pc_06 03 2004sub
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
JUNE 3, 2004
I. DEFERRED ITEMS:
A. A Land Use Plan Amendment (LU04-12-01) in the 65th Street West Planning
District on the Southeast corner of Colonel Glenn Road and Shackleford
Road from Light Industrial to Commercial.
A.1 Shackleford Commercial Long-form PCD (Z-5703-A), located on the
Southeast corner of Colonel Glenn Road and Shackleford Road.
B. Lot 6 Glenn Ridge Addition Conditional Use Permit (Z-3371-I), located on
Lot 6 Glenn Ridge Addition, South and West of I-430 and Colonel Glenn
Road.
C. Homes at Granite Mountain Phase II, Long-form PD-R (Z-7604), located on
the Northwest corner of Gilliam Park Road and Granite Mountain Circle.
D. The Ridges at Nowlin Creek (S-1422), located North of Highway 10
approximately five miles West of the Chenal Parkway intersection.
E A Land Use Plan Amendment (LU04-01-03) in the River Mountain Planning
District on the North side of Cantrell Road between Rummell Road and
Pinnacle Valley Road a change from Suburban Office and Transition to
Mixed Use.
E.1 PDC Companies HWY 10 Short-form POD (Z-7603), located North of
Cantrell Road approximately 0.1 miles West of Taylor Loop Road.
F. A Land Use Plan Amendment (LU04-10-01) in the Boyle Park Planning
District located near 7616 and 7620 Colonel Glenn Road a change from
Office to Mixed Use.
F.1 Valadez Short-form PCD (Z-7606), located at 7616 – 7620 Colonel Glenn
Road.
G. A Land Use Plan Amendment (LU04-22-01) in the West Fourche Planning
District located on the southwest corner of Marsh Road and Colonel Glenn
Road a change from Single-family to Suburban Office.
H. Dodds Duplex Conditional Use Permit; located at 2119 West 17th Street
Agenda, Page Two
II. PRELIMINARY PLATS:
1. Point West Addition Preliminary Plat (S-54-BB), located North of Kanis
Road on the East and West sides of Point West Drive.
2. Oxford Valley Addition Phase 5 Preliminary Plat (S-521-I), located West of
Legion Hut Road on Oxford Valley Drive.
3. Busselle Addition Preliminary Plat (S-1431), located at 3606 Rocky Lane.
4. Stagecoach Crossing Preliminary Plat (S-1432), located on the Southeast
corner of Baseline Road and Stagecoach Road.
5. Foreman Lake Garden Addition Preliminary Plat (S-1433), located South
of Leatrice Drive and West of Alberta Drive.
6. Dickenson Mill Addition Replat Lot 1R Block 11 (S-1434), located South of
West 29th Street, East of Maple Street.
III. SITE PLAN REVIEWS - CONDITIONAL USE PERMITS:
7. Keifer Subdivision Site Plan Review (S-1430), located at 27024 Kanis
Road.
8. Chenal Valley Phase 2 Commercial Lot 3 Zoning Site Plan Review
(Z-5097-H), located South of Cantrell Road, East of Chenal Parkway.
9. Henning Accessory Dwelling Conditional Use Permit (Z-7635), located at
9301 Stagecoach Road.
IV. LAND USE PLAN AMENDMENTS - PLANNED DEVELOPMENTS:
10. Bowman Heights Shopping Center Revised Short-form PCD (Z-5756-C),
located at 301 – 303 South Bowman Road.
11. Indiana Short-form PD-R (Z-6090-A), located near 7300 Indiana Avenue.
12. Stagecoach Village Office Park Revised PCD (Z-6178-H), located on the
Northwest corner of Stagecoach Village Drive and Stagecoach Road.
13. Boen Center Addition Short-form PD-C (Z-6957-B), located on Remington
Drive, Lots 12 and 13 of the Boen Center Subdivision.
Agenda, Page Three
IV. LAND USE PLAN AMENDMENTS - PLANNED DEVELOPMENTS: (CONT.)
14. Rose Street Revised Short-form PD-R (Z-7258-A), located at 321-325
Rose Street.
15. Miller Short-form PD-C (Z-7589-A), located at 4724 West 12th Street.
16. Vasquez Short-form PD-R (Z-7594-A), located at 6720 Mabelvale Cut-off.
17. Holly’s Restaurant Short-form PD-C (Z-7596-A), located at 5201 Asher
Avenue.
18. Harp Short-form PD-O (Z-7624-A), located on the Southwest corner of
Colonel Glenn Road and Marsh Road.
19. Malone Short-form PD-R (Z-7632), located at 1100 Rock Street.
20. Donnie’s Foreign Car Short-form PD-C (Z-7634), located at 1311 South
Bowman Road.
June 3, 2004
ITEM NO.: A FILE NO.: LU04-12-01
Name: Land Use Plan Amendment - 65th Street - West Planning District
Location: Southeast Corner of Col. Glenn and Shackleford Roads
Request: Light Industrial to Commercial and Service Trades District
Source: Kevin Huchingson, Dickson Flake & Partners
PROPOSAL / REQUEST:
Land Use Plan amendment in the 65th Street - West Planning District from Light
Industrial to Commercial and Service Trades District. 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 Service
Trades District category provides for a selection of office, warehousing, and
industrial park activities that primarily serve other office service or industrial
businesses. The district is intended to allow support services to these businesses
and to provide for uses with an office development. A Planned Zoning District is
required if the use is mixed office and commercial. The applicant wishes to
develop a mixture of commercial, office, showroom, and warehouse activities on
the property.
Staff is not expanding the application since an expansion would not connect the
applicant’s property to areas shown for similar uses, nor would an expansion
recognize existing conditions.
EXISTING LAND USE AND ZONING:
The property is mostly vacant land with a few small structures and a salvage yard
currently zoned R-2 Single Family and is 11.43 acres ± in size. The land on the
north side consists of large lot single family homes zoned R-2 on the northeast
corner of Shackleford at Col. Glenn Road, while further to the east on the north
side is two industrial buildings, one zoned I-2 Light Industrial, and the other
zoned I-1 Industrial Park. Further east on the north side of Col. Glenn is more
houses zoned R-2. The property to the east is a group of large industrial
buildings zoned I-2. The land to the southeast consists of R-2 zoned houses
located in the Tall Timber West addition. The I-1 land to the south along
Shackleford Road is vacant. The property to the west of the application area is
zoned I-2 for an industrial building housing a lawn service company.
June 3, 2004
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: LU04-12-01
2
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On November 18, 2003 a change was made from Mixed Office Commercial to
Service Trades District on the northwest corner of Shackleford Road and W. 36th
Street along Old Shackleford Road about 2/3 of a mile north of the study area to
accommodate proposed development.
On October 21, 2003 a change was made from Office to Commercial in the Col.
Glenn Road & I-430 area about ¾ of a mile southwest of the application area to
accommodate proposed development.
On February 4, 2003 a change was made from Multifamily to Mixed Office
Commercial on the southwest corner of I-430 and W. 36th Street about ¾ of a
mile northwest of the amendment area to accommodate proposed development.
On November 4, 2002 a change was made from Single Family to Low Density
Residential along Lehigh Street about 1 mile northeast of the property in question
to accommodate proposed development.
On January 16, 2001 a change was made from Mixed Use to Commercial and
Suburban Office to Office on the Southeast corner of I-430 & Col. Glenn Road
about ¼ of a mile west of the applicant’s property to accommodate proposed
development.
On April 6, 1999 a change was made from Office and Community Shopping to
Mixed Office Commercial on the northwest corner of Col. Glenn and Bowman
Roads about 1 mile west of the site in question to accommodate proposed
development.
The applicant’s property is shown as Light Industrial on the Future Land Use
Plan. All of the surrounding land is shown as Light Industrial except for the land
to the southeast shown as Single Family separated from the applicant’s property
by a strip of land shown as Park / Open Space.
MASTER STREET PLAN:
Col. Glenn Road is shown on the Master Street Plan as a Principal Arterial while
Shackleford Road is shown as a Minor Arterial. Both Col. Glenn and Shackleford
Road are built as rural two-lane roads with open drainage and would need
improvement to conform to the Master Street Plan specifications. The cross
sections recommended by the Master Street Plan call for a right-of-way width of
110’ for Col. Glenn Road and 90’ for Shackleford Road. The Master Street Plan
does not show a bikeway for Col. Glenn Road. A Class II Bikeway is shown for
Shackleford Road, which would not require additional right-of-way but would
require lane markings and signage for bike lanes on both aides of the road.
June 3, 2004
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: LU04-12-01
3
PARKS:
The Little Rock Parks and Recreation Master Plan of 2001 shows a Potential
Greenbelt along the floodway of Brodie Creek starting about 1/10 of a mile east
of the applicant’s property. This amendment should not effect the viability of the
Potential Greenbelt.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this
amendment.
City Recognized Neighborhood Action Plan:
The applicant’s property lies in the area covered by the Stagecoach-Dodd
section of the Pecan Lake / Westwood / Stagecoach-Dodd Neighborhood Action
Plan. The opening paragraph of the Zoning and Land Use chapter recommends
that non-residential developments be encourage to locate in the area bounded by
I-430, Shackleford, Colonel Glenn, and David O’Dodd Roads. The Goal listed in
the Zoning and Land Use chapter recommends maintaining and encouraging
single family and low-density residential developments for most of the study area
while placing non-residential uses in areas already shown for non-residential
uses on the Future Land Use Plan. The objective listed supports a separation of
uses and buffering between non-residential and residential uses. An action
statement relevant to this case encourages non-residential development to take
place west of Shackleford Road and north of David O’Dodd Road in the area
where the applicant’s property is located.
ANALYSIS:
The amendment area possesses excellent access to the transportation network
with its close proximity to I-430 to the west and State Highway 5 (Col. Glenn,
Asher Ave., and Stagecoach Rd.) to the east. Uses locating in areas shown as
Industrial typically need efficient access to the regional transportation network
and generate truck traffic. Since Col. Glenn Road is also State Highway 300,
uses located in the amendment area would benefit from road frontage on a State
Highway.
Since uses located in areas shown as Service Trades District are intended to
supplement industrial and office activities, areas shown as STD need to be
located in close proximity to areas shown as Industrial. The supplemental nature
of STD would necessitate the efficient flow of traffic between areas shown as
June 3, 2004
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: LU04-12-01
4
STD and Industrial. The amendment area is centrally located at an intersection
to allow for movement between the amendment area and the surrounding area
shown as Industrial.
Although business activities take place in areas shown as STD intended to
supplement Industrial Activities, the purpose of STD is not to duplicate the uses
in areas shown as Commercial. The change to Commercial in this application
consists of less than 14% of the application area while the change to STD fills the
remainder of the study area. However, sufficient areas of vacant land shown as
Commercial are located near the I-430 / Col. Glenn interchange which would
minimize the need for more land to be shown as Commercial. Due to the amount
of land shown as Industrial surrounding the application area, a greater need
exists for uses intended to supplement and serve industrial activities.
Industrial and Light Industrial areas are needed in the city. The Industrial areas
are listed in order of decreasing size are located at the Port; 65th Street and Scott
Hamilton; Asher Avenue; and the Airport. Light Industrial areas are listed in
order of decreasing size are located at Otter Creek, the Airport, the Shackleford
Road corridor and at Sibley Hole and I-30. This Shackleford corridor of Light
Industrial provides employment opportunities with easy access to a freeway. The
Shackleford Road corridor also provides land uniquely situated to provide Light
Industrial uses in close proximity to the growing commercial and offices areas in
Little Rock located west of I-430.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Westbrook
Neighborhood Association, Kensington Place Property Owners Association,
Meadowcliff/Brookwood Neighborhood Association, Pecan Lake Property
Owners Association, South Brookwood Ponderosa, Stagecoach-Dodd
Neighborhood Association, Tall Timber Homeowners Association, John Barrow
Neighborhood Association, Neighborhood Connections, SW Little Rock UP, and
WCLR Coalition of Neighborhoods. Staff has received 1 neutral comment from
the public. Staff has not received any comments from area Neighborhood
Associations at this time.
STAFF RECOMMENDATIONS:
Staff believes the change to Service Trades District is appropriate while the
change to Commercial is not. The change to Service Trades District allows uses
in the area that would supplement the industrial uses shown, while the change to
June 3, 2004
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: LU04-12-01
5
Commercial is not necessary due to the availability of nearby vacant land shown
as Commercial.
PLANNING COMMISSION ACTION: (March 11, 2004)
The item was placed on the consent agenda for deferral at the request of the
applicant to the April 22, 2004 Planning Commission meeting. A motion was
made to approve the consent agenda and was approved with a vote of 9 ayes,
0 noes and 2 absent.
PLANNING COMMISSION ACTION: (April 22, 2004)
The item was placed on the consent agenda for deferral to the June 3, 2004
Planning Commission meeting. A motion was made to approve the consent
agenda and was approved with a vote of 10 ayes, 0 noes and 1 absent.
PLANNING COMMISSION ACTION: (June 3, 2004)
The item was placed on the consent agenda for withdrawal. A motion was made
to approve the consent agenda and was approved with a vote of 11 ayes, 0 noes
and 0 absent.
June 3, 2004
ITEM NO.: A.1 FILE NO.: Z-5703-A
NAME: Shackleford Commercial Long-form POD
LOCATION: On the Southeast corner of Colonel Glenn Road and Shackleford Road
DEVELOPER:
Shackleford and Colonel Glenn LLC
c/o Dickson Flake Partners
P.O. Box 3546
Little Rock, AR 72203
ENGINEER:
White-Daters and Associates
#24 Rahling Circle
Little Rock, AR 72223
AREA: 11.4 Acres NUMBER OF LOTS: 2 FT. NEW STREET: 0
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Non-conforming commercial use and
single-family residential
PROPOSED ZONING: POD and C-3
PROPOSED USE: General Commercial and Office/Showroom/Warehouse
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
In June of 1993, the applicant filed a request for the consideration of a plan to construct
a mini-storage complex in two phases on a portion of this site. The request was
approved through a Planned Commercial Development by the Little Rock Board of
Directors at their September 21, 1993, Public Hearing by the adoption of Ordinance No.
16,491. There was no development within the allotted three years and the ordinance
expired on September 21, 1996. The Board of Directors adopted Ordinance No. 17,760
at their July 7, 1998, Board of Director’s meeting repealing the PCD zoning
classification and restoring the R-2, Single-family District.
June 3, 2004
SUBDIVISION
ITEM NO.: A.1 (Cont.) FILE NO.: Z-5703-A
2
A. PROPOSAL/REQUEST:
The applicant is requesting the rezoning of 1.58 acres at the hard corner of
Colonel Glenn and Shackleford Roads to C-3, General Commercial District. The
applicant has indicated both streets are proposed as arterial streets on the
Master Street Plan and states this would be an appropriate location for the
commercial zoning.
The applicant is also requesting a Planned Office Development involving 9.85
acres with frontage on both streets as well. The proposed development would
provide 128,000 square feet of Office/Showroom/Warehouse in three buildings.
The applicant has indicated 133 parking spaces on the proposed site plan.
The applicant has indicated a shared thirty-six foot access and utility easement to
serve the development. The applicant has also indicated a single sign on each
of the proposed lots consistent with signage allowed in commercial zones.
B. EXISTING CONDITIONS:
The site is presently a non-conforming junk yard, with vehicles and vehicle parts
scattered over the site. There are trees and high grass over the site. Property to
the north, east, and west is zoned I-2, Light Industrial. Part of the property to the
north, is zoned R-2, Single-family. The property to the south is zoned I-1.
Other uses in the area included a lawn service to the west of the site and a tree
service to the northeast of the site. There is a scattering of single-family homes
located along Colonel Glenn Road both northeast and northwest of the site.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several phone calls in support of the
proposed use from area residents. All residents who could be identified located
within 300-feet of the site, the John Barrow Neighborhood Association, the
Stagecoach Dodd Neighborhood Association, Southwest Little Rock United for
progress and all owners of property located within 200-feet of the site were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. The developer proposes on the plan to dedicate right-of-way and build to
Master Street Plan requirements.
June 3, 2004
SUBDIVISION
ITEM NO.: A.1 (Cont.) FILE NO.: Z-5703-A
3
2. In addition to the improvements indicated, turn lanes are required at arterial
intersections. On Shackleford, provide ½ of a 59-foot street plus a right turn
lane with additional 10-foot right-of-way dedication.
3. A grading permit in accordance with Section 29-186 (c) & (d) will be required
prior to any land clearing or grading activities at the site. Site grading, and
drainage plans will need to be submitted and approved prior to the start of
construction.
4. Storm water detention ordinance applies to this property. Show the proposed
location for storm water detention facilities on the plan.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required, with easements, if service is
required for Lot 1. Contact Little Rock Wastewater Utility at 688-1414 for
additional details.
Entergy: A 30-foot easement is required for all overhead 3-Phase electrical
facilities. Contact Entergy for additional details.
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. The facilities on-site will be
private. When meters are planned off private lines, private facilities shall be
installed to Central Arkansas Water's material and construction specifications
and installation will be inspected by an engineer, licensed to practice in the State
of Arkansas. Execution of Customer Owned Line Agreement is required. A
Capital Investment Charge based on the size of connection(s) will apply to this
project in addition to normal charges. This fee will apply to all connections
including metered connections off the private fire system. The Little Rock Fire
Department needs to evaluate this site to determine whether additional public
and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are
required, they will be installed at the Developer's expense. 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 992-2438 for additional information.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department at 918-3752 for additional details.
County Planning: No comment received.
June 3, 2004
SUBDIVISION
ITEM NO.: A.1 (Cont.) FILE NO.: Z-5703-A
4
CATA: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the 65th Street-West Planning
District. The Land Use Plan shows Light Industrial for this property. The
applicant has applied for a Planned Commercial Development for offices,
warehouses and commercial uses.
A land use plan amendment for a change to Service Trades District and
Commercial is a separate item on this agenda (LU04-12-01).
City Recognized Neighborhood Action Plan: The applicant’s property lies in the
area covered by the Stagecoach-Dodd section of the Pecan Lake / Westwood /
Stagecoach-Dodd Neighborhood Action Plan. The opening paragraph of the
Zoning and Land Use chapter recommends that non-residential developments be
encourage to locate in the area bounded by I-430, Shackleford, Colonel Glenn,
and David O-Dodd Roads. The Goal listed in the Zoning and Land Use chapter
recommends maintaining and encouraging single family and low-density
residential developments for most of the study area while placing non-residential
uses in areas already shown for non-residential uses on the Future Land Use
Plan. The objective listed supports a separation of uses and buffering between
non-residential and residential uses. An action statement relevant to this case
encourages non-residential development to take place west of Shackleford Road
and north of David O’Dodd Road in the area where the applicant’s property is
located.
Landscape: A total of eight (8) percent of the interior of the vehicular use area
must be landscaped with interior landscaping islands. The plan submitted does
not fulfill this requirement. These interior landscape islands must be at least 300
square feet in area and be generally evenly distributed.
A 3-foot wide building landscape area is required between the public parking
areas and building or in the general area. Considerable flexibility is allowed with
this requirement.
An irrigation system to water landscaped areas will be required.
Prior to a building permit being issued, it will be necessary to provide landscape
plans stamped with the seal of a registered landscape architect.
G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004)
Mr. Joe White was present representing the request. Staff gave an overview of
the proposed development indicating there were additional items necessary to
June 3, 2004
SUBDIVISION
ITEM NO.: A.1 (Cont.) FILE NO.: Z-5703-A
5
complete the review process. Staff requested the applicant provide details
concerning signage, site lighting and dumpster locations. Staff stated they were
not supportive of allowing a straight zoning of C-3 on proposed Lot 1. Staff
suggested the applicant request a PCD zoning for the entire site and revise the
PCD when a development was secured.
Public Works comments were addressed. Staff stated street improvements to
both roadways would be required. Staff stated three lanes total would be
required adjacent to the development. Staff stated the intersection was
scheduled for signalization when warrants were met.
Landscaping comments were addressed. Staff noted a total of eight percent of
the interior of the vehicular use area must be landscaped. Staff stated the plan
submitted did not fulfill this requirement. Staff also noted a three foot wide
building landscape area was required between the public parking area and the
building.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the issues
raised at the February 19, 2004 Subdivision Committee meeting. The applicant
has indicated signage, site lighting, and proposed dumpster locations. The
applicant has also indicated three lanes total adjacent to each of the roadways
per the Master Street Plan requirement.
The applicant has indicated the site will be developed with two lots. The site plan
indicates Lot 1 as zoned C-3, General Commercial District and Lot 2 will be
developed as a POD with office/showroom uses. Lot 1 will contain 1.39 acres
and Lot 2 will contain 9.51 acres. The applicant has indicated a 30.90 percent
building coverage for proposed Lot 2 with 21.98 percent dedicated to green
space.
The applicant has indicated three dumpsters on proposed Lot 2. The note on the
proposed site plan indicates the proposed dumpsters will be screened per the
zoning ordinance or on at least three sides at least two feet above the finished
height of the container. The applicant has also indicated all site lighting will be
directed inward to eliminate over-spill onto adjoining single-family properties.
The applicant has indicated signage will be located on proposed Lot 2 on each
street. The applicant has indicated signage will be the maximum allowed by
ordinance for office zones. The applicant has requested a POD for proposed
June 3, 2004
SUBDIVISION
ITEM NO.: A.1 (Cont.) FILE NO.: Z-5703-A
6
Lot 2. The ordinance typically allows a maximum of six feet in height and sixty-
four square feet in area in offices zones.
The applicant has indicated the buildings for proposed Lot 2 will be single-story
buildings with a maximum building height of twenty-four feet. The proposed site
plan includes the development of 233 parking spaces and separate “truck courts”
on the site. The applicant has also indicated the buildings will total 128,000
square feet. The site plan includes three buildings; two with 50,000 square feet
and one with 28,000 square feet. The typical minimum parking required for a site
containing 128,000 square feet of office/showroom space would be sixty-nine
spaces.
The cover letter refers to a court ruling dated 1983 stating 11.42 acres of this site
is zoned C-3, General Commercial District. Staff is not in agreement that the
ruling rezoned the site. There has not been an ordinance rezoning the site and
staff contends the site is zoned R-2, Single-family with a non-conforming status.
Staff is not supportive of the proposed request as filed. The applicant has
requested the hard corner of the site be zoned C-3, General Commercial District
with the remainder of the site zoned POD. The site is shown as Light Industrial
on the City’s Future Land Use Plan, which allows for warehouse, distribution or
storage uses. Staff feels the applicant’s request for the development of
office/showroom would be an appropriate use for the entire site and not just the
indicated portion of the site. Staff feels the proposed commercial use on the site
is not appropriate due to the inconsistency with the City’s Future Land Use Plan.
In addition there are large areas of undeveloped commercial zoned properties in
the area. Staff feels the rezoning of this site to allow commercial development is
premature.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (JUNE 3, 2004)
Mr. Joe White was present representing the request. There were no registered
objectors present. Staff stated the applicant had amended his request to a Planned
Office Development (POD) for the entirety of the site and was no longer requesting C-3,
General Commercial District uses for proposed Lot 1. Staff stated the applicant was
requesting Lot 1 be held for future office or commercial development. Staff stated the
applicant would be required to bring Lot 1 back to the Commission for review of design
and appropriateness prior to development. Staff stated they were now supportive of the
proposed request.
June 3, 2004
SUBDIVISION
ITEM NO.: A.1 (Cont.) FILE NO.: Z-5703-A
7
Staff presented a recommendation of approval of the request subject to compliance with
the conditions outlined in paragraphs D, E and F of the staff report.
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 11 ayes, 0 noes and 0 absent.
June 3, 2004
ITEM NO.: B FILE NO.: Z-3371-I
NAME: Lot 6, Glenn Ridge Addition – Conditional Use Permit
LOCATION: Lot 6, Glenn Ridge Addition; south of Colonel Glenn
Road, west of I-430
OWNER/APPLICANT: Health Services of Midwest, Inc./Patrick McGetrick
PROPOSAL: A conditional use permit is requested to allow for
construction of a new building containing retail
showroom and warehouse. This 8.75± acre tract is
zoned C-3, General Commercial.
STAFF REPORT:
On March 29, 2004, the applicant submitted a request that this item be deferred
to the June 3, 2004 agenda. Staff is supportive of the request.
PLANNING COMMISSION ACTION: (APRIL 22, 2004)
The applicant was present. Staff informed the Commission that the applicant
had requested deferral of the item.
The item was placed on the Consent Agenda and approved for deferral to the
June 3, 2004 meeting. The vote was 10 ayes, 0 noes and 1 absent.
STAFF REPORT:
The applicant has requested that this item be withdrawn. Staff recommends
approval of the withdrawal request.
PLANNING COMMISSION ACTION: (JUNE 3, 2004)
The applicant was present. Staff informed the Commission that the applicant
had requested that the item be withdrawn. There was no further discussion.
The item was placed on the Consent Agenda and approved for withdrawal by a
vote of 11 ayes, 0 noes and 0 absent.
June 3, 2004
ITEM NO.: C FILE NO.: Z-7604
NAME: Homes at Granite Mountain Phase II, Long-form PD-R
LOCATION: on the Northwest corner of Gilliam Park Road an Granite Mountain Circle
DEVELOPER:
Little Rock Housing Authority
1000 Wolfe Street
Little Rock, AR 72202
ARCHITECT:
Fennell Purifoy Hammock Architects
111 Center, Suite 1620
Little Rock, AR 72201
AREA: 11.0 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
CURRENT ZONING: R-2, Single-family District
ALLOWED USES: Single-family Residential
PROPOSED ZONING: PD-R
PROPOSED USE: 60 Units Senior Multi-family housing
VARIANCES/WAIVERS REQUESTED: None requested.
The applicant submitted a request on April 6, 2004 for the item to be deferred to the
June 3, 2004 Public Hearing. Staff is supportive of this request.
PLANNING COMMISSION ACTION: (APRIL 22, 2004)
The applicant was not present. There were no registered objectors present. Staff
stated the applicant had submitted a request on April 6, 2004, requesting the item be
deferred to the June 3, 2004 Public Hearing. Staff stated they were supportive of the
deferral request.
There was no further discussion of the item. The item was placed on the consent
agenda for deferral to the June 3, 2004, Public Hearing. The motion was approved by a
vote of 10 ayes, 0 noes and 1 absent.
June 3, 2004
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: Z-7604
2
STAFF UPDATE:
The applicant submitted a letter dated May 21, 2004 requesting this item be deferred to
the July 15, 2004 Public Hearing. Staff is supportive of this request.
PLANNING COMMISSION ACTION: (JUNE 3, 2004)
The applicant was not present. There were no registered objectors present. Staff
stated the applicant had submitted a letter dated May 21, 2004, requesting this item be
deferred to the July 15, 2004, Public Hearing. Staff stated they were supportive of the
request.
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 11 ayes, 0 noes and 0 absent.
June 3, 2004
ITEM NO.: D FILE NO.: S-1422
NAME: The Ridges at Nowlin Creek Preliminary Plat
LOCATION: North of Highway 10, approximately 5 miles West of the Chenal Parkway
Cantrell Road intersection
DEVELOPER:
Deltic Timber
7 Chenal Club Boulevard
Little Rock, AR 72223
ENGINEER:
White-Daters and Associates
#24 Rahling Circle
Little Rock, AR 72223
AREA: 1170 acres NUMBER OF LOTS: 302 FT. NEW STREET: 56,800 LF
CURRENT ZONING: R-2, Single-family and An area not zoned
PLANNING DISTRICT: 29
CENSUS TRACT: 29
VARIANCES/WAIVERS REQUESTED:
1. A variance to allow the creation of private streets to serve the development.
A. PROPOSAL/REQUEST:
The preliminary plat consists of 302 lots averaging approximately three acres in
size. The developer is requesting a variance to allow the development of the
subdivision with private streets. The development proposes 57,000 linear feet of
private streets with a gated entrance. The street widths proposed within the
development will be twenty-four feet with curb and gutter to create a quiet, rural
type subdivision.
