vehicles from Local
Street to the Arterial system. Their secondary function is to provide access to
July 21, 2005
ITEM NO.: 18 (Cont.) FILE NO.: LU05-08-02
5
adjacent property. Additional right-of-way may be required on some or all of
these roads.
BICYCLE PLAN:
The plan shows Class I and II Routes through the area of the Land Use Plan
changes. A Class III Route uses the existing roadway with the bicycle sharing
the road with automobiles. A Class II Route uses the existing roadway with a
portion of the road exclusively for bicycles. In both cases no additional right-of-
way or paving should be required.
PARKS:
The Little Rock Parks and Recreation Plan of 2001 shows that this area means
the 8-Block standard for recreational opportunities – park and open space.
Centennial, Ninth Street and Barton Parks provide recreation opportunities in the
study area along with school sites and private facilities.
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:
A rezoning request was made in mid-2004 to reclassify an existing apartment
building on Battery using the Planned Zoning District process. In the review,
staff noted the Land Use Plan showed Single Family for the property as well as
several other properties currently occupied by and/or zoned for multifamily use.
Since the Land Use Plan had not been reviewed in over a decade for this sub-
area of Little Rock, Staff undertook a review of the Land Use Plan in August
2004. The first step of this review was to contact the three neighborhood
associations in the area as well as the major institutions. This contact was made
in September 2004. Each group was asked for recommendations, which they
might have to change or update the Plan. By mid-October 2004 none of the
groups had contacted Staff with any suggestions for changes to the Land Use
Plan.
July 21, 2005
ITEM NO.: 18 (Cont.) FILE NO.: LU05-08-02
6
Staff continued to review the area and identified several changes thought to be
mostly ‘clean-up’. In a few cases Staff identified a change meant to encourage
a use change where physical changes had occurred, in an attempt to create a
better use mix in the general area. These changes were mapped and a second
letter with the changes was sent to the same groups in mid-November 2004. In
addition the owners of property directly affected by the proposed changes were
sent letters on December 1, 2004. Staff received comments through mid-
January 2005.
The Central High Neighborhood Association asked Staff to come to their January
meeting (January 11, 2005). At this meeting staff reviewed the proposed
changes and there was some discussion about two of the changes as well as the
process. The group asked for and was granted two additional months to review
the documents and make comments. This time was given to the other groups
via mailed correspondence. After almost two months, by phone, Central High
Neighborhood Association asked for two additional months to get comments in.
This request was granted.
During this review time additional comments and suggestions were received from
other individuals. These included two additional areas for changes: one on
Bishop between Daisy Gatson Bates Drive and 15th Street from Single Family to
Commercial; and the other on 23rd Street between Wolfe and Bishop from Single
Family to Public Institutional. Three areas were requested to be removed from
consideration for a change. These are: east of Jones between 16th and 17th
Streets, a change from Industrial to Mixed Use; Daisy Gatson Bates Drive from
Marshall to Bishop Streets, a change from Public Institutional to Mixed Office
Commercial; and the southeast corner of 11th and Bishop Streets, a change from
Mixed Office and Commercial to Public Institutional.
Staff reviewed the areas considering the information provided. From this
analysis the three areas requesting no change were reviewed. However Staff
could not justify adding the new change areas to the package. The Bishop site is
mid-block surrounded by single-family and no traditional commercial structures
located along this locate residential street. The 23rd Street site is also mid-block.
While the church is across the street on the south side of the street there are
existing homes either side of requested ownership change. A change of one
vacant lot surrounded by homes seems premature -- a specific development in
the future may warrant a change but not a small unknown possible development
adjacent to these existing homes.
A revised package of changes was developed in May of 2005. Staff did remove
and alter several of the proposed changes due to comments and suggestions
received. The Central High Neighborhood Association invited Staff to their June
meeting (June14, 2005). There was discussion again about the changes, but no
agreement or disagreement with the proposal. The final package was developed
July 21, 2005
ITEM NO.: 18 (Cont.) FILE NO.: LU05-08-02
7
for the Commission’s review. Most of the changes are those which staff believes
are clean-up (to more accurately reflect existing land use, zoning and mostly
future use of the land). These are as follows:
The area along the east side of the railroad tracks from 7th to 10th Streets is
currently zoned I-2, with several small warehouses, a salvage yard and vacant
land. Single Family homes are to the east and the State Complex is to the
northeast. With the existing street pattern, traffic can flow to either 7th or 12th
Streets, however the access to Woodrow has been removed. The current Plan
had shown this area for Industrial. Industrial could result in manufacturing and
distribution uses which would result in large and more truck traffic through the
area. With the existing use and zoning pattern, together with impacts on the
surrounding neighborhood a more realistic and desirable future use pattern is
Light Industrial for this land.
The area along 12th Street from Dennison to Park is already zoned Commercial
(C-3) and Industrial (I-2), with commercial uses. The current use of the land is a
strip center, a commercial building with a ‘bike’ club and other retail uses and a
parking lot. The Plan had shown this area for Single Family use. With the
existing use and zoning pattern a more realistic future use pattern is Mixed Use
for this land.
