pc_01 03 2002subLITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
AGENDA
JANUARY 3,2002
4:00 P.M.
I.Roll Call and Finding of a Quorum
II.Approval of Minutes of the November 15,2001 Meeting
III.Presentation of the Consent Agenda
IV.Presentation of Hearing Items
V.Citizen Communication
FOR YOUR INFORMATION:
Next Month's Meeting Dates:
Filing Date:January 7,2002
Subdivision Committee Meeting:January 24,2002
Planning Commission Meeting:February 14,2002
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
JANUARY 3,2002
4:00 P.M.
I.DEFERRED ITEMS:
A.Birdies Haven Addition —Preliminary Plat (S-1322),SouthsideofMannRoad,approximately 400 feet east of Leah Lane
B.Stewart —Short-Form PCD (Z-7105),4200 John Barrow Road
C.G-23-312 —Jonesboro Drive Right-of-Way Abandonment betweenS.Monroe Street and Zoo Drive
II.PRELIMINARY PLATS:
1.Pinnacle Valley Subdivision Phase V —Preliminary Plat(S-992-M),West side of Pinnacle Valley Road approximately0.6 miles North of Cantrell Road
2.Covenant Cove —Preliminary Plat (S-1329-A),SouthwestCornerofRutgersDriveandLehighDrive
3.Hickory Pointe Addition —Preliminary Plat (S-1332),EastoftheintersectionofRahlingRoadandCharlestonLane
III.PLANNED ZONING DEVELOPMENTS:
4.Chenal Plaza —Lot 2 Revised PCD (Z-3292-F),West side ofAtkinsRoadapproximately500feetSouthofWestMarkhamStreet
5.Green Revised Short-Form PCD (Z-3875-B),12825 I-30,Suite C
6.Seven Acres Business Park Revised Long-Form POD (Z-5038-F),South side of Cantrell Road approximately 500 feet East ofBellaRosaDrive
7.Hobby Short-Form PRD (Z-6757-A),12100 Heinke Road
8.Covenant Cove Long-Form PD-R (Z-7113),Southwest Corner ofRutgersDriveandLehighDrive
9.Smith Short-Form PD-R (Z-7116),401 South Martin Street,
III.PLANNED ZONING DEVELOPMENTS:(Cont.)
10.Jones Street LLC Short-Form PID (Z-7118),Northwest cornerof8StreetandJonesStreet
11.Superior Federal Bank at the Ranch Short-Form PD-0(Z-7119),Northeast corner of Ranch Drive and Cantrell Road
12.LU02-24-01 A Land Use Plan Amendment in the Sweet HomeCollegeStationPlanningDistrictfromSingleFamilytoSuburbanOfficeat1801East38Street
12.1 Thompson Short-Form POD (Z-7125),1801 East 38 "Street
13.LU02-01-01 A Land Use Plan Amendment in the RiverMountainPlanningDistrictfromSingleFamilytoLowDensityResidentialonthewestsideofPinnacleValleyRoadapproximately0.6 miles north of Cantrell Road
13.1 Pinnacle Valley Subdivision Phase V Short-Form PRD(Z-7126),West side of Pinnacle Valley Road approximately0.6 miles North of Cantrell Road
14.LU02-19-01 A Land Use Plan Amendment in the ChenalPlanningDistrictfromSingleFamilytoLowDensityResidentialatthenortheastcornerofLaMarcheDriveandChenalValleyDrive
14.1 Polo Club in Chenal Valley Long-Form PRD (Z-7127),EastsideofLaMarcheDriveattheintersectionwithChenalValleyDrive
IV.SITE PLAN REVIEWS:
15.Lot 7 Arkansas Systems Zoning Site Plan Review (Z-6051-G),801 Technology Drive
16.Lot 12B,Baptist Health Kanis South Addition SubdivisionSitePlanReview(S-1333),East side of Aldersgate Roadapproximately1000feetSouthofKanisRoad
V.OTHER MATTERS
17.2000 —2001 Ordinance Amendment Package
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January 3,302
ITEM NO.:A FILE NO.:S-1322
NAME:Birdies Haven —Preliminary Plat
LOCATION:South side of Mann Road;approximately 400 feet eastofLeahLane
DEVELOPER:ENGINEER:
Independent Investment Marlar Engineering
Management Group 5318 J.F.K.Blvd.
6808 Baseline Road No.Little Rock,AR 72116LittleRock,AR 72209
AREA:1.84+acres NUMBER OF LOTS:7 FT.NEW STREET:315+
ZONING:R-2
PLANNING DISTRICT:15
CENSUS TRACT:41.05
VARIANCES/WAIVERS REQUESTED:None requested.
A.PROPOSAL:
The applicant proposes to subdivide a 1.84+acre tract into
7 single family residential lots,with an eighth tract tobesetasideasasmallparkarea.A single cul-de-sac isproposedtoaccessthesubdivisionfromMannRoad.
STAFF REPORT:
The applicant was not present at the September 13,2001SubdivisionCommitteemeeting.Staff informed the Committee
1
January 3,302
SUBDIVISION
ITEM NO.:A (Cont.)FILE NO.:S-1322
that there were many deficiencies in the proposed plat.TheCommitteedeterminedtheitemshouldbedeferredtothenextregularlyscheduledSubdivisionagenda.Staff advised theapplicantofthisactionandprovidedhimacopyofthestaffcommentsthatwerepresentedattheSubdivisionCommitteemeeting.
PLANNING COMMISSION ACTION:(OCTOBER 4,2001)
The applicant was not present.There were no objectors present.
A letter of opposition had been received from Janet Berry,President of SMLR UP.Staff informed the Commission that theitemneededtobedeferredduetothemanydeficienciesintheproposedplat.There was no further discussion.
The item was placed on the Consent Agenda and deferred totheNovember15,2001 meeting by a vote of 9 ayes,0 noes and2absent.
STAFF UPDATE:
On October 24,2001,the applicant submitted a letter requestingtheitembedeferreduntilthenextSubdivisionHearing,January 3,2002.
PLANNING COMMISSION ACTION:(NOVEMBER 15,2001)
Staff informed the Commission that the applicant submitted aletteronOctober24,2001 requesting that this item be deferredtotheJanuary3,2002 agenda.Staff supported the deferralrequest.
The item was placed on the Consent Agenda and approved fordeferraltotheJanuary3,2002 meeting by a vote of 11 ayes,0 noes and 0 absent.
PLANNING COMMISSION ACTION:(JANUARY 3,2002)
Staff informed the commission that the applicant submitted aletteronDecember27,2001 requesting the application bewithdrawn.Staff stated the request would require a waiver of
2
January 3,.002
SUBDIVISION
ITEM NO.:A (Cont.)FILE NO.:S-1322
the By-Laws due to the late request for withdrawal.Staffstatedtheyweresupportiveoftherequestforwithdrawal.
There was no further discussion.A motion was made to waive theBy-Laws for the late request for withdrawal.The vote passed by11ayes,0 noes and 0 absent.The application was placed on theconsentagendaandapprovedforwithdrawalbyavoteof11ayes,0 noes and 0 absent.
3
January 3,002
ITEM NO.:B FILE NO.:Z-7105
NAME:Stewart Short-Form PCD
LOCATION:4200 John Barrow Road
DEVELOPER:ENGINEER:
Acts Church Lemons Engineering Consultants
C/o Frank Stewart 204 Cherry Street
1423 Ingram Street Cabot,AR 72023
Conway,AR 72032
AREA:0.91t Acre NUMBER OF LOTS:6 FT.NEW STREET:0
ZONING:C-3 6 0-3 ALLOWED USES:Office/Commercial
PROPOSED USE:Office/Commercial
VARIANCES/WAIVERS REQUESTED:None requested.
A.PROPOSAL/REQUEST:
The applicant proposed to rezone the property located at4200JohnBarrowRoadfrom0-3 and C-3 to PCD.Five of thesixlotsarecurrentlyzonedC-3.The proposal includestheconstructionofaone-story 6,750 square foot buildingtobeusedasamixofofficeandcommercialuses.Thereare22parkingspacesproposedasapartofthisapplication.
The site will have access from West 42"Street and from
John Barrow Road.The applicant proposes the hours ofoperationtobefrom8amto8pmdaily.Proposed uses ofthebuildingwouldbe0-3 and C-3 uses with a proposed mixof50%office and 50%commercial.
1
January 3,.002
SUBDIVISION
ITEM NO.:B (Cont.)FILE NO.:Z-7105
B.EXISTING CONDITIONS:
The site is vacant,cleared with a scattering of trees and
shrubs and slightly lower in elevation to the north,south
and west.The site is at elevation with John Barrow Road.
Uses in the area include a daycare facility to the north avacantcommercialstructuretothenortheast,Sober LivingAlcoholandDrugRehabilitationfacilitytotheeast,vacant 0-3 zoned property to the south and single-familyresidencestothewest.There is a billboard located onthesoutheastcorneroftheproperty.John Barrow Road is
improved complete with sidewalks while West 42"Street is
improved with curb and gutter but has no sidewalk.
C.NEIGHBORHOOD COMMENTS:
All property owners within 200 feet of the site,allresidentswithin300feetofthesitewhocouldbeidentifiedandtheJohnBarrowNeighborhoodAssociation,
Campus Place Property Owners Association and Westwood
Neighborhood Association were notified of the PublicHearing.As of this writing,staff has received twoinformationalphonecallsconcerningthisapplication.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.John Barrow Road is classified on the Master Street Planasaminorarterial.A dedication of right-of-way 45feetfromcenterlinewillberequired.2.West 42"Street is classified on the Master Street Planasacommercialstreet.Dedicate right-of-way to 30 feet,
from centerline.
3.A 20 feet radial dedication of right-of-way is requiredatthecornerofJohnBarrowRoadandWest42"Street.4.Property frontage needs to have the sidewalks and rampsbroughtuptothecurrentADAstandards.5.Repair or replace any curb and gutter or sidewalk that is
damaged in the public right-of-way prior to occupancy.6.Driveways shall conform to Sec.31-210 or Ordinance18,031.Driveway on John Barrow is too close to side
property line.
2
January 3,402
SUBDIVISION
ITEM NO.:B (Cont.)FILE NO.:Z-7105
7.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.8.Stormwater detention ordinance applies to this property.9.Easements for proposed stormwater detention facilitiesarerequired.
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer available,not adversely affected.
Entercny:Approved as submitted.
AEUCLA:No comment received.
Southwestern Bell:Approved as submitted.
Water:An acreage charge of $150 per acre applies inadditiontonormalchargesinthisarea.If there arefacilitiesthatneedtobeadjustedand/or relocated,contact Central Arkansas Water.That work would be doneattheexpenseofthedeveloper.The Little Rock Fire
Department may require an additional public fire hydrantinconjunctionwiththisdevelopment.The fire hydrantcouldbeinstalledbyCentralArkansasWater's forces attheDeveloper's expense,but would need to becoordinatedwiththecontractorforthisproject.
Fire De artment:Approved as submitted.
Count Plannin :No comment.
CATA:Project site is located near Bus Route f14 but has
no effect on bus radius,turnout and route.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:
This request is located in the Boyle Park PlanningDistrict.The Land Use Plan shows Office for thisproperty.The applicant has applied for a Planned
Commercial Development for a new mixed-use development ofcommercialandoffice.The property is currently zoned 0-3
3
January 3,302
SUBDIVISION
ITEM NO.:B (Cont.)FILE NO.:Z-7105
General Office and C—3 General Commercial.A Land Use Plan
amendment is not required.
Cit Reco nixed Nei hborhood Action Plan:
The applicant's property lies in the area covered by theJohnBarrowNeighborhoodActionPlan.The plan lists thefollowingrecommendationconcerningredevelopmentinthearea:Enhance the business climate directed towardencouragingnewbusinessandcommercialestablishmentstolocateintheareaaswellasretentionofexistingbusinesses.
Landsca e Issues:
Areas set-aside for buffers and landscaping meet ordinancerequirements.A water source within 75 feet of alllandscapedareaswillberequired.
Buildin Codes:
1.Eight-foot isle for designated handicap space.2.Submit a full set of plans to building codes for reviewandpermitting.
Contact Mark Whitaker at 371-4839 for details.
G.SUBDIVISION COMMITTEE COMMENT:(October 25,2001)
Frank Stewart and Tim Lemons were present,representing theapplication.Staff briefly described the PCD request.Staff noted that some additional project information wasneeded(hours of operation,building heights,signagedetails,lighting plan).Mr.Lemons noted that theadditionalinformationwouldbeprovidedasrequested.
Public Works requirements were discussed.Bob Turner,Director of Public Works,indicated the driveway spacingrelatedtoJohnBarrowRoadwouldbeadequate.Mr.LemonsstatedhewouldworkwithPublicWorkstoresolveanyotherissuesrelatedtotheproject.
4
January 3,302
SUBDIVISION
ITEM NO.:B (Cont.)FILE NO.:Z-7105
Landscape requirements were discussed.Staff indicated theproposedbuffersandlandscapingmetthecurrentordinancerequirements.Staff also stated a water source within 75feetofalllandscapedareawouldberequired.
The Committee then forwarded the PCD to the full Commissionforresolution.
H .ANALYSIS
The applicant submitted a revised site plan to staff onOctober31,2001.The revised site plan addresses theissuesasraisedbystaffandtheSubdivisionCommittee.
The revised site plan includes an 8-foot by 10-foot groundmountedsigntobeplacedattheJohnBarrowRoadandWest42"Street intersections.The area of the sign conforms totheordinancerequirementsforsignage.
Single family residence are located across the alley westofthesitetherefore.Appropriate measures should betakentoprovidescreeningforthoseproperties.Sincetherearenoactivitiesproposedonthesitebehindthebuilding,the building itself can serve as screening ifdesignedproperly.
The applicant has proposed any site lighting will be low-level and directed away from adjacent residential zonedproperties.The applicant has also included the proposedbuildingheight(15 feet)on the revised site plan.
The applicant proposes to replat Lots 1 —6,Block 162 JohnBarrowAdditionwhichwilladdresstheissueofdedicationofright-of-way and street intersection radius.
Otherwise,to staff'knowledge,there are no outstandingissuesassociatedwiththisPCD.The proposed PCD zoningshouldhavenoadverseimpactonthegeneralarea.
5
January 3,-i302
SUBDIVISION
ITEM NO.:B (Cont.)FILE NO.:Z-7105
I.STAFF RECOMMENDATIONS:
Staff recommends approval of the PCD rezoning subject to the
following conditions:
1.Compliance with the requirements as noted in paragraphs
D,E and F of this report.2.Be no doors,windows or other openings on the rear wallofthebuildingbeyondthoseemergencyexitsrequiredbybuildingcodesforfiresafety.3.A screening/parapet wall be constructed along the rear
roofline of the building to screen roof mounted equipment
from the single-family residential property to the rear.4.Submit three (3)copies of the final plat for review bystaff.
PLANNING COMMISSION ACTION:(NOVEMBER 15,2001)
Staff informed the Commission the applicant submitted a letter
on November 1,2001 requesting the item be deferred to the
January 3,2002 Subdivision hearing.There was no further
d3.scuss3.on.
The item was placed on the Consent Agenda and approved fordeferral.The vote was 11 ayes,0 noes and 0 absent.
PLANNING COMMISSION ACTION:(JANUARY 3,2 002 )
Tim Lemons,Lemons Engineering,and Mr.Frank Stewart,the
developer,were present representing the application.There
were no objectors present.Staff informed the Commission they
had received one letter of support from the John Barrow
Neighborhood Association.Staff presented the item with a
recommendation of approval subject to compliance with theconditionsoutlinedinthe"staff recommendation"above.
Staff stated there were to be no doors,windows or other
openings on the rear wall of the building beyond those emergencyexitsrequiredbybuildingcodesforfiresafety.Staff alsostatedascreening/parapet wall was to be constructed along therearrooflineofthebuildingtoscreenroofmountedequipment
from the single-family residential property to the west.
6
January 3,902
SUBDIVISION
ITEM NO.:B (Cont.)FILE NO.:Z-7105
Staff stated as a part of the PCD the applicant had proposed toreplatthesixlotsintoonelot.Staff stated the applicant
was to submit three copies of the final plat to staff for review
within one year.
There was no further discussion.The item was placed on theconsentagendaandapprovedasrecommendedbystaff.The vote
was 11 ayes,0 noes and 0 absent.
7
January ~,2002
SUBDIVISION
ITEM NO.:C FILE NO.:G-23-312
Name:Jonesboro Street between MonroeStreetandZooDriveinWar
Memorial Park City of Little RockRight-Of-Way Abandonment.
Location:Approximately 450 feet ofJonesboroDrivesouthof ZooDrive.
Owner/A plicant:Parks Department
Receuest:To abandon the 140 feet wide by450feetlongstreetright-of-wayinWarMemorialPark,City ofLittleRock.
STAFF REVIEW:
1.Public Need for this street
Street is currently constructed as a public street
connecting Zoo Drive and Monroe Street providing access to
City of Little Rock Zoo.
2.Master Street Plan
Master Street Plan reflects no need for this section
of the street.
3.Need for Ri ht-of-Way on Adjacent Streets
There is sufficient right-of-way on Zoo Drive and Monroe
Street.
4.Development Potential
Applicant plans to incorporate street in the future Zoo
expansion and parking.
1
January s,2002
SUBDIVISION
ITEM NO.:C FILE NO.:G-23-312
5.Neighborhood Land Use and Effect
The general area is made up of a mixture of office and
commercial uses.
6.Neighborhood Position
City of Little Rock and AHTD are the only abutting property
owners in the subject area.
7.Effect on Public Services or Utilities
Entergy —has no objection to the abandonment.
ARKLA -has no objection to the abandonment.
Southwestern Bell —has no objection to the abandonment.
Water Works —has no objection.
Wastewater Utility —has no objection.
Fire Department —has no objection.
Neighborhood and Planning —has no objection to abandonment.
8.Reversionary Rights
All Reversionary rights will extend to the property owner.
9.Public Welfare and Safety Issues
Abandoning this street will have no adverse effects on the
public welfare and safety.
2
January a,2002
SUBDIVISION
ITEM NO.:C FILE NO.:G-23-312
STAFF RECOMMENDATION:
Staff recommends approval of street abandonment,south of ZooDrive,in War Memorial Park.
SUBDIVISION COMMITTEE COMMENTS:(November 8,2001)
The application was discussed briefly.Committee forwarded theitemtothefullCommissionforfinalapproval.
PLANNING COMMISSION ACTION:(November 29,2001)
Staff informed the Commission that applicant failed to notify
abutting property owners.After a brief discussion,the
Commission determined it appropriate to place this item on the
Consent Agenda for deferral.A motion to this effect was made.
The motion to passed by a vote of 10 ayes,0 nays,and 1 absent.
PLANNING COMMISSION ACTION:(January 3,2002)
I
Mr.Tad Borkowski introduced and briefly described the item.
Mr.Dawson,of the Little Rock Zoo,explained that 2 lanes of
Jonesboro,between Monroe Street and Zoo Drive,would be closed
and that the intersection of Jonesboro and Monroe would be
reconstructed to accommodate the free flow of northbound and
southbound traffic on Monroe Street.He stated that
reconstruction of Jonesboro and Monroe would begin as soon as the
item has been approved.
Mr.Dawson explained that this section of Jonesboro Drive has
been closed to through traffic by temporary permit since the
"Boo at the Zoo"event in October.This item will allow the Zoo
to officially keep Jonesboro closed between Monroe Street and Zoo
Drive.He stated that the east lane of Jonesboro would be open totrafficbetween4:00 P.M.and 8:00 A.M.and during special
events.
A motion to accept the item was passed by a vote of 9 ayes,0
nays,1 abstention,and 1 absent.
3
January 3,802
ITEM NO.:1 FILE NO.:S-992-M
NAME:Pinnacle Valley Subdivision Phase V —Preliminary Plat
LOCATION:West side of Pinnacle Valley Road approximately0.6 miles North of Cantrell Road
DEVELOPER:ENGINEER:
Kelton Brown,Jr.McGetrick 6 McGetrick Engineers
g6 Eagle Glenn Cove 319 East Markham Street Suite 202LittleRock,AR 72223 Little Rock,AR 72201
AREA:4.080 acres NUMBER OF LOTS:11 FT.NEW STREET:0
CURRENT ZONING:R-2
PLANNING DISTRICT:1
CENSUS TRACT:42.05
VARIANCES/WAIVERS REQUESTED:1.Variance to allow a 25-foot setback line adjacent to anarterialstreet.
2.Variance to allow a reduced lot depth to width ratio (Lots 3,6,7, 8,9 and 10).3.Variance to allow lots with no public street frontage (Lots
2,3,4).
A.PROPOSAL:
The applicant proposes to subdivide this 4.080-acre siteintoeleven(11)lots.The applicant is also proposing todevelopthelotswithmulti-family residential structurescontaining40unitsasapartofaPlannedResidential
Development,which is a separate item on this agenda (Item413.1 —Pinnacle Valley Subdivision Phase V Short-Form PRDFileNo.Z-7126).The lots will be accessed via an access
and utility easement off Pinnacle Valley Road.Theapplicantproposes88parkingspacesasapartofthePRD.