June 3, 2004
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1422
2
Sanitary sewer will be provided with a low-pressure system and a privately
maintained sewage treatment plant located on the south side of the property,
outside the Lake Maumelle watershed. The applicant has indicated potable
water will be provided to the subdivision by Central Arkansas Water.
The applicant has indicated the lots abutting Highway 10 will be left undeveloped
for some future use. Large areas within the development have been set-aside
for open space.
B. EXISTING CONDITIONS:
The site is heavily wooded with varying degrees of slopes. Cantrell Road abuts
the site to the west and currently has a scattering of single-family homes in a
rural setting. Lake Maumelle is located to the north of the proposed preliminary
plat area. The northern portion of the proposed plat boundary is located within
the Lake Maumelle Watershed.
Only a portion of this area is located within the City’s Planning Jurisdiction. This
area is currently zoned R-2 Single-family.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
abutting property owners were notified of the public hearing. There is not a
neighborhood association located in the area.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. The plat is outside the corporate limits, but a portion is within the Planning
Boundary, Grading permits and storm water detention are not required.
2. Nowlin Creek Boulevard and a portion of Street E should be constructed as a
collector street with 60-feet of right-of-way and a 31-foot to 36-foot street
width.
3. All street names and naming conventions must be approved by the Public
Works Department. Contact David Hathcock (501-371-4808) for additional
information.
4. Traffic calming devices are required for long collectors to discourage
speeding. Traffic circles or round-abouts are suggested at regular intervals
and at main intersections.
June 3, 2004
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1422
3
5. Plans generically indicate a reduced standard for stopping sight distance is
required on all streets. Identify specific locations where variances are
requested. Standard stopping sight distances and grades should be provided
along all designated collector portions.
6. Final construction plans should be submitted for approval prior to
construction.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Outside the service boundary. No comment.
Entergy: No comment received.
Center-Point Energy: No comment received.
SBC: No comment received.
Central Arkansas Water: Central Arkansas Water requests that Little Rock
Planning Commission postpone consideration of this development. Central
Arkansas Water places a high priority on prevention of development of property
within the Lake Maumelle water shed. The close proximity of this property to the
water intake structure increases our concern. Negotiations are in progress and
Central Arkansas Water intends to purchase this property or take it by
condemnation, if necessary, in order to protect the quality of drinking water from
Lake Maumelle. In regard to the remainder of the property, water service may not
be available to portions of this property. Water main extensions would be
required and all Central Arkansas Water requirements in effect at the time of
request for water service must be met. This development may have significant
impact on the existing water distribution system. If this area is served, proposed
water facilities would be sized to provide adequate pressure and fire protection
and all Central Arkansas Water requirements in effect at the time must be met.
Contact Central Arkansas Water at 992-2438 for additional details.
Fire Department: The area is outside the Fire Department’s service area. Place
fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for
additional information.
County Planning: No comment received.
CATA: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
June 3, 2004
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1422
4
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2004)
Mr. Tim Daters and Mr. Joe White were present representing the request. Staff
presented an overview of the proposed request indicating only a portion of the
proposed plat area was located within the City’s Planning Jurisdiction. Staff
noted since a portion was located within the Planning Boundary the entire plat
would be reviewed. Staff noted there were three variances related to the
proposed request. Staff stated the applicant was requesting private streets to
serve the development, a variance the Commission could approve, a variance to
allow increased street grades and a 150-foot stop sight distance and the creation
of four pipe stem lots.
Staff stated the applicant was requesting a privately maintained sewage
treatment plant located on the south side of the property outside the Lake
Maumelle watershed. Staff stated per Section 31-400(b) all residential lots or
development tracts not served by a public or community sanitary sewerage
system whose disposal is approved by the state department of pollution control
and ecology, the subdivider shall submit documentation with submission of the
preliminary plat that the state department of health, or its delegated authority,
would approve septic tank installations, or other individual wastewater disposal
methods for service to the subdivision proposed to be platted. Staff requested
the applicant contact the health department and secure an approval letter with
regard to the wastewater collection and treatment system.
Public Works comments were addressed. Staff stated grading permits and storm
water detention ordinances for the city did not apply since the development was
located outside the corporate limits. Staff also stated for long collector streets
traffic calming devices were required to slow traffic. Staff requested the applicant
indicate the streets where the standard stop sight distance could not be
achieved.
Central Arkansas Water addressed the concerns with water. CAW staff stated a
portion of the development was located within the protected area of the Lake
Maumelle Watershed. CAW staff stated the Central Arkansas Water Board
voted to uphold the protection area and wanted to acquire approximately 700
acres of the proposed development area for watershed protection. CAW staff
stated Central Arkansas’s desire was to purchase this area through what ever
means necessary; negotiated acquisition or imminent domain by condemnation.
CAW Staff stated Central Arkansas Water would not furnish water to the areas
located within this protected area.
June 3, 2004
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1422
5
There was a general discussion concerning the watershed and the protection
areas. Staff stated the watershed contained 138 square miles and about one-
third was located in the National Forest. Staff stated with limited finances a
determination of critical areas had to be made for the areas to purchase first.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised preliminary plat to staff on April 7, 2004
addressing most of the issues raised at the April 1, 2004 Subdivision Committee
meeting. The applicant has eliminated the requested variances with the
exception of the development of the subdivision with private streets. The
applicant has indicted the development will be constructed in four phases with
the phase line indicated on the proposed preliminary plat. The proposed phasing
is consistent with phasing allowed per the Subdivision Ordinance.
The proposed request indicates minimal lot size as per the Subdivision
Ordinance. The development indicated an average lot size of three acres, more
than adequate to meet the 7,000 square foot minimal lot size. The applicant has
indicated a twenty-five foot front building line for all lots. The required front
building lines adjacent to a collector street is thirty-feet. Staff recommends front
building line platted as required by the Subdivision Ordinance or thirty-feet
adjacent to indicated collector streets.
The development of the subdivision as a gated community with private streets is
a variance the Planning Commission may approve if deemed appropriate. The
private streets must be constructed to Master Street Plan standard with regard to
sidewalk placement, street widths and street design.
The applicant has indicated the street width of Nowlin Creek Boulevard as
31-feet in a 60-foot right-of-way as requested by staff. The applicant has not
however included round-abouts as requested by staff to serve as traffic calming
devises on this proposed long collector street. The applicant has not indicated
the construction of E Street with a 31-foot pavement width in a 60-foot right-of-
way as requested by staff. Staff recommends the design of the streets be
constructed to Master Street Plan standard including the required paving width
and round-abouts at regular intervals and major intersections to serve as traffic
calming devices within the subdivision.
June 3, 2004
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1422
6
The plat continues to indicate the source of water as Central Arkansas Water.
Central Arkansas Water has stated they will not serve a large potion of the
development located within the Lake Maumelle Watershed. Staff recommends
the applicant provide an agreement from Central Arkansas Water indicating their
intention to serve the proposed lots or indicate an agreement from another water
source as to their ability to serve the proposed development.
The applicant has not provided staff with the approval letter from the Arkansas
Department of Health concerning the proposed wastewater collection and
treatment system. Per Section 31-400(b) all residential lots or development
tracts not served by a public or community sanitary sewerage system whose
disposal is approved by the state department of pollution control and ecology, the
subdivider shall submit documentation with submission of the preliminary plat
that the state department of health, or its delegated authority, would approve
septic tank installations, or other individual wastewater disposal methods for
service to the subdivision proposed to be platted. Consistently in the past the
Commission has not reviewed proposed subdivision development unless
documentation of an approved wastewater collection and treatment system has
been furnished. Staff recommends the applicant provide the required approval
letter from the Arkansas Department of Health prior to the Commission reviewing
the proposed development.
Staff feels there are too many outstanding issues associated with the proposed
request for the Commission to review the development and make a
recommendation.
I. STAFF RECOMMENDATION:
Staff recommends the proposed request be deferred sixty to ninety days to allow
the developer sufficient time to resolve outstanding issues associated with the
proposed request.
PLANNING COMMISSION ACTION: (APRIL 22, 2004)
Mr. Jack McCray was present representing the request. There was one registered
objectors present. Staff presented the item indicating there were deficiencies related to
the proposed application request. Staff stated the applicant had not provided
documentation from the Arkansas Department of Health concerning the wastewater
treatment facility nor had the applicant provided documentation concerning the
proposed source of water.
June 3, 2004
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: S-1422
7
Mr. McCray stated he would accept the deferral request but he was requesting the
Commission allow him 20 minutes for a presentation from an expert concerning how
development could take place within the watershed and still be environmentally friendly.
Staff stated if the applicant were allowed the presentation time then he would only be
allowed ten minutes at the June 3, 2004 Public Hearing to provide new information.
Mr. McCray stated this was acceptable.
Mr. Robert Prager presented the Commission with an overview of how development
could take place and not affect water quality. He stated his firm had 25 years
experience in environmental design and watershed protection. He stated treatable
run-off, preserve and restore design for construction, limiting surface treatments and
placing monitoring wells to determine areas not complying. He stated it was important
to pick plants to accumulate contaminates the development was trying to collect.
A motion was made to defer the item to the June 3, 2004 Public Hearing. The motion
carried by a vote of 10 ayes, 0 noes and 1 absent.
STAFF UPDATE:
The applicant has not furnished staff with the additional information concerning the
proposed water source or the approval letter from the Arkansas Department of Health
concerning the wastewater collection and treatment facility. Staff recommends this item
be deferred until these issues are resolved.
PLANNING COMMISSION ACTION: (JUNE 3, 2004)
Mr. Joe White was present representing the request. There were no registered
objectors present. Staff stated the applicant had not furnished staff with the additional
information concerning the proposed water source and or the approval letter from the
Arkansas Department of Health concerning the wastewater collection and treatment
facility. Staff presented a recommendation the item be deferred until these issues were
resolved.
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 11 ayes, 0 noes and 0 absent.
June 3, 2004
ITEM NO.: E FILE NO.: LU04-01-03
Name: Land Use Plan Amendment - River Mountain Planning District
Location: 14916 Cantrell Rd.
Request: Suburban Office & Transition to Mixed Use
Source: Brian Dale, White - Daters & Associates
PROPOSAL / REQUEST:
Land Use Plan amendment in the River Mountain Planning District from
Suburban Office and Transition to Mixed Use. The Mixed Use category provides
for a mixture of residential, office and commercial uses to occur. A Planned
Zoning District is required if the use is entirely office or commercial or if the use is
a mixture of the three. The applicant wishes to develop the property for a mixture
of office and commercial uses consisting of an office building and a fast-food
restaurant.
Prompted by this Land Use Amendment request, the Planning Staff expanded
the area of review to cover the entire area shown as Transition on the north side
of Cantrell Road between the Commercial shown on the north side of the Cantrell
/ Taylor Loop Road intersection and the Suburban Office shown east of Rummel
Road. With this change, the entirety of the Transition shown bordering the
applicant’s property would be eliminated. This change in land use would link any
potential commercial development located on the applicant’s property to the
areas shown as Commercial to the east.
EXISTING LAND USE AND ZONING:
The property is a house built on a large lot and currently zoned R-2 Single Family
and is about 3.58 acres ± in size. The remainder of the expanded area includes
an additional house built on a large lot and currently zoned R-2. The vacant land
to the north is zoned R-2 Single Family. The property to the east is zoned
Planned Commercial Development, with a pharmacy located at the intersection
of Cantrell and Taylor Loop Road. The land to the southeast is a Planned
Commercial Development for a furniture store and the land to the south is zoned
R-2 for single-family housing. The property to the west is a bank zoned Planned
Office Development.
June 3, 2004
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: LU04-01-03
2
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On August 19, 2003 a change was made from Transition to Commercial at 14410
Cantrell Road about a ½ mile west of the applicant’s property to accommodate
proposed development.
On February 18, 2003 multiple changes were made from Transition and Low
Density Residential to Single Family, Suburban Office, Commercial, and Park /
Open Space along both sides of Cantrell Road within a 1 mile radius of the
amendment area, including the portion of the applicant’s property fronting
Cantrell Road, which was changed from Transition to Suburban Office.
On July 17, 2001 a change was made from Single Family to Park / Open Space
at Pankey Park about 1 mile east of the study area to recognize existing
conditions.
On February 20, 1999 multiple changes were made from Single Family and Low
Density Residential to Commercial, Office, Multi-family and Park / Open Space to
accommodate proposed development.
The applicant’s property is shown as Suburban Office and Transition on the
Future Land Use Plan. The neighboring land to the north is shown as Single
Family. The property to the east and southeast is shown as Commercial. The
property south of the amendment area is shown as Single Family and the area to
the west is shown as Suburban Office.
MASTER STREET PLAN:
The Master Street Plan shows Cantrell Road as a Principal Arterial, and is built to
a five-lane cross section. There are no Bikeways shown that would be affected
by this amendment.
PARKS:
The Little Rock Parks and Recreation Master Plan of 2001 shows the Taylor
Loop Park located a short distance to the southwest of the applicant’s property.
Taylor Loop Park is shown as a park of 35.0+ acres. Taylor Loop Park is listed
as an undeveloped Community Park intended to remain as a passive open space
parcel of undeveloped land and is designed to serve the open space needs of
several neighborhoods.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this
amendment.
June 3, 2004
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: LU04-01-03
3
City Recognized Neighborhood Action Plan:
The applicant’s property lies in the area covered by the River Mountain
Neighborhood Action Plan. The Sustainable Natural Environment goal listed an
objective of promoting the vigorous enforcement of the Landscaping &
Excavation Ordinance. This action could result in the removal of trees in order to
accommodate the development of uses possible in the Commercial land use
category.
ANALYSIS:
The application area is located in an area of the city characterized by an increase
in Office and Commercial uses. This section of Cantrell Road is known for its
varied topography and vegetation. Any future development of this area needs to
be done in a manner that would protect and enhance the integrity of the
environmental features of the area while allowing change to occur. Suburban
Office requires a Planned zoning District and a change to Mixed Use would
continue the requirement of Planned Zoning Districts for new developments.
Although this amendment could increase the amount of Commercial
development along the north side of Cantrell Road, such development would
have to take place within the context of a Planned Zoning Development. In a
change from Suburban Office and Transition to Mixed Use the requirement for a
PZD for office developments would not change. This amendment would add
Commercial to the possible non-residential developments, which could take
place within the context of a PZD review process.
The back part of the applicant’s property was the subject of a Land Use Plan
Amendment for a change from Transition to Suburban Office and was a part of a
Future Land Use review along Cantrell Road presented to the Planning
Commission on January 9, 2003. The change to Suburban Office for the front
part of the applicant’s property was approved since it was felt that Office
developments were more likely to take place fronting Cantrell Road. It was also
determined that the Transition land use category should remain in some areas to
allow for office development similar to the requirements found in the Suburban
Office category but also allowed residential development.
The amendment area is located adjacent to the Commercial node centered on
the intersection of Cantrell and Taylor Loop Roads and about a ½ mile west of
the area shown as Commercial in the 14000 block of Cantrell Road, areas which
if combined result in a total of about 52.01 + acres shown as Commercial.
Another item on this agenda pending before the Planning Commission could
result in a change which would add another 12.41 + acres of land shown as
Commercial, which would result in a total of about 64.42 + acres of land shown
as Commercial. Although the Commercial shown on the north side of Cantrell
June 3, 2004
SUBDIVISION
ITEM NO.: E (Cont.) FILE NO.: LU04-01-03
4
Road in the 14000 block is occupied by a grocery store, large portion of land to
the east and west of the grocery store remains vacant. The vacant land shown
as Commercial provides a combined total of about 8.16 + acres available for
development compared to the approximately 7.72 + acres of Mixed Use, which
would result from this amendment. Although this change would result in an area
shown as Mixed Use, commercial uses could be developed in the application
area through the PZD process, and result in additional acreage of land
developed for retail uses. The recently approved PCD’s located at the
intersection of the Cantrell Road with the east leg of Taylor Loop Road are
located at or near the intersection. The current pattern of development along
Cantrell Road is for the areas shown as Commercial to be located in a nodes
focused on intersections between arterials. This amendment would extend the
area shown as Commercial away from the traditionally established node of
Commercial.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Pleasant Valley
Property Owners Association, River Valley Property Owners Association, Pankey
Community Improvement Association, Piedmont Neighborhood Association,
Pleasant Forest Neighborhood Association, Secluded Hills Property Owners
Association, Walton Heights-Candlewood Neighborhood Association, Westbury
Neighborhood Association, Westchester/Heatherbrae Property Owners
Association, Chenal Ridge Property, and Charleston Heights/North Rahling Rd
N.A. Staff has received 1 neutral comment from an area resident. Staff has not
received any comments from Neighborhood Associations at this time.
STAFF RECOMMENDATIONS:
Staff believes the change is not appropriate. This amendment would further
increase the amount of Commercial along the north side of Cantrell Road in an
area where office and residential uses would be more appropriate.
PLANNING COMMISSION ACTION: (APRIL 22, 2004)
The item was placed on the consent agenda for deferral to the June 3, 2004
Planning Commission meeting. A motion was made to approve the consent
agenda and was approved with a vote of 10 ayes, 0 noes and 1 absent.
PLANNING COMMISSION ACTION: (JUNE 3, 2004)
The item was placed on the consent agenda for withdrawal. A motion was made
to approve the consent agenda and was approved with a vote of 11 ayes, 0 noes
and 0 absent.
June 3, 2004
ITEM NO.: E.1 FILE NO.: Z-7603
NAME: PDC Companies HWY 10 Short-form POD
LOCATION: North of Cantrell Road approximately 0.1 miles West of Taylor Loop Road
DEVELOPER:
PCD Companies HWY #10
1501 North University Avenue, Suite 740
Little Rock, AR 72204
ENGINEER:
White-Daters and Associates
#24 Rahling Circle
Little Rock, AR 72223
AREA: 3.58 Acres NUMBER OF LOTS: 2 FT. NEW STREET: 0
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family Residential
PROPOSED ZONING: POD
PROPOSED USE: 65 percent office 35 percent commercial
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
The applicant requests the development of this 3.6 acre parcel as a Planned
Office Development, POD to allow the development of the site with a
office/commercial facility and the creation of a two lot plat. There will be a single
building on each parcel. Lot 1 will have a drive-through restaurant containing
3000 square feet. Lot 2 will contain 21, 000 square feet of office space and 8200
square feet of commercial space. The percent for each use is sixty-five percent
office and thirty-five percent commercial.
June 3, 2004
SUBDIVISION
ITEM NO.: E.1 (Cont.) FILE NO.: Z-7500-A
2
B. EXISTING CONDITIONS:
The site contains an occupied single-family home. To the east of the site is also
an occupied single-family home with the Wal-Greens development located
further to the east. The area to the north is vacant and undeveloped; currently
zoned R-2, Single-family. To the west of the site is a newly constructed bank
facility and south of the site are vacant properties currently zoned R-2, Single-
family.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from an area residents
concerning the proposed use of the property. All residents who could be
identified located within 300-feet of the site, the Westchester and Westbury
Neighborhood Associations and all owners of property located within 200-feet of
the site were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. The standard conditions shown on the plans as “Public Works Notes” apply to
the project.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required, with easements, if service is
required for the project to serve Lot 2. Contact Little Rock Wastewater at
688-1414 for additional details.
Entergy: Approved as submitted.
Center-Point Energy: No comment received.
SBC: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Additional fire hydrant(s) will
be required. Contact the Little Rock Fire Department to obtain information
regarding the required placement of the hydrant(s) and contact Central Arkansas
Water regarding procedures for installation of the hydrant(s). The facilities on-site
will be private. When meters are planned off private lines, private facilities shall
be installed to Central Arkansas Water's material and construction specifications
and installation will be inspected by an engineer, licensed to practice in the State
June 3, 2004
SUBDIVISION
ITEM NO.: E.1 (Cont.) FILE NO.: Z-7500-A
3
of Arkansas. Execution of Customer Owned Line Agreement is required. A
Capital Investment Charge based on the size of connection(s) will apply to this
project in addition to normal charges. This fee will apply to all connections
including metered connections off the private fire system. 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 992-2438 for additional information.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department at 918-3752 for additional information.
County Planning: No comment received.
CATA: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the River Mountain Planning
District. The Land Use Plan shows Suburban Office & Transition for this
property. The applicant has applied for a Planned Office Development for office
and commercial development.
A land use plan amendment for a change to Mixed Use is a separate item on this
agenda.
City Recognized Neighborhood Action Plan: The applicant’s property lies in the
area covered by the River Mountain Neighborhood Action Plan. The Sustainable
Natural Environment goal listed an objective of promoting the vigorous
enforcement of the Landscaping & Excavation Ordinance. This action could
result in the removal of trees in order to accommodate the development of uses
possible in the Commercial land use category.
Landscape: The proposed width of the street buffer along Cantrell Road is less
than the 40-foot requirement, and, the proposed landscape buffers along the
eastern and western perimeters is less than the average 25-foot minimums.
These are requirements of the Highway 10 Overlay District Ordinance.
Additionally, the width of the proposed landscape strip along the eastern
perimeter is less than the 6-foot 9-inch minimums allowed by the Landscape
Ordinance.
An irrigation system to water landscape areas will be required.
Prior to obtaining a building permit, it will be necessary to provide landscape
plans stamped with the seal of a Registered Landscape Architect.
June 3, 2004
SUBDIVISION
ITEM NO.: E.1 (Cont.) FILE NO.: Z-7500-A
4
G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2004)
Mr. Joe White was present representing the request. Staff stated the applicant
was requesting a POD to allow the development of an office/commercial
development. Staff stated the percentages requested were consistent with those
allowed for a Planned Office Development. Staff stated there were additional
items necessary to complete the review process.
Staff requested the applicant indicate the proposed dumpster location for Lot 2
and indicated the required screening. Staff also requested the applicant provide
details concerning proposed signage. Staff requested the applicant indicated the
requested office and commercial users of the site.
Landscaping comments were addressed. Staff noted the proposed width of the
street buffer along Cantrell Road was less than the 40-foot minimum required.
Staff also stated the eastern and western perimeters were less than the 25-foot
average minimum width required. Staff stated the proposed landscape strip
along the eastern perimeter was less than the six foot nine inch minimum allowed
by the Landscape Ordinance.
Staff noted comments from other reporting agencies. There was no further
discussion of the item. The Committee then forwarded the item to the full
Commission for final action.
H. ANALYSIS:
The applicant submitted a revised plan to staff addressing most of the issues
raised at the April 1, 2004 Subdivision Committee Meeting. The applicant has
indicted the dumpster location for proposed Lot 2 on the site plan and included a
note concerning screening. The applicant has indicated screening will be placed
as required by the zoning ordinance or at a minimum on three sides at least two
feet above the finished grade of the container.
The applicant is requesting the creation of a two lot plat through the planned
development process. The requested subdivision will require a variance from the
Subdivision Ordinance to allow the creation of a lot without public street frontage.
The proposed lot will be served by a sixty foot access and utility easement
through Lot 1.
The applicant has indicated a development sign will be located near the front
drive. The applicant has indicated the sign will be a ground mounted monument
style no more than ten feet in height and one hundred square feet in area. The
proposed signage is consistent with signage allowed in the Highway 10 Design
Overlay District. The applicant has also indicated a tenant ground mounted sign
June 3, 2004
SUBDIVISION
ITEM NO.: E.1 (Cont.) FILE NO.: Z-7500-A
5
maximum allowed by ordinance near the western property line. Staff is not
supportive of the requested signage. Staff feels the placement of two signs on
this single development is not consistent with the Highway 10 Design Overlay
District.
The applicant has indicated Lot 1 will develop with a restaurant and Lot 2 will
develop with an office/commercial development. The applicant has indicated the
proposed uses are those listed in the O-3, General Office Zoning District along
with the Conditional Uses and the Accessory Uses.
The applicant has indicated the development of Lot 1 as a restaurant with 3,000
square feet of building space and 50 parking spaces. The total lot area contains
1.21 acres. The proposed lot area is more than adequate to meet the minimum
required lot size for a commercially zoned site. The proposed parking is also
adequate to meet the typical minimum parking demand for a restaurant. The
typical minimum parking required for a restaurant would be 30 parking spaces.
The applicant has indicated an office development on Lot 2 consisting of 21,000
square feet of office space and 8,200 square feet of commercial space. The
applicant has indicated 116 parking spaces to serve Lot 2. The typical minimum
parking required for the site would be 93 parking spaces based on one space per
225 square feet of gross floor area. The proposed parking is more than
adequate to meet the typical minimum demand.
The applicant has indicated a reduced building line adjacent to Cantrell Road and
a reduced landscape buffer along Cantrell Road. The applicant has indicated an
80-foot building setback (100-foot typically required by the Highway 10 Design
Overlay District) and a 35-foot landscape buffer (typically 40-feet by the Highway
10 Design Overlay District). Staff is not supportive of the reduced request. Other
sites which have redeveloped in the area with new development have typically
maintained the integrity of the Highway 10 Design Overlay District. Staff feels
the developer is requesting to overbuild the site and if the overall building square
footages were reduced the site plan could then more adequately meet the
minimum ordinance requirements.
The applicant has requested a Planned Office Development to develop the site
with the indicated uses. The development percentages of each use is consistent
with percentages of office and commercial uses listed in the zoning ordinance for
a planned development of this type. Staff does not feel however the proposed
development is appropriate to the site. With the placement of a restaurant on the
lot abutting Cantrell Road and the office building located to the rear of the site the
overall development will be commercial in character and is not consistent with
the City’s Future Land Use Plan. A Land Use Plan for this site has been filed on
June 3, 2004
SUBDIVISION
ITEM NO.: E.1 (Cont.) FILE NO.: Z-7500-A
6
this agenda as a separate item (Item # 19 – File No. LU04-01-03). Staff feels the
proposed request is inconsistent with the adopted plan and feels the change to
the plan is inappropriate. Staff feels the zoning request is also inconsistent with
the plan and is not supportive of the request.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (APRIL 22, 2004)
Mr. Joe White was present representing the request. There were no registered
objectors present. Staff stated the applicant and staff were requesting the item be
deferred to the June 3, 2004 Public Hearing. Staff stated the applicant and City staff
are working to resolve outstanding issues associated with the proposed request.
There was no further discussion of the item. The item was placed on the consent
agenda for deferral to the June 3, 2004, Public Hearing. The motion was approved by a
vote of 10 ayes, 0 noes and 1 absent.
STAFF UPDATE:
The applicant submitted a letter dated May 19, 2004 requesting this item be withdrawn
from consideration without prejudice. Staff is supportive of this request.
PLANNING COMMISSION ACTION: (JUNE 3, 2004)
Mr. Joe White was present representing the request. There were no registered
objectors present. Staff stated the applicant had submitted a letter dated May 19, 2004,
requesting the item be withdrawn from consideration without prejudice. Staff stated
they supportive of this request.
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 11 ayes, 0 noes and 0 absent.
June 3, 2004
ITEM NO.: F FILE NO.: LU04-10-01
Name: Land Use Plan Amendment - Boyle Park Planning District
Location: 7616 - 7620 Col. Glenn Rd.
Request: Office to Mixed Use and Single Family.
Source: Eugenia Williams
PROPOSAL / REQUEST:
Land Use Plan amendment in the Boyle Park Planning District from Office to
Mixed Use and Single Family. The Mixed Use category provides for a mixture of
residential, office and commercial uses to occur. A Planned Zoning District is
required if the use is entirely office or commercial or if the use is a mixture of the
three. The applicant wishes to develop the property with a billiards hall,
restaurant, or Hispanic food store. The Singe Family category provides for
single-family houses at densities not to exceed 6 dwelling units per acre. Such
residential development is typically characterized by conventional single family
homes, but may also include patio or garden homes and cluster homes, provided
that the density remain less than six units per acre.