Bishop Street from 12th to 13th Streets is land owned by Arkansas Children’s
Hospital and currently used by the hospital and zoned for office use, O-3. The
hospital’s future plans show the land to be used for medical and research uses
by the hospital. Thus while Mixed Office Commercial may be the general use
pattern Public Institutional would be more informative for those who might use
the Plan to make decisions about other properties. This change is intended to
reflect the long-range plan for the hospital property.
The area between Daisy Gatson Bates Drive and 13th Street from Wolfe to
Battery Streets is currently more dense than Single Family. It is primarily
duplexes and buildings with four to six units. The zoning ranges from R-3 to R-5,
with most of the area zoned for more than single units. Based on the existing
use and zoning pattern, the current Plan showing Single Family for this area
miss-represents the current and likely future development pattern of the area. A
change to Low Density Residential is more representative of both the existing
conditions and likely future development of the area.
The intersections of Martin Luther King Jr. Drive with both Daisy Gatson Bates
Drive and 16th Street are currently zoned C-3 General Commercial with existing
small retail businesses. The current Plan shows Mixed Use. However with the
existing zoning and use pattern it is not likely that residential use would be
introduced while office use is possible, it is more likely that the intersections will
continue to be commercial in nature. Thus a change to Neighborhood
July 21, 2005
ITEM NO.: 18 (Cont.) FILE NO.: LU05-08-02
8
Commercial is more reflective of the existing and likely future development
pattern of both of these intersections.
The area along Martin Luther King Jr. Drive between these two intersections
consists of single-family homes, zoned R-4 and R-3. The homes are in good
condition and there is no reason why they should not continue to be single-family
homes. A change from Mixed Use to Single Family would help re-enforce the
current conditions and discourage stripping of Martin Luther King Jr. Drive.
A lot at the northeast corner of Martin Luther King Jr. Drive and 17th Street is the
former President’s home for Arkansas Baptist College. The building is now used
for college related office space. A change in the Plan from Single Family to
Public Institutional would be more representative of the current and likely future
use of the land.
The properties along the west side of Battery from 15th Street south of 16th Street
are Multifamily in design and use, except for two. One of these is zoned R-5
(Multifamily) but used for a single-family home, the other is a funeral home.
Based on the existing uses and zoning pattern it is unlikely that these properties
will become single family. A change to Multifamily would be more reflective of
the current and likely future development pattern of these tracts.
The area between 13th Street and Daisy Gatson Bates Drive east of the railroad
tracks has one business (an auto repair business) with the remaining land
vacant. The area is zoned I-2 and shown as Industrial on the Plan. The
surrounding area is single family. The current business is commercial not
industrial and a designation of Mixed Use might encourage the vacant area to be
more compatible with the neighborhood than a true industrial use would be. This
change both reflects the less intense current use and is trying to encourage any
new development to be more ‘neighborhood friendly’.
The eastern end of the Mixed Use area along Wright Avenue at Summit is
actually single-family houses. The homes are oriented to the side street. Since
the area is used and zoned for residential, a change to Single Family from Mixed
Use would better reflect the current and likely future development pattern of the
land.
A stretch of Mixed Use along Wright Avenue from Wolfe to Marshall is actually
zoned C-3 and used for businesses. There is a mosque in a former movie
theater in the stretch as well. Based on the current use and zoning pattern, it is
unlikely that residential will be introduced on this stretch of Wright Avenue. A
more likely future development pattern is a continuation of commercial uses.
July 21, 2005
ITEM NO.: 18 (Cont.) FILE NO.: LU05-08-02
9
Along the north side of Roosevelt Road from Battery to Wolfe Streets there is an
existing Church. A change to Public Institutional from Single Family would better
reflect the current and likely future development pattern of this land.
The remaining change in the package is not designed to reflect the current use
and zoning pattern. It is intended to try to encourage future development
pattern, which might be more compatible with the neighborhood than what the
existing Land Use Plan would allow. This change is in the Capitol Hill Addition
area. It is south of 10th Street beyond 11th Street and east of the railroad. With
the removal of access across the railroad at 10th Street, this area is not as
desirable for industrial uses. The zoning is mostly I-2 and R-4. The Mixed Use
designation would allow for office, commercial, residential or a mix of any or all of
these uses. The Planned Development process would have to be used. This
would help assure that any new development was compatible with the
neighborhood to the east and south.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Capitol Hill,
Central High and Wright Avenue Neighborhood Associations. In addition
notices were sent to over one hundred owners of property included as part of this
request. Staff has received four comments from area residents, and all were
neutral.
STAFF RECOMMENDATIONS:
Staff believes the changes better reflect the likely future development pattern of
the area.
PLANNING COMMISSION ACTION: (JULY 21, 2005)
The item was placed on consent agenda for deferral to September 1, 2005 in
order to allow for the legal advertisement of two additional changes. The two
changes are, Single Family to Commercial along Bishop and Single Family to
Public Institutional along 23rd Street. By a vote of 11 yes and 0 no the consent
agenda was approved.