1
January 3,302
SUBDIVISION
ITEM NO.:1 (Cont.)FILE NO.:S-992-M
The applicant is requesting a variance to allow lots
without public street frontage,a variance from the
standard lot width to depth ratios and a variance to allow
a 25-foot building set back adjacent to an arterial street.
The applicant is proposing an access and/or utility
easement and cross parking easement within the development.
B.EXISTING CONDITIONS:
The site is an undeveloped site with a scattering of trees.
There is a creek adjacent to the west property line.A
newly developing single-family subdivision abuts the creek
on the opposite side to the west.A new single-familyresidenceisunderconstructiontothenorthofthesite
and single-family residences are located to the south ofthesite.Single-family residences on large lots are totheeastofthesite.
C.NEIGHBORHOOD COMMENTS:
As of this writing,staff has received numerous phone calls
and letters from neighbors stating opposition to theapplication.All property owners abutting the site and theRiverValleyPropertyOwnersAssociationwerenotifiedofthePublicHearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Pinnacle Valley Road is classified on the Master Street
Plan as a minor arterial.Dedication of right-of-way to
45 feet from centerline will be required.2.Provide design of street conforming to "MSP"(MasterStreetPlan).Construct one-half street improvements to
the street including 5-foot sidewalks with planned the
development.
3.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
4.Stormwater detention ordinance applies to this property.5.Prepare a letter of pending development addressingstreetlightsasrequiredbySection31-403 of the Little
Rock Code.All requests should be forwarded to Traffic
Engineering.
6.Driveways shall conform to Sec.31-210 or Ordinance18,031.
7.A Sketch Grading and Drainage Plan is required prior to
2
January 3,302
SUBDIVISION
ITEM NO.:1 (Cont.)FILE NO.:S-992-M
Subdivision Committee meeting,or no later than 5 daysbeforePlanningCommissionhearing.8.A grading permit and development permit for special
flood hazard area is required prior to construction.9.Contact the ADPC&E for approval prior to start of work.
10 'treet names need to be approved by David Hathcock.Call
371-4808 for more information.11.This development involves issues related to street
lighting.The property owner may be responsible forinstallationofnewstreetlightsormodification(if
required)of existing streetlights.Property owner must
contact Traffic Engineering (Steve Philpott 8 340-4880)
to verify street lighting requirements for this project.12.Access /utility easement will need to be named and
approved by City for address assignment Lots 1 to 4.
E .UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer main extension required with easements ifserviceisrequiredforproject.Contact Jim Boyd at376-2903 for details.
Entercnr:Eo comment received.
ARKLA:No comment received.
Southwestern Bell:No comment received.
Water:Modifications of water facilities installed to serve
Pinnacle Valley Subdivision Phase 3 will be required.An
acreage charge of $300 per acre applies in addition to
normal charges for water service to this area.Contact
Marie Dugan at 992-2438 for details.
Fire De artment:Approved as submitted.
Count Plannin :No comment received.
CATA:Project is located on Express Bus Route ¹25 and has
no effect on bus radius,turnout and route.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:No comment.
3
January 3,002
SUBDIVISION
ITEM NO.:1 (Cont.)FILE NO.:S-992-M
Landsca e Issues:No comment.
G.SUBDIVISION COMMITTEE COMMENT:(December 6,2001)
Mr.Pat McGetrick was present,representing theapplication.The proposed preliminary plat and the PRD
were discussed simultaneously.Staff noted some additions,
which were needed on the preliminary plat (lot zoningclassifications,10 foot no access easement adjacent toPinnacleValleyRoad).Staff requested Mr.McGetrickprovideaphasingplanforthedevelopment.
Staff also requested details for the roof treatment of thebuildingsalongwithbuildingheightsforthePRD.Staffrequestedastatementoftheapplicant's intentions withregardforfuturesellingorleasingofallorportionsofthePRDincludinglandareaanddwellingunits.
Mr.Tad Borkowski,Public Works Staff,noted the dedicationof45feetofright-of-way would be required along PinnacleValleyRoadandtheroadwaywouldberequiredtobebuilttoMasterStreetPlanstandards.
Staff also noted there were three variances to theSubdivisionOrdinance,which would need to be requested.1).The ordinance requires building set backs adjacent toanarterialstreettobe35-feet.The applicant proposes a25-foot building set back.2).The lot depth to widthratiosforLots6,7,8,9 and 10 are above the minimumstandardsetbytheordinance.3).The ordinance alsorequireslotstohavepublicstreetfrontage.Lots 2,3and4donothavepublicstreetfrontage.
Mr.Bob Brown,Planning and Development Staff,noted the
proposed planned development would require a 6.7-foot
landscape strip on each side of the development adjacent tothepropertylines.
After the discussion,the Committee forwarded thepreliminaryplatandthePRDtothefullCommissionforfinalaction.
4
January 3,.002
SUBDIVISION
ITEM NO.:1 (Cont.)FILE NO.:S-992-M
H.ANALYSIS:
The applicant submitted a revised preliminary plat to staff
on December 12,2001.The revised plat addresses theissuesraisedbystaffandtheSubdivisionCommittee.The
applicant has platted a 10-foot no access easement along
Pinnacle Valley Road as requested.The applicant has alsoindicatedthedrivewayascrossparkingandanaccessandutilityeasementforatotalof88parkingspaces.
The applicant is requesting three variances from theSubdivisionOrdinance.The applicant is requesting aplattedbuildinglineof25-feet adjacent to Pinnacle
Valley Road.The Subdivision Ordinance requires a plattedbuildinglineof35-feet adjacent to an arterial street.
The applicant is also requesting a lot depth to widthratiosvarianceforfiveoftheelevenlots.TheSubdivisionOrdinancerequiresthatnoresidentiallotbe
more than three (3)times as deep as it is wide.
The applicant also proposes a variance to allow three lots
without public street frontage (Lots 2 —4).The
Subdivision Ordinance requires all lots be adjacent to apublicstreetoranapprovedprivatedrive.The applicantisproposingthelotsbeaccessedviaanaccessandutility
easement and a cross parking easement.
In as much as the preliminary plat is tied to the PRD andstaffisnotsupportiveofthePRDassubmitted,staffcannotsupporttheproposedpreliminaryplat.
I .STAFF RECOMMENDATION:
Staff recommends denial of the application as filed.
PLANNING COMMISSION ACTION:(JANUARY 3,2002)
Mr.Pat McGetrick of McGetrick and McGetrick Engineers,waspresentrepresentingtheapplication.There were numerousobjectorspresent.Staff presented the application inconjunctionwiththePlannedResidentialDevelopmentItemf13.1PinnacleValleyShort-Form PRD,File No.Z-7126.Staff
5
January 3,302
SUBDIVISION
ITEM NO.:1 (Cont.)FILE NO.:S-992-M
recommended denial of the preliminary plat based on a denial
recommendation of the PRD.After a brief discussion the
Commission voted to defer the item for six weeks to the February14,2002 Public Hearing.(See Item No.13.1 for a more detailed
minute record of this item.)
6
January 3,.002
ITEM NO.:2 FILE NO.:S-1329-A
NAME:Covenant Cove —Preliminary Plat
LOCATION:Southwest Corner of Rutgers Drive and Lehigh Drive
DEVELOPER:ENGINEER:
Pam Brown-Courtney &Associates McGetrick &McGetrick EngineersP.O.Box 55145 319 East Markham StreetLittleRock,AR 72215 Little Rock,AR 72201
AREA:10.330 acres NUMBER OF LOTS:52 FT.NEW STREET:0
CURRENT ZONING:R-2
PROPOSED REZONING:PD-R (Covenant Cove Long-Form PD-R
Z-7113 Item ¹8)
PLANNING DISTRICT:11
CENSUS TRACT:24.04
VARIANCES/WAIVERS REQUESTED:
1.A variance to allow a reduced front building line.2.A variance to allow a private internal street.
A.PROPOSAL:
The applicant proposes to subdivide this 10.33-acre siteinto52single-family residential lots.The average lotsizewillbe5,200 square feet.The subdivision will haveasingleaccesspointfromRomineRoad.The interiorstreetwillbea50-foot private access and utilityeasement.Lots 1 —38 will be adjacent to the perimeter ofthepropertyandLots39—52 will be interior lots.Thelotswillhaverearaccesswitha35-foot access andutilityeasement.There will be a 10-foot no access
1
January 3,302
SUBDIVISION
ITEM NO.:2 (Cont.)FILE NO.:S-1329-A
easement provided adjacent to Romine Road and Leigh Drive.The applicant is proposing a 15-foot front building setbackonallthelots.The side yard set back is proposedat3.5-feet.
B.EXISTING CONDITIONS:
The site is undeveloped and tree covered.The area to thenorth,south,east and west is developed with single-familyresidencesandonlyascatteringofvacantlots.The siteslopesupwardfromLehighDrivetoRomineRoad.The siteisadjacenttoRomineRoadandLeighDrivebothofwhicharedevelopedtoMasterStreetPlanstandardswiththeexceptionofsidewalks.The sidewalks have beenconstructedonRomineRoadwiththeexceptionofthefrontageadjacenttothissite.
C.NEIGHBORHOOD COMMENTS:
All property owners abutting the site and the Twin Lakes"A",Cypress Place,Kensington Place,John Barrow and theTwinLakes"B"Neighborhood Associations as well as theTwinLakesPropertyOwnersAssociationwerenotifiedofthePublicHearing.As of this writing staff has receivedseveralinformationalcallsfromtheneighborhood.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Provide design of streets conforming to "MSP"(MasterStreetPlan).Construct one-half street improvements tothesestreetsincluding5-foot sidewalks with the
planned development.(Romine and Leigh)2.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.3.A grading permit will be required on this development.4.Stormwater detention ordinance applies to this property.5.Easements for proposed stormwater detention facilitiesarerequired.
6.Prepare a letter of pending development addressingstreetlightsasrequiredbySection31-403 of the Little
Rock Code.All requests should be forwarded to Traffic
Engineering.
7.Contact the ADPCSE for approval prior to start of work.8.Street name needs to be approved by David Hathcock.Call371-4808 for more information.
9.This development involves issues related to street
2
January 3,J02
SUBDIVISION
ITEM NO.:2 (Cont.)FILE NO.:S-1329-A
lighting.The property owner may be responsible forinstallationofnewstreetlightsormodification(if
required)of existing streetlights.Property owner mustcontactTrafficEngineering(Steve Philpott 8 340-4880)to verify street lighting requirements for this project.
E .UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer main extension required with easements ifserviceisrequiredforproject.Contact Jim Boyd at376-2903 for details.
EntercnEr:Ho comment received.
ARKLA:No comment received.
Southwestern Bell:No comment received.
Water:An acreage charge of $150 per acre applies inadditiontonormalchargesinthisarea.Contact Marie
Dugan at 992-2438 for details.
Fire De artment:Place fire hydrants per code.Contact DennisFreeat918-3752 for details.
CATA:Project site is located near Bus Route 514 but has
no effect on bus radius,turnout and route.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:No comment.
Landsca e Issues:No comment.
G.SUBDIVISION COMMITTEE COMMENT:(December 6,2001)
Mr.Pat McGetrick was present,representing theapplication.The proposed preliminary plat and PD-R werediscussedsimultaneously.Staff briefly noted someadditionalprojectinformationneededonthesiteplan(signage,building setbacks,perimeter treatment).Staffalsonotedifthestructuresweretohaveanyappendagesthesewouldneedtobeshownonthetypical.Staff notedthetypicalshownwouldnot"work"for a few of the lots.
3
January 3,002
SUBDIVISION
ITEM NO.:2 (Cont.)FILE NO.:S-1329-A
Staff listed these lots for Mr.McGetrick and requested a
layout be shown for each of these lots.Staff also noted
the additions to the preliminary plat.Staff noted a
"turn-around"for Lot 1 should be shown.Staff also
requested the applicant label the internal sidewalks.
Tad Borkowski,Public Works Staff,indicated street
improvements would be required.He also stated the
Stormwater Detention Ordinance would apply to the project.
Mr.Borkowski stated the alley between Lots 7 and 8 should
be moved to allow "turn-around"capability for Lot 1.
Staff questioned if the subdivision would have a gated.
Mr.McGetrick stated the intent was not to install a gatebutwiththefencingdesigntohavetheappearanceofa
gated community.Staff noted the comment from the Fire
Department and suggested Mr.McGetrick contact Dennis Freeforadditionalinformation.
After the discussion,the Committee forwarded the proposed
preliminary plat and the proposed PD-R to the full
Commission for final action.
H.ANALYSIS:
The applicant submitted a revised preliminary plat to staff
on December 12,2001.The revised plat addresses theissuesraisedbystaffandtheSubdivisionCommittee.Theinternalsidewalkshavebeenlabeledat5-feet.The alley
has been moved to the west between Lots 3 and 4 to provide
a turnaround for Lot 1.The applicant has provided a 10-foot no access easement adjacent to Lehigh Drive and Romine
Road but has not indicated a 10-foot no access easement
adjacent to the interior street.
The applicant is proposing a 15-foot front platted buildingline.The Subdivision Ordinance requires a 25-foot plattedfrontbuildingline.A separate ordinance will be forwardtotheBoardofDirectorsforreviewandapprovalofthisrequest.The applicant is proposing the side yard setbacktobeaminimum3.5-feet on all lots.Minimum side yardsetbacksfordetachedsingle-family according to building
code is over 3-feet.The 3.5-foot would meet the minimum
requirement.The ordinance requires a 30-foot platted
building line adjacent to collector streets (Romine Road)
4
January 3,002
SUBDIVISION
ITEM NO.:2 (Cont.)FILE NO.:S-1329-A
and 25-foot building line adjacent to residential streets
(Lehigh Drive).The applicant needs to show these external
building lines on the plat.
The applicant is also requesting a variance to allow aprivateinternalstreet.Private streets are allowable,if
approved by the Planning Commission,in the form of a cul-de-sac and short loop street when determined the street can
adequately serve the development.
This plat is part of a PD-R;Covenant Cove Long-Form PD-R,File No.Z-7113 Item No.8 on this agenda.The platrequiresvariancesfromtheSubdivisionOrdinanceforanR-
2 zoned,single-family subdivision which will be reviewed
by the Board of Directors in a separate ordinance.Theapplicantproposesa"Brodie Creek look"with the homespulledclosertothestreet,front porches and rear loadinglots.The property must be rezoned to PD-R,Covenant Cove
Long-Form PD-R file ¹Z-7113 for this plat to be valid.
Otherwise,to staff's knowledge there are no outstandingissuesassociatedwiththepreliminaryplat.The proposedpreliminaryplatconformstotheSubdivisionOrdinanceandshouldhavenoadverseimpactonthegeneralarea.
I .STAFF RECOMMENDATIONS:
Staff recommends approval of the preliminary plat subjecttothefollowingconditions:
1.Compliance with the requirements as noted in paragraphs
D and E of this report.
2.Provide a 10-foot no access easement adjacent to theinternalstreet.
3.Provide a 30-foot platted building line adjacent to
Romine Road and a minimum 25-foot platted building lineadjacenttoLehighDrive.
4.The property must be rezoned to PD-R Covenant Cove Long-
Form PD-R File ¹Z-7113 or this plat is invalid.
PLANNING COMMISSION ACTION:(JANUARY 3,2002)
Ms.Pam Brown-Courtney,the developer,and Mr.Pat McGetrick of
McGetrick and McGetrick Engineers were present representing the
5
January 3,602
SUBDIVISION
ITEM NO.:2 (Cont.)FILE NO.:S-1329-A
application.There were numerous objectors present.Staff
presented the application in conjunction with the PlannedResidentialDevelopmentItem48CovenantCoveLong-Form PRD,File No.Z-7113.Staff recommended approval of the preliminaryplatsubjecttoapprovalofthePRDsincethetwoweresodirectlytiedtogether.After a brief discussion the Commission
voted to defer the item for two weeks to the January 17,2002
Public Hearing.(See Item No.8 for a more detailed minuterecordofthisitem.)
6
January 3,302
ITEM NO.:3 FILE NO.:S-1332
NAME:Hickory Pointe Addition —Preliminary Plat
LOCATION:East of the intersection of Rahling Road and
Charleston Lane
DEVELOPER:ENGINEER:
George and Linda Gleason White,Dater s and Associates
126 Hickory Creek Circle 24 Rahling RoadLittleRock,AR 72223 Little Rock,AR 72223
AREA:12 acres NUMBER OF LOTS:22 FT.NEW STREET:1,060
CURRENT ZONING:R-2
PLANNING DISTRICT:19
CENSUS TRACT:42.06
VARIANCES/WAIVERS REQUESTED:
1.Pipe-stem lot for Lot 11 and Lot 12.2.Depth of the pipe-stem for Lot 11 and Lot 12.3.Private-street with a gated entrance.
4.Fencing height on the side and rear property lines for allexteriorlots.
5.Deferral of street improvements until such a time the
improvements are warranted.
A.PROPOSAL:
The applicant proposes to subdivide this undeveloped,12-acre parcel into 22 single-family residential lots.Thelotswillbeaccessedbywayofanewprivatestreetandthedevelopmentwillbeagatedcommunity.The applicantisrecpxestingavariancetoallowthegatedprivatestreet.The proposal includes two pipe-stem lots (Lots 11 and 12).The applicant is requesting a variance to allow the pipe-
1
January 3,002
SUBDIVISION
ITEM NO.:3 (Cont.)FILE NO.:S-1322
stem lots in residential zoning and to allow an increased
depth of the pipe-stem.
The applicant proposes fencing to surround the development.
The proposal includes an eight-foot black polymer coated
chain link fence along the north and south property lines
(the side property lines)and an eight-foot brick column
and wrought iron fence adjacent to the west.property lineorthestreetright-of-way.The ordinance standard for
fencing height adjacent to the street is four-feet and six-foot adjacent to the side and rear property line.The
fencing adjacent to the west property line will be anexistingbrickfence.The applicant is requesting avariancetoallowincreasedheightsofthefencingonthenorth,south and east property lines.
The applicant is requesting a deferral of the street
improvements until such a time as the street improvementsarewarranted.
B.EXISTING CONDITIONS:
The site is wooded and undeveloped.Terrain on the siterangesfromextremelysteeponthesouthendlevelingtoalmostflatonthenorthend.There is an existingoverheadutilitylinelocatedonthesiterunningthroughthepropertyfromnorthtosouth.Other uses in the areainclude,newly constructed single-family residencesadjacenttothesitetothewestandagatedsingle-familysubdivisiontotheeast.Although the area immediatelysouthofthesiteiscurrentlyundevelopeditis arelativelyshortdistancetoadditionalsingle-familyresidences.The area to the north contains a Church.TheportionofRahlingRoadinproximitytothissiteiscurrentlyatwo-lane roadway.Charlestone Lane isdevelopedtoaresidentialstreetstandardwithcurbandgutter.
C.NEIGHBORHOOD COMMENTS:
As of this writing,staff has received no comment from theneighborhood.All property owners abutting the site alongwiththeChenalRidgeandWestchesterNeighborhoodAssociationswerenotifiedofthePublicHearing.
2
January 3,302
SUBDIVISION
ITEM NO.:3 (Cont.)FILE NO.:S-1322
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Rahling Road is classified on the Master Street Plan as
a minor arterial.Dedication of right-of-way to 45 feet
from centerline will be required.
2.Provide design of the street conforming to "MSP"(MasterStreetPlan).Construct one-half street improvements to
the street including 5-foot sidewalks with the planned
development.
3.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
4.Stormwater detention ordinance applies to this property.5.Easements for proposed stormwater detention facilities
are required.
6.Relocate entrance to this development to line-up withstreetacrossRahlingRoad.
7.A grading permit will be required on this development.8.This development involves issues related to street
lighting.The property owner may be responsible forinstallationofnewstreetlightsormodification(if
required)of existing streetlights.Property owner must
contact Traffic Engineering (Steve Philpott 8 340-4880)
to verify street lighting requirements for this project.9.Extend cul-de-sac on south-end southward to access and
eliminate pipe stem lots.
E .UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer main extension required with easements if
service is required for project.Contact Jim Boyd at
376-2903 for details.
EntercnEr:mo comment received.
ARKLA:No comment received.
Southwestern Bell:Approved as submitted.
Water:An acreage charge of $300.00 per acre applies in
addition to normal charges for water service in this area.
A main extension will be required to serve Hickory Point
Cove.The fire hydrants will be private.Contact Marie
Dugan at 992-2438 for details.
3
January 3,302
SUBDIVISION
ITEM NO.:3 (Cont.)FILE NO.:S-1322
Fire De artment:Gate must maintain a full 15-foot opening.
Shorten the 80-foot island.Place fire hydrants per city
code.Contact Dennis Free at 918-3752 for details.
Count Plannin :No comment received.