Prompted by this Land Use Amendment request, the Planning Staff expanded
the area of review to include all of the area shown as Office along Col. Glenn
Road from area shown as Public Institutional at Stannus Street to the area
shown as Light Industrial west of Whitfield Street. This amendment would
change the houses fronting Whitfield Street from Office to Single Family while the
remainder of the study area would change from Office to Mixed Use.
EXISTING LAND USE AND ZONING:
The original application area consists of about .44 acres ± of land zoned I-2 for a
vacant doll factory. The expanded amendment area consists of 3.19 acres ± of
land zoned I-2 occupied by a large one-story building serving as a shopping
center anchored by a grocery store which includes the space left vacant by a
closed doll factory. The east part of the expanded area consists of a beauty
salon and an office at the corner of Col. Glenn and Stannus Street. Two houses
zoned I-2 is located in the northwest corner of the expanded area and is
accessed from Whitfield Street. The neighboring land northwest of the expanded
area is a vacant tract of land zoned MF-12 Multifamily. The land to the north
consists of single family houses zoned R-3 Single Family. The land to the east
across Stannus Street is the Wilson Elementary School zoned R-2 with a
June 3, 2004
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: LU04-10-01
2
Conditional Use Permit. The neighboring land to the south across Col. Glenn
Road is zoned I-2 Light Industrial and is developed with a mixture of industrial
buildings. A large tract of vacant land zoned C-3 General Commercial sits
between the amendment area and the I-2 zoned industrial building to the west.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On January 20, 2004 a change was made from Mixed Use to Commercial on the
south side of Col. Glenn Road at Vinewood lane about a ½ mile to the southwest
of the applicant’s property to accommodate proposed development.
On July 17, 2001 a change was made from Commercial, Single Family, and Low
Density Residential to Park / Open Space at the Jack Stephens Youth Golf
Academy starting less than ¼ of a mile south of the amendment area to
recognize existing conditions.
The applicant’s property and the expanded amendment area are shown as Office
on the Future Land Use Plan. The land to the north is shown as Single Family
while the land east of Stannus Street is shown as Public Institutional. The land to
the south is shown as Light industrial with a small tract shown as Single Family to
the southwest. The neighboring tract of land to the west is shown as Light
Industrial.
MASTER STREET PLAN:
Col. Glenn Road is shown as a Principal Arterial on the Master Street Plan and is
currently being widened to a five-lane cross section by the Arkansas Highway
and Transportation Department as a part of a project to improve State Highway
5. Stannus Street is a local street in the process of being improved at the
intersection of Col. Glenn Road. Whitfield Street is a local street that does not
connect to Col. Glenn Road. There are no bikeways shown that would be
affected by this amendment.
PARKS:
The Little Rock Parks and Recreation Master Plan of 2001 list the Jack Stephens
Youth Golf Academy, at 6620 Falls Boulevard, as a Large Urban Park of more
than 50 acres. The northwest corner of the park is located about .15 miles south
of the applicant’s property on Western Hills Avenue and is intended primarily to
teach the sport of golf to the city’s youth. The Wilson Elementary School is
located less than a block to the east of the applicant’s property on Stannus
Street. The Park System Master plan includes public school facilities within the
Eight-block strategy of providing park and open space facilities within an eight-
June 3, 2004
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: LU04-10-01
3
block walking distance of all City of Little Rock residents. Additional park
facilities may need to be developed in the future to serve a broader group of
citizens.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this
amendment.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The area under review is located within the John Barrow Neighborhoods Plan
area. The Plan has several objectives, which recommend adding more business
opportunities in the area. The plan specifically wants more medical related
offices, a sit down restaurant and a grocery store. However, the plan supports
placing the recommended uses in the northern part of the plan area, while the
applicant’s property is located in the southern part.
ANALYSIS:
The expanded study area is located in an intense corridor of development along
Col. Glenn Road from University Avenue to the Col. Glenn / Stagecoach Road
split. However, the application area is an anomaly in that it is the only existing
commercial use in the vicinity of Col. Glenn and Stannus, yet it is not zoned for
commercial uses, nor is it shown as Commercial. The neighboring property
zoned for commercial uses lies vacant in an area shown as Light Industrial while
the application area consists of property developed for retail uses on land zoned
I-2 and shown as Office on the Future Land Use plan. A change to Mixed Use
would recognize the existing mixture of commercial and office uses within the
application area.
New non-residential developments in areas shown as Mixed Use are subject to
the Planned Zoning Development Process. The use of PZD’s in an area shown
as Mixed Use would provide some transition between the industrial development
on the south side of the street and the residential areas to the north. Although
Office would be compatible with the Public Institutional shown for the school to
the east, the PZD requirement of Mixed Use would institute a review process for
new developments locating near the school. A change to Mixed Use would
protect the integrity of the residential area to the north and serve as a buffer
between the Public Institutional shown to the east and the Light Industrial shown
to the west.
June 3, 2004
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: LU04-10-01
4
Although the area currently shown as Office is intended to act as a buffer
between the Single Family to the north and the Light Industrial shown to the
south, the existing development pattern does not protect the integrity of
neighboring uses from more intense development. Future Office developments
could locate in the amendment area and not be subject to the PZD process. A
change to Mixed Use and the requirement of PZD’s would enhance the
opportunity to create a physical buffer between incompatible uses in addition to
that, which is required in the standard site plan review process for office
developments. A change to Mixed Use would provide the opportunity to enhance
the integrity of the neighborhood to the north.
A change to Mixed Use in the expanded area opens the potential for retail uses
to locate across the street from Wilson Elementary School. However, the school
is accessed from W. 40th Street, while the property located at the eastern edge of
the study area would be accessed from either Col. Glenn or Stannus Street. The
housing stock located on W. 41st Street should act as a buffer to limit further
expansion to the north. However, any future PZD located at Col. Glenn and
Stannus would need to respect the integrity of both the school and the
neighborhood to the north and to avoid placing incompatible uses on the site.
The PZD process should be used in order to encourage commercial uses
locating near the school be developments, which would not interfere with the
function of the school.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Brownwood
Terrace Neighborhood Association, John Barrow Neighborhood Association,
Broadmoor Neighborhood Association, College Terrace Neighborhood
Association, Leander Neighborhood Association, Point O'Woods Neighborhood
Association, University Park Neighborhood Association, Westwood
Neighborhood Association, Neighborhood Connections, SW Little Rock UP, and
WCLR Coalition of Neighborhoods. Staff has not received comments from area
residents or Neighborhood Associations at this time.
STAFF RECOMMENDATIONS:
Staff believes the change is appropriate. A change to Mixed Use would
recognize existing conditions.
June 3, 2004
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: LU04-10-01
5
PLANNING COMMISSION ACTION: (APRIL 22, 2004)
Brian Minyard, City Staff, made a brief presentation to the commission. Donna
James made presentations of item 22.1 so the discussion could coincide with the
discussion for item 22. See item 22.1 for a complete discussion concerning the
Short Form Planned District - Commercial.
Eugenia Williams, the applicant, spoke for the Valdez’s. She spoke of the
enforcement issues and the validity of them. She also spoke of the city needing
to acknowledge the Spanish population.
Betty Snyder, of the John Barrow Neighborhood Association, stated that she
supported the grocery store and supported the Land Use Plan amendment.
James LaBorde, of the Westwood Neighborhood Association, is opposed to the
restaurant/billiard hall. He does support the grocery store.
Mike Kumpuris, of the Coll. Glenn Planning Committee, stated that the committee
is for business and that the change would be better for the neighborhood.
Bill Allen, the owner of the Hometown IGA located next door, supports the
grocery store. He stated that the building in question was designed for carryout
liquor only by the ABC because of the close proximity to the school. He stated
the real estate professional should explain all the rules and regulations to
prospective buyers. He opposes the noise that accompanies serving liquor late
night.
James Douglas, a lifelong resident of the area, stated that prejudice is bad and
that the neighborhood had changed over time. He supports the grocery store but
dies not support beer sales.
After discussion by the committee on the absence of the Valadezes, a motion
was made to defer the item to the June 3, 2004 agenda. The item was approved
with a vote of 10 ayes, 0 noes, and 1 absent.
PLANNING COMMISSION ACTION: (JUNE 3, 2004)
Brian Minyard, City Staff, made a brief presentation to the Commission. Donna
James made a presentation of item F.1 so the discussion could coincide with the
discussion for item F. See item F.1 for a complete discussion concerning the
Short Form Planned Development - Commercial. A motion was made to approve
the item as presented. The item was approved with a vote of 10 ayes, 0 noes,
and 1 absent.
June 3, 2004
ITEM NO.: F.1 FILE NO.: Z-7606
NAME: Valadez Short-form PD-C
LOCATION: 7616 – 7620 Colonel Glenn Road
DEVELOPER:
Jose Valadez
c/o Eugenia Williams
11601 Pleasant Ridge #200
Little Rock, AR 72212
ENGINEER:
Donald W. Brooks, Inc.
20820 Arch Street
Hensley, AR 72065
AREA: 0.25 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
CURRENT ZONING: I-2, Light Industrial District
ALLOWED USES: Light Industrial Uses
PROPOSED ZONING: PD-C
PROPOSED USE: Restaurant or Hispanic Grocery Store
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
The applicant is requesting the use of the property located at 7616 – 7620
Colonel Glenn Road as a family establishment that would consist of family dining
along with family entertainment. The business will consist of two pool tables and
a dining area with the permit to serve beer with a Mexican menu similar to any of
the Mexican restaurants in the area. The applicant has indicated the desire is to
establish the business in this area to serve the growing Hispanic community in
Central Arkansas.
The applicant has indicated sixteen on-site parking spaces located in the rear of
June 3, 2004
SUBDIVISION
ITEM NO.: F.1 (Cont.) FILE NO.: Z-7606
2
the building.
B. EXISTING CONDITIONS:
The site is a vacant commercial building located in a strip center. There is an
existing grocery store located on the western end of the building. To the north of
the site are single-family homes. To the northwest of the site is a vacant MF-12
zoned tract. To the south of the site are non-residential uses including Davis
Tire, a daycare, and a vocational school.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents concerning the proposed use of the property. All residents who could
be identified located within 300-feet of the site, the Western Hills Neighborhood
Association, the John Barrow Neighborhood Association and all owners of
property located within 200-feet of the site were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Right-of-way widths and street construction is adequate at this location.
Sidewalk construction may be required with future building permit.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
Entergy: Approved as submitted.
Center-Point Energy: No comment received.
SBC: Approved as submitted.
Central Arkansas 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
June 3, 2004
SUBDIVISION
ITEM NO.: F.1 (Cont.) FILE NO.: Z-7606
3
ten days of installation and annually thereafter. Contact Carroll Keatts at
992-2431 if you would like to discuss backflow prevention requirements for this
project.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department at 918-3752 for additional information.
County Planning: No comment received.
CATA: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Boyle Park Planning District.
The Land Use Plan shows Office for this property. The applicant has applied for
a Planned Commercial Development for a retail development.
A land use plan amendment for a change to Mixed Use is a separate item on this
agenda.
City Recognized Neighborhood Action Plan: The area under review is within the
John Barrow Neighborhoods Plan area. The Plan has several objectives, which
recommend adding more business opportunities in the area. The plan
specifically recommends more medical related offices, a sit down restaurant and
a grocery store. However, the plan targets mentioned uses specifically for the
northern portion of the study area while the applicant’s property is located in the
southern end of the plan area.
Landscape: The proposed land use buffer width along the northern perimeter is
less than the 21-feet required.
If the parking lot is to have twelve or more parking spaces, than eight percent of
its interior must be landscaped with interior landscaping islands of at least 7 ½
feet in width and 150 square feet in area.
A 6-foot high opaque screen, either a wooden fence with its face side directed
outward, a wall, or dense evergreen plantings, is required along the sites
northern perimeter.
G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2004)
Ms. Eugenia Williams was present representing the applicant. Staff stated the
request was to allow an existing building currently zoned I-2, Light Industrial
District to be rezoned to allow the placement of a family restaurant and/or
June 3, 2004
SUBDIVISION
ITEM NO.: F.1 (Cont.) FILE NO.: Z-7606
4
Hispanic grocery store. Staff requested the applicant provide additional
information concerning the proposed request. Staff requested the applicant
provide any proposed fencing on the site plan. Staff also requested the applicant
provide the days and hours of operation.
Public Work comments were addressed. Staff stated the development would be
required to repair or replace any curb and gutter in the right-of-way prior to
occupancy.
Landscaping comments were addressed. Staff noted screening would be
required along the northern perimeter of the site. Staff also noted the required
land use buffer width along the northern perimeter was less than the 21-feet
minimum required.
There was a lengthy discussion concerning the proposed development and the
non-conforming status. Staff stated a grocery store would be allowed under the
existing non-conforming status. Staff stated a restaurant would require a
rezoning action. Ms. Williams stated the development would not contain a bar
and would not be a billiards hall. She stated the billiards tables were to be used
in conjunction with the restaurant as entertainment as families were waiting for
their food order. Ms. Williams stated the applicant would request the sale of beer
to be served with meals.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised cover letter to staff addressing staff’s concerns
regarding the proposed use of the site. The cover letter indicates the site will be
developed as a family restaurant and as entertainment two billiards tables will be
added to the site. The applicant has indicated the site will not be a bar/lounge or
billiards hall. The applicant has also indicated the owners will request from the
Arkansas Beverage Board a license to sell beer on-site. The applicant has
indicated the sale of beer will be with meal service.
The applicant has not indicated the business days and hours of operation. Staff
would recommend the hours be sensitive to the nearby single-family homes and
at a maximum from 7:00 am to 11:00 pm seven days per week.
The applicant has not indicated signage as a part of the proposed site plan. Staff
would recommend any signage be limited to signage allowed per the zoning
ordinance for commercial signage or a maximum of thirty-six feet in height and
one hundred sixty square feet in area.
June 3, 2004
SUBDIVISION
ITEM NO.: F.1 (Cont.) FILE NO.: Z-7606
5
The applicant has indicated sixteen on-site parking spaces located in the rear of
the building. In addition, the drive to access the proposed parking is very narrow
but is passable for one car. Staff is not supportive of the parking as indicated.
The proposed site plan does not allow sufficient area for all spaces to back-out
and turn-around. Staff would recommend if parking is approved in the rear of the
building the approved parking allow for sufficient turning when exiting and
entering the space.
The applicant has indicated alternative uses for the site. Staff is supportive of the
placement of a grocery store at the site. There is limited parking located along
Colonel Glenn Road to support the anticipated traffic to the site. Staff is not
supportive of the placement of an intense use, such as a restaurant, on the site.
Based on typical minimum parking required for a restaurant, the development
would require approximately 50 parking spaces. Staff does not feel the
placement of sixteen spaces on the site will be sufficient to meet the minimum
parking demand.
The applicant has not indicated the required buffer to the north of the site where
abutting single-family zoned properties. Staff feels with the proposed parking
located in the rear of the site, the minimum land use buffer should be put in
place. The applicant has added a six foot wood fence to the site to screen the
adjoining properties but staff feels the placement of the land use buffer is also
critical to protect the nearby homes.
The applicant has indicated there is not a Bill of Assurance in effect for the
proposed site.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request as filed.
PLANNING COMMISSION ACTION: (APRIL 22, 2004)
Ms. Eugena Williams was present representing the request. There were several
registered objectors present. Staff presented the item recommending denial of the
request as filed but indicating support of the applicant’s indicated alternative use of a
grocery store.
Ms. Williams addressed the Commission on behalf of the applicant. She stated the
owners of the property had purchased the property under the impression they could
operate a restaurant on the site. She stated after many visits with the city and a
courtesy notice the applicant had found they were not able to operate the restaurant on
the site. She stated the applicant had also placed a six foot privacy fence along the
perimeter of the site to act as screening from the adjoining residential properties.
June 3, 2004
SUBDIVISION
ITEM NO.: F.1 (Cont.) FILE NO.: Z-7606
6
There was a general discussion concerning the applicant’s request and the existing
available uses of the site. Commissioner Rector stated staff would support the use of
the site as a grocery store and not a restaurant since the proposed site would not
support parking to accommodate a restaurant use.
Mr. James LaBorde addressed the Commission in opposition of a restaurant to locate
on the site. He stated the neighborhood would welcome a grocery store but they were
not willing to support a bar/billiards hall/restaurant.
Ms. Betty Snyder addressed the Commission in opposition of the proposed request.
She stated the neighborhood did not need a bar/lounge. She stated the neighborhood
was not sure what the applicant was requesting. She stated the site would not support
parking for a restaurant but the neighborhood was in full support of a grocery store.
Ms. Snyder stated she felt the real estate agents selling to the Hispanic population
should show some accountability for education of all applicable rules and regulations of
the City. She stated it should be the responsibility of the agent to inform their clients of
possible zoning issues and permitting processes required by the City prior to
occupancy.
Mr. Mike Kumpuris addressed the Commission in opposition of the proposed request.
He stated he had been working with the Colonel Glenn Planning Committee to
redevelop the corridor. He stated the business owners and the neighborhood had been
working to secure reputable business for Colonel Glenn Road. He stated a bar/billiards
hall was not the type business the Colonel Glenn Planning Committee had been trying
to reach.
Mr. Bill Allen addressed the Commission in opposition of the proposed request. He
stated he owned the Hometown IGA store located in the same shopping center. He
stated he would welcome the competition of a grocery store but he was not supportive
of the placement of a restaurant on the site. He stated the location would not be
allowed the sale of alcohol on the premise due to the proximity of the grade school.
Mr. Allen stated he felt it the responsibility of the real estate agents to inform their clients
of required zoning laws and permitting processes. He stated the agent should work with
the prospective business owners to let them know the possibility of city issues that could
arise.
Mr. James Douglas addressed the Commission in opposition of the proposed request.
He stated his home was located at the rear of the site. He stated the additional traffic
that would be generated to the rear of the site if parking was added would be a
naissance. He stated the neighborhood did not need anything that would deflect. He
June 3, 2004
SUBDIVISION
ITEM NO.: F.1 (Cont.) FILE NO.: Z-7606
7
stated the area residents had been working to grow the area and they simply could not
allow the placement of new businesses that would have a negative impact on the
adjoining properties.
Commissioner Rector questioned Ms. Williams as to her desire to amend the
application. Ms. Williams stated she had not been able to reach the Valadez’s and
could not respond to their desire to amend the application. She requested the
application be deferred to allow her additional time to reach the Valadez family with
regard to their application.
A motion was made to defer the item to the June 3, 2004 Public Hearing. The motion
carried by a vote of 10 ayes, 0 noes and 1 absent.
PLANNING COMMISSION ACTION: (JUNE 3, 2004)
Ms. Eugena Williams was not present representing the request but did come into the
hearing prior to the Commission’s final vote. There were registered objectors present.
Staff presented the item indicating the item was a deferred item from the April 22, 2004
Public Hearing. Staff stated to their knowledge there had been no change to the
request. Staff stated they were continuing to recommend denial.
Mr. James Laborde addressed the Commission in opposition of the proposed request.
He stated he was President of the Westwood Neighborhood Association. Mr. Laborde
stated the neighborhood had not had any contact with the applicant since the previous
public hearing and the property now had a for sale sign on the building. He questioned
the status of the request for rezoning.
Ms. Carolyn Heitman addressed the Commission in opposition of the request. She
stated the neighborhood was not supportive of a restaurant on the site. She stated the
neighborhood would welcome the placement of a grocery store on the site.
The Commissioned questioned staff to Ms. Williams’ knowledge of the meeting date
and time. Staff stated they had met with Ms. Williams at 2:30 and she indicated there
had not been a change to the request and she would be present at the meeting. A
motion was made to approve the request as filed. The motion failed by a vote of 0
ayes, 11 noes and 0 absent.
There was a general discussion concerning the Commission’s By-laws and procedures
for an applicant not being present to answer question concerning their application. A
motion was made to expunge the previous vote. The motion carried by a vote of 11
ayes, 0 noes and 0 absent.
June 3, 2004
SUBDIVISION
ITEM NO.: F.1 (Cont.) FILE NO.: Z-7606
8
Staff noted Ms. Williams was now present to represent the request. Ms. Williams stated
the request was still to place a restaurant or Hispanic grocery store on the site. She
stated parking was a concern of staff but the site did have parking in the front and rear
of the building. Ms. Williams stated the development would be landscaped per city
code. She stated the applicant had installed a privacy fence along the rear property line
which would provide the required screening. Ms. Williams stated the owners were
requesting the hours of operation to be from 10:00 am to 10:00 pm with preparation
time on beginning and ending the day. She stated signage would be consistent with
signage allowed in commercial zones.
There was a brief discussion concerning the requested use of the site. A motion was
made to approve the request as filed. The motion failed by a vote of 1 ayes, 10 noes
and 0 absent.
June 3, 2004
ITEM NO.: G FILE NO.: LU04-22-01
Name: Land Use Plan Amendment - West Fourche Planning District
Location: Southwest corner of Col. Glenn and Marsh Road
Request: Single Family to Office
Source: Robert Harp, c/o McGetrick & McGetrick
PROPOSAL / REQUEST:
Land Use Plan amendment in the West Fourche Planning District from Single
Family to Office. The Office category represents services provided directly to
consumers (e.g., legal, financial, medical) as well as general office, which
support more basic economic activities. The applicant wishes to convert a house
into an office.
Prompted by this Land Use Amendment request, the Planning Staff expanded
the area of review to include the neighboring property to the north to provide the
amendment area with frontage along Col. Glenn Road.
EXISTING LAND USE AND ZONING:
The property is a house built on a large lot currently zoned R-2 Single Family and
is about 5 acres ± in size, with much of the property covered by a pond. The
expanded area includes a house located on a large lot zoned C-3 General
Commercial fronting Col. Glenn Road. Most of the property on the north side of
Col. Glenn is houses built on large lots zoned R-2. Three businesses (two auto-
related business in one building and a barbershop / hair salon on the corner of
Col. Glenn and Marsh Road) sit northwest of the expanded application area and
front Col. Glenn Road on lots zoned C-3. The property to the east consists of
small houses on lots zoned MF-6 Multifamily. The property to the south and west
is zoned R-2 with a rural development mixture of vacant land and single-family
houses built on large lots.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
No Land Use Plan amendments have been approved within the last five years
within a 1-mile radius of the application area. On November 19, 2002 the
Extraterritorial Jurisdiction was expanded resulting in the Single Family shown for
much of the surrounding properties within a 1-mile radius to the south and west
June 3, 2004
ITEM NO.: G (Cont.) FILE NO.: LU04-22-01
2
of the amendment area. The expansion of the Extraterritorial Jurisdiction also
resulted in the Low Density Residential, Commercial and Mixed Commercial and
Industrial shown at the intersection of Marsh and Lawson Road about 1 mile
south of the applicant’s property.
The expanded amendment area and most of the surrounding property is shown
as Single Family on the Future Land Use Plan. The property to the northeast at
the corner of Col. Glenn and Marsh Road is shown as Community Shopping,
while the property to the east fronting Marsh Road is shown as Low Density
Residential.
MASTER STREET PLAN:
Col. Glenn Road is shown as a Principal Arterial on the Master Street Plan.
Marsh Road is shown as a Minor Arterial street. Both Col. Glenn and Marsh
Road are built as rural two-lane roads with open drainage.
A Class I Bikeway is shown along Col. Glenn Road from Burlingame Road to
Bowman Road. A Class I Bikeway will require an additional 10 feet of Right-of-
Way and 9 feet of paving along Col. Glenn Road.
PARKS:
The Little Rock Parks and Recreation Master Plan of 2001 show the corridor for
the “Take it to the Extreme Trail” along the right-of-way for Col. Glenn Road. The
trail is a part of a loop system of trails circling the city and is intended to
accommodate equestrians, mountain bikers, and hikers. This trail is intended to
be unpaved and drained in an environmentally friendly manner to preserve the
rural character the trail is designed to provide. This trail is not intended to
duplicate the facilities of the Class I Bikeway shown on the Bike Plan.
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.
June 3, 2004
ITEM NO.: G (Cont.) FILE NO.: LU04-22-01
3
ANALYSIS:
The applicant’s property is located in an area characterized by a rural pattern of
development. Most of the non-residential development in this area occurs in
nodes located at intersections between arterials. The applicant’s property is in
close proximity to such a node. Since the existing non-residential uses are
located at the intersection of Col. Glenn and Marsh Roads, it is likely that
properties fronting both arterials will face pressure to develop for non-residential
uses, and grow towards the non-residential uses located west of Greenbear
Road. Since Public Institutional is shown west of the Col. Glenn / Marsh
intersection, and on the north side of the Col. Glenn / Greenbear intersection, a
change to Office would be a non-residential use that is more compatible with the
Public Institutional shown. A change to Office would also limit retail uses to the
corners of the Col. Glenn / Marsh intersection.
A change to Office would also allow the development of office property without
the requirement of a Planned Zoning Development. Most, though not all, of the
other land use categories that would allow for office development would require a
PZD. In addition, very little land is provided for office development in the vicinity
of the applicant’s property. A change to Office would allow an alternative for non-
residential development to occur that is not a retail use. A change to Office
would also allow the development of office properties fronting an Arterial street.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: SW Little Rock
UP, and WCLR Coalition of Neighborhoods. Staff has received 1 comment from
area residents that was neutral.
STAFF RECOMMENDATIONS:
Staff believes the change is not appropriate. This change is premature at this
time.
PLANNING COMMISSION ACTION: (MAY 6, 2004)
The item was placed on the consent agenda for deferral to the June 3, 2004
Planning Commission meeting. A motion was made to approve the consent
agenda and was approved with a vote of 11 ayes, 0 noes and 0 absent.
June 3, 2004
ITEM NO.: G (Cont.) FILE NO.: LU04-22-01
4
PLANNING COMMISSION ACTION: (JUNE 3, 2004)
The item was placed on the consent agenda for withdrawal. A motion was made
to approve the consent agenda and was approved with a vote of 11 ayes, 0 noes
and 0 absent.
June 3, 2004
ITEM NO.: H FILE NO.: Z-7617
NAME: Dodds Duplex – Conditional Use Permit
LOCATION: 2119 West 17th Street
OWNER/APPLICANT: Paul Dodds
PROPOSAL: A conditional use permit is requested to allow for
conversion of the vacant, dilapidated single family
structure at 2119 West 17th Street into a duplex.
The property is zoned R-3.
1. SITE LOCATION:
The property is located on the southeast corner of West 17th Street and
Park Avenue; one block south of Central High School.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The neighborhood contains a variety of residential housing; including
single family, duplex and multifamily. Several of the structures in the area
are vacant and boarded. Central High School is located one block to the
north. The proposed rehabilitation of this vacant structure will be a benefit
to the neighborhood. The proposed duplex use is 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 Central High and Wright
Avenue Neighborhood Associations were notified of this request.
3. ON SITE DRIVES AND PARKING:
A duplex requires 3 on-site parking spaces; 1.5 per unit. The site has a
single driveway that is deep enough to stack 4-5 vehicles. The applicant
is requesting a variance to allow the stacked parking arrangement. Staff
is supportive of the variance request. If the stacked parking does not work
out, there is more than adequate space on the site to allow for the
installation of additional parking spaces.
4. SCREENING AND BUFFERS:
No Comments.
June 3, 2004
SUBDIVISION
ITEM NO.: H (Cont.) FILE NO.: Z-7617
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: No objection.
Fire Department: Approved as submitted.
County Planning: No Comments.
CATA: CATA bus routes are located on 13th Street and Wright Avenue,
located to the north and south of this site.
SUBDIVISION COMMITTEE COMMENT: (APRIL 15, 2004)
Paul Dodds, the applicant, was present. Staff presented the item and noted
there were no issues other than the parking variance. Staff informed the
Committee that the 1889 Bill of Assurance did not address use issues. Mr.
Dodds presented photographs of the building, showing its dilapidated condition.
He stated he was proposing to occupy one of the units, either upstairs or
downstairs. There were no other comments.
The Committee forwarded the item to the full Commission.
STAFF ANALYSIS:
A conditional use permit is requested to allow for conversion of the vacant,
dilapidated residential structure at 2119 West 17th Street into a duplex. The
conversion will be accomplished by building out the attic, which is 8 ft. 3-inches
high at its peak. The front porch and one room downstairs, plus the entire attic,
June 3, 2004
SUBDIVISION
ITEM NO.: H (Cont.) FILE NO.: Z-7617
3
with approximately 900 square feet of living space, would be devoted to the new
upstairs unit. After build out, the house would be two stories and approximately
2,500 square feet. The owner intends to occupy the first floor unit which would
be around 1,400 square feet. The upstairs, 1,100 square foot unit would be
rented to help defray costs. The owner works internationally and travels
extensively and having someone occupying the structure will provide additional
security. This permit will not change the footprint of the house. Other than
adding two skylights and screening the front porch, there will be no changes to
the 17th Street façade of the house. There will be dormers added along both
sides of the wing which runs parallel to Park Avenue, but there will be no
increase to the height of the house. Windows will be added to existing gables,
matching those in the rest of the house.
The house is currently vacant, having been abandoned after a fire. The new
owner is in the process doing a complete rehabilitation of the structure. The
owner has also acquired the lots directly west of the house. The remnants of a
former structure have been removed from those lots. They will be incorporated
into the applicant’s site as yard space.
Staff is supportive of the request. The rehabilitation of this structure will be of
benefit to the neighborhood. The proposed renovations maintain the historic
nature of the structure, which is important since the site lies within the Central
High Historic District. The proposed duplex use is compatible with uses and
zoning in the area.
Staff supports a variance to allow stacked parking, as proposed by the applicant.
If the parking situation does not work out, there is adequate space on the site to
accommodate additional parking spaces.
STAFF RECOMMENDATION:
Staff recommends approval of the application, as submitted.
PLANNING COMMISSION ACTION: (MAY 6, 2004)
The applicant was present. There was on objector present. Staff presented the
item and informed the Commission that the applicant and objector had agreed to
defer the item to the June 3, 2004 agenda since the applicant had to leave to
catch an airplane flight. There was no further discussion.
A motion was made to defer the item to the June 3, 2004 agenda. The motion
was approved by a vote of 10 ayes, 0 noes and 1 absent.
June 3, 2004
SUBDIVISION
ITEM NO.: H (Cont.) FILE NO.: Z-7617
4
PLANNING COMMISSION ACTION: (JUNE 3, 2004)
The applicant was present. There was one objector present. Staff presented the
item and a recommendation of approval as filed.
Paul Dodds, the applicant, addressed the Commission in support of his
application. He presented a photograph of the site showing what remodeling had
already been accomplished. He also presented a petition of support signed by
neighboring residents. Mr. Dodds stated he would agree that the lots adjacent to
the west of the house would remain yard space and he would give up the option
of ever building on that property.
Ethel Ambrose, president of the Central High Neighborhood, spoke in opposition.
She stated the Neighborhood Plan included the goal of increasing the number of
owner-occupied homes. She stated the association regretted being in an
adversarial position with someone who could be a good neighbor. Ms. Ambrose
stated she feared this action could lead to further degradation of the goal to
increase the number of owner-occupied homes.
Commissioner Lowry asked Ms. Ambrose if she had met the applicant. Ms.
Ambrose acknowledged that she had and noted that Mr. Dodds attended
neighborhood meetings. She stated the CHNA Board had voted to deny the
proposal. Ms. Ambrose stated there were some neighbors who were opposed to
the application. Commissioner Lowry stated he did not understand why having a
rebuilt structure used as a duplex was worse than having a burned-out house.
Ms. Ambrose responded that the neighborhood had “turned the corner” and there
was new investment in the area. She stated she did not think Mr. Dodds’
proposal was in the best long-term interest of the neighborhood.
Chairman Rahman also questioned why the proposal was viewed as bad for the
neighborhood.
Ms. Ambrose stated Mr. Dodds had purchased other properties in the
neighborhood and they were concerned about his future plans. Chairman
Rahman asked what the chances were that this house would be salvaged if this
application were not approved. Ms. Ambrose responded by giving an example of
an older home that had been purchased for $14,000, remodeled and
subsequently sold for $110,000.
Commissioner Rector referred to the zoning map and noted the large amount of
“R-4” Two-Family zoning in the area; including directly adjacent to this site.
Ms. Ambrose stated the neighborhood was struggling with that issue. Planning
Manager Walter Malone stated the entire neighborhood was zoned “R-4” until a
June 3, 2004
SUBDIVISION
ITEM NO.: H (Cont.) FILE NO.: Z-7617
5
few years back when the City initiated an effort to rezone many of the properties
from R-4 to R-3.
In response to a question from Commissioner Meyer, Ms. Ambrose
acknowledged that she, herself, rented out the carriage house on her property.
Commissioner Meyer voiced his support for the application and Ms. Ambrose
reiterated her opposition.
Commissioner Floyd noted the applicant was giving up the right to build a house
on the adjacent lot which could result in two homes being rental units.
Commissioner Adcock stated she always supported neighborhood interests but
this was an application that she supported.
Ms. Ambrose stated she sensed the direction of the Commission and asked the
Commission to impose a condition that the property owner occupy one of the
units.
Commissioner Lowry responded that he would support such a condition if he felt
this application could in any way harm the neighborhood. He stated he felt this
application would actually help the neighborhood and, as such, he did not
support such a condition.
Commissioners Stebbins and Rector also voiced opposition to such a condition.
Mr. Dodds stated he had purchased only one other property in the neighborhood.
He stated he had invited his neighbors and Ms. Ambrose to tour the home and
Ms. Ambrose had refused. Mr. Dodds stated three of the four Central High
Neighborhood Association board members he had spoken with were supportive
of his plan. He stated the issue was one of investment versus non-investment.
Mr. Dodds stated four (4) homes in the area had recently burned. He stated
there were many homes in the area that were in need of renovation and many of
the larger structures could not feasibly be remodeled as single family.
A motion was then made to approve the application. The motion was approved
by a vote of 11 ayes, 0 noes and 0 absent.
June 3, 2004
ITEM NO.: 1 FILE NO.: S-54-BB
NAME: Point West Addition Preliminary Plat
LOCATION: North of Kanis Road on the East and West sides of Point West Drive
DEVELOPER:
Kanis LLC c/o Dickson Flake Real Estate
400 West Capitol Avenue
Little Rock, AR 72201
ENGINEER:
McGetrick and McGetrick Engineers
319 President Clinton Avenue
Little Rock, AR 72201
AREA: 5.56 acres NUMBER OF LOTS: 7 FT. NEW STREET: 0
CURRENT ZONING: O-1, Quiet Office District
PLANNING DISTRICT: 18 – Ellis Mountain
CENSUS TRACT: 42.10
VARIANCES/WAIVERS REQUESTED: A variance to allow a reduced rear yard
setback.
BACKGROUND:
On December 3, 1998, the Planning Commission approved a preliminary plat for the
subdivision of 5.56 acres into seven (7) lots. The lots on the west side of Point West
Drive were to be final patted at the same time, as were the lots on the east side of Point
West Drive. The approval was subject to conditions noted by staff, which included no
variances. According to Chapter 31 of the Little Rock Code of Ordinances,
Section 31-94(e):
“ A preliminary plat approved by the Planning Commission shall be
effective and binding upon the Commission for two (2) years from
the date of approval or as long as work is actively progressing, at
the end of which time the final plat application for the subdivision
must have been submitted to the planning staff. Any plat not
receiving final approval within the period of time set forth herein or
otherwise conforming to the set forth herein or otherwise
June 3, 2004
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-54-BB
2
conforming to the requirements of this chapter shall be null and
void, and the developer shall be required to submit a new plat for
the property for preliminary approval subject to all zoning
restrictions and this chapter.”
“The Planning Commission may extend the original approval, for a
period not to exceed one (1) additional year, when it can be
demonstrated that there are no changes in the plat design or
neighborhood that would warrant a complete review.”
On May 11, 2000, the Planning Commission granted a one-year time extension allowing
the expiration date for submission of the final plat to be December 3, 2000. The final
plat was never completed for the subdivision.
A. PROPOSAL/REQUEST:
The applicant now proposes to subdivide 5.56 acres at the northeast and
northwest corners of Kanis and Point West Drive into seven lots similar to the
previous approval. The owner plans to develop small offices on the property.
The Board of Directors approved the rezoning of the site from MF-18 to O-1 on
December 1, 1998.
The lots within each Tract will be final platted at the same time or the lots on the
east side of Point West Drive will be final platted at the same time and the lots on
the west side of Point West Drive will be final platted at the same time.
B. EXISTING CONDITIONS:
The 5.56 acre Tracts are undeveloped and wooded. The Point West single-
family residential subdivision is located immediately north of the site. The
general area contains a mixture of residential, office and commercial uses and
zoning along Kanis Road.
Kanis Road is an unimproved roadway with open ditches for drainage. Point
West Drive is constructed to Master Street Plan standard with the exception of
sidewalks adjacent to the lots with a median near the northern property line.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
abutting property owners and the Gibralter Heights/Point West/Timber Ridge
were notified of the public hearing.
June 3, 2004
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-54-BB
3
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Kanis Road is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45-feet from centerline will be required.
2. Provide design of street conforming to the Master Street Plan. Construct one-
half street improvements to the street including 5-foot sidewalk with the
planned development.
3. A grading permit in accordance with Sections 29 (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.
4. Storm water detention ordinance applies to this property. Show the proposed
location for storm water detention facilities on the plan.
5. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. For a minor arterial, driveways
must be spaced 300-feet from streets and center-to-center. The ordinance
criteria would provide one shard drive on Kanis Road for each tract. The
width of the driveway must not exceed 36-feet.
6. In addition, the eastern-most driveway does not provide adequate sight
distance and needs to be moved west. The driveway on Atkins Road needs
to be located near the northern property boundary.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easement is service is required
for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional
information.
Entergy: No comment received.
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. Additional fire hydrant(s) will
be required. Contact the Little Rock Fire Department to obtain information
regarding the required placement of the hydrant(s) and contact Central Arkansas
Water regarding procedures for installation of the hydrant(s). Contact Central
Arkansas Water at 992-2438 for additional details.
June 3, 2004
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-54-BB
4
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department at 918-3752 for additional information.
County Planning: No comment received.
CATA: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (May 13, 2004)
Mr. Pat McGetrick was present representing the request. Staff presented an
overview of the requesting indicating there were additional items necessary to
complete the review process. Staff requested the applicant provide the
name/address and source of title of the landowner. Staff also requested the
applicant indicate a twenty-five foot front building line adjacent to Kanis Road and
a twenty foot rear yard setback. Staff stated the rear yard setback would be a
reduced setback since the typical setback was twenty-five feet in the rear as well.
Public Works comments were addressed. Staff noted the proposed driveway
locations did not meet the typical minimum spacing requirement. Staff also
stated the eastern-most drive did not provide adequate sight distance.
Mr. McGetrick indicated he would meet with the owner to discuss relocation of
the driveways and return a revised plan to staff as requested.
Staff stated the street improvements would be required per the Master Street
Plan. Staff noted Kanis Road was indicated as a Minor Arterial and the required
right-of-way to 45-feet from the centerline.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised plan to staff addressing some of the issues
raised at the May 13, 2004, Subdivision Committee meeting. The applicant has
indicated setbacks as requested by staff or a twenty-five foot front building line
adjacent to Kanis Road and a twenty-foot setback adjacent to the rear property
June 3, 2004
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-54-BB
5
line. The rear yard setback will require a variance to allow a reduced setback.
Staff is supportive of this request. Staff feels with the development of the site
with O-1, Quiet Office uses, the reduced set back should have minimal impact on
the adjoining properties.
The applicant has also indicated the source of title of the landowner on the
proposed preliminary plat.
The applicant has not relocated the driveways indicated on the proposed
preliminary plat nor has the applicant indicated right-of-way forty-five feet from
centerline. The applicant has indicated due to the narrowness of the site the
driveways are critical to development of the site. The applicant has also
indicated the proposed thirty foot right-of-way dedication is consistent with
previous commitments. The current Master Street Plan indicates Kanis Road as
a minor arterial. Staff feels it is critical for the dedication of the required right-of-
way and the street construction to match the existing Master Street Plan
requirement.
In addition, the applicant has not indicated driveway locations and not corrected
the sight distance problem as requested by staff. Staff feels the placement of the
indicated driveways will lead to congestion on Kanis Road. In addition, the
indicated eastern most driveway is located below the crest of a hill which could
potentially cause safety issues.
Staff is supportive of the proposed preliminary plat. Staff has some concerns
with the indicated drives and right-of-way. Staff recommends denial of the
request related to these two issues.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request as filed.
PLANNING COMMISSION ACTION: (JUNE 3, 2004)
Mr. Pat McGetrick and Mr. Dickson Flake were present representing the request. There
were no registered objectors present. Staff presented the request with a
recommendation of approval of the request subject to compliance with the conditions
outlined in paragraphs D, E and F of the staff report.
Staff presented a recommendation of approval of the applicant’s request for a reduced
rear yard setback. Staff noted the requested rear yard setback was indicated at twenty-
feet.
June 3, 2004
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO.: S-54-BB
6
Staff also presented a recommendation of approval of the applicant’s request for a
variance to the Master Street Plan for the proposed design standard for Kanis Road.
Staff stated they were also supportive of the variance request.
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 11 ayes, 0 noes and 0 absent.
June 3, 2004
ITEM NO.: 2 FILE NO.: S-521-I
NAME: Oxford Valley Addition Phase 5 Preliminary Plat
LOCATION: West of Legion Hut Road on Oxford Valley Drive
DEVELOPER:
The Wood Crest Company
4801 North Hills Boulevard
North Little Rock, AR 72216
ENGINEER:
Thomas Engineering Company
3810 Lookout Road
North Little Rock, AR 72216
AREA: 3.153 acres NUMBER OF LOTS: 13 FT. NEW STREET: 0
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 15 – Geyer Springs West
CENSUS TRACT: 41.05
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
The Little Rock Planning Commission approved a preliminary plat for 39.41 acres for
the development of 152 single-family lots in August of 1973. The property was to be
developed as single-family with conventional design of streets and utility systems. The
developer began development of the subdivision, installed the required infrastructure,
including portions of the required streets, and final platted several of the proposed lots.
On December 13, 1983, the Planning Commission approved a revision to the previously
approved preliminary plat. The applicant requested a revision to eliminate the street
connecting the subdivision to the adjacent mobile home park. The street was not
dedicated since the final plat had not been signed. After closure of the street, the
resulting area was to be used to create an additional lot. On February 20, 1987 a final
plat for nineteen lots was executed. On March 3, 1987, Oxford Valley Drive was
dedicated as a public street.
June 3, 2004
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-521-I
2
The applicant later requested a vacation of the plat. The Board of Directors at their
December 20, 1994, Public Hearing by Ordinance No. 16,802 approved the vacation.
A. PROPOSAL/REQUEST:
The applicant proposes the Subdivision of 3.153 acres into thirteen single-family
lots. The development has in place curb and gutter along Oxford Valley Drive.
There is not a sidewalk in place. The applicant has indicated the average lot size
is seventy-four feet by one hundred nineteen feet or 8,806 square feet. The
applicant has indicated a 25-foot front yard building line as required by the
Subdivision Ordinance adjacent to the residential streets and a 30-foot front yard
building line adjacent to Legion Hut, a collector street.
B. EXISTING CONDITIONS:
The site involves a portion of previously platted subdivision of approximately 176
single-family lots. The street system and other improvements are in place, with
construction to residential standards. Only a portion of the lots were final platted
and developed with single-family homes.
Oxford Valley Drive is constructed with curb and gutter but no sidewalk is in
place. The roads have been barricaded at Legion Hut Road to prevent cut-
through traffic in the area. There is an existing large mobile home park located to
the north of the site accessed from Legion Hut Road and to the southeast
fronting Chicot Road. There are large areas of vacant land north and south of
the site. Single-family homes are located to the northwest of the site in the
Shiloh Subdivision.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received comments from the Shiloh Neighborhood
concerning the proposed removal barricade and the proposed development of
the subdivision. All abutting property owners, Southwest Little Rock United for
Progress, Legion Hut Neighborhood Association, the Shiloh Property Owners
Association and West Baseline Neighborhood Association were notified of the
public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Oxford Valley Drive is an existing paved street with curb and gutter. Prior to
final platting, repair or replace any curb and gutter or sidewalk that is
damaged in the public right-of-way prior to occupancy.
June 3, 2004
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-521-I
3
2. Sidewalks with appropriate handicap ramps are required in accordance with
Section 31-175 of the Little Rock code of ordinances and the Master Street
Plan on one side of the street.
3. Storm water detention ordinance will apply to the new plat area.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
Entergy: No comment received.
Center-Point Energy: Approved as submitted.
SBC: Approved as submitted.
Central Arkansas Water: Water mains are existing. No objection. Contact Central
Arkansas Water at 992-2438 for additional details.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department at 918-3752 for additional information.
County Planning: No comment received.
CATA: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (May 13, 2004)
Mr. William McClain was present representing the request. Staff presented an
overview of the request indicating there were additional items necessary to
complete the review process. Staff requested the applicant provide the average
size of the lots, the minimum lot size, the source of water supply, the means of
wastewater disposal, the number of lots and a phasing plan in the general notes
section of the proposed preliminary plat.
Public Works comments were addressed. Staff stated any broken curb and
gutter or sidewalk that was damaged in the public right-of-way would be required
to be repaired prior to occupancy. Staff also stated the storm water detention
ordinance would apply to the property.
June 3, 2004
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-521-I
4
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised preliminary plat to staff addressing most of the
issues raised at the May 13, 2004 Subdivision Committee meeting. The
applicant has indicated a twenty-five foot front yard building line adjacent to
Oxford Valley Drive and a thirty-foot platted building line adjacent to Legion Hut
Road. Legion Hut is classified as a collector street per the Master Street Plan.
The typical building line adjacent to a collector street is thirty-feet. Oxford Valley
Drive is classified as a residential street. The typical front building line adjacent
to a residential street is twenty-five feet. The indicated building lines are
sufficient to meet the minimum required platted building line per the Subdivision
Ordinance.
The applicant has indicated the average lot size is seventy-four feet by one
hundred nineteen feet or 8,806 square feet. The Subdivision Ordinance requires
lots be a minimum of sixty-feet by one hundred feet and seven thousand square
feet in area. The indicated lots meet the minimum lot width, depth and lot area
requirement of the Subdivision Ordinance.
Oxford Valley Drive is currently barricaded at the intersection with Legion Hut
Road. The applicant is requesting the barricades be removed to allow access to
the proposed lots. The street was installed several years ago as a part of final
platting. The development did not fully build-out and the developers requested a
vacation of the plat in December 1994, for the lots, which did not have new
homes constructed. The barricade was put in place at the request of the area
neighborhoods to eliminate concerns of cut-through traffic and loitering.
Staff is supportive of the proposed request. The development adheres to the
minimum requirements of the Subdivision Ordinance. The proposed lots are
proposed as was previously approved with the exception of an increased building
line adjacent to Legion Hut Road and on corner lots abutting Oxford Valley Drive.
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.
June 3, 2004
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-521-I
5
PLANNING COMMISSION ACTION: (JUNE 3, 2004)
Mr. William McCain was present representing the request. There were registered
objectors present. Staff presented the item indicating the proposed subdivision did
comply with all the minimum requirements of the Subdivision Ordinance. Staff
presented a recommendation of approval of the request subject to compliance with the
conditions outlined in paragraphs D, E and F of the above report.
Mr. Paul Purkiss addressed the Commission in opposition to the removal of the existing
barricade on Oxford Valley Drive at Legion Hut Road. He stated the neighborhood
through the Board of Directors had been successful in placing the barricade several
years earlier to deter crime and cut-through traffic in the area. He stated prior to the
barricade being put in place the neighborhood was having problems with cars cutting
through the neighborhood and traveling at high rates of speed, vandalism and small
crimes in the area. He stated the neighborhood also did not want the construction traffic
coming through the neighborhood to develop the lots.
Staff stated if the barricade remained in its current location the construction traffic would
have to access Shilo to get to the site. Staff stated if the neighborhood did not want the
construction traffic then the barricade would have to be relocated to allow the developer
access to his lots.
The Commission questioned if the neighborhood was opposed to the development of
the subdivision or the removal of the barricade. Mr. Purkiss stated the neighborhood
was not opposed to the subdivision only the removal of the barricade.
Commissioner Lowry stated he was opposed to single entry subdivisions for both safety
and social reasons. Mr. Purkiss stated the neighborhood was a quiet neighborhood and
he was of a different opinion concerning single entrance subdivisions. He stated his
concern was a safety concern also. He stated when traffic was speeding through the
neighborhood it was dangerous for walkers and children.
Commissioner Floyd stated Legion Hut Neighborhood Association had requested the
barricade be removed temporarily to allow the resurfacing of Legion Hut Road and was
told no the barricade was to remain in place. Commissioner Floyd stated his opinion as
President of Legion Hut Neighborhood Association was the barricade should remain in
the current location or be removed permanently. He stated he was opposed to
relocating the barricade.
Mr. William McCain addressed the Commission of the merits of the proposed
subdivision. He stated the subdivision did comply with the minimum requirements of the
Subdivision Ordinance. He stated the developer did not want to remove the barricade
at this time. Mr. McCain stated the developer did want to access the lots from Chicot up
Claybrook and to Legion Hut Road. He stated if this was the route the barricade would
June 3, 2004
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-521-I
6
have to be relocated to allow for development of the lots. Mr. McCain stated the
developer did not want the barricade on a permanent basis. He stated the developer
and future homeowners wanted the most direct route for emergency response should a
situation arise.
Commissioner Rector stated the barricade issue was not something the Commission
could act upon. He stated the issue before the Commission was the proposed
preliminary plat. Staff stated they only want a record of discussion concerning the
proposed removal or relocation of the barricade to forward to the Board should the issue
be addressed by the Board at a later date. Staff noted the Board would have to adopt a
resolution or ordinance removing the existing barricade and locating the new barricade
if the barricade were to be relocated.
Mr. Michael Miller addressed the Commission in opposition to the removal of the
barricade. He stated he was with the Little Rock Police Department and the issue of
removing the barricade was not denying access to the subdivision. He stated the issue
was that of safety. He stated limited access subdivisions made for better
neighborhoods.
A motion was made to approve the proposed preliminary plat as filed. The motion
carried by a vote of 11 ayes, 0 noes and 0 absent.
June 3, 2004
ITEM NO.: 3 FILE NO.: S-1431
NAME: Busselle Addition Preliminary Plat
LOCATION: 3606 Rocky Lane
DEVELOPER:
Carol Busselle
23 Waterwood Lane
Maumelle, AR 72113
ENGINEER:
Robert D. Holloway
The Holloway Firm, Inc.
200 Cassey Drive
Maumelle, AR 72113
AREA: 2.671 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 18 – Ellis Mountain
CENSUS TRACT: 42.07
VARIANCES/WAIVERS REQUESTED: None requested.
The applicant has not secured health department approval of the proposed septic
system wastewater treatment. Staff is requesting this item be deferred to the July 15,
2004, Public Hearing.
PLANNING COMMISSION ACTION: (JUNE 3, 2004)
The applicant was present. There were no registered objectors present. Staff stated
the applicant had secured approval from the Health Department for the proposed septic
system wastewater treatment. Staff stated they were requesting the item be deferred to
the June 17, 2004, Public Hearing to allow the analysis to be completed and forwarded
to the Commission for review.
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 11 ayes, 0 noes and 0 absent.
June 3, 2004
ITEM NO.: 4 FILE NO.: S-1432
NAME: Stagecoach Crossing Preliminary Plat
LOCATION: on the Southeast corner of Baseline Road and Stagecoach Road
DEVELOPER:
D2H
3200 South Shackleford Road
Little Rock, AR 72223
ENGINEER:
McGetrick and McGetrick Engineers
319 President Clinton Avenue, Suite 202
Little Rock, AR 72201
AREA: 7.46 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0
CURRENT ZONING: C-3, General Commercial
PLANNING DISTRICT: 16 – Otter Creek
CENSUS TRACT: 41.03
VARIANCES/WAIVERS REQUESTED: A variance to allow reduced driveway spacing
along Stagecoach Road and Baseline Road.
A. PROPOSAL/REQUEST:
The applicant proposes to subdivide this 7.460-acre tract into three non-
residential lots. The lots are currently zoned C-3, General Commercial District.
The applicant has indicated the lots will range in size from 1.11 acres to 3.26
acres. The applicant has indicated a 35-foot platted building line adjacent to
Stagecoach and Baseline Roads. A portion of the plat area lies within the
floodway. The applicant has indicated the dedication of a 25-foot floodway
easement as required by City ordinance.
B. EXISTING CONDITIONS:
The site is vacant and tree covered. Baseline Road is constructed as a four-lane
roadway with a center turn lane adjacent to the site. Stagecoach Road is also
constructed as a four-lane roadway with a center turn lane adjacent to the site.
June 3, 2004
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1432
2
Other uses in the area include commercial uses at the northwest and southwest
intersection of Baseline Road and Stagecoach Road. There is an office use
located to the north of the site and a single-family home is located to the south of
the site.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
abutting property owners, Southwest United for Progress and the Otter Creek
Homeowners Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Stagecoach Road is classified on the Master Street Plan as a minor arterial.
A minimum dedication of right-of-way 45-feet from centerline is required at all
locations.
2. Baseline Road is classified on the Master Street Plan as a principal arterial.
A dedication of right-of-way 55-feet from centerline will be required.
3. A 20-foot radial dedication of right-of-way is required at the intersection of the
two streets.
4. Provide design of street conforming to the Master Street Plan. Construct one-
half street improvement to these streets including 5-foot sidewalks with the
planned development. A right-turn lane will be required on Stagecoach Road
and three lanes from centerline on Baseline Road.
5. Plans for all work in the right-of-way shall be submitted for approval prior to
the start of work. Obtain barricade permit prior to doing any work in the right-
of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). AHTD
permits will also be required.
6. Storm water detention ordinance applies to this project. Show the proposed
location for storm water detention facilities on the proposed plan.
7. A special Grading Permit for Flood Hazard areas will be required per Section
8-283 to construct.
8. 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. (Easement
as shown on the proposed preliminary plat.)
9. Driveway locations and widths do not meet the traffic access and circulation
requirements of Section 30-43 and 31-210. Shared driveways should be
located 300-feet back from the adjacent right-of-way line at the intersection,
and be spaced 300-feet center to center. Any driveways located on Baseline
Road must demonstrate adequate sight distance from the bridge. The width
of the driveway must not exceed 36-feet.
June 3, 2004
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1432
3
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easement if service is required
for Lot A. Contact the Little Rock Wastewater Utility at 688-1414 for additional
details.
Entergy: No comment received.
Center-Point Energy: Approved as submitted.
SBC: Approved as submitted.
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 connection(s) will apply to this project in addition to normal
charges. This fee will apply to all connections including metered connections off
the private fire system. Additional fire hydrant(s) will be required. Contact the
Little Rock Fire Department to obtain information regarding the required
placement of the hydrant(s) and contact Central Arkansas Water regarding
procedures for installation of the hydrant(s). This development will have minor
impact on the existing water distribution system. Proposed water facilities will be
sized to provide adequate pressure and fire protection. Exiting waterline
easement should be shown. (95-30594) If there are facilities that need to be
adjusted and/or relocated, contact Central Arkansas Water. That work would be
done at the expense of the developer. This development will have minor impact
on the existing water distribution system. Proposed water facilities will be sized to
provide adequate pressure and fire protection. Contact Central Arkansas Water
at 992-2438 for additional details.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department at 918-3752 for additional information.