CATA:Project site is located on Express Bus Route 425
but has no effect on bus radius,turnout and route.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:No comment.
Landsca e Issues:No comment.
G.SUBDIVISION COMMITTEE COMMENT:(December 6,2001)
Mr.Joe White was present,representing the application.Staff briefly described the preliminary plat,noting
additions,which were needed on the preliminary plat.
There was a brief discussion concerning the cul-de-sac and
extending the roadway to the south to eliminate the pipe-
stem lots.Mr.White stated with the terrain the grade
would be to extreme.He stated the only way to access thelotwasthroughapipe-stem.Planning Staff indicated
there was not a problem with the pipe-stem lot.The
applicant was advised to request a variance for the pipe-
stem and for the depth of the pipe-stem.
Staff also questioned the proposed fencing adjacent to theeastpropertyline.Mr.White stated the development wouldutilizeanexistingbrickfenceadjacenttotheHickory
Creek Subdivision.Staff also indicated the proposed
fencing heights were above the allowable by the current
ordinance.Staff stated a request for a variance would be
required to allow the eight-foot fence on the side and rear
property lines and the eight-foot fence adjacent to thestreet.
Mr.Tad Borkowski,Public Works Staff,stated the privatestreetshownneededtobemovedtothenorthtolineupwithanexistingstreetonthewestsideofRahlingRoad.
Mr.White stated the number of cars existing the proposed
4
January 3,302
SUBDIVISION
ITEM NO.:3 (Cont.)FILE NO.:S-1322
development would not require street realignment.He
stated he would work with Public Works to eliminate this
concern.
There was some discussion concerning the street
improvements to Rahling Road.Mr.White stated the road
improvements were to be made when Rahling Road reached
12,000 cars per day.The improvements are to be made by
the Chenal Improvement District at that time.Staff stated
the applicant would need to recpxest a deferral of street
improvements until such a time as street improvements were
warranted.
Staff noted the comments submitted by Central Arkansas
Water Works,the Fire Department and Wastewater.
After the discussion,the Committee forwarded the
preliminary plat to the full Commission for final action.
H .ANALYSIS:
The applicant submitted a revised preliminary plat to staff
on December 12,2001.The revised plat,addresses the
issues raised by staff and the Subdivision Committee.The
applicant has relocated the entrance to the subdivision to
the north to align with the existing street across Rahling
Road.The applicant has moved the front building lines for
Lots 11 and 12 out of the pipe stem to a 25 foot buildingline.The applicant has not indicated an access easement
from the existing concrete drive for Lots 13 and 14.This
will be a requirement should the plat be approved.There
will not be a new fence added to the east property line.
The applicant has indicated the existing brick fence will
be utilized.
The applicant is requesting a variance to allow an
increased height in fencing adjacent to the north,south
and east property lines.The normal fencing height isfour-feet adjacent to the street right-of-way and six feet
on the side and rear property lines.The applicant is
proposing an eight-foot fence adjacent to north and south
property lines and adjacent to the street right-of-way.
The applicant is also requesting a variance to allow two
pipe-stem lots.Lot 11 and Lot 12 will both be pipe-stem
5
January 3,802
SUBDIVISION
ITEM NO.:3 (Cont.)FILE NO.:S-1322
lots.Lot 11 will be accessed via a pipe-stem from Hickory
Pointe Cove and Lot 12 via a private entrance from
Charleston Lane.Lot 11 and Lot 12 will also require a
variance from the maximum depth of a pipe-stem lot.The
maximum depth of a pipe-stem allowed under the Subdivision
Ordinance is 300-feet.The proposed depth of Lot 11 is360-feet and Lot 12 is approximately 350-feet.
The applicant is also requesting a variance to allow aprivategatedstreet.The Planning Commission may approveprivatestreetstoserveisolateddevelopments.The streetwillbebuilttopublicstreetstandards,as is required bytheordinance.
The applicant is requesting a deferral of street
impxovements to Rahling Road until such a time as traffic
warrants the improvements.The Improvement District has
committed to the street improvements when traffic reaches12,000 cars per day.In the event the Improvement District
does not make the street improvements the applicant will be
responsible for the portion abutting this subdivision.
Otherwise,to staff'knowledge there are no outstandingissuesassociatedwiththepreliminaryplat.The proposedpreliminaryplatconformstotheSubdivisionOrdinanceand
should have no adverse impact on the general area.
I .STAFF RECOMMENDATIONS:
Staff recommends approval of the preliminary plat subjecttothefollowingconditions:
1.Compliance with the requirements as noted in paragraphs
D,E and H of this report.2.Staff recommends approval of the requested variances to
allow pipe-stem lot for Lots 11 and 12 with an increased
depth.
3.Staff recommends approval of the requested variance to
allow a private-street with a gated entrance.4.Staff recommends approval of the requested variance to
fencing height for all exterior lots.5.Staff recommends approval of the deferral of the street
improvement to Rahling Road until such a time the
improvements are warranted.
6
January 3,-302
SUBDIVISION
ITEM NO.:3 (Cont.)FILE NO.:S-1322
PLANNING COMMISSION ACTION:(JANUARY 3,2002)
Mr.Joe White,White,Daters and Associates,was present
representing the application.There were no objectors present.Staff informed the Commission the applicant proposed to
subdivide this 12-acre site into 22 single-family residentiallots.Staff also informed the commission the applicant was
requesting four variances from the Subdivision Ordinance and adeferralofMasterStreetPlanimprovementstoRahlingRoad.
Staff stated they were in support of the requested variance toallowapipe-stem lot for Lot 11 and Lot 12 both with anincreaseddepthofthepipe-stem.Staff also stated they wereinsupportofthevariancetoallowaprivatestreetwithagatedentrance.S taf f s tated they were suppor tive of thevariancetoallowanincreasedfenceheightadjacenttotheexteriorlots.Staff stated their recommendation was approvalsubjecttocompliancewiththeconditionsoutlinedinthe"staff
recommendation"above.
Staff stated they were also supportive of the requested deferralofMasterStreetPlanimprovementstoRahlingRoaduntilsuch a
time the improvements were warranted.
Commissioner Berry questioned the variance for fencing height
and the proposed fencing material.He asked why the fencingheightswereplacedintheordinanceattheheightswhichexist.
Mr.Jim Lawson,Planning and Development,stated the fencingheightswereputinplacetoprotectsightdistancesandtokeepuniformityandanopenareafromlottolot.
Commissioner Berry stated he felt unduly high fences and walls
made for poor neighbors and he was opposed to the fence heightvariancebuthewassupportiveoftheremainderoftheapplication.
Commissioner Faust questioned the fencing material.She askedifthedevelopmentwouldbesurroundedbyafenceorawall.
7
January 3,302
SUBDIVISION
ITEM NO.:3 (Cont.)FILE NO.:S-1322
Mr.White stated the project included both.He stated adjacent
to Rahling Road the fence will in fact be a wall and adjacent to
Charleston Lane the fence will be made up of wrought iron and
brick columns.
Commissioner Lowery made a motion to accept the variance for the
fencing height.The vote failed 5 ayes,6 noes and 0 absent.
After some discussion concerning the fencing the rational behind
the denial and the previous Planning Commission actions with
regard to fencing the vote was expunged by a vote of 6 ayes,
5 noes and 0 absent.
A second vote was taken to allow the variance for an increased
height in fencing.The vote passed 6 ayes,5 noes and 0 absent.
A motion was made to approve the plat as filed to include all
other variances and the deferral of the Master Street Plan
improvements.The vote passed by 11 ayes,0 noes and 0 absent.
8
January 3,.002
ITEM NO.:4 FILE NO.:Z-3292-F
NAME:Chenal Plaza Lot 2 Revised Short-Form PCD
LOCATION:West side of Atkins Road approximately 500 feet SouthofWestMarkhamStreet
DEVELOPER:ENGINEER:
Starmax Properties,LLP White,Dater and Associates
3801 Woodland Heights Road 24 Rahling CircleLittleRock,AR 72221 Little Rock,AR 72223
AREA:2.95 Acre NUMBER OF LOTS:5 FT.NEW STREET:0
CURRENT ZONING:PCD
PROPOSED ZONING:PCD
CURRENT ALLOWED USES:Commercial
PROPOSED USE:Commercial
VARIANCES/WAIVERS REQUESTED:
1.Deferral of street improvements for Lorena Avenue.2.A variance to allow lots without Public Street Frontage.3.A variance from the minimum width of a service easement.
BACKGROUND:
The property was rezoned from R-2 to 0-3 on January 16,1979 byOrdinanceNo.13,580 and consequently rezoned to PCD byOrdinanceNo.18,272.In March 2000,the Planning Commission
denied the request to rezone the property from 0-3 to PCD.The
applicant appealed this denial to the Board of Directors and attheMay2,2000 Board of Directors meeting,the Board approvedtherequestforrezoningtoPCD.
1
January 3,002
SUBDIVISION
ITEM NO.:4 (Cont.)FILE NO.:Z-3292-F
A.PROPOSAL/REQUEST:
The applicant proposes to amend the Planned Commercial
Development (PCD)for Lot 2 to allow for the subdividing of
Lot 2 into five (5)individual commercial lots.The lotswillshareacommonaccesseasementandcrossparking.The
applicant is requesting a variance from the Subdivision
Ordinance to allow lots without public street frontage for
Lots 2B,2C and 2D.The applicant is also requesting a
variance for the minimum width of a service easement.The
proposal will not change any of the previously approved
uses established for the site or the site plan design or
building layout.The proposal will establish lot lines for
each of these five lots,the cross parking and the shared
common access easement.
B.EXISTING CONDITIONS:
All parking lots and driveways have been constructed on thesite.A new building is being constructed on the southeast
corner of Lot 2 and is near completion.The street
improvements and landscaping adjacent to Atkins Road have
been put in place along with the landscaping and screening
adjacent to the single-family on the south property line.
Other uses in the area include,a vacant 0-3 zoned lot,asingle-family residence and a C-3 zoned lot used by Bale
Chevrolet as a detail shop all to the west of the site.
There is a church to the northwest and a multi-tenant
shopping center to the east.Directly north of this siteisLot1ofthisPCD,which is currently cleared andvacant.North of Lot 1 is a multi-tenant shopping center.
Northeast of the site is a Buick automobile dealership.Directly south of the site is a single-family subdivision.
C.NEIGHBORHOOD COMMENTS:
As of this writing staff has received one phone call fromtheneighborhoodrequestinginformation.All property
owners within 200 feet of this site,all residents within
300 feet of the site who could be identified and the
Parkway Place Neighborhood Association and the Gibralter
Heights/Point West/Timber Ridge Neighborhood Association
were notified of the Public Hearing.
2
January 3,302
SUBDIVISION
ITEM NO.:4 (Cont.)FILE NO.:Z-3292-F
D .ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Atkins Road and Lorena Avenue are classified on the
Master Street Plan as commercial streets.Dedication of
right-of-way to 30 feet from centerline will be
required.
2.Provide design of streets conforming to "MSP"(MasterStreetPlan).Construct one-half street improvements to
these streets including 5-foot sidewalks with the
planned development.3.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
4.Stormwater detention ordinance applies to this property.5.Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards.
6.Repair or replace any curb and gutter or sidewalk thatisdamagedintheright-of-way prior to occupancy.7.A Sketch Grading and Drainage Plan is required prior to
Subdivision Committee meeting,or no later than 5 daysbeforePlanningCommissionhearing.8.A grading permit will be required on this development.9.This development involves issues related to street
lighting.The property owner may be responsible forinstallationofnewstreetlightsormodification(if
required)of existing streetlights.Property owner must
contact Traffic Engineering (Steve Philpott 8 340-4880)
to verify street lighting requirements for this project.10.Show drainage easements required by the City for flow-
through.
E .UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer available,not adversely affected.
E~nter :Approved as submitted.
ARKLA:No comment received.
Southwestern Bell:No comment received.
Water:The water facilities were installed to accommodate
development of this property as a single parcel.The
3
January 3,302
SUBDIVISION
ITEM NO.:4 (Cont.)FILE NO.:Z-3292-F
division of this property as shown causes the waterfacilitiesthathavebeeninstalledtobeoutof
compliance with Central Arkansas Water policies for waterservice.Water service would not be available offexistingfacilitiestothispropertywiththispropertydividedinthismanner.Contact Marie Dugan at 992-2438fordetails.
Fire De artment:Contact Dennis Free at 918-3752 for
turning radius.Place fire hydrants per city code.
Count Plannin :No comment received.
CATA:Project site is located on Bus Route ¹5 but has noeffectonbusradius,turnout and route.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:No comment.
Cit Reco nized Nei hborhood Action Plan:
The project is located in the Rock Creek Area NeighborhoodActionPlan.The Office and Commercial Development Goalstates;Promote commercial development that meets the needsofRockCreekNeighborhoodResidentsforshoppingservices
and jobs.An action statement within the Goal states;
Aggressively use Planned Developments (PZDs)to influence
more neighborhood friendly and better quality developments.
Landsca e Issues:No comment.
Buildin Codes:No comment received.
G.SUBDIVISION COMMITTEE COMMENT:(December 6 2001)
Joe White was present representing the application.StaffbrieflydescribedtherevisiontothePCDnotingtheonly
change was to subdivide the property and add lot lies toLot2.Staff requested Mr.White verify the signage,
dumpster location,the days and hours of operation andotheritemswhichwereapprovedasapartoftheoriginal
PCD to determine if in fact they were to remain the same.
Staff indicated Mr.White should contact Central Arkansas
4
January 3,3,502
SUBDIVISION
ITEM NO.:4 (Cont.)FILE NO.:2-3292-F
Water for more detail on the comments submitted by their
agency with regard to water service.Staff also requested
Mr.White contact the Fire Department with regard to the
placement of fire hydrants.
Staff stated ordinance requirement for a service driveway
was 26-feet.The driveway,which is currently in place,
measures 24-feet on the plan.Staff directed Mr.White to
verify the driveway width and/or request a variance from
the minimum driveway width.
Mr.White stated he would work with Public Works and all
the responding agencies to eliminate their concerns.
After the discussion,the Committee forwarded the revised
PCD for Lot 2 to the full Commission for final action.
H.ANALYSIS:
The applicant submitted a revised site plan addressing most
of the issues raised by staff and the Subdivision
Committee.
The revision to the existing PCD is to establish lot lines
and building setbacks for Lot 2.As proposed,the
development will not meet,the minimum parking requirements
for the individual lots.As a part of the revision to the
PCD the applicant proposes a common access easement and a
cross parking easement within the development.
The total parking spaces proposed with this application is
133.The minimum ordinance requirement for the development
based on building square footage and use would be
approximately 120 spaces.The previously approved PCD
allowed 179 parking spaces on this site.
The PCD as it was previously approved allowed for building
square footage of 45,440.The previously approved plan
allowed 27,200 square feet of office space and 18,240
square feet of commercial space.The applicant is
proposing a total of 42 437 square feet of building space
(25,840 office space and 16,597 square feet of commercial
space).
Otherwise,to s taf f 'knowledge,there are no outs tanding
5
January 3,302
SUBDIVISION
ITEM NO.:4 (Cont.)FILE NO.:Z-3292-F
Staff stated they were also supportive of the variance request
to allow lots without public street frontage and the variance to
allow a reduced width of the service drive.Staff also stated
they were in support of the deferral of the street improvements
to Lorena Avenue.
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.
7
January 3,.302
ITEM NO.:5 FILE NO.:Z-3875-B
NAME:Green Revised Short-Form PCD
LOCATION:12825 I-30,Suite C
DEVELOPER:ENGINEER:
Alvin Green Donald W.Brooks
9500 Hwy 365 20820 Arch StreetLittleRock,AR 72206 Hensley,AR 72065
AREA:3.77 Acre NUMBER OF LOTS:1 FT.NEW STREET:0
CURRENT ZONING:PCD
PROPOSED ZONING:PCD
CURRENT ALLOWED USES:C-3 uses and boat sales and display.
PROPOSED USE:C-3 uses along with boat sales and display andmotorcyclesalesandservice(no outside storage or display).
VARIANCES/WAIVERS REQUESTED:None requested.
BACKGROUND:
On June 5,2001,the Board of Directors passed Ordinance No.18,495 rezoning the property from C-3 and R-2 to PCD to allowboatsalesanddisplayalongwithC3permittedusesonthesite.The boat sales and display was in operation at the timeoftherezoning.As a part of the process the applicant wasinformedtoremaincoveredbytheCity'National FloodInsuranceProgramtheapplicantwastofloodproofthenewbuilding,which was constructed on the eastern portion of thesite.To staff's knowledge this requirement has not been met.
1
January 3,"002
SUBDIVISION
ITEM NO.:5 (Cont.)FILE NO.:Z-3875-B
A.PROPOSAL/REQUEST:
The applicant proposes to amend the previously approved PCD
at 12825 I-30 in order to allow motorcycle sales and
service (no outside storage or display)as a permitted use,
which the current PCD does not allow.
B.EXISTING CONDITIONS:
The site contains an existing commercial building and
asphalt parking between the building and the I-30 frontage
road.There is a second building (east of the existing
building),which was recently constructed for boat storage.
The commercial building contains a boat sales and display
business and a church.The third area,on the west end of
the building,is currently vacant.
There is a mixture of commercial uses along I-30 to the
east and west and across I-30 to the north (the Expo
Center).A vacant office building is directly adjacent to
this site on the west.There is a creek within the
southern portion of the property,with the Optimist Club
Park (race track)and a truck service business further
south.
C.NEIGHBORHOOD COMMENTS:
All property owners within 200 feet of the site,all
residents within 300 feet of the site who could be
identified and the Alexander Road and Southwest Little Rock
United for Progress Neighborhood Associations were notified
of the Public Hearing.As of this writing,staff has
received no comment from the neighborhood.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Dedicate regulatory floodway easement to the City of
Little Rock.
2.City does not allow any building expansion in the
regulatory floodway.
3.Any remodeling must be done in accordance with FEMA
regulations.
2
January 3,302
SUBDIVISION
ITEM NO.:5 (Cont.)FILE NO.:Z-3875-B
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer main extension required with easements if
service is required for project.Contact Jim Boyd at
376-2903 for details.
Ente~cnr:Wo comment received.
ARKLA:No comment received.
Southwestern Bell:No comment received.
Water:Wo water service or fire protection is available
to the property at this time.Installation of waterfacilitieswillbeatthedeveloper's expense.
Fire De artment:Place fire hydrants per city code.
Contact Dennis Free at 918-3752 for details.
Count Plannin :No comment received.
CATA:No comment.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:
This request is located in the Otter Creek PlanningDistrict.The Land Use Plan shows Mixed Commercial and
Industrial for this property.The applicant has appliedforarevisedShort-Form Planned Commercial Development to
allow motorcycle sales and service.A land use plan
amendment is not required.
Cit Reco nized Nei hborhood Action Plan:
The applicant's property lies in the area covered by the
Chicot West./I-30 South Neighborhood Action Plan.The
Economic Development Goal is supported by an objective of
retaining existing businesses.The Economic Development
Goal is also supported by an action statement that
recommends the "identification and attraction"of desirable
businesses to the area that are oriented to the middleclassconsumer.The action statement also recommends
3
January 3,302
SUBDIVISION
ITEM NO.:5 (Cont.)FILE NO.:Z-3875-B
placing such businesses in currently vacant buildings.
Landsca e Issues:No comment.
G.SUBDIVISION COMMITTEE COMMENT:(December 6,2001)
Mr.Alvin Green and Larry White were present,representing
the application.Staff briefly described the revised PCD,
noting the revision was to add the motorcycle sales andservicetothepreviouslyapprovedPCD.Staff noted there
were modifications needed on the site plan for the current
development.
Staff questioned if there was to be any outside storage.
Mr.White stated there was not.Staff also asked if the
shipment of motorcycles would be in crates.Mr.Whitestatedtheywouldnotbeincrates.Each bike was custombuiltandthemerchandisewasnotcratedwhenshippedstatedMr.White.Staff then asked where delivery of the
motorcycles would take place.Mr.White stated the
motorcycles were shipped in a box van and delivery in the
parking lot or behind the building was not a problem.
Tad Borkowski,Public Works Staff,stated this property islocatedinthefloodwayandusuallythecitydoesnotallow
development in the floodway.This property was "grand-fathered"when the area was annexed.Mr.Borkowski stated,the applicant was to floodproof the new building and anyrenovations,which took place on the property,were to be
with flood protection in mind.
Mr.Green stated all electrical and the heat and air had
been raised to the four-foot level during the current
renovation.The inventory would also be stored at a level
above the four-foot height,which was previously indicatedsufficientbyFEMA.
Mr.Borkowski stated,FEMA had paid some $375,000 in flood
damage claims on the building over the previous 11 years.
He stated the city could elect to not allow the buildingfloodinsuranceifMr.Green did not comply with the flood
proofing requirements.
4
January 3,.402
SUBDIVISION
ITEM NO.:5 (Cont.)FILE NO.:Z-3875-B
After the discussion,the Committee forwarded the revised
PCD to the full Commission for final action.
H.ANALYSIS:
As noted in Public Works Comments (paragraph D)and in theSubdivisionCommitteeComments(paragraph G),the propertyat12825I-30 is located in the floodway.As a conditionofthepreviouslyapprovedPCDtheapplicantwastofloodproofthenewbuildingtoremaininNFIP.If theapplicantdidnotcomplywiththisconditionthecitywouldsubmitformstoFEMAtoremovethestructurefromtheprogram.The "new building"is a detached building fromthemainstructureandtostaff'knowledge this conditionhasnotbeenmet.The applicant is in the process ofremodelingasuiteinthemainstructureandasaconditionofissuingtherenovationbuildingpermittheapplicantwastoraiseallelectricaltofour-feet above the floor level.The applicant has met this condition.
To staff'knowledge there are no outstanding issuesassociatedwiththisproposedrezoningrequest.The use ofthesuiteformotorcyclesalesandservice(no outsidestorageordisplay)should have no adverse impact on thesurroundingproperties.
I .STAFF RECOMMENDATIONS:
Staff recommends approval of the revised PCD subject to thefollowingconditions:
1.Meet the requirements of the previously approved PCD.2.Compliance with the requirements as noted in paragraphs
D and E of this report.3.There is to be no outside storage or display ofmerchandise.
4.Deliveries are to be made within the confines of theproperty.
PLANNING COMMISSION ACTION:(JANUARY 3,2002)
Mr.Alvin Green was present representing the application.There were no objectors present.Staff informed the CommissiontheyhadreceivedoneletterofsupportfromSouthwestUnited
5
January 3,-002
SUBDIVISION
ITEM NO.:5 (Cont.)FILE NO.:2-3875-B
for Progress.Staff presented the item with a recommendation of
approval subject to compliance with the conditions outlined
above in the "staff recommendation"above.
Staff informed the Commission that the applicant had not met all
the requirements of the previously approved PCD.Staff statedalltherequirementsofthepreviouslyapprovedPCDmustbemet
as a condition of approval.Staff also stated there was to be
no outside display or storage of merchandise.Staff noteddeliveriesweretobemadewithintheconfinesoftheproperty.
There was no further discussion.The item was placed on theconsentagendaandapprovedasrecommendedbystaff.The vote
was 11 ayes,0 noes and 0 absent.
6
January 3,302
ITEM NO.:6 FILE NO.:Z-5038-F
NAME:Seven Acres Business Park Revised Long-Form POD
LOCATION:South side of Cantrell Road approximately 500 feet
East of Bella Rosa Drive
DEVELOPER:ENGINEER:
Bill Mathis White,Daters 6 Associates
P.O.Box 22115 24 Rahling CircleLittleRock,AR 72221 Little Roc,AR 72223
AREA:2.28 Acre NUMBER OF LOTS:1 FT.NEW STREET:0
CURRENT ZONING:POD
PROPOSED ZONING:POD
CURRENT ALLOWED USES:Office/Warehouse/Showroom
PROPOSED USE:Office mini-storage complex.
VARIANCES/WAIVERS REQUESTED:None requested.
BACKGROUND:
The Seven Acres Business Park was established by the Board ofDirectorsbyOrdinanceNo.16,319,passed on December 15,1992.
This followed a recommendation of approval by the Planning
Commission on November 3,1992.The approved POD allowedoffice,showroom/warehouse uses on all lots except Lot 1.The
building on Lot 1 was to be used for accessory commercial uses.
On February 20,1996,the Board of Directors passed Ordinance
No.17,118,amending the POD to allow the Golden Collision
Center (auto repair business)to be constructed on Lot 4.An
1
January 3,402
SUBDIVISION
ITEM NO.:6 (Cont.)FILE NO.:Z-5038-F
Alltel cellular tower and Comcast cable equipment building were
approved for placement on Lot 4 at a later date.
On July 7,1998,the Board of Directors passed Ordinance No.17,764 amending the site plan for Lots 1 and 2.The office,
showroom/warehouse building for Lot 2 was increased to 17,114squarefeetinareaandtherevisedplanmaintainedthe50footlandscapebufferalongthewestpropertyline.
On December 20,1999 the Board of Directors approved Ordinance
No.18,161 amending the site plan for Lot 2.Lot 2 wassubdividedintotwolotswithseparatebuildingsoneachlot.
The total area for the two buildings was 12,816 square feet,adecreasefrom17,764 square feet that was previously approvedforLot2.The 50-foot wide landscape area along the westpropertylinewasmaintained.
A.PROPOSAL/REQUEST:
The applicant proposes to revise the previously approvedsiteplanforLot1only.The applicant proposed todevelopLot1ofSevenAcresBusinessParkwithanoffice/commercial development.The development willconsistofallofficeusesfacingCantrellRoadandamini-storage development to the rear.There will be five officesuitesrangingfrom1400squarefeetto2400squarefeet.The mini-storage will consist of four separate buildingsrangingfrom20'150'o 20'185'.The site will alsocontainaresidentmanagerofficeandapartment(1880squarefeet)for the mini-storage facility.Thedevelopmentincludes26-5x5 units,32-5x10 units,30-10x10units,42-10x15 units,15-10x20 units and 8-10x30 units.There are 42 parking spaces proposed as a part of thisdevelopment.
B.EXISTING CONDITIONS:
The proposed site is vacant and cleared with only a fewtreesonthesite.All the lots within the Seven AcresSubdivision,with the exception of this lot,havedeveloped.The uses include;an auto collusion repairbusiness,an office/warehouse showroom and an office
2
January 3,002
SUBDIVISION
ITEM NO.:6 (Cont.)FILE NO.:Z-5038-F
building with two suites.There is a wireless
communication facility located on the south property line
of this site.
Other uses in the area include,a single-family residence
immediately to the west of the site along Bella Rosa Drive
and Cantrell Road to the north.There is a landscaping
nursery to the east of the subdivision.A creek and
floodway are located along the south property line of this
subdivision.
C.NEIGHBORHOOD COMMENTS:
All property owners within 200 feet of the site,all
residents within 300 feet of the site who could be
identified and the Westchester Neighborhood Association
were notified of the Public Hearing.As of this writing,
staff has received no comment from the neighborhood.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards.
2.Repair or replace any curb and gutter or sidewalk thatisdamagedintheright-of-way prior to occupancy.3.Sidewalks on Cantrell Road and Seven Acres Drive shall
be shown conforming to Sec.31-175 and the "MSP".
4.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
5.Stormwater detention ordinance applies to this property.
6.Driveways shall conform to Sec.31-210 or Ordinance
18,031.
7.A grading permit will be required on this development.
8.A grading permit and development permit for special
flood hazard area is required prior to construction.
9.This development involves issues related to street
lighting.The property owner may be responsible for
installation of new streetlights or modification (if
required)of existing streetlights.Property owner must
contact Traffic Engineering (Steve Philpott 9 340-4880)
to verify street lighting requirements for this project.
3
January 3,002
SUBDIVISION
ITEM NO.:6 (Cont.)FILE NO.:Z-5038-F
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer available,not adversely affected.
EntercnEr:No comment received.
ARKLA:No comment received.
Southwestern Bell:Approved as submitted.
Water:An acreage charge of $300 per acre in addition to
normal charges applies for water service to this
property.The Little Rock Fire Department needs to
evaluate this site to determine whether additional public
and/or private fire hydrant(s)will be required.Ifadditionalfirehydrant(s)are required,they will beinstalledattheDeveloper's expense.Contact Marie
Dugan at 992-2438 for details.
Fire De artment:Contact Dennis Free at 918-3752 fordetailsconcerningturnradiusandfirehydrant
placement.
Count Plannin :No comment received.
CATA:Project site is located on Express Bus Route 525buthasnoeffectonbusradius,turnout and route.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:
This request is located in the River Mountain PlanningDistrict.Currently the Land Use Plan shows Transition forthissite.The applicant has applied for a revised PlannedOfficeDevelopmentforamini-storage warehouse with anofficestripcenterfacingCantrellRoad.The existing
Planned Office Development consists of uses such as a cell
tower,an office showroom warehouse and auto-body repair.
The addition of an office strip center facing Cantrell Road
with a mini-warehouse development in the rear would not be
any more intense than uses that have already been approved.
4
January 3,.002
SUBDIVISION
ITEM NO.:6 (Cont.)FILE NO.:Z-5038-F
Cit Reco nized Nei hborhood Action Plan:
This site in the area covered by the River Mountain
Neighborhood Action Plan,which is currently under review.
The Land Use Plan will be reviewed as part of that plan
review.
Landsca e Issues:
Landscaping within the interior of the proposed parking lotis613squarefootshortofthe1,048 square foot interior
landscaping requirement.Interior landscape islands must
be at least 150 square feet in area to count toward
fulfilling this requirement.
One tree for each 15 linear feet will be required within
the 50-foot wide landscape buffer along the western
perimeter of the site.It is recommended that at least 50%of the trees be evergreen to provide additional screening
from Cantrell Road and from the Bella Rosa Subdivision.
An irrigation system to water landscaped areas will be
required.
Prior to a building permit being issued,an approved
landscape plan stamped with the seal of a registered
landscape architect will be required.
G.SUBDIVISION COMMITTEE COMMENT:(December 6,2001)
Mr.Joe White was present,representing the application.Staff briefly described the proposed revision to the POD
and noted some additions,which were needed on the site
plan.Staff indicated roof treatment and building material
on the mini-storage were items,which needed to be "spelled
out"on the site plan.Staff also stated,as shown,the
dumpster encroached into the street right-of-way of Seven
Acres Drive.Staff also stated the buildings facing
Cantrell Road were to be office uses only since the mini-
storage development would be considered commercial.
5
January 3,.002
SUBDIVISION
ITEM NO.:6 (Cont.)FILE NO.:Z-5038-F
Mr.Tad Borkowski,Public Works Staff,stated the City
would require sidewalks be constructed on Cantrell Road and
Seven Acres Drive as a part of the development.Mr.
Borkowski also sated a grading permit would be required as
a part of the development.
Staff noted the comments submitted by Central Arkansas
Water and the Fire Department and suggested the applicantcontactthesetwoagenciesfordetails.
Mr.Bob Brown,Planning and Development Staff,indicated
the applicant should increase the size of the interior
island to get credit for interior landscaping.Mr.BrownalsosuggestedtheapplicantplaceevergreentreesalongthewesternperimeterofthesitetoscreenthesitefromBellaRosaDriveandCantrellRoad.
After the discussion,the Committee forwarded the revised
POD to the full Commission for final action.
H .ANALYSIS:
The site is designated as Transitional Zone on the Future
Land Use Plan.The definition for Transition Zone,adopted
February 4,1997,specifically excludes warehouseactivitiesfromtheallowableusesinthisdesignation.
Warehousing activities was never an allowable use inTransitionZoneotherthanalongKanisRoad.The currentdefinitionstatesmoreappropriateusesincludelow-density
multi-family residential and office uses if the proposalsarecompatiblewithqualityoflifeinnearbyresidentialareas.The applicant proposes,as a part of this
development,17,350 square feet of warehousing activity and10,140 square feet of office activity.The primaryactivityonthissitewouldbewarehousingsinceofthe27,490 square feet of building space 63%is dedicated to
mini-warehouse.
On November 3,1992,the Board of Directors approved
Ordinance No.16,319,which limited the commercial activity
on all four lots to 10%of the gross floor area as
recommended by the Planning Commission at the November 3,1992 Public Hearing.In addition,the buildings on Lots 2,
3 and 4 were to be limited to office showroom warehouse as
6
January 3,402
SUBDIVISION
ITEM NO.:6 (Cont.)FILE NO.:Z-5038-F
defined in the Zoning Ordinance and the accessory
commercial uses be limited to the building on Lot 1.ThebalanceofLotNo.1 was restricted to office uses.
On July 7,1998,the Board of Directors passed Ordinance
No.17,764 amending the POD as recommended by the Planning
Commission at the June 11,1998 Public Hearing.The
amendment revised Lots 1 and 2 by decreasing the size ofLot1andchangingfromofficeandretailusestostrictlyofficeuses.The size of the building increased from13,200 to 21,000 square feet.Lot 2 increased in sizeslightlywiththereductionofLot1.The proposedbuildingincreasedinsizealsofrom13,680 to 17,114
square feet.
The existing proposal indicates the front office buildingisproposedtobethreesidesmasonrywiththerearandrooftobemetal.The proposed mini-storage building willbeanall-metal building.Staff feels,with the visibility
from the Bella Rosa Subdivision and from Cantrell Road,thebuildingsbackinguptothewestpropertylineshouldbebrickormasonryonthewestfacade.The applicantproposesthelandusebufferadjacenttothewestpropertylinetobeplantedwithonetreeforevery15-linear foot.
The proposal includes 50%of the trees to be evergreenplantings.This is consistent with the landscape
recommendations presented in this report.The property
owner adjacent to the site on the south has requested a
wooden fence be put in place along the south perimeter ofthissite.The adjacent property owner has recentlyconstructedanewofficebuildingwhichfrontstotherearofthissite.The proposal indicates a chain link fencebutdoesnotindicateiftherewillbesecuritywireaddedtothefence.
Staff is not supportive of the proposed amendment to theexistingPOD.Ordinance No.17,764 eliminated anycommercialactivityontheproposedsiteandtheproposed
development does not comply with the Highway 10 OverlayDistrictOrdinanceandtheproposeddevelopmentisnotconsistentwiththeFutureLandUsePlan.
I .STAFF RECOMMENDATION:
Staff recommends denial of the application,as filed.
7
January 3,.402
SUBDIVISION
ITEM NO.:6 (Cont.)FILE NO.:Z-5038-F
PLANNING COMMISSION ACTION:(JANUARY 3,2002)
Mr.Joe White,White,Daters and Associates,and Mr.Bill
Mathis,the property owner,were present representing theapplication.There was one objector present.Staff presented
the item with a recommendation of denial.
Staff stated the area in question was shown on the Future Land
Use Plan as Transitional and the current definition ofTransitionaldoesnotallowforwarehousing.Staff stated
warehousing on HWY 10 was never an allowable use under theTransitionalcategory.
Mr.White stated the POD as well as the needs of the area had
changed from when originally filed in 1992.He stated the
mini-warehouses were different than traditional warehousing.
Mr.White stated the applicant'willingness to screen the
development should eliminate the concern of warehousing on HWY10.He stated mini-warehouse would only generate 10 cars per
day,much less than an office or commercial development.
Ms.Ruth Bell,League of Women's Voters,spoke in opposition to
the application.Ms.Bell stated any non-compliance with the
HWY 10 Overlay District should not be supported.She stated the
use seemed intense and not totally an appropriate use for the
property.
Commissioner Floyd stated the Commission had turned down mini-
warehouse in a lot less intrusive areas within the last fewyears.He questioned the need for this type of activity on asceniccorridor.
Commissioner Berry stated the Commission relied on Staff and the
Future Land Use Plan to determine placement of activities.HestatedifconditionshadchangedthentheLandUsePlanshould
be changed to reflect the current needs of the area.
Commissioner Rector questioned the commercial aspect of a mini-
warehouse.He asked if mini-warehouse were a commercial usebecauseofthetraffictheygeneratedorthelookofthe
development.
Mr.Lawson stated mini-warehouse was a C-4 use.Mr.Lawsonstatedstaffhadtriedtoassisttheapplicantwiththelookof
8
January 3,3)02
SUBDIVISION
ITEM NO.:6 (Cont.)FILE NO.:Z-5038-F
the development to allow the development to not appear
commercial .He stated the look was the issue the Commission
should be concerned with.Mr.Lawson stated the applicant hadtriedtoreducetheintensitywithscreeningandfencing.
Commissioner Rahman stated the development was not a project
which should be added to a scenic corridor.He stated a
development similar to this project was denied on PinnacleValleyRoad.
Commissioner Faust stated the use is a Conditional Use in C-3
zoning and a by-right use in C-4 zoning.She stated the project
was a commercial project and should not be added to HWY 10.
Mr.Lawson stated the concern should be the look.He stated
when driving down HWY 10 if what you saw was an office buildingthenitshouldnotmatterwhatusewasbehindtheofficebuilding.He stated with screening and buffering the
development could work.
Commissioner Rector stated the development was not the typicalmini-warehouse.He stated the ordinance should be changed toconsiderdevelopmentssuchasonesimilartothisdevelopment.
Commissioner Rector stated the demand for services like autorepairandmini-warehousing was in all areas of the city but the
cpxestion was where do we put the developments.
Commissioner Lowery made a motion for approval of theapplicationtoincludeallstaffcomments(a vote in favor oftheapplication).The vote was 2 ayes,9 noes and 0 absent.
9
January 3,J02
ITEM NO.:7 FILE NO.:Z-6757-A
NAME:Hobby Short-Form PRD
LOCATION:12100 Heinke Road
DEVELOPER:ENGINEER:
Michael M.Hobby Donald W.Brooks
12100 Heinke Road 20820 Arch Street Pike
Mabelvale,AR 72103 Hensley,AR 72066
AREA:4.9 Acre NUMBER OF LOTS:1 FT.NEW STREET:0
CURRENT ZONING:R-2,CUP
PROPOSED ZONING:PRD
CURRENT ALLOWED USES:Single-family residential with a CUP to
allow for a second residence (a manufactured home).
PROPOSED USE:Single-family residential with a third residence
(a site built home).
VARIANCES/WAIVERS REQUESTED:None requested.
BACKGROUND:
On November 11,1999 the Little Rock Planning Commission
approved a Conditional Use Permit for the placement of a single-
wide manufactured home as an accessory dwelling subject to
conditions.The conditions were the placement on a permanent
foundation,roof pitch 3 in 12 or 14 degrees or greater,
exterior wall finished so as to be compatible with the
neighborhood,underpinning and off-street parking per single-
family dwelling standards.The Commission also approved a
variance to the square footage requirement,allowing the
structure to be a 1280 square foot home.
1
January 3,802
SUBDIVISION
ITEM NO.:7 (Cont.)FILE NO.:Z-6757-A
A.PROPOSAL/REQUEST:
The applicant proposes the placement of a third home on
this 4.9-acre site.The proposal includes the construction
of a 700-foot long driveway adjacent to the north property
line extending south 16 feet.The applicant proposes the
placement of a white board fence along both sides of the
driveway.At the west property line,the driveway will
turn to the south and end on a concrete parking pad.The
applicant plans to add an enclosed garage in the future.
Presently,the applicant proposes the placement of an
approximately 40-foot x 85-foot Tri-Steel framed home.The
applicant proposes to "push-out"a pond near the center of
the property,which is prone to flooding during the winter
months.The addition of the pond will improve drainage and
will also prevent mosquito populations from becoming
excessive.
B.EXISTING CONDITIONS:
The site contains two single-family structures,one a
traditional site built home,the second a manufactured
home.These two structures are adjacent to Heinke Road
each having individual driveways.The site is heavily
wooded as is property to the north,south,east and west of
the site.There are no other residences in the immediate
area.The uses in the general area include single-family
homes on large tracts of land and other mobile and
manufactured homes scattered along Heinke Road.
C.NEIGHBORHOOD COMMENTS:
As of this writing staff has received no comment from the
neighborhood.All property owners within 200 feet of the
site,all residents within 300 feet who could be
identified,and the Southwest United for Progress
Neighborhood Association were notified of the Public
Hearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:No Comment.
2
January 3,302
SUBDIVISION
ITEM NO.:7 (Cont.)FILE NO.:Z-6757-A
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer main extension required with easements ifserviceisrequiredforproject.Contact Jim Boyd at
376-2903 for details.
EntercnEr:No comment received.
ARKLA:No comment received.
Southwestern Bell:No comment received.
Water:No objection.
Fire De artment:Approved as submitted.
Count Plannin :No comment received.
CATA:Project site is located near Bus Routes ¹17 and¹17A but has not effect on bus radius,turnout.and route.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:
This request is located in the Geyer Springs-West PlanningDistrict.The Land Use Plan shows Single Family for this
property.The applicant has applied for a Short-Form
Planned Residential Development (PRD).The proposed PRD
would place a third house on a single 5.0+acre tract ofland.The property is currently zoned R-2,Single-Family
with a Conditional Use Permit for a second residence a
manufactured home.The proposed density is not in excessoftheconfinesofSingle-Family and would not appear to be
any different from the surrounding residential development.
A Land Use Plan Amendment is not necessary on this site.
Cit Reco nized Nei hborhood Action Plan:
The applicant'property lies in the area covered by theChicotWest/I-30 South Neighborhood Action Plan.The
Housing and Neighborhood Revitalization Goal contains theobjectivesofencouraginghomeownershipandofencouraging
the construction of new single-family housing.
3
January 3,302
SUBDIVISION
ITEM NO.:7 (Cont.)FILE NO.:Z-6757-A
Landsca e Issues:No comment.