County Planning: No comment received.
CATA: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
June 3, 2004
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1432
4
G. SUBDIVISION COMMITTEE COMMENT: (May 13, 2004)
Mr. Pat McGetrick, Mr. Andrew Hicks and Ms. Jan Hicks were present
representing the request. Staff presented an overview of the proposed
preliminary plat indicating there were additional items necessary to complete the
review. Staff requested the applicant provide the source of title of the landowner
on the proposed preliminary plat, the average size of the lots and the minimum
lot size in the general notes section of the proposed preliminary plat, the names
of recorded subdivision abutting the proposed plat area and names of owners of
all abutting lands and the total square footage of each lot on the proposed
preliminary plat. Mr. McGetrick indicated the lots would be phased based on
market demand.
Public Works comments were addressed. Staff stated the driveway locations
and widths did not meet the traffic access and circulation requirements of Section
30-43 and 31-210. Staff stated shared driveways should be located 300-feet
back from the adjacent right-of-way line at the intersection, and be spaced 300-
feet center to center. Staff stated any driveways located on Baseline Road must
demonstrate adequate sight distance from the bridge and the width of the
driveway must not exceed 36-feet. Staff also noted Stagecoach Road was
classified on the Master Street Plan as a minor arterial and a minimum dedication
of right-of-way 45-feet from centerline would be required at all locations. Staff
stated Baseline Road was classified on the Master Street Plan as a principal
arterial and a dedication of right-of-way 55-feet from centerline would be
required. Staff stated a 20-foot radial dedication of right-of-way would be
required at the intersection of the two streets.
Mr. Hicks stated his desire was to have a separate driveway for proposed Lot C.
He stated he would provide adequate spacing for the northern drive. Staff stated
they would review the proposed design once the plat was resubmitted.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised plat to staff addressing the issues raised at the
May 13, 2004 Subdivision Committee meeting. The applicant has indicated a
dedication of right-of-way per the Master Street Plan and has indicated a
right-turn lane along Stagecoach Road and three lanes from center on Baseline
Road. The applicant has also indicated driveway locations at a minimum of
240-feet from the intersection on Baseline Road and 250-feet from the property
June 3, 2004
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1432
5
line on Stagecoach Road. The indicated locations do not meet the minimum
driveway spacing requirement per City ordinances. Staff is supportive of the
applicant’s indicated drives. The drives are to be shared drives with limited
access to the site. The applicant has indicated Lot B will provide access to the
development from Stagecoach Road and Lot A will provide a shared access from
Baseline Road. The two drives located on Baseline Road are indicated as
300-feet center to center as required by ordinance.
The applicant has also indicated the driveway along Baseline Road at a width
more than allowed by City ordinance. Staff recommends this drive be narrowed
to the maximum thirty-six feet allowed.
The applicant has indicated on the proposed preliminary plat the source of title of
the landowner on the proposed preliminary plat, the average size of the lots and
the minimum lot size of the lots in the general notes section, the names of
recorded subdivision abutting the proposed plat area and names of owners of all
abutting lands. The applicant has also provided the total square footage of each
lot on the proposed preliminary plat.
The proposed average lot size of the development is 300 feet by 195 feet or
58,500 square feet. The applicant has also indicated the minimum lot size will be
300-feet by 170-feet or 51,000 square feet. The site is zoned C-3, General
Commercial District which typically requires a minimum lot area of 14,000 square
feet.
Staff is supportive of the proposed preliminary plat. The applicant has for the
most part met the minimum requirements of City ordinances. Staff feels the
proposed subdivision of the site should have minimal to no adverse impact on
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 applicant’s requested variance to allow
reduced driveway spacing along Stagecoach Road and Baseline Road.
Staff recommends the driveway adjacent to Baseline Road be constructed with a
maximum of thirty-six feet in width.
June 3, 2004
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: S-1432
6
PLANNING COMMISSION ACTION: (JUNE 3, 2004)
Mr. Pat McGetrick was present representing the request. There were no registered
objectors present. Staff stated the applicant had agreed to a right-out only driveway
along Baseline Road. Staff noted the driveway spacing along Stagecoach Road was
acceptable. Staff presented a recommendation of approval of the request subject to
compliance with the conditions outlined in paragraphs D, E and F of the staff report.
Staff presented a recommendation of approval of the applicant’s requested variance to
allow reduced driveway spacing along Stagecoach Road and Baseline Road and Staff
presented a recommendation that the driveway adjacent to Baseline Road be
constructed with a maximum of thirty-six feet in width.
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 11 ayes, 0 noes and 0 absent.
June 3, 2004
ITEM NO.: 5 FILE NO.: S-1433
NAME: Foreman Lake Garden Addition Preliminary Plat
LOCATION: South of Leatrice Drive and West of Alberta Drive
DEVELOPER:
Dr. William Humphrey
11215 Herritage Road
Little Rock, AR 72211
ENGINEER:
White Daters and Associates
#24 Rahling circle
Little Rock, AR 72223
AREA: 1.4 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0
CURRENT ZONING: R-2, Single-family
PLANNING DISTRICT: 3 – West Little Rock
CENSUS TRACT: 22.03
VARIANCES/WAIVERS REQUESTED: A variance to allow the development of lots with
private streets.
A. PROPOSAL/REQUEST:
The property contains 1.4 acres located at the southwest corner of Leatrice Drive
and Alberta Drive. The owner would like to develop two lots on the proposed
property. The site is a residual property of a previous subdivision, Lakeside
Heights Subdivision.
The request includes a variance from the Subdivision Ordinance to allow the
development of the lots with private streets. An additional driveway will be
constructed along the rear of the lots for access to Lot 2.
The applicant has indicated the lots will average 80-feet by 160-feet or 12,800
square feet. A forty-foot front platted building line has been included adjacent to
the private street.
June 3, 2004
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1433
2
B. EXISTING CONDITIONS:
The site is vacant with a scattering of trees. There are single-family homes in the
area located around a large lake. The uses to the north, south, east and west
are single-family residences. Lake Shore Drive is a private street ending in a
hammer head south of this site.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
abutting property owners were notified of the public hearing. There is not an
active neighborhood association located within the proposed plat area.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Shore Drive is a private access easement that is not maintained by the City.
The new plat should label it as a private access easement.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required, with easements, if service is
required for the project. Contact the Little Rock Wastewater Utility at 688-1414
for additional information.
Entergy: No comment received.
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 water main extension and
additional fire hydrant(s) will be required will be required in order to provide
service to this property. Contact the Little Rock Fire Department to obtain
information regarding the required placement of the hydrant(s) and contact
Central Arkansas Water regarding procedures for installation of the water
facilities. 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 992-2438 for
additional details.
Fire Department: Approved as submitted.
June 3, 2004
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1433
3
County Planning: No comment received.
CATA: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (May 13, 2004)
Mr. Joe White was present representing the request. Staff presented an
overview of the proposed preliminary plat indicating there were additional items
necessary to complete the review. Staff requested the applicant provide the
name/address and source of title of the landowner and the zoning classification
of the proposed preliminary plat area.
Public Works comments were addressed. Staff stated Shore Drive was a private
access easement that was not maintained by the City. Staff stated the new plat
label should indicate the roadway as a private access easement.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised plan to staff addressing most of the issues
raised at the May 13, 2004, Subdivision Committee meeting. The applicant has
indicated the roadway as a private access and utility easement. The applicant
has also provided the name/address of the owner along with the source of title of
the landowner on the proposed preliminary plat. The zoning classification, R-2,
Single-family, has been added to the proposed plat.
The property contains 1.4 acres located at the southwest corner of Leatrice Drive
and Alberta Drive. The request is to develop two lots from a previously indicated
lot located in the Lakeside Heights Subdivision. The request includes a variance
from the Subdivision Ordinance to allow the development of the lots with private
streets. The applicant has indicated a thirty-foot driveway easement across the
rear of Lot 1 to serve Lot 2. The drive will be located in this area to eliminate the
need for a driveway along Lake Shore Drive.
June 3, 2004
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1433
4
The applicant has indicated the lots will average 80-feet by 160-feet or 12,800
square feet. A forty-foot front platted building line has been included adjacent to
the private street.
Staff is supportive of the proposed preliminary plat. The requested lot size and
development of lots on private streets is consistent with development in the area.
To staff’s knowledge there are no outstanding issues associated with the
proposed request.
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 lots to develop
with private streets.
PLANNING COMMISSION ACTION: (JUNE 3, 2004)
Mr. Joe White was present representing the request. There were registered objectors
present. Staff presented the item with a recommendation of approval and a
recommendation of approval of the request for development of lots on private streets.
Staff noted this was a variance the Commission could approve without forwarding the
item to the Board of Directors.
Mr. Sam Gates addressed the Commission in opposition to the proposed request. He
stated the neighborhood was opposed to the subdivision of the site for several reasons.
He stated the property owners had been told the site was a dedicated green space
when they purchased their homes. He stated he and his neighbors were disappointed
to find this was not true. He stated in his review he had found the site was listed by the
County Assessor as land under water, which would lead him to question if the site was
considered developable. He stated the applicant was requesting the development of
two lots on a private street. Mr. Gates stated the city code did allow for development of
lots on private streets if the private streets met the minimum requirements of public
street standards per the Master Street Plan. He stated the existing private street was a
substandard street, very narrow and constructed of chip seal.
Mr. Gates stated he was opposed to the placement of the indicated driveway along the
rear property line. He stated this drive would be located in his back yard. He stated
with the placement of the drive in this location the existing surface area for absorption
would be reduced as would the areas where the homes would be located. He stated
current the site acts as a sponge and Foreman Lake was a basin for drainage.
June 3, 2004
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: S-1433
5
Commissioner Rector asked who told the residents the area as a green space. Mr.
Gates stated the realtor had indicated the area was a dedicated green space.
Ms. Ruth Bell addressed the Commission on behalf of the League of Women Votes of
Pulaski County. She stated she remembered the development of the area and it was a
difficult site to develop. She stated the developer had to take great pains to place
streets and lots in the area to avoid conflicts. Ms. Bell stated she did not feel
comfortable knowing the history of the area splitting a lot into two lots.
Ms. Jane Evans addressed the Commission in opposition to the proposed request. She
stated there was an outstanding court order, which did not allow the developer or the
property owners association to threaten or cause any disturbance to the lake. She
stated the property owners association was to preserve and maintain the dam for the
lake per the court order.
Mr. Joe White addressed the Commission on behalf of the applicant. He stated the lots
were zoned R-2, Single-family and met the minimum lot area/depth and width
requirement of the Subdivision Ordinance. He stated the only variance being requested
was to allow the development of lot on private streets. He stated this was not
uncommon. Mr. White stated the property owner to the north had a house on one lot
and a pool on the second lot. He stated water would be a concern for him but the
reminder of the property owners were down stream and would not be affected. Mr.
White stated there were half a dozen homes that already accessed East Lake Shore
Drive. Mr. White stated DEQ would regulate the run-off and there would not be any
detriment to the lake with the development of the indicated lots. Mr. White stated the
developer would be amenable to the payment of an in-lieu contribution for drainage
instead of the placement of detention on the site if Public Works were agreeable to
correct drainage problems in the area and not just fix the two new lots.
A motion was made to approve the proposed preliminary plat as filed. The motion
carried by a vote of 10 ayes, 1 noes and 0 absent.
June 3, 2004
ITEM NO.: 6 FILE NO.: S-1434
NAME: Dickenson Mill Addition Replat Lot 1 R Block 11
LOCATION: South of West 29th Street, East of Maple Street
DEVELOPER:
Dan Lauderdale
3604 West 29th Street
Little Rock, AR 72204
ENGINEER:
Marlar Engineering
5318 John F. Kennedy Boulevard
North Little Rock, AR 72116
AREA: 0.73 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
CURRENT ZONING: I-2, Light Industrial
PLANNING DISTRICT: 9 – I-630
CENSUS TRACT: 12
VARIANCES/WAIVERS REQUESTED:
1. A variance to allow a reduced front yard building line.
2. A variance to allow a reduced rear yard building setback.
A. PROPOSAL/REQUEST:
The applicant proposes to replat four existing lots into a single lot to develop an
industrial use. The site is currently zoned I-2, Light Industrial. The applicant
proposes the lot as 228-feet by 140-feet. The applicant is requesting a variance
to allow a reduced front building line and a reduced rear yard setback. The
request includes a forty-foot front building line and a twenty-three foot rear yard
setback.
The applicant has used the site as a storage area for a roofing business for many
years. The applicant has indicated a new building will be constructed on the site
to enclose his equipment for both weather and security.
June 3, 2004
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1434
2
As a part of the request the applicant is requesting the closure of West 29th
Street abutting his property. The applicant is requesting the abandonment of
right-of-way adjacent to Lots 1 – 4, Block 11 Dickenson Mill Addition.
B. EXISTING CONDITIONS:
A roofing company is using the site as a maintenance and storage yard. There
are single-family homes located to the west of the site and vacant property
located to the south. The site is currently zoned I-2, Light Industrial District.
Property to the east of the site is zoned C-3 and is a nursing home facility.
Maple Street is an unimproved roadway with open ditches for drainage. West
29th Street is also a narrow roadway with open ditches for drainage.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
abutting property owners, the Love Neighborhood Association and the Goodwill
Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. The tee-type turn-around should be dedicated on the plat.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
Entergy: No comment received.
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. Additional fire hydrant(s) will be
required. Contact the Little Rock Fire Department to obtain information regarding the
required placement of the hydrant(s) and contact Central Arkansas Water regarding
procedures for installation of the hydrant(s). A water main extension will be required
in order to provide adequate fire protection to this property. Contact Central
Arkansas Water at 992-2438 for additional details.
June 3, 2004
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1434
3
Fire Department: Approved as submitted.
County Planning: No comment received.
CATA: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (May 13, 2004)
Mr. David Jones and Mr. Don Landedale were present representing the request.
Staff noted the proposed preliminary plat should include the existing zoning of
the proposed plat area.
Public Works comments were addressed. Staff stated a tee-type turn-around
should be dedicated on the plat. Mr. Jones stated the applicant was requesting
the closure of West 29th Street as a part of the current request. He stated he had
met with the Fire Marshal and there were no issues with the requested
preliminary plat or the street closure.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised plan to staff addressing most of the issues
raised at the May 13, 2004 Subdivision Committee meeting. The applicant has
indicated the current zoning as I-2, Light Industrial District for the proposed plat
area. The applicant has also indicated a tee-type turn-around on the proposed
preliminary plat and indicated the right-of-way will be dedicated to the City.
The applicant is requesting a preliminary plat to recombine four existing lots into
a single lot. The applicant is requesting a reduced front yard building line
adjacent to West 29th Street be reduced to 40-feet. The typical front building line
for I-2 zoned property is fifty feet. The applicant is also requesting a reduced
rear yard setback of 23.57 feet. The zoning ordinance requires a rear yard
setback of 25-feet for I-2 zoned property. Staff is supportive of the applicant’s
request for a reduced front building line and a reduced rear yard setback.
June 3, 2004
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: S-1434
4
The applicant is also requesting the closure of West 29th Street. West 29th Street
abuts the applicant’s property to the north and dead-ends at the eastern
boundary of the applicant’s property. The applicant has indicated the installation
of a tee-type turn-around as requested by staff. Staff is supportive of the
proposed abandonment and the indicated turn-around.
Staff is supportive of the proposed request. Staff feels the proposed preliminary
plat is consistent with development in the area. The proposed lot size is
adequate to meet the minimum lot size criteria for an I-2, Light Industrial District
zoned lot or 14,000 square feet required and 31,920 square feet proposed.
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 a reduced front
yard building line.
Staff recommends approval of the requested variance to allow a reduced rear
yard setback.
PLANNING COMMISSION ACTION: (JUNE 3, 2004)
Mr. David Jones was present representing the request. 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 staff report. Staff also presented a recommendation of approval of the requested
variance to allow a reduced front yard building line and the requested variance to allow
a reduced rear yard setback.
Staff stated as a part of the request the applicant was requesting the abandonment of a
portion of West 29th Street. Staff presented a recommendation of approval of the
proposed abandonment of West 29th Street and the indicated turn-around.
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 11 ayes, 0 noes and 0 absent.
June 3, 2004
ITEM NO.: 7 FILE NO.: S-1430
NAME: Keifer Subdivision Site Plan Review
LOCATION: 27024 Kanis Road
DEVELOPER:
Steve Kiefer
8410 Ferndale Cut-off
Little Rock, AR 72223
ENGINEER:
Dee Wilson Surveying
P.O. Box 604
North Little Rock, AR 72115
AREA: 0.839 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
CURRENT ZONING: C-3, General Commercial District
PLANNING DISTRICT: 21 – Burlingame Valley
CENSUS TRACT: 42.02
VARIANCES/WAIVERS REQUESTED:
1. A reduced right-of-way dedication for Kanis Road and Ferndale Cut-off.
2. A five-year deferral of street improvements to Kanis Road and Ferndale Cut-off.
The applicant has not secured health department approval of the proposed septic
system wastewater treatment. Staff is requesting this item be deferred to the July 15,
2004 Public Hearing.
PLANNING COMMISSION ACTION: (JUNE 3, 2004)
The applicant was not present. There were no registered objectors present. Staff
stated the applicant had not secured Health Department approval of the proposed
septic system wastewater treatment. Staff stated they were requesting the item be
deferred to the July 15, 2004, Public Hearing.
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 11 ayes, 0 noes and 0 absent.
June 3, 2004
ITEM NO.: 8 FILE NO.: Z-5097-H
NAME: Chenal Valley Phase 2 Commercial Lot 3 Zoning Site Plan Review
LOCATION: South of Cantrell Road, East of Chenal Parkway
DEVELOPER:
Metropolitan National Bank
P.O. Box 8010
Little Rock, AR 72203
ENGINEER:
WD & D Architects
400 West Capitol Avenue
Little Rock, AR 72201
AREA: 1.41 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
CURRENT ZONING: C-3, General Commercial District, with a
condition of site plan review
PLANNING DISTRICT: 19 – Chenal
CENSUS TRACT: 42.11
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
The applicant proposes the construction of a 3,500 square foot branch bank
facility on this previously platted lot. The proposed site plan includes the
development of four-covered drive through lanes. The applicant indicates the
days and hours the bank will operate are from 8:00 am to 6:00 pm Monday
through Friday and from 9:00 am to 12:00 noon on Saturday.
The proposed site plan indicates the maximum building height as twenty-eight
feet. The site plan also indicated signage will comply with the Chenal Parkway
Design Overlay District or a single monument style sign and a maximum of eight
feet in height and one hundred square feet in area.
June 3, 2004
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-5097-H
2
B. EXISTING CONDITIONS:
The site has been cleared for construction for the Wal-Mart Super Center.
Chenal Parkway, in this area, is a two-lane road and Cantrell Road is a four-lane
road with a center turn lane at the intersection of Chenal Parkway and Cantrell
Road. Boundary street improvements to Chenal Parkway are currently under
construction.
Other uses in the area include a Quick Stop Service Station on the northwest
corner and mini-warehouses on the northeast corner of Chenal Parkway and
Cantrell Road. The southwest corner is zoned C-3, General Commercial and is
currently undeveloped. Vacant O-2 zoned property is located to the south of the
site with OS zoned property located between the office zoning and the single-
family residential located further southeast. South and west of the proposed
development are also single-family residences adjoining vacant O-2 and C-2
zoned property across Chenal Parkway.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
residents who could be identified located within 300-feet of the site, the Aberdeen
Court Property Owners Association, the Bayonne Place Property Owners
Association, the Margeaux Property Owners Association and the DuQuesne
Place Property Owners Association and all owners of property located within
200-feet of the site were notified of the public hearing.
D. ENGINEERING COMMENTS:
Public Works:
1. All right-of-way and easement locations and widths were established with
previous plats. Boundary street improvements are under construction.
2. 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.
3. Storm water detention requirements were addressed in a previous plat.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
Entergy: No comment received.
June 3, 2004
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-5097-H
3
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. Contact Central Arkansas Water at
992-2438 for additional details.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department at 918-3752 for additional information.
County Planning: No comment received.
CATA: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape: Areas set aside for buffer and landscaping meet with ordinance
requirements.
G. SUBDIVISION COMMITTEE COMMENT: (May 13, 2004)
Mr. Richard Powell was present representing the request. Staff noted the
request was an out parcel of the Wal-Mart site. Staff stated the Commission had
approved a plat for the proposed lot at their March 11,2004 Public Hearing.
Staff requested the applicant provide additional information concerning signage,
days and hours of operation and any proposed dumpster locations. Staff also
requested the applicant label all setbacks from the property lines.
Public Works comments were addressed. Staff noted the proposed plan met
with City requirements and staff was supportive of the indicated easements and
widths. Staff also noted boundary street improvements were currently under
construction on Chenal Parkway.
Landscaping comments were addressed. Staff noted the areas indicated as
buffer and landscaping met with ordinance requirements.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
June 3, 2004
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-5097-H
4
H. ANALYSIS:
The applicant submitted a revised plan to staff addressing most of the issues
raised at the May 13, 2004, Subdivision Committee meeting. The applicant has
indicated a single monument style sign will serve the site consistent with the
Chenal/Financial Center Design Overlay District standard. The applicant has
indicated the sign will be a maximum of eight feet in height and one hundred
square feet in area. Staff is supportive of the proposed signage.
The applicant has indicted the days and hours of operation for the drive-through
facility as 8:00 am to 6:00 pm Monday through Friday. The applicant has
indicated the lobby hours as 8:30 am to 6:00 pm Monday through Friday and
from 9:00 am to Noon on Saturday. Staff is supportive of the indicated days and
hours of operation.
The proposed site plan indicates buffers and landscaping sufficient to meet
ordinance requirements. The applicant has indicated landscape areas will be
irrigated. Staff is supportive of the proposed landscaping plan.
The proposed site plan indicates nineteen parking spaces. Based on typical
minimum parking required for an office development the site would be require
eight parking spaces. The proposed parking exceeds the typical minimum
parking requirement.
The applicant has indicated the dumpster on the proposed site plan. The
dumpster will be located on the northeastern portion of the site, away from the
street. The site plan indicates the dumpster will be screened per the ordinance
or at least two feet above the finished grade of the container on at least three
sides. Staff is supportive of the proposed dumpster placement and screening.
The Chenal/Financial Center Design Overlay District requires all utilities located
within one hundred feet of the right-of-way be constructed underground. The
applicant has indicated all utilities will be constructed underground per the
ordinance requirement.
The applicant has indicated the minimum building setbacks on the proposed site
plan. The applicant has indicated a minimum front yard setback of ninety-five
feet and a minimum rear yard setback of thirty-feet. The ordinance typically
requires a front yard building line of twenty-five feet and minimum rear yard
setback of twenty-five feet. The indicated front and rear setbacks are more than
adequate to meet the minimum ordinance requirement. The lot is located
adjacent to an access and utility easement to the north and south. No side yard
setback is required for the proposed lot.
June 3, 2004
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-5097-H
5
Staff is supportive of the proposed request. The applicant has indicated
development criteria consistent with the Chenal/Financial Center Design Overlay
District and sufficient to meet the minimum requirements for C-3, General
Commercial District zoned property. To staff’s knowledge there are no
outstanding issues associated with the proposed request.
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.
PLANNING COMMISSION ACTION: (JUNE 3, 2004)
The applicant was present representing the request. 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 staff report.
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 11 ayes, 0 noes and 0 absent.
June 3, 2004
ITEM NO.: 9 FILE NO.: Z-7635
NAME: Henning Accessory Dwelling –
Conditional Use Permit
LOCATION: 9301 Stagecoach Road
OWNER/APPLICANT: David Henning/Glynda Gibson
PROPOSAL: A conditional use permit is requested to allow for
placement of a second dwelling on this R-2 zoned,
2.53± acre tract to serve as an accessory dwelling.
1. SITE LOCATION:
The property is located on the east side of Stagecoach Road, 1,300± feet
south of Baseline Road.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The site is located in an area of mixed uses and zoning. A recently
approved restaurant is under construction on the PCD zoned tract to the
north. A church is located on the MF-18 zoned property to the south. A
large area of R-2 zoned floodway is located to the rear of the site. A
mixed use development is located across Stagecoach to the west. Other
uses include an, as yet, undeveloped mini-warehouse complex to the
southwest and a new apartment development also to the southwest.
Based on the nature of the new development in the area, use of this
property as residential is itself becoming less compatible with the
neighborhood. Staff believes, however, that allowing the second dwelling
on this 2.53± acre tract will not affect the site’s compatibility.
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,
and Otter Creek Neighborhood Associations were notified of this request.
3. ON SITE DRIVES AND PARKING:
The site is currently accessed by a single driveway off of Stagecoach
Road. No additional driveways are proposed. There is sufficient room on
the site to accommodate the required two on-site parking spaces.
4. SCREENING AND BUFFERS:
No Comments.
June 3, 2004
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-7635
2
5. PUBLIC WORKS COMMENTS:
1. The property is located in the floodplain of Otter Creek. The finished
floor of the new structure will need to be located at elevation 293 or
higher.
2. A special Grading Permit for Flood Hazard Areas will be required per
Sec. 8-283 prior to construction.
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
Wastewater: Sewer available, not adversely affected.
Entergy: No Comments received.
CenterPoint Energy: Possible conflict with existing 12” high pressure line.
If there is a conflict, pipe will be moved at applicant’s expense.
Southwestern Bell: Approved as submitted.
Water: All Central Arkansas Water requirements in effect at the time of
request for water service must be met.
If an additional meter is needed, a Capital Investment Charge based
on the size of the connection(s) will apply to this project in addition to
normal charges.
Fire Department: Approved as submitted.
County Planning: No Comments.
CATA: No Comments.
SUBDIVISION COMMITTEE COMMENT: (MAY 13, 2004)
The applicant, Glynda Gibson, was present. Staff presented the item and noted
additional information was needed on the proposed accessory dwelling. Public
Works and Utility Comments were presented. Mike Hood, of Public Works,
discussed the need for a Special Grading Permit. The applicant was advised to
contact Reliant regarding their comment on the existing gas line.
June 3, 2004
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-7635
3
The Committee determined there were no outstanding issues and forwarded the
item to the full Commission.
STAFF ANALYSIS:
The R-2 zoned, 2.53± acre tract located at 9301 Stagecoach Road is currently
occupied by a one-story, frame, 1,833 square foot, single family residence. Two
accessory buildings are located behind the house. The applicant is requesting a
conditional use permit to allow for placement of a second residence on the site to
serve as an accessory dwelling. The proposed accessory dwelling is currently
located further west on Stagecoach Road, at the site of a proposed mini-
warehouse development. That structure is to be moved to this location. The
proposed accessory dwelling is also a one-story, frame, single family residence.
The structure is 1,836 square feet in area, slightly exceeding the area of the
existing residence on the site. The applicant has stated the new residence will
be occupied by a handicapped daughter, making it easier for the family to care
for her.
Although the proposed accessory dwelling slightly exceeds the size of the
existing residence, staff is supportive of the request. The property is 2.53± acres
in size; more than adequate to be used for two residences. The property is
located on an arterial road and is surrounded by nonresidential uses and
floodway. Allowing the second dwelling should have no impact on these
adjacent properties. There is sufficient space on the site to accommodate the
required parking. The code requires the property owner to occupy one of the
dwellings. The applicant has stated the accessory dwelling will be occupied by a
family member. Due to the size of the proposed accessory dwelling and the age
of the existing house, it is likely that separate utilities may be required. Staff sees
no problem with separate utilities at this location. The property is not located in a
subdivision and has no bill of assurance.
STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use permit subject to
compliance with the following conditions:
1. Compliance with the staff comments and conditions outlined in Sections 5
and 6 of the staff report.
2. One of the dwellings must be occupied by the property owner.
3. The accessory dwelling is to be occupied by a family member of the property
owner.
June 3, 2004
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-7635
4
PLANNING COMMISSION ACTION: (JUNE 3, 2004)
The applicant was present. There were no objectors present. Staff presented
the item and a recommendation of approval subject to compliance with the
conditions outlined in the “Staff Recommendation” above. There was no further
discussion.
The item was placed on the Consent Agenda and approved as recommended by
staff. The vote was 11 ayes, 0 noes and 0 absent.
June 3, 2004
ITEM NO.: 10 FILE NO.: Z-5756-C
NAME: Bowman Heights Shopping Center Revised Short-form PCD
LOCATION: 301-303 South Bowman Road
DEVELOPER:
John Rees
12115 Hinson Road
Little Rock, AR 72212
ENGINEER:
McGetrick and McGetrick Engineers
319 President Clinton Avenue
Little Rock, AR 72201
AREA: 2.33 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
CURRENT ZONING: PCD
ALLOWED USES: Limited to C-1, Neighborhood Commercial District uses, plus
an additional use of a video store
PROPOSED ZONING: Revised PCD
PROPOSED USE: The addition of seasonal outdoor display of playground equipment.
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
The site was zoned PCD by Ordinance No. 16,573, passed by the Little Rock Board of
Directors on January 18, 1994. This followed the public hearing at the Planning
Commission on November 16, 1993. The uses for the site were limited to those
contained in the schedule of permitted uses in the C-1, Neighborhood Commercial
District, plus an additional use, a video rental store. Additional conditions were: 1)
dumpster pickup was to be limited to 7:00 am to 6:00 pm; 2) no doors or windows were
to be allowed to the rear, east, side of the building (except emergency doors required by
the Fire Marshall; 3) a six foot high screening fence was to be erected along the top of
the retaining wall and continue along the retaining wall alignment twenty feet off the rear
property line; and, 4) evergreen plantings, which, when mature, would grow to a
minimum of fifteen feet in height, where to be planted in the twenty foot wide buffer strip
June 3, 2004
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-5756-C
2
along the rear, east, property line, and were to be planted to overlap to provide a solid
screening of the site from the east.
The applicant proposed to amend his approved PCD to both modify the site plan and to
add additional uses to the listing of approved uses at the March 14, 1996, Planning
Commission Public Hearing. The request was denied. The applicant proposed: 1) to
change the rear, east, landscape buffer from twenty feet in depth to eight feet in depth;
2) to construct an access drive behind (to the east of) the southernmost building and a
partial drive (50-feet from both the north and south ends of the building) behind the
northernmost building; 3) to change the square footage of the buildings on the site to a
total of 45,600 square feet in lieu of the 33,250 square feet previously approved (with
the southernmost building being 12,000 square feet in lieu of the 9,000 square feet
which was approved, and the northernmost building being two floors at 16,800 square
feet each, or 33,600 square feet total, in lieu of the 24,250 square foot building originally
approved, with its lower floor area having been 7,125 square feet and the upper floor
area having been 17,175 square feet); and 4) to add a restaurant use to the listing of
approved uses. The restaurant was proposed to be a “sit-down” restaurant.
The applicant also requested a waiver of required right-of-way dedication. The
previously approved plan included the dedication of five feet of additional right-of-way
along Bowman Road. During the Public Hearing process, the applicant amended his
request for the waiver of the required right-of-way indicating a dedication would be
made to the City if the amendment to the PCD were approved. As stated, the request
to amend the PCD was denied by the Commission.
A. PROPOSAL/REQUEST:
The applicant is now requesting to revise the previously approved planned
development to allow outdoor display of playground and exercise equipment.
The applicant currently has items displayed on the site under the building
overhang and also in parking spaces in front of the store and in the outer corner
of the parking lot. The applicant has indicated the displayed merchandise varies
with each season but the indicated locations on the site plan are the typical areas
of display. The applicant also has a delivery trailer located on the site with the
business logo displayed. The applicant is requesting permission to park the
trailer on the site.
B. EXISTING CONDITIONS:
The site contains a strip retail center developed with multiple commercial tenants.
Fitness Tech currently has outdoor display of playground equipment. A portion
of the equipment is located under the building overhang with the remainder
located in the parking lot. There is a trampoline located near the entrance drive.
The area to the south of the site also contains commercial uses, Linens and
Things and Best Buy. Across West Markham are commercial uses including
June 3, 2004
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-5756-C
3
restaurants and an auto repair shop. The area to the south of the site is
currently vacant. To the east of the site is the Birchwood Subdivision. The area
is build-out with single-family homes.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received no comment from area residents. The
Birchwood Neighborhood Association, all residents located within 300-feet of the
site and all property owners located within 200-feet of the site were notified of the
public hearing.
D. ENGINEERING COMMENTS:
Public Works:
1. No comment.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
Entergy: No comment received.
Center-Point Energy: Approved as submitted.
SBC: No comment received.
Central Arkansas Water: No objection.
Fire Department: Approved as submitted.
County Planning: No comment received.
CATA: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the I-430 Planning District. The
Land Use Plan shows Mixed Office Commercial for this property. The applicant
has applied for a revision of a Planned Commercial District for the outdoor
display of children’s play equipment.
The request does not require a change to the Land Use Plan.
June 3, 2004
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-5756-C
4
City Recognized Neighborhood Action Plan: The applicant’s property lies in the
area covered by the Walnut Valley Neighborhood Action Plan. There are no
goals or objectives that are relevant to this case.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (May 13, 2004)
Mr. Pat McGetrick was present representing the request. Staff stated the request
was to recognize playground equipment currently located on the site and not a
part of the previously approved site plan. Staff requested the applicant be more
specific on location and types of equipment to be located on the site. Mr.
McGetrick stated the playground equipment was seasonal and the merchandise
display was different depending on the season.
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 plan to staff addressing most of the issues
raised at the May 13, 2004 Subdivision Committee meeting. The applicant has
indicated on the proposed site plan locations of outdoor display of playground
and exercise equipment. The proposed location encumbers four parking spaces
in two locations. The applicant has indicated two parking spaces will be
encumbered directly in front of the business and two parking spaces will be
encumbered in the northwest portion of the parking lot near the northern parking
lot driveway. There is also under canopy display near the entrance to the
business in three locations.
The site contains 44,799 square feet of space. The site plan includes one
hundred twelve parking spaces. The typical minimum parking required for a
commercial development of this size would be one hundred forty-nine parking
spaces. Since the development was approved with less than the typical
minimum parking required for a commercial development staff does not feel it
wise to remove any of the available parking on the site.
Per the Zoning Ordinance commercial zoning allows for seasonal and temporary
sales, outside but the sales shall be permitted a maximum of four occasions per
year with a maximum of thirty days per event. (These events may be permitted
consecutively or as desired by the owner or occupant.) The outside display area
is allowed in an area equal to one-half of the façade area of the front of the
building.
June 3, 2004
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-5756-C
5
The Open Display District of the Zoning Ordinance (C-4) allows locations for
retail areas, which serve the needs of the motoring public and are characterized
by a high level of vehicular ingress and egress. In addition screening is required
so as the display area is not visible from adjoining lots.
Staff does not feel the location an appropriate location for an outdoor display
area. The approved Planned Commercial Development has a specific site plan,
which did not include any areas of outdoor display. Although, the permitted uses
are C-1, the site may not take advantage of the open display and season display
provision of the other commercial districts. The site is very tightly developed and
outdoor display would only add to the congestion on the site.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (JUNE 3, 2004)
Mr. Pat McGetrick was present representing the request. There were no registered
objectors present. Staff presented the item with a recommendation of denial. Staff
stated the request was to place seasonal playground equipment on the site and they did
not feel the site suitable for outdoor display.
Staff stated the site was currently under enforcement due to the placement of the
equipment on the site. The Commission questioned if the equipment was causing any
problems currently. Staff stated the parking lot was very congested and they did not
feel the placement of items in the parking lot was practical. Staff stated the existing
parking was not sufficient to meet the typical minimum parking demand for a retail
center of this type.
Mr. McGetrick stated the owner was requesting the placement of the playground
equipment in the indicated locations of the parking lot. He stated if the applicant could
not use the parking spaces indicated he would then request the ability to place the
equipment in the area in front of the building on the sidewalk. Mr. McGetrick stated the
location would be two under the awning in front of the store and one near the copula in
the plaza.
There was a general discussion concerning the proposed request. The Commission
asked Mr. McGetrick if he was amending his application. Mr. McGetrick indicated he
was amending the request to allow the placement of the playground equipment on the
site but not in the parking lot.
A motion was made to approve the request as filed. The motion carried by a vote of
8 ayes, 2 noes, 1 abstention (Commissioner Williams) and 0 absent.
June 3, 2004
ITEM NO.: 11 FILE NO.: Z-6090-A
NAME: Indiana Short-form PD-R
LOCATION: near 7300 Indiana Avenue
DEVELOPER:
Jim Harney
11200 Mara Lynn #2
Little Rock, AR 72211
ENGINEER:
McGetrick and McGetrick Engineers
319 President Clinton Avenue
Little Rock, AR 72201
AREA: 0.32 Acres NUMBER OF LOTS: 2 FT. NEW STREET: 0
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-R
PROPOSED USE: Duplex housing
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
On March 14, 1996, the Planning Commission denied a request for a Conditional Use
Permit to place a double-wide manufactured home on this site.
A. PROPOSAL/REQUEST:
The applicant proposes the construction of two duplex units; each on individual
lots. The units will share a common drive from Indiana Avenue and the proposed
parking is located in the rear of the structures. The applicant has indicated five
parking spaces per structure. The building footprint will be approximately 1,024
square feet and the building is proposed as a two story building.
June 3, 2004
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-6090-A
2
The proposed site plan includes a reduced side yard setback of five feet on the
eastern and western lot lines of the proposed development. As indicated the
development will share an 18-foot private drive and access easement to access
the proposed parking.
B. EXISTING CONDITIONS:
The neighborhood is comprised of single-family, two-family and multi-family
residential uses and zonings. The property immediately to the west is zoned R-2
and contains a single-family residential structure with several two-family
residences further west (zoned R-4). The property immediately east of this site is
zoned R-2 and contains a single-family residential structure. The property further
east is zoned R-4/R-5 and contains two-family and multi-family residential uses.
The properties to the north of this site are zoned R-5/R-2 and contain a mixture
of single-family, two family and multi-family residential uses as well as a pre-
school.
The property to the south, across Indiana Avenue, is zoned R-4 and contains
two-family residences.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one informational phone call from an area
resident. The Meriwether Neighborhood Association, all residents located within
300-feet of the site and all property owners located within 200-feet of the site
were notified of the public hearing.
D. ENGINEERING COMMENTS:
Public Works:
1. A shared driveway access easement should be platted with the proposed
development.
2. The proposed right-of-way dedication meets Master Street Plan requirements.
3. Provide design of street conforming to the Master Street Plan. Construct one-
half street improvement to the street.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
Entergy: No comment received.
Center-Point Energy: Approved as submitted.
June 3, 2004
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-6090-A
3
SBC: No comment received.
Central Arkansas Water: If units do not have individual water meters,
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 992-2431 if you would like to discuss backflow prevention requirements
for this project. Contact Central Arkansas Water at 992-2438 for additional
details.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department at 918-3752 for additional information.
County Planning: No comment received.
CATA: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the West Little Rock Planning
District. The Land Use Plan shows Low Density Residential for this property.
The applicant has applied for a Planned Residential Development for the location
of duplexes.
The request does not require a change to the Land Use Plan.
City Recognized Neighborhood Action Plan: The applicant’s property lies in the
area covered by the Midtown Neighborhood Action Plan. The Housing goal
states: To maintain and enhance overall quality and value of housing. There are
no objectives that fit this application.
Landscape: The plan submitted does not provide for the required nine-foot wide
land use buffer east and west of the proposed structure. However, since the
duplex-zoned property only requires a five-foot side yard setback, staff believes
the extra buffer width may be deemed unnecessary.
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 eastern
and western perimeters.
June 3, 2004
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-6090-A
4
G. SUBDIVISION COMMITTEE COMMENT: (May 13, 2004)
Mr. Jim Harney and Mr. Pat McGetrick were present representing the request.
Staff stated the request was to place two duplex units on two individual lots.
Mr. Harney stated the request also indicated the placement of the parking in the
rear of the structure to allow the units to maintain a single-family character.
Mr. Harney also stated the units would possibly be two story units and indicated
a maximum building height of 35-feet.
Public Works Comments were addressed. Staff stated a shared driveway
access easement should be platted with the proposed development.
Mr. McGetrick stated a deed instrument would be filed to resolve any potential
problems. Staff also noted one-half street improvements would be required.
Landscaping comments were addressed. Staff stated screening would be
required along the eastern and western perimeters of the site. Mr. Harney stated
this would be addressed.
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 plan to staff addressing most of the issues
raised at the May 13, 2004 Subdivision Committee meeting. The applicant has
indicated on the proposed site plan the maximum building height of two story and
thirty-five feet in height. The applicant has also indicated parking in the rear of
the structure. The site plan includes a total of ten parking spaces or five spaces
per unit. The typical minimum parking required for two-family dwellings is one
and one-half spaces per unit or six parking spaces. The indicated parking is
more than adequate to meet the minimum parking demand per the ordinance.
The proposed site plan indicates the shared driveway as an access easement.
The applicant has indicated a deed instrument will be filed to dedicate the access
easement and avoid any potential inconveniences or disputes concerning
access.
The applicant has indicated dedication of right-of-way and street improvements
will be put in place for Indiana Street per the Master Street Plan. Staff is
supportive of the indicated improvements.
Staff is supportive of the proposed request. The applicant has indicated a five-
foot side yard setback and land use buffer. The ordinance typically requires a
land use buffer of nine feet between single-family and multi-family uses. Staff
June 3, 2004
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z-6090-A
5
does not feel the required nine-foot buffer is necessary. To the north of the site
is R-5 zoned property and to the south of the site is R-4 zoned property.
Typically duplex-zoned property only requires a five-foot side yard setback. The
applicant has indicated a six-foot high opaque screen, either a wooden fence
with its face side directed outward, a wall or dense evergreen plantings, along
the sites eastern and western perimeters on the proposed site plan. Staff feels
with the screening this will negate any negative impacts of the reduced buffering.
To staff’s knowledge there are no other outstanding issues associated with the
proposed request. Staff feels if the development is constructed as proposed the
development will have minimal to no adverse impact on adjoining properties.
The area has a mixture of residential types ranging from single-family to large
apartment complexes. Staff feels the addition of two duplex units is an
appropriate use for the site.
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.
PLANNING COMMISSION ACTION: (JUNE 3, 2004)
Mr. Pat McGetrick and Mr. Jim Harney were present representing the request. 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 staff report.
Staff also stated the request would take a waiver of the By-laws with regard to
notification both for delivery of notices and the time frame for notification. A motion was
made to waive the By-laws with regard to notification. The motion carried by a vote of
11 ayes, 0 noes and 0 absent.
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 11 ayes, 0 noes and 0 absent.
June 3, 2004
ITEM NO.: 12 FILE NO.: Z-6178-H
NAME: Stagecoach Village Office Park Revised PCD
LOCATION: On the Northwest corner of Stagecoach Village Drive and Stagecoach
Road
DEVELOPER:
Finley and Company
9222 Stagecoach Road
Little Rock, AR 72210
ENGINEER:
White Daters and Associates
#24 Rahling Circle
Little Rock, AR 72223
AREA: 3.23 Acres NUMBER OF LOTS: 6 FT. NEW STREET: 0
CURRENT ZONING: POD and R-2, Single-family
ALLOWED USES: Selected Office and Commercial Uses and
Single-family residential
PROPOSED ZONING: Revised POD
PROPOSED USE: Selected C-2 permitted Uses and O-3 permitted uses.
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
A Planned Commercial Development and the Stagecoach Village plat were created in
September of 2000. The Plat contained four (4) lots. On September 5, 2000, the
Board of Directors approved Ordinance No. 18,342 establishing Stagecoach Village (Lot
4) Short-form PCD. The applicant proposed to construct a 3,600 square foot branch
bank building and a 9,000 square foot commercial building and 54 parking spaces. At
the time of approval, the applicant proposed to convert the bank building into a
commercial building (C-2 uses) if a bank tenant could not be secured. The site plan
was later revised (June 26, 2001) at a Staff level to remove the bank building from the
site plan and the commercial building square footage was increased to 10,800 square
June 3, 2004
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-6178-H
2
feet. The applicant proposed the building to be used as 80% commercial (C-2 uses)
and 20% office (general and professional).
The hours of operation were proposed at 8:00 am to 10:00 pm Monday through
Saturday and 10:00 am to 6:00 pm on Sunday.
The sign area approved for Lot 4 was to be a maximum of eight (8) feet in height and
eighty (80) square feet in area. The sign was to be a monument style ground mounted
sign.
On March 21, 2000, the Board of Directors passed Ordinance No. 18,234, which
rezoned Lot 2 from R-2 to PCD. C-2 permitted uses were approved for the property,
with the uses for the entire development being tied to the preliminary plat application.
As a part of the proposal the applicant proposed to utilize the existing 3,230 square foot
building on Lot 2 and construct 15 parking spaces to serve the building. The applicant
also proposed to utilize the existing driveway from Stagecoach Road to serve Lot 2
temporarily, until the new street for this subdivision was constructed. At that time the
existing driveway would be closed and a shared drive between Lots 2 and 3 would be
used. The timing of the new street construction was tied to the preliminary plat and the
final platting of Lot 3 or 4, or the development of the larger single-family tract.
Ordinance No. 18,340 rezoned Lot 2 from PCD to POD and was approved by the Little
Rock Board of Directors on September 5, 2000. The applicant requested O-3 uses as
permitted uses for Lot 2. (The applicant requested C-2 permitted uses for Lots 1 and 4
and O-3 permitted uses for Lots 2 and 3.) The applicant also agreed to a single-ground
mounted monument style sign six (6) feet in height and a maximum of sixty-four (64)
square feet in area to be constructed on Lot 2.
The hours of operation for Lot 2 were approved as 8:00 am to 9:00 pm and there were
to be no external pay phones, ice machines, vending machines or speakers. The
applicant was to remove the existing access drive from Stagecoach Road to Lot 2 when
Stagecoach Village Drive was constructed. The area was to be replaced with
landscaping.
Ordinance No. 18,836 adopted by the Little Rock Board of Directors on March 18, 2003,
amended the PCD related to signage. The applicant requested to recognize the
existing pole mounted sign located on Lot 4 along with Subdivision identification signs
located on Lots 2 and 4. The applicant also requested a ground mounted monument
style sign to be located on Lots 2 and 4. The approved signage has not been installed
on Lot 2.
The signage plan consisted of Stagecoach Village Subdivision identification signs (one
located on the northeast corner of Lot 2 on Stagecoach Village Drive and one located
on Lot 4 on the southeast corner of Stagecoach Village Drive) and an existing pole
June 3, 2004
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-6178-H
3
mounted backlit tenant identification sign located on Lot 4. The applicant proposed to
light the sign from 8:00 am to 10:00 pm Monday through Saturday and 10:00 am to 6:00
pm on Sunday.
The applicant also requested a six (6) foot by sixty-four (64) square foot ground
mounted monument style sign for the future uses of Lot 2.
A. PROPOSAL/REQUEST:
The applicant proposes to revise the previously approved PCD to allow the
redevelopment of the site and to expand the area to include properties to the
north and west under the applicant’s ownership previously indicated as proposed
Lots 1 and 3. The applicant is requesting to subdivide the property into smaller
office tracts with a common parking area. The applicant will utilize one common
trash container that would allow waste management to pick-up just once a week.
The applicant has indicated the maximum building envelope on the proposed site
plan for Lots 3A through 3D. The applicant has also indicated the total square
footage will be based on the available parking. The applicant is requesting O-3,
General Office District uses as allowable uses for the proposed lots.
The proposed site plan also includes a maximum building area for proposed Lot
1 of the development. The applicant has indicated the development of the site
will be consistent with uses allowed per the C-2, Shopping Center District.
The proposed request includes leaving the existing office building located on Lot
2. The applicant has requesting O-3 uses as alternative uses for the site.
B. EXISTING CONDITIONS:
Lot 4 of the site is developed as a strip retail center, Lot 2 contains a real estate
office use and Lots 1 and 3 are currently vacant. On Lot 4 there are seven bays
with four being occupied with a mixture of small-scale retail uses (cleaners,
Subway, beauty supply, gift shop). A Planned Development for Residential uses
has been approved to the west of the site and is currently under construction.
The site has parking located both in front and rear of the building. Access to the
site is taken from a single access point from Stagecoach Village Drive.
C. NEIGHBORHOOD COMMENTS:
As of this writing, Staff has received one phone call from an area resident. The
Otter Creek Homeowners Association, Southwest Little Rock United for
Progress, all property owners within 200 feet of the site and all residents, who
could be identified, within 300 feet of the site were notified of the Public Hearing.
June 3, 2004
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-6178-H
4
D. ENGINEERING COMMENTS:
Public Works:
1. The standard conditions shown on the proposed plan as “Public Works
Notes” apply to the project.
2. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31.210. Driveway location on
Stagecoach Village Drive is too close to the intersection.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easement is service is
required for the project to serve all the proposed lots. Contact Little Rock
Wastewater Utility at 688-1414 for additional information.
Entergy: No comment received.
Center-Point Energy: Approved as submitted.
SBC: Approved as submitted.
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 connection(s) will apply to this project in addition to normal
charges. This fee will apply to all connections off the main parallel to Stagecoach
Road, including metered connections off a private fire system. A water main
extension and additional fire hydrant(s) will be required. Contact the Little Rock
Fire Department to obtain information regarding the required placement of the
hydrant(s) and contact Central Arkansas Water regarding procedures for
installation of the water facilities. If there are facilities that need to be adjusted
and/or relocated, contact Central Arkansas Water. That work would be done at
the expense of the developer. This development will have minor impact on the
existing water distribution system. Proposed water facilities will be sized to
provide adequate pressure and fire protection. Contact Central Arkansas Water
at 992-2438 for additional details.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department at 918-3752 for additional information.
County Planning: No comment received.
CATA: No comment received.
June 3, 2004
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-6178-H
5
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Otter Creek Planning District.
The Land Use Plan shows Mixed Use for this property. The applicant has
applied for a revision of a Planned Commercial Development for subdividing
proposed Lot 3 into four lots with O-3 uses as allowed uses and recognizing Lot
1 with C-2 allowable uses.
The request does not require a change to the Land Use Plan. The preliminary
plat for this area dictated that Lots 1 and 4 will have C-2 uses and Lots 2 and 3
will have O-3 uses. That mix of uses combined with the residential uses to the
west will provide the “mix’ of uses.
City Recognized Neighborhood Action Plan: The applicant’s property lies in the
area covered by the Otter Creek Neighborhood Action Plan. The Office and
Commercial Development Goal listed an objective: To promote commercial and
office development that meets the needs of area residents for shopping and
services, maintain as much of the existing topography, trees, and green space as
possible, and enhances the primarily residential character of the community. An
action statement listed under that objective: Aggressively using Planned Zoning
Districts to influence more neighborhood-friendly and better quality
developments. A second action statement states to require that businesses be
accessed by loop streets to minimize curb cuts and allow for attractive
landscaping.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (May 13, 2004)
Mr. Randy Fraizer and Mr. Joe White were present representing the request.
Staff stated the request was to revise a previously approved PCD to allow an
expansion of the originally approved area. Staff stated the new site plan would
include development of four lots to the west currently zoned R-2, Single-family.
Mr. Fraizer stated the applicant was requesting O-3, General Office District uses
for proposed Lots 3A – 3D. Staff noted this was previously indicated as a part of
the applicant’s overall development plan.
Public Works comments were addressed. Staff stated the previously approved
driveways were more acceptable and caused less conflict. Mr. Fraizer stated he
would meet with staff to address this concern.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
June 3, 2004
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-6178-H
6
H. ANALYSIS:
The applicant submitted a revised plan to staff addressing most of the issues
raised at the May 13, 2004, Subdivision Committee meeting. The applicant has
indicated a maximum building height of thirty-five feet for proposed Lots 3A – 3D.
The applicant has also indicated O-3, General Office District uses as allowable
uses for proposed Lots 3A – 3D. The proposed hours of operation are from 8:00
am to 6:00 pm Monday through Saturday.
The applicant has indicated the maximum building envelope on the proposed site
plan for Lots 3A through 3D. The applicant has also indicated the total square
footage will be based on the available parking. The typical minimum parking
required for an office development would be one space per four hundred square
feet. The total building area for Lot 3A is indicated as 8,800 square feet. This
would typically require twenty-two parking spaces. The proposed site plan
indicates twenty-two parking spaces.
Proposed Lot 3B indicates a maximum building area of 4,800 square feet and
twelve parking spaces, proposed Lot 3C indicates a maximum building area of
6,000 square feet and fifteen parking spaces and Lot 3D indicates a maximum
building area of 6,000 square feet and fifteen parking spaces. The indicated
parking for each of the proposed lots is adequate to meet the typical minimum
parking demand.
The applicant will utilize one common trash container that would allow waste
management to pick-up just once a week. The applicant has indicated the
location of the trash container on the proposed site plan along with a note
concerning the proposed screening. The applicant has indicated the screening
will be placed at least two feet above the finished height of the container on at
least three sides with a gate opening located in the front of the container. Staff is
supportive of the proposed dumpster and the indicated screening of the
dumpster.
The proposed site plan also includes a maximum building area for proposed Lot
1 of the development. The applicant has indicated the development of the site
will be consistent with uses allowed per the C-2, Shopping Center District. Upon
securing a use for the site the applicant will amend the site plan to include all the
required improvements such as parking lot layout, landscaping and building
location.
The proposed request also includes leaving the existing office building located on
Lot 2. The applicant is requesting O-3 uses as alternative uses for Lot 2. The
site plan also includes leaving the existing drive on Stagecoach Village Drive and
allowing the drive to function as a right-in/right-out only drive. Staff is not
June 3, 2004
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-6178-H
7
supportive of this request. Staff feels the drive is located too close to the
intersection and will cause traffic conflicts.
In addition the applicant has indicated a proposed driveway along the lots lines of
Lots 1 and 2 entering and exiting onto Stagecoach Road. The previously
approved plan indicated a driveway along the north property line of Lot 1. Staff
feels the previous location of the drive is more acceptable. The existing drive is
located only 105 feet from the intersection. The drive along the north property
line allows approximately 250 feet from the intersection, more in line with
ordinance requirements for driveway spacing.
Staff is supportive of the proposed development of the lots but not of the
proposed driveway locations. Staff feels the applicant’s request to revise the
previously approved PCD to allow the redevelopment of the site and to expand
the area to include properties to the north and west under the applicant’s
ownership is consistent with the overall development plan reviewed in September
2000. The applicant’s request to subdivide the property into smaller office tracts
should have minimal impact on the adjoining properties. Staff does however
recommend the driveway locations be indicated at the locations indicated on the
previous development plan dated September 2000.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request as filed.
PLANNING COMMISSION ACTION: (JUNE 3, 2004)
Mr. Joe White and Mr. Randy Fraizer were present representing the request. 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 staff report. Staff noted the applicant had removed the
eastern most drive on Stagecoach Village Drive and Staff was now supportive of the
driveway placement between Lots 1 and 2 on Stagecoach Road.
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 11 ayes, 0 noes and 0 absent.