G.SUBDIVISION COMMITTEE COMMENT:(December 6,2001)
The applicant was not present.Staff informed the
Committee the applicant had called and there was a conflict
with the meeting time and his class schedule.Staff stated
they would meet individually with the applicant and discuss
the concerns which had been raised.
The Committee determined there were no other issues and
forwarded the item to the full Commission for final action.
H.ANALYSIS:
The applicant submitted a revised site plan to staff noting
most of the concerns raised by staff and the Subdivision
Committee.The applicant has moved the structure to
provide a 25-foot setback on the rear property line.Theapplicanthassubmittedadetailedplanindicatingporches
and decks which will extend beyond the structure.Theapplicanthasalsolocatedashopbuildingonthesiteplan.The applicant proposes the roof height to average10-feet and the pitch to be a 1:3 or greater for snow load
and shedding.The exterior of the structure will benaturalstonewithverticalwoodsheathing.
The house is a site built house with a steel frame.Thesteelframeofthestructureisattachedtotheconcreteslabwithchemicalbolts.
Otherwise,to staff'knowledge,there are no outstandingissuesassociatedwiththisPRD.The proposed PRD zoningrequestforHobbyShort-Form PRD should have no adverse
impact on the general area.
I .STAFF RECOMMENDATION:
Staf f recommends approval of the PRD sub j ect to the
following conditions:
4
January 3,302
SUBDIVISION
ITEM NO.:7 (Cont.)FILE NO.:Z-6757-A
1.Compliance with the requirements as noted in paragraphs
E of this report.
PLANNING COMMISSION ACTION:(JANUARY 3,2002)
Mr.Michael Hobby was present representing the application.
There were no objectors present.Staff informed the Commission
they had received two letters of support.One letter from a
neighboring property owner the other from Southwest United forProgress.Staff presented the item with a recommendation of
approval subject to compliance with the conditions outlined
above in the "staff recommendation"above.
There was no further discussion.The item was placed on the
consent agenda and approved as recommended by staff by a vote of11ayes,0 noes and 0 absent.
5
January 3,002
ITEM NO.:8 FILE NO.:Z-7113
NAME:Covenant Cove Long-Form PD-R
LOCATION:Southwest Corner of Rutgers Drive and Lehigh Drive
DEVELOPER:ENGINEER:
Pam Brown-Courtney McGetrick &McGetrick Engineers
&Associates 319 East,Markham Street
P.O.Box 55145 Little Rock,AR 72201LittleRock,AR 72215
AREA:10.330 acres NUMBER OF LOTS:52 FT.NEW STREET:0
CURRENT ZONING:R-2
PROPOSED ZONING:PD-R
CURRENT ALLOWED USES:Single-family residential
PROPOSED USE:Single-family residential
VARIANCES/WAIVERS REQUESTED:None requested.
A.PROPOSAL/REQUEST:
The applicant proposes to subdivide this 10.33-acre siteinto52single-family residential lots a part of apreliminaryplat,a separate item on this agenda (Covenant
Cove Preliminary Plat Item No.2 File No.S-1329-A).ThepreliminaryplatdoesnotmeettheminimumrequirementsforaR-2,single-family subdivision.As a part of the PD-Rthevariancesarebeingresolved.
The average lot size will be 5,200 square feet.ThesubdivisionwillhaveasingleaccesspointfromRomineRoad.The interior street will be a 50-foot private access
and utility easement.The lots will have rear access witha35-foot access and utility easement.There will be a 10-
1
January 3,J02
SUBDIVISION
ITEM NO.:8 (Cont.)FILE NO.:Z-7113
foot no access easement provided adjacent to the interior
roadway and to Romine Road and Leigh Drive.
The applicant proposes this development through a PlannedDevelopment-Residential.The homes will range in squarefootagefrom1510to2065.The applicant proposes threeandfourbedroomhomesallofwhichwillbesinglestory.The typical house plans shown indicate one of the structurehasanappendagewhichextendsintotheproposedsetback.The applicant proposes a "Brodie Creek look"with the homespulledclosertothestreet,front porches and rear loadinglotsforthedevelopment.
B.EXISTING CONDITIONS:
The site is undeveloped and tree covered.The area to thenorth,south,east and west,is developed with single-familyresidencesandonlyascatteringofvacantlots.The siteslopesupwardfromLehighDrivetoRomineRoad.The siteisadjacenttoRomineRoadandLeighDrivebothofwhicharedevelopedtoMasterStreetPlanstandardswiththeexceptionofsidewalks.The sidewalks have beenconstructedonRomineRoadwiththeexceptionofthefrontageadjacenttothissite.
C.NEIGHBORHOOD COMMENTS:
As of this writing,staff has received severalinformationalphonecallsfromtheneighborhoodconcerningtheproposedrezoning.All property owners within 200 feetofthesite,all residents within 300 feet who could beidentified,and the Twin Lakes "A",Cypress Place,Kensington Place,John Barrow and the Twin Lakes "B"
Neighborhood Associations as well as the Twin LakesPropertyOwnersAssociationwerenotifiedofthePublicHearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Lehigh Drive and Romine are classified on the MasterStreetPlanascollectorstreets.Dedicate right-of-wayto30feetfromcenterline.
2.Provide design of streets conforming to "MSP"(MasterStreetPlan).Construct one-half street improvements tothesestreetsincluding5-foot sidewalks with the
planned development.
3.Plans of all work in right-of-way shall be submitted for
2
January 3,802
SUBDIVISION
ITEM NO.:8 (Cont.)FILE NO.:Z-7113
approval prior to start of work.
4.Stormwater detention ordinance applies to this property.5.Obtain permits (barricade/street cut)for improvements
within proposed or existing right-of-way from Traffic
Engineering prior to construction in right-of-way.
6.A Sketch Grading and Drainage Plan is required prior to
Subdivision Committee meeting,or no later than 5 days
before Planning Commission hearing.7.Contact the ADPCSE for approval prior to start of work.8.Grading permit will be required on this development.9.This development involves issues related to street
lighting.The property owner may be responsible forinstallationofnewstreetlightsormodification(if
required)of existing streetlights.Property owner must
contact Traffic Engineering (Steve Philpott 8 340-4880)
to verify street lighting requirements for this project.10.Relocate alley between Lots 7 and 8 to Lot 4 to provide
turn-around capability for Lot 1.Paved alley standardis18-foot width.
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer main extension required with easements ifserviceisrequiredforproject.Contact Jim Boyd at 376-
2903 for details.
Entercnr:No comment received.
ARKLA:No comment received.
Southwestern Bell:Approved as submitted.
Water:An acreage charge of $150 per acre applies in
addition to normal charges in this area.
Fire De artment:Approved as submitted.
Count,Plannin :No comment received.
CATA:Project site is located near Bus Route 414 but has
no effect on bus radius,turnout and route.
3
January 3,.002
SUBDIVISION
ITEM NO.:8 (Cont.)FILE NO.:Z-7113
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:
This request is located in the I-430 Planning District.
The Land Use Plan shows Single Family for this property.
The applicant has applied for a Planned DevelopmentResidentialfor52dwellingunitson10.33 acres in a neo-traditional setting.The property is currently zoned R-2
Single-Family.A land use plan amendment is not required.
Cit Reco nized Nei hborhood Action Plan:
The applicant's property lies in the area covered by the
John Barrow Neighborhood Area Plan.The NeighborhoodRevitalizationGoallistsanobjectiveofenhancingtheclimateforhomeownershipandattractingnewresidentstothearea.An action statement recommending the developmentofaffordablehousingthroughnewdevelopmentandnewsubdivisiondevelopmentsupportstheHomeOwnershipObjective.
Landsca e Issues:No comment.
Buildin Codes:No comment received.
G.SUBDIVISION COMMITTEE COMMENT:(December 6,2001)
Mr .Pat McGetrick was present,representing theapplication.The proposed preliminary plat and PD-R werediscussedsimultaneously.Staff briefly noted someadditionalprojectinformationneededonthesiteplan
(signage,building setbacks,perimeter treatment).Staffalsonotedifthestructuresweretohaveanyappendagesthesewouldneedtobeshownonthetypical.Staff noted
the typical shown would not "work"for a few of the lots.Staff listed these lots for Mr.McGetrick and requested a
layout be shown for each of these lots.Staff also noted
the additions to the preliminary plat.Staff noted a"turn-around"for Lot 1 should be shown.Staff also
requested the applicant label the internal sidewalks.
Tad Borkowski,Public Works Staff,indicated street
improvements would be required.He also stated the
4
January 3,.802
SUBDIVISION
ITEM NO.:8 (Cont.)FILE NO.:Z-7113
Stormwater Detention Ordinance would apply to the project.
Mr.Borkowski stated the alley between Lots 7 and 8 should
be moved to allow "turn-around"capability for Lot 1.
Staff questioned if the subdivision would have a gate.Mr.
McGetrick stated the intent was not.to install a gate but
with the fencing design to have the appearance of a gated
community.Staff noted the comment from the Fire
Department and suggested Mr.McGetrick contact the Fire
Marshall for additional information.
After the discussion,the Committee forwarded the proposed
preliminary plat and the proposed PD-R to the full
Commission for final action.
H .ANALYSIS:
The applicant submitted a revised site plan to staff noting
most of the concerns raised by staff and the Subdivision
Committee.This PD-R is part of a preliminary plat File
No.S-1329-A Item No.2 on this agenda.The plat does not
meet the minimum requirements for a R-2 single-family
subdivision.As a part of the PD-R the variances are beingresolved.The applicant proposes a "Brodie Creek look"
with the homes pulled closer to the street,front porches
and rear loading lots.
The applicant proposes the placement of a brick ground-
mounted wall sign at the entrance to the subdivision.The
perimeter of the subdivision will be fenced with a six-foot
iron fence.The applicant does not propose the subdivision
to be gated but,with the fencing,to have the appearanceofagatedcommunity.
The applicant has provided six typical layouts for the
subdivision.These typical structures range from 1510
square feet to 2065 square feet.All are one-storystructureswithatleastthreebedrooms.The average lotsizeis.12 acres with the minimum lot size being .09acres.One of proposed typical structures has an appendage
extending beyond the structure.The applicant has stated
each of the lots will maintain a 3.5-foot side yardsetback.The applicant has also indicated chimneys and
5
January 3,902
SUBDIVISION
ITEM NO.:8 (Cont.)FILE NO.:Z-7113
porches will extend into the setbacks.Minimum building
code requires a side yard setback of over 3-feet but the
chimney can encroach into the setback 2-feet.
The applicant indicated the common areas are to be
landscaped and to be maintained by the property owners
association.The applicant has relocated the alleyway to
provide turn-around capability for Lot 1.
The property must be rezoned to PD-R,Covenant Cove Long-
Form PD-R File No.Z-7113 for the plat,Covenant Cove
Preliminary Plat File No.S-1329-A to be valid.
Otherwise,to staff's knowledge,there are no outstanding
issues associated with this PD-R.The proposed PD-R zoning
request for Covenant Cove Long-Form PD-R should have no
adverse impact on the general area.
I .STAFF RECOMMENDATION:
S ta f f recommends approval of the PD-R sub j ect to the
following conditions:
1.Compliance with the requirements as noted in paragraphs D
and E of this report.
PLANNING COMMISSION ACTION:(JANUARY 3,2002)
Ms.Pam Brown-Courtney,the developer,and Mr.Pat McGetrick,of
McGetrick and McGetrick Engineers,were present representing the
application.There were numerous objectors present.Staff
presented the rezoning request in conjunction with the
preliminary plat,with a recommendation of approval of the PRD
rezoning subject to approval of the preliminary plat.
Mr.George Brown spoke in support of the application.Mr.Brown
stated he lived across the street from the site and had lived in
the area for more than 25 years.He stated the project would
enhance the neighborhood by the addition of new housing stock to
the area and by the addition of sidewalks to Lehigh Drive and
Romine Road.He stated the project was only one home over the
density currently allowed under R-2,single-family zoning.
6
January 3,.-002
SUBDIVISION
ITEM NO.:8 (Cont.)FILE NO.:Z-7113
Ms.Betty Snyder of the John Barrow Neighborhood Action Plan
spoke in favor of the application.She stated the neighborhoods
had worked over the years to encourage new housing and
development in the area.She stated she was unaware of the
opposition to the application until recently.Ms.Snyder stated
she was available to work with the developer and the neighborstoworkoutanyissues.
Chairman Downing stated there were four cards in opposition of
the application.He stated each of the persons would be givenfiveminuteseachtoaddresstheCommission.He then asked Mr.
and Ms.Gray to come forward.He stated on their card they hadindicatedanoppositiontoanapartmentcomplex.Chairman
Downing stated the project was not apartments but single-family
detached housing.Mr.and Mrs.Gray withdrew their opposition.
Commissioner Allen questioned if the applicant had met with the
neighborhoods.Mr.McGetrick stated the applicant had sentletterstotheKensingtonPlaceandtheJohnBarrowNeighborhoodAssociationsand had contacted the Campus Place NeighborhoodAssociation.Mr.McGetrick stated the applicant was told thenotificationwouldbeplacedintheneighborhoodassociationnewsletter.Mr.McGetrick stated the property owners within
200 feet of the site were also notified.He stated his office
phone number was placed in the notice and he had not received
any comment until recently.
Commissioner Allen s tated the lack of communication with the
Campus Place Neighborhood Association appeared to be the
problem.He stated he felt if the applicant had met with the
neighbors,some of the issues could have been resolved.
Ms.Courtney stated in October she was contacted by persons intheareaquestioningtheproject.She stated she explained theprojecttothesepersonsandgaveherphonenumberalongwith
the engineer's phone number to contact for more information.
Ms.Courtney stated no one had contacted her or the engineeruntilveryrecently.
Chairman Downing stated the problem was a miscommunication.He
suggested a deferral of the item.
Commissioner Faust questioned if the opponents,having heard theproject,were still in opposition to the project.Theyindicatedthattheywere.Commissioner Faust stated a temporary
7
January 3,402
SUBDIVISION
ITEM NO.:8 (Cont.)FILE NO.:Z-7113
deferral was in order to allow the representatives 10 to 15
minutes to work through some of the issues.
The item was deferred for 15 minutes by a vote of 10 ayes,1 noe
and 0 absent.
Once the meeting reconvened,Chairman Downing stated the
applicant and the property owners were not able to reach an
agreement in the time period and the applicant had consented to
a two week deferral.A motion was made for the two week
deferral and passed by a vote of 11 ayes,0 noes and 0 absent.
Mr.James DeVries stated he would be out of town in two weeks
and recpxested the Commission hear his statements of opposition.
The Commission granted Mr.DeVries his request.
Mr.DeVries stated he lived on Vanderbilt Drive adjacent to thesite.He stated he was opposed to the project for three
reasons;the John Barrow Action Plan called for infill housing
to be of the same character as the existing housing;the area
had springs and open watercourses,which create environmental
concerns;and the increased traffic into the area,which would
tax John Barrow Road even further.
Commissioner Lowery questioned Mr.DeVries if he would be
opposed if the lots were 10 feet wider.Mr.DeVries stated his
opposition was to the rezoning.If the property were to develop
according to current city standard,he would not be opposed.
Commission Floyd stated with the Planned Development,even
though the density would be higher the quality would also be
higher.With a by-right development,the quality of homes could
be significantly less than what was being proposed by Ms.
Courtney.
8
January 3,002
ITEM NO.:9 FILE NO.:Z-7116
NAME:Smith Short-Form PD-R
LOCATION:401 South Martin Street
DEVELOPER:ENGINEER:
Robert Graham Smith Berry Surveying,LLC
18 Toulouse Court ¹5 Sooner LaneLittleRock,AR 72211 Conway,AR 72032
AREA:.154 Acre NUMBER OF LOTS:1 FT.NEW STREET:0
CURRENT ZONING:R-2,Single-family
PROPOSED ZONING:PD-R
CURRENT ALLOWED USES:Single-family
PROPOSED USE:Single-family
VARIANCES/WAIVERS REQUESTED:None recpxested.
A.PROPOSAL/REQUEST:
The applicant proposes to subdivide this lot through a
Planned Development to establish setbacks and lot
dimensions.The proposal is to divide the existing lotintotwolotstoallowthesaleofeachofthesingle-
family structures,which currently exist,as individualunits'he two houses have existed for at least 40 years.
Currently,the homes function as rental units but,with thedivision,the houses could be sold as individual units withindividuallotsandinturnpromotehomeownershipinthearea.Each house has separate utilities and separateaddressing.One of the homes faces South Martin Street;the other West 4 Street.
1
January 3,002
SUBDIVISION
ITEM NO.:9 (Cont.)FILE NO.:Z-7116
B.EXISTING CONDITIONS:
The area is developed as primarily single-family
residential on small lots.The site contains two homes
with a cross fence between the structures.There is a
functioning alley adjacent to the east property line of thesite.
C.NEIGHBORHOOD COMMENTS:
All property owners within 200 feet of the site,all
residents within 300 feet who could be identified,and the
Capitol View/Stifft Station Neighborhood Association werenotifiedofthePublicHearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards.
2.Repair or replace any curb and gutter or sidewalk thatisdamagedintheright-of-way prior to occupancy.3.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
E .UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer available,not adversely affected.
EntercnEr:No comment received.
2GKIA:No comment received.
Southwestern Bell:No comment received.
Water:A water main extension will be required to provide
water service to the easterly lot.Contact Marie Duganat992-2438 for details.
Fire De artment:Approved as submitted.
Count Plannin :No comment received.
2
January 3,002
SUBDIVISION
ITEM NO.:9 (Cont.)FILE NO.:Z-7116
CATA:Project site is located near Bus Routes ¹5 and ¹8
but has no effect on bus radius,turnout and route.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:
This request is located in the I-630 Planning District.
The Land Use Plan shows Single Family for this property.
The applicant has applied for a Short-Form Planned
Development-Residential (PD-R)to subdivide a single lot
with two existing houses into two lots to be sold
separately.This action would not result in additional
housing.Even though the density of the PD R as it is
currently shown would be greater than is allowed by Single
Family,there would be no change in the existingconditions.The PD-R would appear to be Single-Family forallpracticalpurposes.The property is currently zoned R-
2,Single-Family.Staff feels that a Land Use Plan
amendment is not necessary for this site.
Cit Reco nized Nei hborhood Action Plan:
The applicant's property lies in the area covered by the
Capitol View /Stifft Station Neighborhood Action Plan.
The Community Preservation Goal lists an objective
supporting the preservation of housing stock in the
neighborhood.An action statement in support of the
housing preservation objective recommended the enactment of
a "No Net Loss"policy in the neighborhood to prevent the"loss of housing units due to land use changes,etc."
Landsca e Issues:No comment.
Buildin Codes:No comment received.
G.SUBDIVISION COMMITTEE COMMENT:(December 6 2001)
Graham Smith was present,representing the application.Staff briefly described the PD-R,noting additions,which
were needed on the site plan.Staff questioned the 17-foot
temporary construction easement adjacent to the east
property line.Mr.Smith stated this was a wastewater
easement,which was to expire in January of 2002.
3
January 3,.002
SUBDIVISION
ITEM NO.:9 (Cont.)FILE NO.:Z-7116
Public Works stated since the project did not involve anyconstruction,these were suggestions and not a requirementuntilsuchtimetherewasconstructiononthesite.
Staff also brought attention to the comments submitted byCentralArkansasWater.Staff suggested Mr.Smith contact
the utility for additional details.
Mr. Smith stated,he would revise his site plan to include
the comments and recommendations and resubmit to staff.
After the discussion,the Committee forwarded the PD-R tothefullCommissionforfinalaction.
H.ANALYSIS:
The applicant submitted a revised site plan to staff noting
the concerns raised by staff and the Subdivision Committee.
The applicant submitted a copy of the temporaryconstructioneasementfromthewastewaterutilitycompanyindicatingtheeasementwouldbeineffectforoneyearor
when the work is completed which ever is earlier.Theright-of-way easement was executed January 28 "2001.
The rezoning request is to establish setbacks and divide
the lot into two individual lots,Lot A and Lot B.The
dimensions for Lot A are approximately 48.96-feet wide by84-feet long and Lot B will be approximately 49.02-feet
wide by 42.50-feet long.The setbacks for Lot A will be13-feet along the west property line,11.8-feet along the
south property line,8.1-feet along the north property line
and 16-feet along the east property line.The setbacks forLotBwillbe7.5-feet along the north property line from
the porch extension,14-feet along the east property line,5.9-feet along the south property line and 8.5-feet along
the west property line.The existing 8-foot by 8-foot
storage shed will be located on the northwest property lineofLotA.
Otherwise,to staff's knowledge,there are no outstandingissuesassociatedwiththisPD-R.The proposed PD-R zoningrequestforSmithShort-Form PD-R should have no adverse
impact on the general area.
4
January 3,002
SUBDIVISION
ITEM NO.:9 (Cont.)FILE NO.:Z-7116
I .STAFF RECOMMENDATION:
Staff recommends approval of the PD-R subject to the
following conditions:
1.Compliance with the requirements as noted in paragraphs
D and E of this report.