June 3, 2004
ITEM NO.: 13 FILE NO.: Z-6957-B
NAME: Boen Center Addition Short-form PD-C
LOCATION: on Remington Drive, Lots 12 and 13 Boen Center Addition
DEVELOPER:
Boen Enterprises LLC
10912 Colonel Glenn Road
Little Rock, AR 72204
ENGINEER:
McGetrick and McGetrick Engineers
319 President Clinton Avenue
Little Rock, AR 72201
AREA: 3.63 Acres NUMBER OF LOTS: 2 FT. NEW STREET: 0
CURRENT ZONING: O-3, General Office District
ALLOWED USES: Offices and associated administrative, executive and
professional uses in new and existing structure together
with specified institutional and accessory uses
PROPOSED ZONING: PD-C
PROPOSED USE: Hotel – 120 Rooms
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
The applicant proposes to rezone the site to Planned Development –
Commercial to allow the development of the site as a 120-room hotel facility.
The applicant has indicated the proposed facility will contain 126 parking spaces
and be a five-story structure with a maximum height of sixty feet. The applicant
has proposed signage on each end of the proposed building and one
freestanding sign to be located adjacent to I-430. The proposed site plan
indicates there will not be any amenities associated with the proposed
development such as meeting facilities, a bar or restaurant.
June 3, 2004
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-6957-B
2
B. EXISTING CONDITIONS:
The site is tree covered sitting above the end of Remington Drive, a recently
constructed cul-de-sac. Remington Drive has been constructed with curb and
gutter. Sidewalks are in place along a large portion of the roadway.
Remington College is located to the south of the site sitting somewhat below the
proposed site elevation. To the north of the site is vacant C-3 and C-4 zoned
property. An automobile dealership is proposed for the C-4 zoned property.
Other uses in the area include single-family located along Talley Road and a
scattering of single-family homes is also located along nearby Colonel Glenn
Road. Also located along Colonel Glenn Road are a number of non-residential
uses including office uses, restaurant uses and office warehouse uses. To the
east of the area accessed from Stagecoach Road is a water treatment facility
owned by Central Arkansas Water.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received no comment from area residents. The
Stagecoach Dodd Neighborhood Association, the John Barrow Neighborhood
Association, all residents located within 300-feet of the site and all property
owners located within 200-feet of the site were notified of the public hearing.
D. ENGINEERING COMMENTS:
Public Works:
1. Master Street Plan improvements to Talley, Remington, and Colonel Glenn
Road have not been completed and accepted by Public Works for public
maintenance.
2. 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.
3. A Sketch Grading and Drainage Plan will be required per Section 29-186 (e)
with this action. Indicate maximum cut and fill.
4. Storm water detention ordinance applies to this property. Show the proposed
location of storm water detention facilities on the plan.
5. Hauling of fill material on or off site over municipal streets and roads requires
approval prior to a grading permit being issued. Contact Public Works Traffic
Engineering at 621 S. Broadway, (501) 379-1817 (Derrick Bergfield) for more
information.
June 3, 2004
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-6957-B
3
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required, with easements, if service is
required for the project. A Capacity Contribution Analysis is required. Contact
Little Rock Wastewater Utility at 688-1414 for additional information and details.
Entergy: No comment received.
Center-Point Energy: Approved as submitted.
SBC: Approved as submitted.
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. This fee will apply to all meter connections including any
metered connections off the private fire system. Please submit four copies of the
plans for the fire protection system to Central Arkansas Water for review. Contact
Central Arkansas Water regarding procedures for installation of fire service.
Approval of plans by the Arkansas Department of Health Engineering Division
and Little Rock Fire Department is required. Fire sprinkler systems which do not
contain additives such as antifreeze shall be isolated with a double detector
check valve assembly. If additives are used, a reduced pressure zone backflow
preventer shall be required. 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 992-2438 for additional details.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department at 918-3752 for additional information.
County Planning: No comment received.
CATA: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the 65th Street West Planning
District. The Land Use Plan shows Suburban Office for this property. The
applicant has applied for a Planned Development Commercial for a hotel.
The request does not require a change to the Land Use Plan.
June 3, 2004
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-6957-B
4
City Recognized Neighborhood Action Plan: The applicant’s property lies in the
area covered by the Pecan Lake, Stagecoach Dodd Neighborhood Action Plan.
The Zoning and Land Use Goal states: Maintain and encourage single-family
and low density residential developments in the residential area of the
neighborhood, while encouraging responsible non-residential development in
area currently reserved for such uses on the Future Land Use Plan. An objective
of that goal is to: Protect the residential integrity of the neighborhood by
maintaining adequate separation or sufficient buffering between residential and
non-residential uses. The action statement states to: Encourage new non-
residential development west of Shackleford Road and north of David O. Dodd
Road.
Landscape: The proposed width of a small section of the landscape buffer along
Interstate 430 is less than the 30-feet required by both the zoning and landscape
ordinances.
A minimum of eight percent (3170 square feet) of the interior of the vehicular use
area must be landscaped with interior islands of at least 150 square feet in area
and 7 ½ feet in width. Interior landscaping should be generally distributed
throughout the vehicular use area.
A three-foot wide building-landscaping strip is required between the public
parking areas and building (or in the general area). There is considerable
flexibility with this requirement.
An irrigation system to water landscaped areas will be required.
Prior to obtaining a building permit, it will be necessary to provide a landscape
plans stamped with the seal of a Registered Landscape Architect.
The plan submitted indicates there will be large areas, especially along the
northern one-fourth of the property that will remain undisturbed. If this is the
case, the areas to be preserved should be indicated on the plan. The City
Beautiful Commission recommends the preservation of as many trees as feasible
on this tree-covered property. Extra credit toward fulfilling landscape ordinance
requirements can be given when properly preserving trees of six-inch caliper or
larger. Trees to be preserved must be protected out to the dripline with
protective temporary fencing.
G. SUBDIVISION COMMITTEE COMMENT: (May 13, 2004)
Mr. Pat McGetrick was present representing the request. Staff stated the site
was currently zoned O-3, General Office District and the applicant was
requesting to develop the site with a 120 room hotel facility through a planned
June 3, 2004
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-6957-B
5
development. Staff questioned if there would be any amenities located within the
facility such as a bar, restaurant or meeting facilities. Mr. McGetrick stated there
would not be any amenities. Staff also questioned access easements, which had
been indicated on the previously approved preliminary plat. Mr. McGetrick stated
the access easements would not be utilized to access the indicated lots. He
stated access to the site would be from Remington Drive.
Public Works comments were addressed. Staff stated a grading permit would be
required prior to construction. Staff also stated the storm water detention
ordinance would apply to the site. Staff stated a plan for hauling of fill materials
would also be required prior to construction and approved prior to the grading
permit being issued.
Landscaping comments were addressed. Staff noted the proposed width of the
landscape buffer along I-430 did not meet the minimum ordinance requirement.
Staff also noted the interior landscaping was not adequate to meet minimum
ordinance requirement. Mr. McGetrick stated he would review each of the areas
and revise the plan according.
Staff also requested the applicant provide on the site plan areas which would
remain undisturbed. Staff stated the dripline of the trees must be protected to
receive credit.
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 plan to staff addressing most of the issues
raised at the May 13, 2004 Subdivision Committee meeting. The applicant has
indicted the facility will not contain a bar, restaurant or meeting facility. The
applicant has also indicated there are no access easements along the lot lines to
the previously approved lots to the north. The development will take access
solely from Remington Drive.
The applicant has indicated on the site plan an area of mature trees, which will
be maintained. The revised site plan indicates a thirty foot landscape strip along
I-430 as required by City ordinances. The applicant has also indicated interior
landscape islands sufficient to meet the minimum ordinance requirements.
The applicant has indicated the development will be a one hundred twenty room
hotel facility five stories in height with a maximum building height of sixty feet.
Although the applicant is requesting a rezoning of the site to PD-C the site is
currently zoned O-3, General Office District as is the property in the immediate
area. The typical allowed building height for an O-3, General Office District
June 3, 2004
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-6957-B
6
zoned property is sixty feet with proper setbacks. Staff is supportive of the
indicated building height.
The applicant has indicated one hundred twenty-six parking spaces on the
proposed site plan. The typical minimum parking required for a hotel facility is
one space per guestroom, plus an additional ten percent of the total of all parking
spaces required for developments larger than twenty rooms for employees and
non-guest users patronizing meeting rooms, restaurants and other facilities. The
typical minimum parking required for the development would be one hundred
thirty-two spaces. Staff feels the proposed parking is adequate to meet the
parking demand. The applicant has indicated there will not be any amenities
such as meeting facilities, restaurants or other facilities contained within the
development.
The applicant has indicated signage will be placed on each end of the building.
The applicant has indicated the signage will be approximately eight feet by
thirteen feet. The applicant has also indicated one freestanding sign and a
maximum of twenty-five feet in height. The applicant has indicated the sign area
will be consistent with signage allowed in commercial zones or a maximum of
one hundred sixty square feet in area. The ordinance typically allows one wall or
mansard sign not to exceed ten percent in aggregate sign areas of the
occupant’s façade. The typical wall signage allowed would be one end of the
building and one hundred forty four square feet in sign area. The applicant has
indicated one hundred four square feet of sign area on each end of the building.
The pole height of the applicant’s request for ground-mounted signage is less
than the ordinance typically allows. The maximum height allowed in commercial
zones is thirty-six feet in height. The applicant has indicated twenty-six feet in
height. Staff is supportive of the applicant’s requested signage.
The applicant has indicated on the proposed site plan the proposed dumpster
location along with a note concerning the required screening. The applicant has
indicated the dumpster will be located on the southern portion of the site with a
wood fence or block screen eight feet in height and a wooden gate. Staff is
supportive of the proposed location of the proposed dumpster.
Staff is supportive of the proposed development. The area to the north of the site
is zoned C-4, Open Display District and C-3, General Commercial District while
the property immediately adjacent to the site is zoned O-3, General Office
District. Staff does not feel the placement of a hotel facility on the site will
adversely impact 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.
June 3, 2004
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-6957-B
7
PLANNING COMMISSION ACTION: (JUNE 3, 2004)
Mr. Pat McGetrick was present representing the request. 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 staff report.
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 11 ayes, 0 noes and 0 absent.
June 3, 2004
ITEM NO.: 14 FILE NO.: Z-7258-A
NAME: Rose Street Revised Short-form PD-R
LOCATION: 321-325 Rose Street
DEVELOPER:
Christopher Heller
2000 Regions Center
400 West Capitol
Little Rock, AR 72201
ENGINEER:
Donald W. Brooks
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.16 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
CURRENT ZONING: PD-R
ALLOWED USES: Multi-family - Triplex
PROPOSED ZONING: Revised PD-R
PROPOSED USE: Multi-family Triplex and construction of covered parking
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
Ordinance No. 18,737 adopted by the Little Rock Board of Directors on September 3,
2002 rezoned the site from R-4 to PD-R to allow the redevelopment of the structure
located at 321 Rose Street into a triplex. The site was built as a two-story structure in
the 1970’s with two units on the main level and two units on the lower level, at walkout
level. The lower units were stubbed for wastewater but were never completed. The
building functioned as a duplex unit since construction.
The applicant proposed no additional footprint expansion and no additional exterior
construction. Concrete patios were poured for the lower units and the proposal included
a six (6) foot privacy fence to separate the outdoor living spaces.
June 3, 2004
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-7258-A
2
The applicant proposed to place two parking spaces to the south of the structure, which
would be accessed by the functioning alley, and two spaces adjacent to C Street. The
new parking pad adjacent to C Street would require a curb cut. The parking cover over
the alley spaces was to remain but would be rehabbed.
The applicant proposed a six (6) foot wood privacy fence along the east property line
and a four (4) foot wrought iron fence along the right-of-way line and adjacent to the
parking pad on the south side of the property. The applicant proposed landscaping
along the rear property line and installation of sod in the front yard, adjacent to Rose
Street.
A. PROPOSAL/REQUEST:
The applicant now proposes the construction of a 20-foot by 20-foot carport
structure over the existing parking pad adjacent to “C” Street. The applicant has
indicated a garage is attached to the south end of the property for the tenant
residing at 321 Rose Street. There is also a two-car cement-parking pad on the
north end of the property for the tenants residing at 323 and 325 Rose Street.
The applicant has indicated these two tenants have both suffered significant
damage to their cars from debris falling from a large tree in the neighbor’s yard to
the east which overhangs their parking pad.
The applicant has indicated his intent is to construct an open-air carport with vinyl
siding and a singled roof to match the existing triplex. The applicant has
indicated his intent is to construct a structure which will not detract from the
architecture of the area.
B. EXISTING CONDITIONS:
The site is a functioning triplex with one unit on the main level and two units on
the lower level. The area is a mixture of single family and multi-family structures
on R-2 and R-4 zoned properties. The alley running east to west beside the
structure is a functioning alley and has recently been resurfaced. The street is a
typical Hillcrest residential city street with curb and gutter and no sidewalks on
the site adjacent to the applicant’s property.
C. NEIGHBORHOOD COMMENTS:
All residents within 200 feet of the site, the Hillcrest Residents Neighborhood
Association and all residents, who could be identified, within 300 feet of the site
were notified of the Public Hearing. As of this writing, staff has received several
phone calls requesting additional information from the area residents.
June 3, 2004
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-7258-A
3
D. ENGINEERING COMMENTS:
Public Works:
1. No comment.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
Entergy: No comment received.
Center-Point Energy: Approved as submitted.
SBC: No comment received.
Central Arkansas Water: No objection.
Fire Department: Approved as submitted.
County Planning: No comment received.
CATA: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Heights Hillcrest Planning
District. The Land Use Plan shows Single Family for this property. The applicant
has applied for a revision of a Planned Development Residential to add covered
parking.
The proposal does not have a significant impact on the Land Use Plan, which
would necessitate a Plan Amendment.
City Recognized Neighborhood Action Plan: The applicant’s property lies in the
area covered by the Hillcrest Neighborhood Action Plan. The plan contains an
actions statement in the chapter on Zoning and Land use, which calls for allowing
no more that eight dwelling units per residential structure.
Landscape: The width of the proposed land use buffer east of the proposed
parking area must be increased to a minimum of six feet nine inches. This takes
into account the reduction allowed within the designated mature area.
June 3, 2004
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-7258-A
4
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 eastern
perimeter.
G. SUBDIVISION COMMITTEE COMMENT: (May 13, 2004)
The applicant was not present. Staff stated the request was to add a covered
structure over an existing parking pad. Staff stated there were few outstanding
technical issues related to the request. Staff stated they would meet with the
applicant prior to the Commission meeting to resolve any outstanding technical
issues.
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 did not need to submit a revised site plan to staff following the
May 13, 2004 Subdivision Committee meeting. The applicant has however
provided staff with the required additional information concerning staff’s concerns
of landscaping. The applicant has indicated the landscaping is in place and
measures a minimum of six feet nine inches. Staff also requested the applicant
provide a fence or dense evergreen plantings along the eastern property line to
screen the adjoining single-family homes. The applicant has indicated screening
is in place in this area.
The applicant is requesting the addition of a twenty-foot by twenty-foot structure
to cover an existing parking pad. The applicant has indicated the tenants are
concerned for the safety of their automobiles with a large oak tree located on the
adjoining property and overhanging the parking pad. Staff is sympathetic to the
tenants concern but staff does not feel the addition of a covered parking structure
appropriate for the indicated location. The applicant has indicated the structure
will be located adjacent to “C” Street, at the property line. Even though the
structure will be an open structure, staff feels the placement of the structure in
this location could cause visibility problems at the intersection of Rose and “C”
Streets. In addition staff does not feel the structure is architecturally compatible
with the area. If covered parking is located in the area, for the most part, the
parking is located off the alley.
Staff is not supportive of the proposed request for two primary reasons;
architecture and safety concerns. The streets in the area are typical Hillcrest
Streets, narrow roadways with an abundance of street parking. The area is
plagued with employee parking from UAMS adding to the residential street
parking. Staff believes to add this structure to the site will add visual clutter to
the site thus distracting sight distance at the intersection.
June 3, 2004
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z-7258-A
5
Staff also feels the proposed structure is out of character with the neighborhood.
There are a few homes located in the area which do have covered parking in the
front yard area but for the most part the area exercises street parking and garage
parking off the alley. As stated staff is not supportive of the request and does
not feel the covered parking structure should be allowed on the site.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (JUNE 3, 2004)
The applicant was not present. There were no registered objectors present. Staff
stated the applicant had failed to notify property owners as required by the Planning
Commission By-Laws. Staff presented a recommendation the item be deferred to the
July 15, 2004, Public Hearing.
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 11 ayes, 0 noes and 0 absent.
June 3, 2004
ITEM NO.: 15 FILE NO.: Z-7589-A
NAME: Miller Short-form PD-C
LOCATION: 4724 West 12th Street
DEVELOPER:
Larry Miller, Sr.
1910 Franklin Street
Little Rock, AR 72204
ENGINEER:
Garver Engineer
1010 Battery Street
Little Rock, AR 72204
AREA: 0.32 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
CURRENT ZONING: C-3, General Commercial District
ALLOWED USES: Broad range of retail uses except those involving outdoor display
PROPOSED ZONING: PD-C
PROPOSED USE: Automobile dealership
VARIANCES/WAIVERS REQUESTED: A five-year deferral of street improvements to
Madison Street.
BACKGROUND:
An application was heard by the Little Rock Planning Commission at their April 8, 2004,
Public Hearing requesting a rezoning of this site from C-3, General Commercial District
to C-4, Open Display District. The rezoning was proposed in order to develop a used
car business on the property. Two (2) concrete pads exist on the property, where
buildings were once located. The plan indicated a paved alley along the north property
line. The plan also indicated an existing driveway apron from West 12th Street. The
item was withdrawn at the Commission meeting after a discussion concerning the plan
for the property by the applicant would not be binding for other future owners of the
property, given the fact that straight C-4, Open Display District zoning was being
June 3, 2004
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-7589-A
2
requested. The applicant withdrew his request for C-4, Open Display District zoning
and refiled the application as a planned development as suggested at the Commission
meeting.
A. PROPOSAL/REQUEST:
The site is located at 4724 West 12th Street and is currently zoned C-3, General
Commercial District. The applicant is proposing to utilize the site as a used car
automobile dealership. The applicant has indicated the days and hours of
operation will be Monday through Saturday from 8:30 am to 7:00 pm and Sunday
from 1:00 pm until 5:00 pm. The applicant has indicated three employees will
report to the site daily, one manager, one secretary and one sales person.
The proposed site plan includes a five-foot metal tubing fence at the front (south)
side of the property adjacent to West 12th Street and along the west property line
(Madison Street). The site plan indicates a six-foot chain link fence along the
north property line and a six-foot wood privacy fence along the east property line.
The site plan includes the placement of a dumpster on the site as well as the
construction of approximately 624 square feet of buildings. The site will contain a
12-foot by 12-foot office and a 20-foot by 24-foot garage.
B. EXISTING CONDITIONS:
The property is undeveloped with two (2) concrete pads existing on the property,
where buildings once were located. There is a paved alley along the north
property line, Madison Street along the West property line and West 12th Street
along the South property line. There is also an existing driveway apron from
West 12th Street located on the site. To the north of the site are single-family
homes located on R-3 zoned property. To the south of the site, across West 12th
Street is the newly constructed Madison Height Housing development. To the
east of the site is a mixture of enclosed commercial uses on C-3 zoned property
and to the west of the site is a church, across Madison Street.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received no comment from area residents. The
Downtown Neighborhood Association, the Capitol Hill Neighborhood Association,
the Central High Neighborhood Association, all residents located within 300-feet
of the site and all property owners located within 200-feet of the site were notified
of the public hearing.
June 3, 2004
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-7589-A
3
D. ENGINEERING COMMENTS:
Public Works:
1. West 12th Street is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 35-feet from centerline (reduced standard) will be
required.
2. The proposed land use would classify Madison Street on the Master Street
Plan as a commercial street. Dedication of right-of-way 30-feet from the
centerline will be required.
3. With future site development plans, provide design of street conforming to the
Master Street Plan. Construct one-half street improvements to Madison
Street including 5-foot sidewalks with the planned development.
4. The current driveway location does not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210 and should be removed. Access
should be from the alley or from Madison Street. Driveway aprons must be
concrete and meet standard details for commercial access.
5. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy (West 12th Street).
6. Plans of all work in the right-of-way shall be submitted for approval prior to
start of work. Obtain barricade permit prior to doing any work in the right-of-
way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield).
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
Entergy: No comment received.
Center-Point Energy: Approved as submitted.
SBC: No comment received.
Central Arkansas Water: Contact Central Arkansas Water regarding water
needs. A Capital Investment Charge based on the size of connection(s) will apply
to this project in addition to normal charges for additional and/or larger
connections. Records indicate that there was previously a 5/8-inch meter at this
site, which can probably be reestablished. Additional fire hydrant(s) will be
required. Contact the Little Rock Fire Department to obtain information regarding
the required placement of the hydrant(s) and contact Central Arkansas Water
regarding procedures for installation of the hydrant(s). Contact Central Arkansas
Water at 992-2438 for additional details.
Fire Department: Approved as submitted.
June 3, 2004
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-7589-A
4
County Planning: No comment received.
CATA: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the I-630 Planning District. The
Land Use Plan shows Commercial for this property. The applicant has applied
for a Planned Commercial Development for a used car lot.
The request does not require a change to the Land Use Plan. However, due to
the intense nature of C-4 zoning, the specifics of the site plan should be reviewed
to assure the compatibility of the proposed development with the surrounding
uses.
City Recognized Neighborhood Action Plan: The applicant’s property lies in the
area covered by the Stephens Area Neighborhood Action Plan. The section on
Economic Development lists a goal of attracting businesses to the Stephens
Area with the objective of attracting small business such as small retail stores
and cafes.
Landscape: The street buffer along Madison Street and West 12th Street need
increased to a minimum width of six feet nine inches. This is a requirement of
both landscape and zoning ordinances.
The landscape ordinance requires at least six percent of the interior of the
vehicular use area be landscaped with interior islands of at least 113 square feet
in area and six feet eight inches in width.
All of these requirements take into account the reductions allowed within the
designated mature area of the city.
G. SUBDIVISION COMMITTEE COMMENT: (May 13, 2004)
The applicant was not present. Staff stated the site was recently considered as a
rezoning request from C-3, General Commercial District to C-4, Open Display
District for a proposed automobile dealership location. Staff noted the
Commission had encouraged the applicant to file the request as a planned
development. Staff stated they would meet with the applicant prior to the
Commission meeting to resolve any outstanding technical issues.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
June 3, 2004
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-7589-A
5
H. ANALYSIS:
The applicant has met with staff and provided a revised site plan addressing
most of the issues raised at the May 13, 2004, Subdivision Committee meeting.
The applicant has indicated signage details, parking materials and the maximum
number of automobiles to be located on the site. The applicant has also
indicated dedication of right-of-way per the Master Street Plan. The applicant
has indicated improvements will be constructed to West 12th Street. The
applicant is requesting a five-year deferral of street improvements to Madison
Street. Staff is supportive of the requested deferral of street improvements to
Madison Street for five years or until adjacent development occurs.
The applicant has indicated a maximum of fifty cars will be located on the site.
The site plan indicates all parking areas will be paved surfaces with the exception
of landscaped areas and landscaped islands. The applicant has indicated a
minimum of six feet nine inches of landscaping along the street side and an
interior landscape island of fifteen feet by thirty-five feet. The proposed
landscaping is adequate to meet the ordinance requirement of at least six
percent of the interior of the vehicular use area be landscaped with interior
islands. Staff would recommend if the development is approved, the interior
landscaping be more evenly distributed to break up the sea of asphalt on the site.
The applicant has also indicated signage for the proposed development. The
sign proposed is a single two sided sign three feet by three feet with a maximum
pole height of fifteen feet. The applicant has indicated the sign will be located
along West 12th Street near the intersection with Madison Street. The proposed
signage is consistent with signage allowed in commercial zones.
The property is currently undeveloped. The general area contains a mixture of
uses and zoning along West 12th Street. Single-family residences are located
north of the site, with churches located across Madison Street to the west and
northwest. A multi-family development (Madison Heights) is located across West
12th Street to the south. A mixture of commercial uses is located to the east,
along the north side of West 12th Street. The request does not require a change
to the Land Use Plan since the site is indicated as Commercial. However, due to
the intense nature of C-4 zoning, the specifics of the development should be
reviewed to assure the compatibility of the proposed development with the
surrounding uses. Staff does not feel the development adequately buffers
adjoining single-family uses.
Staff does not support the requested for a planned development to allow a C-4
use to locate on the site. Although the property is shown as commercial on the
City’s Future Land Use Plan, it is located at the far west end of the commercial
area along West 12th Street, specifically the north side of West 12th Street. In
June 3, 2004
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-7589-A
6
addition, staff feels due to the intense nature of the request, the development
plan proposed does not assure compatibility of the proposed development with
the surrounding uses. The commercial area is adjacent to single-family, multi-
family and public/institutional uses and zoning. Staff believes that an open
display type use at this location is out of character with the neighborhood. Staff
feels that the existing C-3 zoned property is much more appropriate for a small
commercial use, such as restaurant, drug store or Laundromat, which would
serve the surrounding residential properties. Staff feels that an open display type
use, such as a used car lot, will have a negative impact on the surrounding
properties.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (JUNE 3, 2004)
Mr. Larry Miller and Ms. Marylyn Miller were present representing the request. There
were no registered objectors present. Staff presented the item with a recommendation
of denial of the request. Staff stated the proposed location was not suited for outdoor
display and more specifically the placement of a C-4 use.
Mr. and Mrs. Miller addressed the Commission on behalf of their request. Ms. Miller
indicated the site was suited for a car lot since the site was currently vacant. She stated
they had poled the neighbors and most had indicated support of the proposed use. She
stated she and her husband were trying to move ahead by starting small and owning
their own business.
Mr. Miller stated the indicated number of cars was the maximum the site could handle.
He stated staff had requested the maximum number of cars and he did not want to limit
himself. Mr. Miller stated the number would more than likely be 25 to 30 cars. He
stated he felt the business would be an asset to the community by adding jobs and
removing a vacant lot from the tax roles.
Commissioner Rector questioned the actual number of cars anticipated on the site.
Mr. Miller stated 25 cars. Commissioner Rector asked if this were an amendment to his
application. Mr. Miller stated he was amending his application.
Mr. Charlie Hampton addressed the Commission in support of the request. He stated
he and Mr. Miller had been friend for a number of years and he was addressing the
Commission on the merits of the applicant. He stated Mr. Miller was a resident of the
neighborhood as was one of his children and her family. Mr. Hampton stated Mr. Miller
also attended church in the neighborhood so he had strong ties to the area. He stated
he felt any activity Mr. and Mrs. Miller entered into in the neighborhood would be a
June 3, 2004
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-7589-A
7
quality development. Mr. Hampton stated the existing lot was a vacant lot and
considered a weed lot by most of the residents. He stated the lot was overgrown and
was covered in litter. Mr. Hampton stated he felt Mr. Miller removing the eyesore within
the neighborhood would be an asset to the community and the indicated location was a
suitable location for an automobile dealership. He stated he felt the Miller’s would make
a vibrant effort to do what is right for West 12th Street.
The Commission questioned if there would be any repair of cars on the site. Mr. Miller
stated there would not be any repair of automobiles on the site.
A motion was made to approve the request as filed. The motion carried by a vote of
9 ayes, 2 noes and 0 absent.
June 3, 2004
ITEM NO.: 16 FILE NO.: Z-7594-A
NAME: Vasquez Short-form PD-R
LOCATION: 6720 Mabelvale Cut-off
DEVELOPER:
Jamie and Ruth Vasquez
6720 Mabelvale-Cut-off
Little Rock, AR 72204
ENGINEER:
Laha Engineers
6602 Baseline Road
Little Rock, AR 72209
AREA: 0.39 Acres NUMBER OF LOTS: 2 FT. NEW STREET: 0
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-R
PROPOSED USE: Creation of a two-lot plat allowing for
two single-family residential lots
VARIANCES/WAIVERS REQUESTED: (Plat Variances)
A variance to allow a reduced front yard building line.
BACKGROUND:
On April 8, 2004, the Commission heard a request for a conditional use permit to allow
for the conversion of the existing accessory structure on this R-2 zoned, .39± acre tract
into an accessory dwelling. The applicant did not propose to occupy either dwelling.
The Commission elected to defer the item to the May 8, 2004, Public Hearing. At the
May 8, 2004, Public Hearing the request was withdrawn by the applicant, since a
rezoning request to Planned Residential Development had been filed for the site. The
following PD-R is the request currently before the Commission.
June 3, 2004
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-7594-A
2
A. PROPOSAL/REQUEST:
The applicant proposes to subdivide this site into two single-family residential lots
through the planned development process. The applicant has indicated a
minimum lot size of 7,762 square feet. The average lot size proposed is 8,494
square feet. The applicant has indicated a front building line adjacent to
Mabelvale Cut-off as 25-feet and along Warren Drive as 18-feet. The rear yard
setback for Lot 1 is proposed as six feet three inches and the side yard setback
for Lot 2 as six feet eight inches.
The proposed preliminary plat will require variances from the Subdivision
Ordinance to allow a reduced front yard building line for Lot 1 adjacent to
Mabelvale Cut-off and Warren Drive. Lot 2 will require a variance from the
Subdivision Ordinance to allow a reduced front yard building line adjacent to
Warren Drive.
The applicant has indicated the existing breezeway connecting the two structures
will be removed, if the request is approved.
B. EXISTING CONDITIONS:
The site contains a single-family brick and frame structure and a detached, block
accessory building. The block building was at one time utilized as a recording
studio and contains a control room, performing studio, storage space, kitchen,
restroom and shower. The recording studio was a nonconforming use. The
house and accessory building both have paved driveways and parking pads.
The area is primarily single-family in zoning and use. There are other uses in the
general vicinity. Two large apartment complexes are located to the east, on
either side of Mabelvale Cut-off. A non-conforming skating rink is located nearby
to the northeast. Duplexes are located north, south and west of the site.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received no comment from area residents. The
Chicot Neighborhood Association, the Yorkwood Neighborhood Association, the
Santa Monica Neighborhood Association, the Rob Roy Way Neighborhood
Association, Southwest Little Rock United for Progress, all residents located
within 300-feet of the site and all property owners located within 200-feet of the
site were notified of the public hearing.
June 3, 2004
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-7594-A
3
D. ENGINEERING COMMENTS:
Public Works:
1. No comment.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
Entergy: No comment received.
Center-Point Energy: Approved as submitted.
SBC: Approved as submitted.
Central Arkansas Water: Each lot will be required to have separate water
service. Contact Central Arkansas Water at 992-2438 for additional details.
Fire Department: Approved as submitted.
County Planning: No comment received.
CATA: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Geyer Springs West Planning
District. The Land Use Plan shows Single Family for this property. The applicant
has applied for a Planned Residential Development to create two lots for two
single-family houses.
The request does not require a change to the Land Use Plan.
City Recognized Neighborhood Action Plan: The applicant’s property lies in the
area covered by the Cloverdale Watson Neighborhood Action Plan. The Zoning
and Land Use Goal has an objective that states: Review neighborhood zoning
and land use classifications for appropriateness.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (May 13, 2004)
Mr. Troy Laha was present representing the applicant. Staff stated the request
June 3, 2004
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-7594-A
4
was to allow the creation of a two-lot plat through a planned development. Staff
stated their concern was related to the breezeway. Staff stated issues could
arise related to the breezeway if responsibilities were not outlined. Staff
suggested the applicant remove the structure, provide a maintenance agreement
or provide some form of cross access agreement for maintenance. Mr. Laha
stated he would meet with the applicant and staff to resolve the issue.
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 plat to staff addressing most of the issues
raised at the May 13, 2004, Subdivision Committee meeting. The applicant has
indicated removal of the existing breezeway to address staff’s concerns with
responsibility and maintenance.
The applicant is proposing the development of a two-lot plat through a planned
development. Although there are no set standards for development of the lots,
the typical minimum requirements for R-2, Single-family District zoning has been
reviewed.
The applicant has indicated a minimum lot size of 7,762 square feet. The
average lot size proposed is 8,494 square feet. The proposed lot sizes are
adequate to meet the typical minimum lot size required for R-2, Single-family
zoned property and provide for lot widths and depths.
The applicant has indicated a reduced front building line for Lot 1 (adjacent to
Warren Drive) and a reduced side yard building line, adjacent to Mabelvale
Cut-off less than those typically required. Lot 2 will also provide a front building
line less than the typical minimum required.
The applicant has indicated on Lot 1 a front building line adjacent to Warren
Drive as eighteen feet and along Mabelvale Cut-off as twenty-five feet. The
Subdivision Ordinance requires a front yard building line adjacent to a minor
arterial (Mabelvale Cut-off) as thirty-five feet and adjacent to a residential street
(Warren Drive) as twenty-five feet. The applicant has indicated a side yard
setback for Lot 1 as six feet three inches. The ordinance typically allows a side
yard setback ten percent of the average of the lot not to exceed eight feet. The
applicant has indicated an eighty-eight foot lot and the typical minimum side yard
setback would be eight feet. The indicated rear yard setback for Lot 1 is
twenty-three feet six inches. The typical minimum required rear yard setback
would be twenty-five feet.
June 3, 2004
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-7594-A
5
The applicant has indicated Lot 2 with an eighteen-foot front building line and a
six foot eight inch side yard setback. The typical setbacks would be twenty-five
feet in the front yard and seven and one half feet on the side yard. The
remainder of the setbacks proposed are more than adequate to meet the typical
minimum ordinance requirements.
Staff is supportive of the proposed request. The applicant has requested a
two-lot plat to create two single-family lots on the site where an existing
single-family home and a second structure, which has been converted to a
second residence, is located. The indicated lots are adequate in size to meet the
typical minimum lot size of the Subdivision Ordinance and the indicated lots
appear to be compatible with lot sizes in the area. The reduced building lines
and setbacks are caused by the presence of the existing buildings on the site.
The applicant has indicated on the proposed site plan parking on site for each of
the individual lots. Staff does not feel the rezoning of the property to Planned
Development Residential to allow the creation of the two-lot plat will have any
adverse impact on 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 reduced front
building lines for Lot 1 along Mabelvale Cut-off and Warren Drive.
Staff recommends approval of the requested variance to allow a reduced front
building line for Lot 2 along Warren Drive.
PLANNING COMMISSION ACTION: (JUNE 3, 2004)
Mr. Troy Laha was present representing the request. 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 staff report. Staff also presented a recommendation of approval of the requested
variance to allow a reduced front building lines for Lot 1 along Mabelvale Cut-off and
Warren Drive and the requested variance to allow a reduced front building line for Lot 2
along Warren Drive.
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 11 ayes, 0 noes and 0 absent.
June 3, 2004
ITEM NO.: 17 FILE NO.: Z-7596-A
NAME: Holly’s Restaurant Short-form PD-C
LOCATION: 5201 Asher Avenue
DEVELOPER:
HCS, Inc.
5201 Asher Avenue
Little Rock, AR 72204
ENGINEER:
Terry Burruss Architects
1202 South Main Street
Little Rock, AR 72202
AREA: 1.03 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
CURRENT ZONING: I-2, Light Industrial
ALLOWED USES: A wide range of industrial uses entirely within
enclosed buildings
PROPOSED ZONING: PD-C
PROPOSED USE: Restaurant/Bar and Grill
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
The applicant proposes to expand an existing restaurant facility by 2,025 square
feet (additional seating – 125) and add a drive through food service. The
applicant is requesting a change in zoning to PD-C to allow dancing with live
music in the “bar area” of the restaurant. The applicant has indicated live music
will be played on the first and third Friday nights of the month, during major
sporting events, private parties such as wedding receptions, anniversaries, office
parties and Sunday brunch, probably on a monthly basis.
June 3, 2004
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-7596-A
2
The applicant has indicated the purchase of an empty lot across Anna Street to
provide additional parking for customers. The proposed site plan includes the
development of 50 on-site parking spaces.
B. EXISTING CONDITIONS:
The property is occupied by a one-story commercial building located within the
south half of the property. There is paved parking between the building and
Asher Avenue. There are existing access drives from Asher Avenue and Anna
Street.
The general area along Asher Avenue is comprised of a mixture of commercial
and industrial uses. There is a drive-in restaurant and a motel west of the site,
with various auto-related uses at the intersection of Asher Avenue and Fair Park
Boulevard. Other various commercial uses, including two lumberyards, are
located to the east and north (across Asher Avenue). Single-family residences
are located to the south.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received no comment from area residents. The
Curran Conway Neighborhood Association, South of Asher Neighborhood
Association, all residents located within 300-feet of the site and all property
owners located within 200-feet of the site were notified of the public hearing.
D. ENGINEERING COMMENTS:
Public Works:
1. Asher Avenue is classified on the Master Street Plan as a principal arterial.
Dedication of right-of-way 45-feet from centerline (reduced cross section) will
be required.
2. The proposed land use would classify Anna Street on the Master Street Plan
as a commercial street. Dedication of right-of-way 30-feet from centerline will
be required.
3. With future construction, sidewalks with appropriate handicap ramps will be
required to meet Master Street Plan requirements.
4. Storm water detention ordinance applies to the property. The project would
qualify for a contribution in-lieu of construction at the time of building permit.
June 3, 2004
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-7596-A
3
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Existing sewer main located on the site. Relocation required at
Developer’s expense if proposed restaurant addition conflicts with the existing
sewer main. Contact Little Rock Wastewater Utility at 688-1414 for additional
information.
Entergy: No comment received.
Center-Point Energy: Approved as submitted.
SBC: No comment received.
Central Arkansas Water: Contact Central Arkansas Water if larger and/or
additional water meter(s) are required. 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 992-2431 if you would like to discuss backflow prevention requirements
for this project. Contact Central Arkansas Water at 992-2438 for additional
details.
Fire Department: Approved as submitted.
County Planning: No comment received.
CATA: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the I-630 Planning District. The
Land Use Plan shows Commercial and Industrial for this property. The applicant
has applied for a Planned Commercial Development for a restaurant bar and grill.
The Asher Corridor Steering Committee reviewed the Future Land Use Plan and
Zoning classifications in this area in early 2000. The Committee made
recommendations to the Planning Commission and Board of Directors for
changes to these classifications based on existing conditions and their desire for
redevelopment of the area. The changes were approved by the Board of
Directors less than five years ago and have not had had sufficient time to result
June 3, 2004
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-7596-A
4
in the physical changes desired by the steering committee. The Light Industrial
shown south of Asher Avenue was originally intended to encourage industrial
development based on a corridor plan created by the Committee and maintaining
commercial uses north of Asher Avenue. Since the site was not vacant at the
time of the review any new development due to the changes would likely take
time.
City Recognized Neighborhood Action Plan: The applicant’s property lies in the
area covered by the Oak Forrest Neighborhood Action Plan.
The Community Image Goal states: To foster neighborhood pride and to improve
the neighborhood's image. An objective of that goal is to: Review Land Use Plan
and existing zoning to ensure compatibility with neighborhood goals. Another
goal, the Economic Development Goal states: To create a healthy economic
climate that encourages investment, reinvestment, and diversity of employment
opportunities. An objective of that goal is to: Provide more neighborhood oriented
commercial services for residents.
Landscape: An upgrade in landscaping based on the percentage of building
expansion proposed (46 percent) will be required. Because this site is located
within the designated mature area of the City, the upgrade requirement toward
full compliance with the Landscape Ordinance may be reduced from 46 percent
to 34 percent.
If new paved areas are to be provided, then a minimum perimeter on-site
landscape strip of six-feet nine-inches in width will be required where adjacent to
the western perimeter. This takes into account the reductions allowed within the
designated mature area.
G. SUBDIVISION COMMITTEE COMMENT: (May 13, 2004)
The applicant was not present. Staff stated the request was to allow additional
activities at a site currently operating as a restaurant. Staff stated they would
meet with the applicant prior to the public hearing to resolve any outstanding
issues.
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 plan to staff addressing most of the issues
raised at through the Subdivision Committee Comments presented at the
June 3, 2004
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-7596-A
5
May 13, 2004, Subdivision Committee meeting. The applicant has indicated the
dumpster location, proposed signage and indicated additional parking will be
located across the street.
The existing building contains 5,400 square feet of gross floor space and the
applicant has indicated an expansion of 2,025 square feet of gross floor space.
The total building area proposed is 7,425 square feet. The typical minimum
parking demand for a restaurant facility with the indicated gross floor space
would be seventy-four parking spaces or one parking space per one hundred
square feet of gross floor area.
The applicant has stated the owner is in the process of acquiring the lot across
the street, which will provide approximately thirty-six parking spaces. If the lot is
in fact secured the development would contain eighty-six parking spaces. (Fifty
on-site spaces and thirty-six off site spaces.) The ordinance typically allows off-
site parking within three hundred feet of the facility to be served and may not
exceed twenty-five percent of the total number of spaces required. The
ordinance also requires all detached parking facilities or satellite parking lots be
zoned to allow the principal use which the parking will serve. In this case if the
zoning is approved the zoning of the off-site parking facility would also need to be
zoned PD-C to allow the parking to comply with the ordinance requirements. The
applicant has not provided a survey of the site nor requested the site be a part of
the rezoning request. Staff is not supportive of the applicant’s request to allow
off site parking and staff feels the proposed on-site parking is inadequate to meet
the typical minimum parking demand.
The applicant has indicated the proposed dumpster location adjacent to West
33rd Street. The ordinance states trash receptacles and pickup shall be oriented
away from the street side of the property and adequately screened from
residentially zoned property. Staff does not feel the placement of the dumpster
adjacent to West 33rd Street is an appropriate location.
The applicant has indicated the site will contain a drive through window, menu
board and call box. The applicant has located these facilities along the western
property line. The ordinance states each speaker shall be so mounted that it is
baffled on all sides in a manner which will direct the sound produced to the
vehicle served. The applicant has indicated the building will act as a screening
device to the single-family homes located to the east of the site. The applicant
has indicated the grill and drive-through will operate until 2:00 am. Staff feels the
use of the site at this late hour may possibly disturb the adjoining homeowners.
June 3, 2004
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-7596-A
6
The applicant has indicated proposed signage adjacent to Asher Avenue. The
site plan states the sign will be a monument style sign but has not indicated the
proposed sign area. Staff feels the area should be specified if the proposed
development is approved.
Staff is not supportive of the proposed request. The site is shown as Light
Industrial on the Future Land Use Plan. The area south of Asher Avenue was
originally intended to encourage industrial development based on a corridor plan
created by the Asher Corridor Steering Committee in early 2000. The Committee
recommended the current Land Use and Zoning designations for the property,
which were approved in October of 2000. Staff feels the overall design of having
commercial uses north of Asher Avenue, with industrial uses south of Asher
Avenue is still valid. The area in question was changed to encourage small scale
industrial and service trades types of uses. Since the area was not vacant at the
time of the Land Use and Zoning changes, any new development due to change
would likely take time. Staff does not feel the recommended Land Use and
Zoning changes have had sufficient time to result in the physical changes desired
by the steering Committee. This request would compromise the integrity of the
Land Use Plan and Zoning changes recommended by the Asher Corridor
Steering Committee. Staff feels it is premature to make this type of change in
the Asher Corridor area, until the area has a chance to develop as the Steering
Committee envisioned in 2000.
I. STAFF RECOMMENDATION:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION: (JUNE 3, 2004)
Mr. Terry Burruss was present representing the request. There were no registered
objectors present. Staff stated the applicant had submitted a request on June 3, 2004,
requesting this item be deferred to the July 15, 2004, Public Hearing. Staff stated the
request would take a waiver of the By-laws for the late deferral request. Staff stated
they were supportive of this request.
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 11 ayes, 0 noes and 0 absent.
June 3, 2004
ITEM NO.: 18 FILE NO.: Z-7624-A
NAME: Harp Short-form PD-O
LOCATION: on the Southwest corner of Colonel Glenn Road and Marsh Road
DEVELOPER:
Robert S Harp
13501 Pompano Road
Little Rock, AR 72211
ENGINEER:
McGetrick and McGetrick Engineers
319 President Clinton Avenue
Little Rock, AR 72201
AREA: 5.0 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-O
PROPOSED USE: Engineering Office Use and Single-family as an alternative use
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
The applicant is requesting to rezone the site from R-2, Single-family to PD-O to
allow the conversion of an existing single-family home into an office use for an
engineering company. The applicant is not proposing any structural
modifications or the addition of any new paved parking areas.
The applicant is requesting single-family as an alternative use for the site.
B. EXISTING CONDITIONS:
The site contains an existing single-family structure and a large lake. The home
has a deck extending over the lake. The site once housed “MA and PA’s You
June 3, 2004
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-7624-A
2
Catch Em” a pay by the pound fishing pond. To the north of the site are single-
family residences located on large lots, an auto repair business and a beauty
shop. To the south of the site are single-family residences on large lots and
undeveloped R-2 zoned property. East of the site are single-family residences
currently zoned MF-6 and R-2 and west of the site are single-family residences
located on acreage.
C. NEIGHBORHOOD COMMENTS:
As of this writing staff has received one informational phone call from an area
resident. All residents located within 300-feet of the site and all property owners
located within 200-feet of the site were notified of the public hearing. There is
not an active neighborhood association located in the area.
D. ENGINEERING COMMENTS:
Public Works:
1. No comment.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Located outside the service boundary. No comment. The applicant
must provide approval from the Arkansas Department of Health concerning the
proposed septic system treatment.
Entergy: No comment received.
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. According to our records water
service is available to this property from the Marsh Road frontage. No existing
service is in effect at this time. Contact Central Arkansas Water at 992-2438 for
additional details.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department at 918-3752 for additional information.
County Planning: No comment received.
CATA: No comment received.
June 3, 2004
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-7624-A
3
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the West Fourche Planning District.
The Land Use Plan shows Single Family for this property. The applicant has
applied for a Planned Office Development for an office use.
A land use plan amendment for a change to Suburban Office is a separate item
on this agenda. (File No. LU04-22-01)
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.
Landscape: If new vehicular use areas are to be established, then buffer and
landscape ordinances must be complied with.
G. SUBDIVISION COMMITTEE COMMENT: (May 13, 2004)
Mr. Pat McGetrick was present representing the request. Staff stated the request
was to allow an existing single-family structure to be converted to an office use.
Staff requested more specific office uses. Mr. McGetrick stated the user would
be an engineering firm with few employees. He stated the owner would not add
any additional parking as a result of the conversion.
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 plan to staff addressing most of the issues
raised at the May 13, 2004, Subdivision Committee meeting. The applicant has
indicated the site will be used as an engineering firm as their general office. The
applicant has also indicated there will be no exterior modifications to the structure
or the existing parking.
The site plan includes a gravel drive extending from Colonel Glenn Road to the
site and a gravel circular drive on the property. The applicant has indicated the
drive from Colonel Glenn Road to the site as a cross access easement as
requested by staff. The applicant has indicated a deed document will be filed to
allow the cross access to become a legal access to the site.
The applicant indicated the days and hours of operation to be from 7:00 am to
7:00 pm six days per week. The applicant has indicated there will be no more
than ten employees reporting to the site.
June 3, 2004
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-7624-A
4
The site plan indicates there are six parking spaces located on the site. The
typical minimum required parking for an office use based on the square footage
of the existing structure (1,800 square feet) would be four spaces. The proposed
parking is adequate to meet the minimum parking demand. The proposed
parking is currently graveled. Staff is supportive of the applicant’s request to not
construct the parking of a hard surface material. Staff would recommend if any
changes are made to the site, that the existing parking be constructed to typical
design standard and landscaping.
The applicant has requested single-family as an alternative use for the site. Staff
is supportive of this request.
Staff is supportive of the proposed development. The applicant has indicated the
existing structure will be converted to an office use and will be solely for this
engineering firm. The applicant has indicated there will not be any exterior
modifications to the proposed site and staff feels with this being the case the
structure will remain residential in character. Staff also feels without the paving
of the parking area the site may be more easily converted back to a residential
use. Staff is not aware of any outstanding issues associated with the proposed
request. Staff feels this use appropriate for the site as well as the requested
alternative use of single-family.
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.
PLANNING COMMISSION ACTION: (JUNE 3, 2004)
Mr. Pat McGetrick was present representing the request. 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 staff report. Staff also presented a recommendation of approval of the request for
single-family as an alternative use for the property.
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 11 ayes, 0 noes and 0 absent.
June 3, 2004
ITEM NO.: 19 FILE NO.: Z-7632
NAME: Malone Short-form PD-R
LOCATION: 1100 Rock Street
DEVELOPER:
Josh Malone
1100 Rock Street, Apt. D
Little Rock, AR 72202
ENGINEER:
Donald Brooks
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.16 Acres NUMBER OF LOTS: 2 FT. NEW STREET: 0
CURRENT ZONING: R-4A, Low Density Residential
ALLOWED USES: Single-family use with the conversion to two-family units
or the addition of accessory residential units
PROPOSED ZONING: PD-R
PROPOSED USE: Creation of a two-lot plat allowing for two single-family
residential lots
VARIANCES/WAIVERS REQUESTED: (Plat Variances)
1. A variance to allow a reduced lot width
2. A variance to allow a reduced lot depth.
3. A variance to allow a reduced minimum lot area.
4. A variance to allow a reduced front yard building line.
A. PROPOSAL/REQUEST:
The applicant is requesting the rezoning of the site from R-4A, Low Density
Residential District to PD-R to allow the creation of a two-lot plat for the site.
Currently there is a four-story, four-unit brick apartment building and an
uninhabitable frame house located on the site. The applicant intends to split the
June 3, 2004
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z-7632
2
lot into two separate lots to allow the frame house and apartment building to exist
on separate parcels. The further intent is to renovate the single-family dwelling
to allow the unit to become functional once again. The applicant has indicated
this would not be suitable if the two continued to share a lot.
B. EXISTING CONDITIONS:
The site contains an existing apartment building and a dilapidated single-family
home. There is a vacant commercial building located to the west of the site.
There are single-family and two family homes located to the south and north of
the site. To the east of the site is MacArthur Park.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has one informational phone call from an area resident.
The MacArthur Neighborhood Association, Downtown Neighborhood
Association, East of Broadway Neighborhood Association, all residents located
within 300-feet of the site and all property owners located within 200-feet of the
site were notified of the public hearing.
D. ENGINEERING COMMENTS:
Public Works:
1. No comment.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required, with easements, if lot is split. Contact
Little Rock Wastewater Utility at 688-1414 for additional details.
Entergy: No comment received.
Center-Point Energy: Approved as submitted.
SBC: No comment received.
Central Arkansas Water: Each lot will be required to have separate water service.
Contact Central Arkansas Water at 992-2438 for additional details.
Fire Department: Approved as submitted.
County Planning: No comment received.
CATA: No comment received.
June 3, 2004
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z-7632
3
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Downtown Planning District.
The Land Use Plan shows Low Density Residential for this property. The
applicant has applied for a Planned Development Residential for creation of a lot
split.
The request does not require a change to the Land Use Plan.
City Recognized Neighborhood Action Plan: The applicant’s property lies in
the area covered by the Downtown Neighborhood Action Plan.
The Housing Goal has an objective that states: Increase owner-occupied homes
from 37 percent to 60 percent of our residential housing units. The action
statement states to: Link to objective to add 7,000 population, and promote
additional homeowner families to fill vacant homes and lots.
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (May 13, 2004)
The applicant was not present. Staff stated the request was to utilize the
planned development process to create a two-lot plat. Staff stated the lots would
require variances from the Subdivision Ordinance to allow development with
reduced lot widths, depths and areas. Staff stated the applicant would also be
required to meet with the Historic District Commission prior to construction to
ensure design compatibility.
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 was not required to submit a revised plan to staff to address the
issues raised at the Subdivision Committee meeting. The applicant did however
contact water and wastewater to confirm their requirements for extension of
service to the site.
The site contains two structures on a single lot. The applicant is requesting a lot
split through the planned development process to allow for a reduced lot area
than is typically allowed under the current zoning. The site is currently zoned
R-4A, Low Density Residential District which allows for one and two family
residences as permitted uses. The typical average lot size for a newly created
lot in this district is 5,000 square feet and the lots are to be fifty feet in width by
June 3, 2004
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z-7632
4
one hundred feet in depth. The applicant has indicated Lot 1 with fifty feet in
width by ninety-five feet in depth. The proposed lot area is 4,750 square feet.
Proposed Lot 2 is forty-five feet in width and fifty feet in depth or 2,250 square
feet.
The front building line for Lot 1 is six feet six inches and the proposed front
building line for Lot 2 is five feet six inches. The typical front building line for a lot
zoned R4A is fifteen feet.
The proposed development is located in the MacArthur Park Historic District.
The applicant has indicated he will work closely with the design review committee
of the Historic District to create a design compatible with the area.
Staff is supportive of the proposed request. The existing zoning is intended to be
an urban low to moderate density residential area, where an occasional non-
residential use adds to the overall character of the neighborhood. The
applicant’s request is to allow the creation of two lots to function as residential
uses. The existing four-plex located on the site will continue to function as a
multi-family building and the existing dilapidated single-family structure will be
rehabbed and put back in service as a single-family home.
To staff’s knowledge there are no outstanding issues associated with the
proposed request. Staff feels the development will not negative impact the
adjoining properties and the rehabilitation of the single-family home into an
occupied use will be an asset to the area.
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 a reduced front
building line on proposed Lots 1 and 2.
Staff recommends approval of the requested variance to allow a reduced lot area
for proposed Lots 1 and 2.
Staff recommends approval of the requested variance to allow a reduced lot
width for Lot 2 of the proposed subdivision.
Staff recommends approval of the requested variance to allow a reduced lot
depth for Lots 1 and 2 of the proposed subdivision.
June 3, 2004
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z-7632
5
PLANNING COMMISSION ACTION: (JUNE 3, 2004)
Mr. Josh Malone was present representing the request. 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 staff report. Staff also presented a recommendation of approval of the requested
variance to allow a reduced front building line on proposed Lots 1 and 2, the requested
variance to allow a reduced lot area for proposed Lots 1 and 2, the requested variance
to allow a reduced lot width for Lot 2 of the proposed subdivision and the requested
variance to allow a reduced lot depth for Lots 1 and 2 of the proposed subdivision.
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 11 ayes, 0 noes and 0 absent.
June 3, 2004
ITEM NO.: 20 FILE NO.: Z-7634
NAME: Donnie’s Foreign Car Short-form PD-C
LOCATION: 1311 South Bowman Road
DEVELOPER:
Donnie’s Foreign Car
7501 Kanis Road
Little Rock, AR 72204
ENGINEER:
W. William Graham, Jr. Inc.
100 North Rodney Parham Road
Little Rock, AR 72205
AREA: 0.43 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Non-conforming skating facility and single-family residential
PROPOSED ZONING: PCD
PROPOSED USE: Skating facility and Automobile repair garage
VARIANCES/WAIVERS REQUESTED: None requested.
The applicant submitted a request on May 19, 2004 requesting the item be deferred to
the July 15, 2004 Public Hearing. Staff is supportive of this request.
PLANNING COMMISSION ACTION: (JUNE 3, 2004)
The applicant was not present. There were no registered objectors present. Staff
stated the applicant had submitted a request dated May 19, 2004, requesting this item
be deferred to the July 15, 2004, Public Hearing. Staff stated they were supportive of
the requested deferral.
There was no further discussion of the item. The item was placed on the Consent
Agenda and approved as presented by staff by a vote of 11 ayes, 0 noes and 0 absent.