PLANNING COMMISSION ACTION:(JANUARY 3,2002)
Mr.Graham Smith was present representing the application.
There were no objectors present.Staff presented the item with
a recommendation of approval subject to compliance with the
conditions outlined in the "staff recommendation"above.
There was no further discussion.The application was placed on
the consent agenda for approval as recommended by staff.The
vote passed by 11 ayes,0 noes and 0 absent.
5
January 3,002
ITEM NO.:10 FILE NO.:Z-.7118
NAME:Jones Street LLC Short,-Form PID
LOCATION:Northwest corner of 8 and Jones Streets
DEVELOPER:ENGINEER:
Jones Street,LLC James Farris,PLS
2701 West 7 Street 1485 Southern Hills DriveLittleRock,AR 72205 Conway,AR 72034
AREA:.964 Acre NUMBER OF LOTS:6 FT.NEW STREET:0
CURRENT ZONING:R-2 and R-3 Single-Family,R-4 Two-Family,I-2 Light Industrial
PROPOSED ZONING:PID
ALLOWED USES:Single-Family,Two-Family and Light Industrial
PROPOSED USE:I-2,with Limited Light Industrial Uses
VARIANCES/WAIVERS REQUESTED:None requested.
A.PROPOSAL/REQUEST:
The applicant proposes to develop this six-lot site with a
single 19,250 square foot office warehouse building.The
applicant has indicated the building material will be a
pre-engineered metal building with a single slope roof to
the rear and a decorative facade (24'-0"high masonry andE.I.F.S.)at the front and on both end walls.There arethreerentalbaysproposedbytheapplicantwiththe
ownership being maintained by the applicant.The applicantisrequestingaPIDforoffice/showroom/warehouse and the
following I-2 uses:Appliance repair;Automobile,
motorcycle display,sales and service;Auto parts and
1
January 3,002
SUBDIVISION
ITEM NO.:10 (Cont.)FILE NO.:Z-7118
accessories;Cabinet or woodworking shop;Day nursery or
day care center;Day care center,adult;Furniture repairstore;Job printing,lithographer,printing or blueprinting
plant;Laboratory;Light fabrication and assembly process;
Office equipment sales and service;Office (general and
professional);Office warehouse;Photography studio;
Plumbing,electrical,heating or air conditioning shop;
Small engine repair;Studio (broadcasting or recording;
Taxidermist;Warehousing and wholesaling;and Upholstery
shop,furniture.The proposal includes 26 parking spaces
as a part of the development.
B.EXISTING CONDITIONS:
The proposed site is vacant,cleared and grass covered with
the residential structure being demolished approximately
three years ago.To the north of the site is an office
building,Roberts Construction Company.To the east of thesite,Koffman Lumber and Ed's Supply Company,are newly
constructed buildings.Interstate 630 is located to the
south of the site and single-family residential homes are
located to the west facing Appianway.There is a church to
the northwest of the site and a cabinet shop to the
northeast.
C.NEIGHBORHOOD COMMENTS:
All property owners within 200 feet of the site,all
residents who could be identified within 300 feet of thesiteandtheCapitolHillNeighborhoodAssociationandthe
Capitol View/Stifft Station Neighborhood Association werenotifiedofthePublicHearing.As of this writing staff,
has received one informational phone call from the
neighborhood.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Jones Street and 8 Street are classified on the MasterStreetPlanascommercialstreets.Dedication of right-
of-way to 30 feet from centerline will be required.2.Provide design of streets conforming to "MSP"(MasterStreetPlan).Construct one-half street improvements to
these streets including 5-foot sidewalks with the
2
January 3,002
SUBD IVI S ION
ITEM NO.:10 (Cont.)FILE NO.:Z-7118
planned development.
3.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
4.File petition to abandon existing alley.5.Stormwater detention ordinance applies to this property.6.Easements for proposed stormwater detention facilities
are required.
7.Prepare a letter of pending development addressingstreetlightsasrequiredbySection31-403 of the Little
Rock Code.All requests should be forwarded to Traffic
Engineering.
8.A Sketch Grading and Drainage Plan is required prior to
Subdivision Committee meeting,or no later than 5 daysbeforePlanningCommissionhearing.9.This development involves issues related to street
lighting.The property owner may be responsible forinstallationofnewstreetlightsormodification(if
required)of existing streetlights.Property owner mustcontactTrafficEngineering(Steve Philpott 8 340-4880)
to verify street lighting requirements for this project.10.As per current ordinances,the property does not have
adequate frontage for two driveways.The single driveway
should align with an opposing driveway.
E .UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Existing sewer main located in the alley.IfrelocationofmainisrequiredforthisprojecttherelocationwillbecompletedbytheDeveloperattheir
expense.
lntercnr:No comment received.
ARKLA:No comment received.
Southwestern Bell:No comment received.
Water:Domestic service is not available directly off the20"main in Jones Street.A water main extension will
be required.Contact Marie Dugan at 992-2438 fordetails.
Fire De artment:Place fire hydrants per city code.
Contact Dennis Free at 918-3752 for details.
3
January 3,002
SUBDIVISION
ITEM NO.:10 (Cont.)FILE NO.:Z-7118
Count Plannin :No comment received.
CATA:Project site is located near Bus Route f14 but has
no effect on bus radius,turnout and route.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:
This request is located in the Downtown Planning District.
The Land Use Plan shows Service Trades District for this
property.The applicant has applied for a Planned
Industrial Development for an office/showroom/warehouse.
The property is currently zoned R-2 and R-3 Single-Family,
R-4 Two-Family and I-2 Light Industrial.A land use plan
amendment is not required.
Cit Reco nized Nei hborhood Action Plan:
The applicant's property lies in the area covered by the
Capitol View /Stifft Station Neighborhood Action Plan.
The Private Investment Goal is supported by an objective
recommending the review of the Future Land Use Plan toreflectareasinwhichnon-residential uses are encouragedtolocate.The Private Investment Goal is also supported
by an action statement that calls for the protection of theresidentialcharacteroftheneighborhood.
Landsca e Issues:
The plan submitted does not allow for the minimum 7.2-foot
wide on-site landscape strip along Jones Street nor the
minimum 6.7-foot wide landscape strip east of the proposed
parking lot.Additionally,no provisions have been madefortheminimum618squarefeetofbuildinglandscaping
between the public parking and structure nor the 6%interior landscaping required within the paved area.Alloftheseminimumshavebeenreducedbelownormalstandards
because this site is located within the designated "maturearea."
An irrigation system to water landscaped areas will be
required.
4
January 3,902
SUBDIVISION
ITEM NO.:10 (Cont.)FILE NO.:Z-7118
Buildin Codes:No comment received.
G.SUBDIVISION COMMITTEE COMMENT:(December 6,2001)
Manly Roberts,James Willbanks and Phillip McColey were
present representing the application.Staff brieflydescribedthePID,noting additions,which were needed onthesiteplan.Staff also indicated the site was a vacantsitealthoughtherewerestructuresshownontheattached
zoning and future land use maps.
Mr.Bob Brown stated the proposed plan did not meet the
minimum landscaping requirements.He indicated the project
was located in an area of the city,which was designated asthe"mature area"therefore,the applicant was offered someflexibility.Mr.Brown stated,the applicant would need tosetasideaminimum6.8-foot wide landscaping stripadjacenttothestreetright-of-way and allow for 618
square feet of building landscaping between the public
parking and the structure.He also stated,the applicantshouldmakeprovisionsforthe6%interior landscaping
requirement within the pavement area.Mr.Roberts stated
he would work with Mr.Brown to resolve the landscapingissues.
Staff noted Wastewater comments indicated a sewer main waslocatedinthenorthalleyway.If the applicant chose to
keep the current building location,Wastewater hadindicatedthesewermainwouldneedtoberelocated.
Tad Borkowski,Public Works staff,indicated the drivewaylocationshouldbeshiftedtoalignwiththedrivewayacrossJonesStreet.He also stated the driveway locations
did not meet the minimum allowance for driveway spacing.There was a discussion between the applicants and staff
concerning the redesign of the driveway and parking.Mr.Roberts stated he would work with Public Works staff toresolvetheissuesrelatedtoengineeringcomments.
After the discussion,the Committee forwarded the PID tothefullCommissionforfinalaction.
5
January 3,902
SUBDIVISION
ITEM NO.:10 (Cont.)FILE NO.:Z-7118
H.ANALYSIS:
The applicant submitted a revised site plan to staff noting
most of the concerns raised by staff and the Subdivision
Committee.The hours of operation,the signage details and
the mix of uses were defined.
The days and hours of operation will be Monday through
Saturday from 7 am to 7 pm.There will not be a dumpsterlocatedonthesite.The applicant proposes a ground-
mounted sign to be located near the intersection of Jones
and W.8 Street.The area of the sign is not to exceedtheallowablesignareapermittedinindustrialzones(nottoexceed2squarefeetforeachlinearfootofmainstreetfrontageuptoamaximumofseventy-two square feet and nottoexceed30feetinheight).
The proposed use mix of the building is 30%office/showroom
and 70%warehouse.The applicant proposes 26 parkingspacesasapartofthedevelopment.In office zoning a
minimum of 14 parking spaces would be required and for
warehouse and storage a minimum of 8 parking spaces for atotalof22parkingspacesbasedontheproposedsquarefootageallocatedforeachactivity.The proposed project
would not exceed the typical minimum parking requirements.
Although,the number 'of parking spaces proposed meets the
minimum requirement for the office/showroom/warehouse use,staff has concerns about the amount of proposed parkingwithrelationtotherequestedI-2 alternative uses.Stafffeelsthattheamountofparkingproposedwillnotbesufficienttomeetpotentialdemands,which would beassociatedwithcertaincombinationsofthealternateuses.Therefore,staff will recommend that any combination of the
proposed uses within the proposed building not have atypicalminimumparkingrequirementwhichexceeds31spaces
(20 percent over the amount of parking proposed).
The applicant proposed a total of 12 employees reporting tothesiteforemployment.The proposal indicates a truckloadingdockonthenorthendofthebuilding.The alleywillbepavedandaportionofthealleywillbeutilizedforunloading.
6
January 3,.002
SUBDIVISION
ITEM NO.:10 (Cont.)FILE NO.:Z-7118
The rear of the building will act as screening for the
single-family residences across the alley.There are to be
no openings (no windows,no doors)other than those
openings (emergency exits)required to meet the fire code.
The applicant has elected to not pursue the abandonment of
the alleyway to the north of the site or to the rear of thesiteasapartofthisapplication.With the alleyway
remaining,rear screening is not required.Should the
applicant elect to abandon the rear alleyway,at some point
in the future,screening will be required along the rear of
the site to protect the single-family residence.
The applicant has indicated the heat/air/mechanical
equipment will be placed in the rear of the building or on
the roof.Screening for noise will be required regardless
of which of these alternatives is selected.
Otherwise,to staff'knowledge,there are no outstanding
issues associated with this PID.The proposed PID zoning
request for Jones Street LLC Short-Form PID should have no
adverse impact on the general area.
I .STAFF RECOMMENDATIONS:
Staff recommends approval subject to the following
conditions:
1.Compliance with the requirements as noted in paragraphs
D,E,F and G of this report.
2.Any combination of the proposed uses within the proposed
building must not have a typical minimum parking
requirement which exceeds 31 spaces.3.There are to be no openings (no windows, no doors)other
than those openings (fire exits)required to meet thefirecode.
PLANNING COMMISSION ACTION:(JANUARY 3,2002)
Mr.Manley Roberts was present representing the application.
There were no objectors present.Staff presented the
application with a recommendation of approval subject to
compliance with the conditions outlined above in the "staff
recommendation".
7
January 3,—902
SUBDIVISION
ITEM NO.:10 (Cont.)FILE NO.:Z-7118
Staf f stated any combination of uses within the proposed
building must not have a typical minimum parking requirement
which would exceed 31 spaces.Staff also stated there were to
be no openings on the rear of the building beyond those required
by building code to meet fire safety requirements.
There was no further discussion.The item was placed on the
consent agenda for approval as recommended by staff.The vote
was 11 ayes,0 noes and 0 absent.
8
January 3,%02
ITEM NO.:11 FILE NO.:Z-7119
NAME:Superior Federal Bank at the Ranch Short-Form PD-0
LOCATION:Northeast corner of Ranch Drive and Cantrell Road
DEVELOPER:ENGINEER:
Superior Federal Bank Development Consultants,Inc.
5000 Rogers Avenue 2000 Rodney Parham Road
Fort Smith,AR 72903 Suite 220LittleRock,AR 72212
AREA:1.67 Acre NUMBER OF LOTS:1 FT.NEW STREET:0
CURRENT ZONING:C-2
PROPOSED ZONING:PD-0
CURRENT ALLOWED USES:Commercial
PROPOSED USE:Bank
VARIANCES/WAIVERS REQUESTED:Variance from the minimum driveway
separation on Ranch Drive.
A.PROPOSAL/REQUEST:
The applicant proposes the rezoning of this 1.67-acre tractofC-2 zoned property at the Ranch to PD-0 for a bank.The
Highway 10 Design Overlay calls for a minimum lot size of 2acres.This site contains 1.67 acres.The applicant
proposes a common access easement and drive shown on the
northern and eastern boundary of the proposed lot.The
drive along the northern boundary is planned to connect toKatilliusRoadtotheeast.The drive along the eastern
boundary will provide access to the lots between Ranch
Drive and Katillius Road from Cantrell Road without using
1
January 3,902
SUBDIVISION
ITEM NO.:11 (Cont.)FILE NO.:Z-7119
individual curb cuts.The drive is proposed to be forright-turn movement only from and onto Cantrell Road.Adecelerationlaneandaccelerationtaperisalsoproposed
on Cantrell Road.
B.EXISTING CONDITIONS:
The site is vacant and cleared with no trees on the site.
Other uses in the area include two large office buildings,Leisure Arts to the north and Cingular to the west of thesite;a Texaco Quick Shop to the east;and single-familyresidentialsouthofCantrellRoad.One structure,
formerly a single-family structure,has been converted to aveterinaryclinic.
C.NEIGHBORHOOD COMMENTS:
As of this writing,staff has received one phone call,
which indicated support of the application.All property
owners within 200 feet of the site,all residents who couldbeidentified,within 300 feet of the site and the Johnson
Ranch Neighborhood Association and the Aberdeen Court
Property Owners Association were notified of the Public
Hearing.
D .ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Cantrell Road is classified on the Master Street Plan as
a principal arterial.Dedication of right-of-way to 55feetfromcenterlinewillberequired.2.Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards.3.Repair or replace any curb and gutter or sidewalk thatisdamagedinthepublicright-of-way prior to
occupancy.
4.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.5.Stormwater detention ordinance applies to this property.6.Driveways shall conform to Sec.31-210 or Ordinance18,031.
7.A Sketch Grading and Drainage Plan is required prior to
Subdivision Committee meeting,or no later than 5 daysbeforePlanningCommissionhearing.
2
January 3,%02
SUBDIVISION
ITEM NO.:11 (Cont.)FILE NO.:Z-7119
8.Grading permit will be required on this development.9.Contact the ADPC&E for approval prior to start of work.10.This development involves issues related to streetlighting.The property owner may be responsible forinstallationofnewstreetlightsormodification(ifrequired)of existing streetlights.Property owner mustcontactTrafficEngineering(Steve Philpott 8 340-4880)to verify street lighting requirements for this project.11.Move driveway on Ranch Drive to just around the corner
on the common access drive —one way in,due to plannedsignalization.
12.Sidewalks are required on the common access drive.13.Show dimensions of deceleration/acceleration lanes andislandattheHwy.10 driveway.
E .UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer main extension required with easements ifserviceisrequiredforproject.Contact Jim Boyd at 376-2903 for details.
Enteicny:No comment received.
ARKLA:No comment received.
Southwestern Bell:Approved as submitted.
Water:An acreage charge of 3300 per acre and adevelopmentfeebasedonthesizeofconnectionappliesinadditiontonormalchargesforservicetothisproperty.Contact Marie Dugan at 992-2438 for details.
Fire De artment:Place fire hydrants per city code.Contact Dennis Free at 918-3752 for details.
Count Plannin No comment received.
CATA:Project site is located on Express Bus Route N25andhasnoeffectonbusradius,turnout and route.
3
January 3,Q02
SUBDIVISION
ITEM NO.:11 (Cont.)FILE NO.:Z-7119
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:
This request is located in the Pinnacle Planning District.
The property is zoned C-2 Shopping Center.Currently,the
Land Use Plan shows Commercial for this property with
Office across Ranch Drive and Single Family across
Cantrell.The proposed zoning of Planned Development-
Office for a bank would be a lesser intensity than would be
possible under Commercial.Therefore,it is not necessaryatthistimetomodifytheFutureLandUsePlan.
Cit Reco nized Nei hborhood Action Plan:
The property under review is not located in an area covered
by a City of Little Rock recognized neighborhood action
plan.
Landsca e Issues:
Areas set-aside for buffers and landscaping meet with
ordinance requirements.
Buildin Codes:No comment received.
G.SUBDIVISION COMMITTEE COMMENT:(December 6,2001)
Robert Brown was present,representing the application.Staff briefly described the PD-O,noting additions,which
were needed on the site plan.
Tad Borkowski,Public Works staff,stated with the
signalization of Ranch Drive and Cantrell Road there was
some concern with allowing the driveway on the west
property line.Mr.Borkowski asked if the applicant would
consider moving the drive to the rear of the property
accessing the site from the area labeled on the site plan
as Future Drive Extension to Katillius Road.Mr.Brown
then asked if Public Works would consider allowing the
access on Ranch Drive if the drive was designed to be aright-in /right-out only access.Mr.Borkowski was not
4
January 3,:002
SUBDIVISION
ITEM NO.:11 (Cont.)FILE NO.:Z-7119
very receptive to this solution.Mr.Brown stated he woulddiscussbothoptionswiththeapplicantandworkwithPublicWorkstofinalizethedetails.
Tad Borkowski then stated Mr.Brown would need to submit asketchgradinganddrainageplan.Mr.Brown questioned theneedforadrainageplanonaflatsite.Mr.Borkowskistatedtherewasadrainageditchadjacentifnotencroachingthesite.He stated the drainage plan wouldidentifythelocationofexistingdrainageandeliminateconcernswhichhadbeenraisedbyPublicWorks.
Mr.Brown indicated he would work with staff to resolve theissueswhichhadbeenraisedandresubmitthesiteplanwiththedetailrequestedbystaff.
H.ANALYSIS:
The applicant submitted a revised site plan to staff notingmostoftheconcernsraisedbystaffandtheSubdivision
Committee.The project sign has been added at thesouthwestcorneroftheproperty.The applicant notes thesignareawillconformtotheHighway10DesignOverlayDistrictrequirements.The applicant also proposes wall
mounted building signage on the facades which have publicstreetfrontage.The applicant also notes there will notbeadumpsterlocatedonthesite.
The applicant has requested a variance to allow a reduced
driveway separation on Ranch Drive.The applicant proposesthedrivewaytobeapproximately230feetfromtheintersectionwithCantrellRoad.
Public Works has indicated the driveway on Ranch Driveshouldbemovedtotherearpropertylinetonotallowcustomersexitingthesitetoconflictwithtrafficstackingattheintersection.The applicant has indicated
moving the access point from Ranch Drive to the northern
boundary does not allow for the desired circulation.TheapplicantproposesthedrivewayonRanchDrivebeaone-
way,right-in and right-out only access.
Otherwise,to staff'knowledge,there are no outstandingissuesassociatedwiththisPD-O.The proposed PD-0 zoning
5
January 3,'002
SUBDIVISION
ITEM NO.:11 (Cont.)FILE NO.:Z-7119
request for Superior Federal Bank at the Ranch Short-Form
PD-0 should have no adverse impact on the general area.
I .STAFF RECOMMENDATION:
S taf f recommends approval of the PD-0 sub j ect to the
following conditions:
1.Compliance with the requirements as noted in paragraphs
D,E and F of this report.
Staff does not support the applicant's request to have a
driveway onto Ranch Drive.
PLANNING COMMISSION ACTION:(JANUARY 3,2002)
Mr.Robert Brown,Development Consultants,Inc.,and Mr.StanBailey,President and CEO of Superior Federal Bank,were present
representing the application.There were no objectors present.Staff presented the application with a recommendation of
approval subject to compliance with the conditions outlined
above in the "staff recommendation".
Tad Browowski,Public Works Staff,stated there had been some
dialogue between the applicant and Public Works concerning thedenialoftherequestforadrivewaylocationonRanchDrive.
He stated the applicant had indicated a willingness to work with
Public Works in the future should traffic entering the bank
parking lot become a hindrance to traffic traveling south on
Ranch Drive.Mr.Borkowski requested the bank make a statementfortherecordwhichindicatedacommitmenttoalleviatethe
congestion and bear the cost should the situation arise.
Mr.Stan Bailey,President and CEO of Superior Federal Bank,stated in the previous four years the bank had worked with thecityonseveralprojectstoeliminatetrafficconcernsandin
each of those cases bore the expense.He stated at some pointinthefutureshouldasituationariseonRanchDrivethebank
would be more than willing to work with the city to eliminatetrafficconcernsintheareaandbeartheexpensefor
eliminating these concerns should the bank be at fault.
6
January 3,."002
SUBDIVISION
ITEM NO.:11 (Cont.)FILE NO.:Z-7119
Commissioner Lowery made a motion to approve the application asfiledtoincludeallstaffcomments,the statement by Mr.Bailey
and the comments of Public Works.The vote passed by 11 ayes,0 noes,and 0 absent.
7
January 3,002
ITEM NO.:12 FILE NO.:LU02-24-01
Name:Land Use Plan Amendment —Sweet Home Planning
District
Location:1801 E.38th St.
~Re est:Single Family tc Suburban Office
Source:Albessie Thompson
PROPOSAL /REQUEST:
Land Use Plan amendment in the Sweet Home Planning District from
Single Family to Suburban Office.The suburban office category
shall provide for low intensity development of office or office
parks in close proximity to lower density residential areas to
assure compatibility.A Planned Zoning District is required.
The applicant wishes to develop the property for executive
suites.
EXISTING LAND USE AND ZONING:
The house located on the applicant's property is currently zoned
R-2 Single Family and is approximately .22+acres in size.All
of the surrounding property is zoned R-2 Single Family and is
developed for housing except for the neighboring property to the
south which is the site for Granite Heights Park and is zoned PR
Parks and Recreation.A pavilion is located on the park
property directly behind the applicant's house.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On December 12,2000 multiple changes were made from Park/Open
Space,Single Family,Public Institutional,Multi-Family and
Commercial to Mixed Use,Single Family,Public Institutional,
and Low Density Residential on Confederate Boulevard,Simpson
Street,Gilliam Park Road,and Caroline Street starting about,
1/3 of a mile south of the applicant's property.
On November 16,1999 multiple changes were made from Single
Family,Multi-family,Commercial,Public Institutional,and Park
/Open Space to Single Family,Low Density Residential,Mixed
Use,Public Institutional,and Park /Open Space in a corridor
along Frazier Pike about 1 mile east of the application area.
1
January 3,302
SUBDIVISION
ITEM NO.:12 (Cont.)FILE NO.:LU02-24-01
The applicant's property is shown as Single Family on the Future
Land Use Plan.All of the surrounding property is shown as
Single Family except for the neighboring property to the south
that is shown as Park/Open Space.
MASTER STREET PLAN:
E.38 Street is a Standard Residential Street.The MasterStreetPlandoesnotshowanybikewaysthatwouldbeaffected bythisamendment.
PARKS:
The Little Rock Parks and Recreation Master Plan of 2001 shows
Granite Heights Park as an existing neighborhood park.The
Parks plan calls for an eight-block strategy of providing
neighborhood parks within an eight-block distance of every
household in Little Rock.Granite Heights Park is surrounded byaresidentialneighborhoodinfulfillmentofthatgoal.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The property under review is not located in an area covered by a
City of Little Rock recognized neighborhood action plan.
ANALYSIS:
The applicant's property is located inside a stable residential
neighborhood surrounding a city park.Most of the neighborhood
along this portion of Springer Boulevard can be divided intothreeareas.The first area is the residential area is located
along E.38 Street and Baltimore Street and consists of houses
facing the streets in those subdivisions.The second area islocatedalongSimpsonStreet,which consists mainly of churches
and houses facing Simpson Street.The third area is along
Springer Boulevard,which consists of a mixture of uses facing
Springer Boulevard.The areas shown as Mixed Use and Commercial
along Springer Boulevard consists of vacant properties that aresuitablefornon-residential development.The introduction of
Suburban Office uses in the residential area when there areotherareassuitableintheneighborhoodfornon-residential
uses exist is an unnecessary intrusion into this cpxiet
homogenous sub-area.
2
January 3,002
SUBDIVISION
ITEM NO.:12 (Cont.)FILE NO.:LU02-24-01
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations:
College Station Progressive League,and Granite Mountain
Neighborhood Association.Staff has not received comments from
area residents.
STAFF RECOMMENDATIONS:
Staff believes the change is not appropriate.The amendment
would introduce a non-compatible use into a residential
neighborhood.
PLANNING COMMISSION ACTION:(JANUARY 3,2002)
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.
3
January 3,.802
ITEM NO.:12.1 FILE NO.:Z-7125
NAME:Thompson Short-Form POD
LOCATION:1801 East 38 Street
DEVELOPER:ENGINEER:
Albessie A.Thompson Ron Woods Architect
1815 East 38 Street 2200 Main Street
Little Rock,AR 72206 Little Rock,AR 72201
AREA:.233+Acre NUMBER OF LOTS:1 FT.NEW STREET:0
CURRENT ZONING:R-2
PROPOSED ZONING:POD
CURRENT ALLOWED USES:Single-family residential
PROPOSED USE:Office
VARIANCES/WAIVERS REQUESTED:
Deferral of sidewalk improvements to West 38 Street.
A.PROPOSAL/REQUEST:
The applicant proposes to convert an existing single-family
residence into two executive office suites.The occupants
of these offices are expected to be general and
professional office type uses.There will be no exterior
structural changes with the exception of converting the
existing single car garage into a conference room.This
will be accomplished by removing the overhead door and
boxing in the opening allowing an opening for a window to
be put into place.The interior will remain as it exists
1
January 3,i302
SUBDIVISION
ITEM NO.:12.1 (Cont.)FILE NO.:Z-7125
presently with the bedrooms functioning as the offices and
the current living area functioning as the waiting
reception area.The existing driveway will be expanded to
the east to allow for three parking spaces,which "head
into"the structure.The applicant proposes this facility
to serve as a business incubator for young professionals.
The office suites will be furnished with a fax machine,
computers,a copy machine and Internet access.
B.EXISTING CONDITIONS:
The structure is a one-story brick and frame occupied
single-family residence with a four-foot chain link fence
on three sides of the property.The area around the site
is similar to the structure proposed for rezoning;being
well-maintained single-family structures on approximately
10,000 square foot lots.The parcel to the south of the
site is the Granite Heights City Park.The Pilgrim Rest
Church sits on the corner of Confederate Boulevard and West
38 Street,one lot removed from the proposed site.
C.NEIGHBORHOOD COMMENTS:
As of this writing staff has not received any comments from
the neighborhood.All property owners within 200 feet of
the site,all residents within 300 feet of the site who
could be identified and the Granite Mountain Neighborhood
Association were notified of the Public Hearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Provide design of street conforming to "MSP"(Master
Street Plan).Construct one-half street improvements to
the street including 5-foot sidewalks with planned the
development.
2.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
3.Grading permit will be required on this development,if
trees are cleared.
4.A Sketch Grading and Drainage Plan is required prior to
Subdivision Committee meeting,or no later than 5 days
before Planning Commission hearing.
2
January 3,.002
SUBDIVISION
ITEM NO.:12.1 (Cont.)FILE NO.:Z-7125
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer available,not adversely affected.
EntercnEr:No comment received.
AIBA:No comment received.
Southwestern Bell:No comment received.
Water:No objection.
Fire De artment:Approved as submitted.
Count Plannin No comment received.
CATA:Project site is located on Bus Route g6 but has noeffectonbusradius,turnout and route.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:
This request is located in the Sweet Home PlanningDistrict.The Land Use Plan shows Single Family for thisproperty.The applicant has applied for a Planned Office
Development for executive suites.The property iscurrentlyzonedR-2 Single-Family.
A land use plan amendment for a change to Suburban Officeisaseparateitemonthisagenda.
Cit Reco nized Nei hborhood Action Plan:
The property under review is not located in an area covered
by a City of Little Rock recognized neighborhood actionplan.
Landsca e Issues:
A six-foot high opaque screen,either a wooden fence withitsfacesidedirectedoutward,or dense evergreenplantingsisrequiredalongthesouth,east and westperimetersofthesite.
3
January 3,302
SUBDIVISION
ITEM NO.:12.1 (Cont.)FILE NO.:Z-7125
Buildin Codes:No comment received.
G.SUBDIVISION COMMITTEE COMMENT:(December 6,2001)
Ms.Albessie Thompson was present representing the
application.Staff briefly described the POD request.
Staff noted that some additional information was needed
(days and hours of operation,number of employees).Staff
stated if a ground-mounted sign was to be located on the
site placement along with the details should be shown on
the site plan.
Tad Borkowski,Public Works Staff,stated the Public Works
comments were straight-forward and general.He indicated a
60-foot wide apron and driveway left very little for
sidewalks.He stated the applicant should request a waiver
for the placement of sidewalks.The Commission might be
receptive to a waiver of street improvements with regard to
the sidewalk since the street was built and sidewalks were
not put in place stated Mr.Borkowski.
Ms.Thompson stated she and her architect would work
through the issues raised by staff and submit the requested
information to staff no later than Wednesday December 12,
2001.
After the discussion,the Committee then forwarded the POD
to the full Commission for resolution.
H.ANALYSIS:
The applicant submitted a revised site plan to staff noting
most of the concerns raised by staff and the Subdivision
Committee.The applicant is requesting a deferral of
sidewalk improvements to W.38 Street.The applicant
proposes the office hours to be 8 00 am to 5 00 pm Monday
through Friday.The applicant proposes three employees
with one employee to be on the site at all times.There
will be a 2-foot by 2-foot ground-mounted metal sign
located in the landscaped area on the east side of the
driveway.
The applicant is proposing three parking spaces as a part
of the development.Ordinarily the number of spaces
4
January 3,002
SUBDIVISION
ITEM NO.:12.1 (Cont.)FILE NO.:Z-7125
required for an office of this size would be four spaces.
With three employees working and three spaces proposed for
the development this would not leave any parking forclients.
The applicant has requested as a part of this application
consideration be given to the future of the site.The
applicant proposes in the event of her death the POD zoning
be repealed and the R-2 zoning be reinstated.
Staff is not supportive of the proposed rezoning request.
Although,there are non-residential uses in the area,the
uses are concentrated along Confederate Boulevard.Thesiteunderconsiderationisonehouseremovedfromanon-
residential use (a church).The area to the rear of the
structure is a city park,Granite Heights.The area is
developed as a single-family subdivision with the homes
being well-maintained and very few if any vacant or forsale.The structure being considered for rezoning is
currently occupied as single-family.It is staff's opinion
the neighborhood would be better served by not allowing the
proposed use to be located on the site and recommends
denial of the application as filed.
I .STAFF RECOMMENDATION:
Staff recommends denial of the application as filed.
PLANNING COMMISSION ACTION:(JANUARY 3,2002)
Ms.Albessie Thompson was present representing the application.
There were several objectors present.Staff informed the
Commission the applicant had requested the item be withdrawn.Staff stated the action would require a waiver of the By-Laws
due to the late request for withdrawal.A motion was made to
waiver the By-Laws.The vote passed by 11 ayes,0 noes and
0 absent.
There was no further discussion.The item was placed on the
consent agenda and withdrawn.The vote was 11 ayes,0 noes and
0 absent.
5
January 3,302
ITEM NO.:13 FILE NO.:LU02-01-01
Name:Land Use Plan Amendment —River Mountain
Planning District
Location:West side of Pinnacle Valley Rd.approximately0.6 miles north of Cantrell Rd.
Recenest:Single Family to Low Density Residential
Source:Pat McGetrick,McGetrick 6 McGetrick
PROPOSAL /REQUEST:
Land Use Plan amendment in the Chenal Planning District from
Single Family to Low Density Residential.The Low DensityResidentialaccommodatesabroadrangeofhousingtypesincludingsinglefamilyattached,single family detached,
duplex,town homes,multi-family and patio or garden homes.Any
combination of these and possibly other housing types may fall
in this category provided that the density is between six (6)
and ten (10)dwelling units per acre.The applicant wishes to
develop the property for town homes.
EXISTING LAND USE AND ZONING:
The property is partially cleared land zoned R-2 Single Family
and is approximately 4.08 +acres in size.All of the
neighboring land is zoned R-2 Single Family and consists ofeithervacantpropertyorhousesbuiltonlargelots.Ison
Creek lies to the west of the applicant's property.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On July 17,2001 a change was made from Single Family to
Park/Open Space on Piggee Street at Pankey Park about a mile
southeast of the applicant's property.
On April 20,1999 multiple changes were made from Single Family
and Low Density Residential to Mixed Office Commercial,Office,
Multi-Family and Park/Open Space northeast of Cantrell and Black
Roads about 1 mile east of the property in question.
The applicant's property is shown as Single Family on the Future
Land Use plan.Most of the surrounding property is shown as
Single Family except for the strip of Park/Open Space shown
along Ison Creek.
1
January 3,302
SUBDIVISION
ITEM NO.:13 (Cont.)FILE NO.:LU02-01-01
MASTER STREET PLAN:
Pinnacle Valley Road is shown as a Minor Arterial from Cantrell
Road to County Farm Road.A Class III Bikeway is shown on
Pinnacle Valley Road from Cantrell Road to County Farm Road.
Development of this property would be subject to half street
improvements according the standards for a Minor Arterial
described in the Master Street Plan.
PARKS:
The Little Rock Parks and Recreation Master Plan of July 2001
show that the applicant's property lies adjacent to an area
shown as a potential greenbelt.The Parks plan shows potential
greenbelts located along the banks of major streams in the city.
This amendment would also affect the future of the potential
greenbelt by introducing housing into this area.The strip of
Park/Open Space is intended to protect the streambed of Ison
Creek shown in this potential greenbelt.The boundaries of the
strip of Park/Open Space generally follow the 100-year flood
plane line that winds through the western edge of the
applicant's property.This particular potential greenbelt is
shown to follow the general area shown as Park/Open Space and
the area shown within the floodplain.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
This site is located in the area covered by the River Mountain
Neighborhood Action Plan,which is currently under review.The
Land Use Plan will be reviewed as part of that plan review.The
Residential Development Goal recommends the promotion of an
integrated community structure and design that provides a
unicpxe,healthy,and safe urban living environment.This goal
is supported by the single objective of developing Neo-
Traditional neighborhoods in areas that have not yet developed.
The Residential Development Goal is supported by action
statements that recommend the construction of sidewalks in all
types of development,the installation of underground utilities
in all subdivisions,the installation of curb and gutter in
developing subdivisions,and the installation of street lighting
at the time new subdivisions are opened.
2
January 3,002
SUBDIVISION
ITEM NO.:13 (Cont.)FILE NO.:LU02-01-01
ANALYSIS:
The applicant's property is a narrow piece of land situated in
between Ison Creek and Pinnacle Valley Road in area of low
intensity residential uses.This amendment would have two
effects on the surrounding area.The first effect would be the
introduction of a land use that is under supply in this area and
would allow for a greater variety of housing types to be built
along Pinnacle Valley Road.Currently,most of the residential
uses in this district are shown as either Single Family or
Multi-Family but not Low Density Residential.The Low Density
Residential located at the Southwest corner of Burnett Road is
similar in size to the area under review by this application.
Two streets also access the development at Burnett Road.The
large Low Density Residential located about 1,000 feet of the
application area is land locked with no existing public access.
The second effect would be the development of property next to
Ison Creek,which is shown as a potential greenbelt.Most of
the large lot single-family development lies southeast of the
application area with the back yards of these properties
fronting Ison Creek while the houses face Pinnacle Valley Road.
Northwest of the applicants property the areas shown as Single
Family between pinnacle Valley Road and Ison Creek remain vacant
with a rural feel.The development in the area shown,as Low
Density Residential at the corner of Burnett Road and Pinnacle
Valley Road is located further away from the creek than the
neighboring property to the south.Increasing the density would
increase the amount of impervious surfaces in the area and
increase runoff into the creek.The applicant'property is
located in the bottom of a valley near Ison Creek.The property
on the east side of Pinnacle Valley Road slopes upward and away
from Pinnacle Valley Road,and Ison Creek.At this time most of
the property along Pinnacle Valley Road consists of natural
vegetation that would slow potential runoff into the creek.The
property is also constrained by the floodplain line that runs
just inside the applicant's property.
All traffic generated by this development would be on Pinnacle
Valley Road which would aggravate the conditions at the Pinnacle
Valley Road /Cantrell Road intersection.Currently,the City'
plans call for a widened Pinnacle Valley Road to Minor Arterial
standards.In the future Pinnacle Valley Road will be improved
to accommodate 18,000 vehicles per day.However,at this time
3
January 3,.002
SUBDIVISION
ITEM NO.:13 (Cont.)FILE NO.:LU02-01-01
to accommodate 18,000 vehicles per day.However,at this timePinnacleValleyRoadisnotbuildtostandardandwouldnotbeabletoaccommodatethetrafficvolumerequiredofaMinorArterialstreet.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations:
Birchwood Neighborhood Association,Beverly Hills Property
Owners Association,Colony West Homeowners NeighborhoodAssociation,Echo Valley Property Owners Association,Rainwood
Cove Property Owners Association,Santa Fe Heights NeighborhoodAssociation,Sturbridge Property Owners Association,TreasureHillsNeighborhoodAssociation,and Walnut Valley NeighborhoodAssociation.Staff has received one comment from an arearesidentopposedtothechange.
STAFF RECOMMENDATIONS:
Staff believes the change is not appropriate.
PLANNING COMMISSION ACTION:(JANUARY 3,2002)
Brian Minyard,City Staff,made a brief presentation to thecommission.See accompanying item 13.1 for additionalinformation.
Pat McGetrick,representing the applicant,requested a six-weekdeferralontheitem.
A motion was made to defer the item to the February 14,2002PlanningCommissionmeetingaspresented.The deferral wasapprovedwithavoteof11ayes,0 noes,and 0 absent.
4
January 3,.002
ITEM NO.:13.1 FILE NO.:Z-7126
NAME:Pinnacle Valley Subdivision Phase V Short-Form PRD
LOCATION:West side of Pinnacle Valley Road approximately
0.6 miles North of Cantrell Road
DEVELOPER:ENGINEER:
Kelton Brown,Jr.McGetrick 6 McGetrick Engineers
46 Eagle Glenn Cove 319 East Markham Street
Little Rock,AR 72223 Little Rock,AR 72201
AREA:4.080 acres NUMBER OF LOTS:11 FT.NEW STREET:0
CURRENT ZONING:R-2
PROPOSED ZONING:PRD
ALLOWED USES:Single-family residential
PROPOSED USE:Multi-family residential
VARIANCES/WAIVERS REQUESTED:None requested.
A.PROPOSAL/REQUEST:
The applicant proposes to develop this 4.080-acre site as
an 11 building,40-unit apartment community.The proposal
includes the placement of seven (7)four-plex buildings and
four (4)tri-plex buildings for a total of 40 units.The
development will be accessed via a private access and
utility easement.The development will provide cross
parking,through the preliminary plat,between lots.The
applicant proposes 88 parking spaces as a part of the PRD.
A preliminary plat has been filed in conjunction with this
application and is a separate item on this agenda (Item 4 1
Pinnacle Valley Subdivision Phase V —Preliminary Plat
1
January 3,002
SUBDIVISION
ITEM NO.:13.1 (Cont.)FILE NO.:Z-7126
File No.S-992-M).
As a part of the preliminary plat,the applicant is
requesting a variance from the Subdivision Ordinance.The
variances requested are to allow lots without public street
frontage,a variance from the standard lot depth to widthratios.There is also a variance being requested to allow
a 25-foot building set back adjacent to an arterial street.
B.EXISTING CONDITIONS:
The site is an undeveloped site with a scattering of trees.
There is a creek adjacent to the west property line.A
newly developing single-family subdivision abuts the creek
on the opposite side to the west.A new single-familyresidenceisunderconstructiontothenorthofthesite
and single-family residences are located to the south ofthesite.Single-family residences on large lots are totheeastofthesite.
C.NEIGHBORHOOD COMMENTS:
As of this writing,staff has received numerous phone calls
and letters from neighbors stating opposition to the
application.All property owners within 200 feet of thesite,all residents within 300 feet of the site who could
be identified and the River Valley Property Owners
Association were notified of the Public Hearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Pinnacle Valley Road is classified on the Master Street
Plan as a minor arterial.Dedication of right-of-way to
45 feet from centerline will be required.
2.Provide design of street conforming to "MSP"(MasterStreetPlan).Construct one-half street improvements to
the street including 5-foot sidewalks with the planned
development.Required work may include guardrail.3.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
4.Stormwater detention ordinance applies to this property.5.Prepare a letter of pending development addressing
streetlights as required by Section 31-403 of the Little
Rock Code.All requests should be forwarded to Traffic
Engineering.
2
January 3,002
SUBDIVISION
ITEM NO.:13.1 (Cont.)FILE NO.:Z-7126
6.A Sketch Grading and Drainage Plan is required prior to
Subdivision Committee meeting,or no later than 5 days
before Planning Commission hearing.
7.A grading permit will be required on this development.
8.A grading permit and development permit for special
flood hazard area is required prior to construction.
9.Contact the ADPC&E for approval prior to start,of work.
10.This development involves issues related to street
lighting.The property owner may be responsible for
installation of new streetlights or modification (if
required)of existing streetlights.Property owner must
contact Traffic Engineering (Steve Philpott 9 340-4880)
to verify street lighting requirements for this project.
E .UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer main extension required with easements if
service is required for project.Contact Jim Boyd at
376-2903 for details.
E~nter:No comment received
ARKLA:No comment received.
Southwestern Bell:No comment received.
Water:Modification of water facilities installed to
serve Pinnacle Valley Subdivision Phase 3 will be
required.An acreage fee of 5300 per acre applies in
addition to normal charges for water service to this
area.
Fire De artment:Place fire hydrants per city code.
Contact Dennis Free at 918-3752 for details.
Count Plannin :No comment received.
CATA:Project site is located on Express Bus Route N25
and has not effect on bus radius,turnout and route.
3
January 3,002
SUBDIVISION
ITEM NO.:13.1 (Cont.)FILE NO.:Z-7126
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:
This request is located in the River Mountain PlanningDistrict.The Land Use Plan shows Single Family for this
property.The applicant has applied for a Planned
Residential Development for eleven buildings of three and
four unit residential structures.The property is
currently zoned R-2,Single Family.A land use plan
amendment for a change to Low Density Residential is a
separate item on this agenda (Item 4 13 —File No.LU02-01-
01).
Cit Reco nized Nei hborhood Action Plan:
This site is located in the area covered by the River
Mountain Neighborhood Action Plan,which is currently under
review.The Land Use Plan will be reviewed as part of that
plan review.The current neighborhood plan contains a
Residential Development Goal that recommends the
construction of sidewalks in all types of development,installation of underground utilities in all subdivisions,installation of curb and gutter in developing subdivisions,
and the installation of street lighting at the time new
subdivisions are opened.
Landsca e Issues:
Landscape strips with a minimum width of 6.7 feet are
required along each side of the parking areas for each lot.
A 6-foot high opaque screen is required along the southern
and western perimeters of the site.
Buildin Codes:No comment received.
G.SUBDIVISION COMMITTEE COMMENT:(December 6,2001)
Mr.Pat McGetrick was present representing the application.
The proposed preliminary plat and the PRD were discussed
simultaneously.Staff noted some additions,which were
needed on the preliminary plat (lot zoning classifications,
10-foot no access easement adjacent to Pinnacle Valley
4
January 3,.002
SUBDIVISION
ITEM NO.:13.1 (Cont.)FILE NO.:Z-7126
Road).Staff requested Mr .McGetrick provide a phasing
plan for the development.
Staff also requested details for the roof treatment of the
buildings along with building heights for the PRD.Staff
requested a statement of the applicant's intentions with
regard for future selling or leasing of all or portions ofthePRDincludinglandareaanddwellingunits.
Mr.Tad Borkowski,Public Works Staff,noted the dedicationof45feetofright-of-way would be required along Pinnacle
Valley Road and the roadway would be required to be builttoMasterStreetPlanstandards.
Staff also noted there were three variances to theSubdivisionOrdinance,which would need to be requested.1).The ordinance requires building set backs adjacent to
an arterial street to be 35-feet.The applicant proposes a25-foot building set back.2).The lot depth to widthratiosforLots6,7,8,9 and 10 are above the maximumstandardsetbytheordinance.3).The ordinance alsorequireslotstohavepublicstreetfrontage.Lots 2,3
and 4 do not have public street frontage,which wouldrequireavariancetotheSubdivisionOrdinance.
Mr.Bob Brown,Planning and Development Staff,noted the
proposed planned development would require a 6.7-foot
landscape strip on each lot line of the developmentadjacenttothepropertylines.
After the discussion,the Committee forwarded thepreliminaryplatandthePRDtothefullCommissionforfinalaction.
H.ANALYSIS:
The applicant submitted a revised site plan to staff notingmostoftheconcernsraisedbystaffandtheSubdivision
Committee.The applicant has indicated two dumpsters onthesitewithappropriatescreening.The applicant hasalsoindicatedtherewillnotbeasignlocatedonthesite.The applicant indicated there will not be an on site
manager.The applicant has also provided a 10-foot noccesseasementadjacenttoPinnacleValleyRoad.
5
January 3,-002
SUBDIVISION
ITEM NO.:13.1 (Cont.)FILE NO.:Z-7126
The applicant proposes the buildings to be two-story with a
maximum height of 25-feet with a 6:12 roof pitch.The
development will be constructed in three phases.TheestimatedstartofconstructionwillbeJuly2002.
The landscaping submitted is insufficient to meet the
minimum requirements.The interior landscape strip must beaminimumof6.7 feet along each side of the parking areasforeachlot.The screening adjacent to the single-family
must be a minimum of 9-feet and an average of 14.6 feet.There is a utility easement within and adjacent to the westpropertyline.Utility easements are not allowed to counttowardthescreeningrequirement.With the current parkingproposed,the minimum of 9-feet appears to be impossible toprovideonthewestside(cul-de-sac end)in two places.
On the south end of the site,a six-foot wood fence isbeingproposedadjacenttothesingle-family.Staff is notsupportiveofthereducedlandscapingonthissiteduetotheproximitytosingle-family and the inability to meetthesufficientscreeningrequirements.
Through a cross parking easement the applicant is proposing88parkingspacesasapart of the development.The
minimum required in a development of this type would be 60spaces.The proposed parking is more than adequate to meettheminimumrequirements.Therefore,the applicant couldredesigntheinteriorlandscapingtomeettheminimumrequirementsoneachofthelotlines.
The future land use plan for the site is currently single-family,as is the area around the site.The PinnacleValleyRoadareaiscurrentlydevelopingassingle-family.There is a new house currently under construction to thenorthofthissite,on a 6+-acre tract.
The proposal is to have six of the seven buildings adjacenttoPinnacleValleyRoadbeplacedwiththeendofthebuildingdirectedtothestreet.From a design standpoint,this is a less than desirable situation for buildingplacement.This is compounded by the,request to have thebuildingslocated10-feet closer to the street than theordinancestandarddictates.
Traffic is another major concern of staff.With the
development of this site into 40 residential units the
6
January 3,.002
SUBDIVISION
ITEM NO.:13.1 (Cont.)FILE NO.:Z-7126
number of trips per day would dramatically increase as
compared to a development of lesser intensity such as patio
homes or zero lot line housing.A forty-unit development
would increase the hazards at the already dangerous
intersection of Pinnacle Valley Road and Cantrell Road.
Staff is not supportive of the application as filed.The
concerns of increased traffic,the non-conformance to the
future land use plan and the appearance of the inability to
meet the minimum screening requirement cause staf f to feel
the neighborhood would be better served by not allowing a
development of this intensity to take place.
I .STAFF RECOMMENDATION:
Staff recommends denial of the application as filed.
PLANNING COMMISSION ACTION:(JANUARY 3,2002)
Mr.Pat McGetrick of McGetrick and McGetrick Engineers,was
present representing the application.There were numerous
objectors present.Staff presented the application in
conjunction with the preliminary plat (File No.S-992-M Pinnacle
Valley Preliminary Plat),with a recommendation of denial of the
PRD rezoning request.
Mr.McGetrick indicated there were a few comments he would like
to make.He stated the application was in an area bound by
Pinnacle Valley Road and a major creek to the west of the site.
He stated the area would be difficult to develop as single-
family and meet the minimum standards.Mr.McGetrick stated the
applicant was willing to improve Pinnacle Valley Road from the
railroad tracks to the edge of this property closest to Cantrell
Road.
Mr.McGetrick requested a deferral to allow sufficient time to
evaluate the options for development of the site.Mr.McGetrick
stated he would look at the density and try to reduce the
density to single-family density.
Commissioner Lowery made a motion for deferral of the item to
the February 14,2002 Planning Commission Public Hearing.The
motion passed by a vote of 11 ayes,0 noes and 0 absent.
7
January 3,i002
ITEM NO.:14 FILE NO.:LU02-19-01
Name:Land Use Plan Amendment —Chenal Planning District
Location:East side of La Marche Dr.at the intersection of
Chenal Valley Dr.
R~e est:Single Family to Low Density Residential
Source:Larkin Gieringer,White-Daters &Associates Inc.
The applicant has petitioned to withdraw this item on December
12,2001.Staff recommends placing this item on consent for
withdrawal.
PLANNING COMMISSION ACTION:(JANUARY 3,2002)
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.
1
January 3,.002
ITEM NO.:14.1 FILE NO.:Z-7127
NAME:Polo Club in Chenal Valley Long-Form PRD
LOCATION:East side of LaMarche Drive at the intersection with
Chenal Valley Drive
DEVELOPER:ENGINEER:
Consolidated Residential,LLC White Daters,6 Assoc.
8621 E.21'treet North,Suite 180 ¹24 Rahling Circle
Wichita,KS 67206 Little Rock,AR 72223
AREA:8.55 Acre NUMBER OF LOTS:1 FT.NEW STREET:0
CURRENT ZONING:R-2
PROPOSED ZONING:PRD
CURRENT AILOWED USES:Single-family
PROPOSED USE:Multi-family
VARIANCES/WAIVERS REQUESTED:None recpxested.
STAFF NOTE:
On December 11,2001,the applicant submitted a letter
recpxesting this item be withdrawn.The applicant has re-filed
the application to locate the project on the south side of
Chenal Valley Drive at LaMarche Drive on property that is
currently zoned MF-24,Multi-family.
January 3,.002
SUBDIVISION
ITEM NO.:14.1 (Cont.)FILE NO.:Z-7127
PLANNING COMMISSION ACTION:(JANUARY 3,2002)
Staff informed the commission the applicant submitted a letter
on December 12,2001 requesting the item be withdrawn.Staff
stated the applicant had filed a new application for the project
on a new site,which was currently zoned MF-24.Staff stated
the new application would be heard at the January 17,2002
Public Hearing.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.
2
January 3,.-002
ITEM NO.:15 FILE NO.:Z-6051-G
NAME:Lot 7 Arkansas Systems Zoning Site Plan Review
LOCATION:801 Technology Drive
DEVELOPER:ENGINEER:
Barnes,Quinn,Flake &Anderson White,Daters &Associates
400 West Capitol Avenue 24 Rahling CircleLittleRock,AR 72201 Little Rock,AR 72223
AREA:1.88 Acre NUMBER OF LOTS:1 FT.NEW STREET:0
CURRENT ZONING:0-2
PROPOSED ZONING:0-2
ALLOWED USES:Office
PROPOSED USE:Office —Storage Building
VARIANCES/WAIVERS REQUESTED:None requested.
BACKGROUND:
On January 21,1999 the Planning Commission approved a zoningsiteplanreviewfortheArvestBanktolocateonLot7ofthe
Arkansas Systems Office Park.The Board of Directors passed
Ordinance No.17,946 on March 2,1999 allowing for a reduction
in the minimum driveway spacing for the development.
A.PROPOSAL/REQUEST:
The applicant proposes the placement of a 12 x 20 metal
storage building on this 1.88-acre site.The building will
January 3,=002
SUBDIVISION
ITEM NO.:15 (Cont.)FILE NO.:Z-6051-G
be placed on the east property line,behind the existing
Arvest Bank.The bank will utilize the building for
storage of records.
B.EXISTING CONDITIONS:
The property is zoned 0-2 as is the property contiguous to
the site which is indicated on the attached zoning map.
The site is developed as a bank.The area to the north is
a PD-0 for the Post Office.The area to the northeast is
the Kidco Daycare,and further to the north the ARKSYS
office building.A strip commercial and office development
is located to the northwest of the site.Two cell towers
are adjacent to the east.
C.NEIGHBORHOOD COMMENTS:
As of the writing,staff has received no comment from the
neighborhood.All property owners within 200 feet of the
site and residents within 300 feet of the site who could be
identified were notified of the Public Hearing.
D .ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards.
2.Repair or replace any curb and gutter or sidewalk that
is damaged in the right-of-way prior to occupancy.
3.Sidewalks shall be shown conforming to Sec.31-175 and
the "MSP".
4.A Sketch Grading and Drainage Plan is required prior to
Subdivision Committee meeting,or no later than 5 days
before Planning Commission hearing.
5.This development involves issues related to street
lighting.The property owner may be responsible for
installation of new streetlights or modification (if
required)of existing streetlights.Property owner must
contact Traffic Engineering (Steve Philpott g 340-4880)
to verify street lighting requirements for this project.
E .UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer available,not adversely affected.
2
January 3,::002
SUBDIVISION
ITEM NO.:15 (Cont.)FILE NO.:Z-6051-G
EntercnEr:Approved as submitted.
ARKLA:No comment received.
Southwestern Bell:No comment received.
Water:Water lines are installed for this project.Thereisasidewalk/drainage and utility easement (inst.
N2000019086)on the north 15 feet of this property that
should be shown on the survey.Contact Marie Dugan at
992-2438 for details.
Fire De artment:Approved as submitted.
Count Plannin No Comment received.
CATA:Project site is not located on a dedicated bus
route and has no effect on bus radius,turnout and
route.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:No comment.
Cit Reco nized Nei hborhood Action Plan:
The applicant's property lies in an area which is not
currently covered by a neighborhood action plan.
Landsca e Issues:
Since the proposed building addition is less than 10%of
the existing buildings and no new paved areas are planned,
no upgrade in landscaping is required.
G.SUBDIVISION COMMITTEE COMMENT:(December 6,2001)
Joe White was present,representing the application.Staf f
noted that some additional project information was needed
(building height,fencing,hillside treatment).Mr.White
indicated that the additional information would be provided
as requested.
3
January 3,:002
SUBDIVISION
ITEM NO.:15 (Cont.)FILE NO.:Z-6051-G
Tad Borkowski,Public Works Staff,indicated a sketch
grading and drainage plan was required no later than five
days before the Public Hearing.
Bob Brown,Planning Staff,noted since the building
addition was less than 10%of the existing building and no
new paved area was being proposed,no upgrade to the
landscaping would be required.
After the discussion,the Committee forwarded the site plan
to the full Commission for final action.
H.ANALYSIS:
The applicant submitted a revised site plan to staff noting
the concerns raised by staff and the Subdivision Committee.
The proposed storage building will be 9-feet high with a
1:12 roof pitch.There will not be any fencing added as a
result of this project.The hillside treatment has been
shown with the top of the retaining wall being 5.5-feet at
the highest point.
Otherwise,to staff'knowledge,there are no outstanding
issues associated with this zoning site plan review.The
proposed request for Lot 7 Arkansas Systems Zoning Site
Plan Review should have no adverse impact on the general
area.
I .STAFF RECOMMENDATION:
Staff recommends approval of the site plan subject to the
following conditions:
1.Compliance with the requirements as noted in paragraphs
D and E of this report.
PLANNING COMMISSION ACTION:(JANUARY 3,2002)
Mr.Joe White,White,Daters and Associates,was present
representing the application.There were no objectors present.
Staff presented the item with a recommendation of approval
subject to compliance with the conditions outlined in the "staff
recommendation"above.
4
January 3,.~002
SUBDIVISION
ITEM NO.:15 (Cont.)FILE NO.:Z-6051-G
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.
5
January 3,~002
ITEM NO.:16 FILE NO.:S-1333
NAME:Lot 12B,Baptist Health Kanis South Addition Subdivision
Site Plan Review
LOCATION:East side of Aldersgate Road approximately 1000 feet
South of Kanis Road
DEVELOPER:ENGINEER:
Aldersgate Property,LLC White,Daters &Associates
10825 Financial Center Parkway 24 Rahling Circle
Little Rock,AR 72211 Little Rock,AR 72223
AREA:1.31 Acre NUMBER OF LOTS:1 FT.NEW STREET:0
CURRENT ZONING:0-3
PROPOSED ZONING:0-3
ALLOWED USES:Office
PROPOSED USE:Office
VARIANCES/WAIVERS REQUESTED:None recgxested.
A.PROPOSAL/REQUEST:
The applicant proposes the construction of two office
buildings (5860 scpxare feet each)in two phases.The
parking for the development will also be phased.Upon
completion of the development,the buildings will be
connected by an open,covered walkway.There are
37 parking spaces proposed for Phase I and 16 parking
spaces proposed for Phase II.
January 3,302
SUBDIVISION
ITEM NO.:16 (Cont.)FILE NO.:S-1333
B.EXISTING CONDITIONS:
The site is heavily wooded,as is the area to the north and
east.An office building is currently under construction
on the land adjacent to the south.The area to the west
contains multiple uses ranging from single-family to large
office buildings.Other uses in the area include,Sound
Security,Ortho Arkansas,Arkansas Baptist and a Little
Rock Police Substation.
C.NEIGHBORHOOD COMMENTS:
As of this writing staff has received no comment from the
neighborhood.All property owners within 200 feet of the
site and the John Barrow Neighborhood Association,the Twin
Lakes A Neighborhood Association,the Twin Lakes "B"
Property Owners Association and the Twin Lakes B Special
Improvement District were notified of the Public Hearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Aldersgate Road is classified on the Master Street Plan
as a commercial street.Dedication of right-of-way to 30
feet from centerline will be required.
2.Provide design of street conforming to "MSP"(Master
Street Plan).Construct one-half street improvements to
the street including 5-foot sidewalk with the planned
development.
3.Driveways shall conform to Sec.31-210 or Ordinance
18,031.
4.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
5.Stormwater detention ordinance applies to this property.
6.A Sketch Grading and Drainage Plan is required prior to
Subdivision Committee meeting,or no later than 5 days
before Planning Commission hearing.
7.A grading permit will be required on this development.
8.This development involves issues related to street
lighting.The property owner may be responsible for
installation of new streetlights or modification (if
required)of existing streetlights.Property owner must
contact Traffic Engineering (Steve Philpott 9 340-4880)
2
January 3,302
SUBDIVISION
ITEM NO.:16 (Cont.)FILE NO.:S-1333
to verify street lighting requirements for this project.9.Current ordinances prohibit cross access within 75 feet
(from the curb-line)of the main driveway.Access to
Lot 12C must be moved further back to prevent a 4-legged
intersection within 75 feet of the driveway.
10.Include parking in adjacent lot in the access easement.
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer main extension required with easements if
service is required for project.Contact Jim Boyd at
376-2903 for details.
EntercnEr:No comment received.
2BKLA:No comment received.
Southwestern Bell:A side easement will provide better
access.(Adjacent to the north property line.)Contact
M.Baker at 373-5112 for details.
Water: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.
Contact Marie Dugan at 992-2438 for details.
Fire De artment:Approved as submitted.
Count Plannin No comment received.
CATA:Project site is located on Bus Route ¹3 but has noeffectonbusradius,turnout and route.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:No Comment.
Cit Reco nized Nei hborhood Action Plan:
The applicant's property lies in the area covered by the
John Barrow Neighborhood Action Plan.The plan list the
following Goal concerning redevelopment in the area:
Enhance the business climate directed toward encouraging
new business and commercial establishments to located in
the area as well as retention of existing businesses.
3
January 3,302
SUBDIVISION
ITEM NO.:16 (Cont.)FILE NO.:S-1333
Landsca e Issues:
Areas set-aside for buffers and landscaping meet with
ordinance requirements when averaged out.However,most of
the street buffer along Aldersgate Road drops below the
full requirement (without the transfers allowed)of 18.2
feet by 7.7 feet.
An irrigation system to water landscaped areas is required.
Buildin Codes:No comment received.
G.SUBDIVISION COMMITTEE COMMENT:(December 6,2001)
Joe White was present representing the application.Staff
briefly described the subdivision site plan review request.
Staff noted that some additional project information was
needed (days and hours of operation,building heights,
lighting plan).Staff also noted a detailed plan was
necessary indicating how the 50-foot open space buffer
adjacent to the south property line would be protected.
Tad Borkowski,Public Works Staff,indicated the street
improvements to Aldersgate Road must conform to Master
Street Plan design standards.He also stated a grading
permit would be required for the development and the
applicant should submit a sketch grading and drainage plan
no later than five days prior to the public hearing.
Mr.Borkowski indicated his concern with regard to the
parking lot design.He stated consideration should be
given to the parking lot entrance from Aldersgate Road.
Mr.White stated the proposal was a three-way stop with the
traffic existing Aldersage Road into the parking lot always
having the right-of-way.
Mr.Bob Brown,Planning Staff,stated the area set-aside
for buffers and landscaping met the requirements of the
ordinance when averaged.He stated,with the transfer
allowance,the street buffer along Aldersgate Road would
meet the minimum ordinance requirements.
Mr.White indicated he would provide all the information
requested of staff.
4
January 3,302
SUBDIVISION
ITEM NO.:16 (Cont.)FILE NO.:S-1333
After the discussion,the Committee forwarded the site plan
review to the full Commission for final action.
H .ANALYSIS:
The applicant submitted a revised site plan to staff noting
most of the concerns raised by staff and the Subdivision
Committee.The days and hours of operation are proposed to
be from 8:30 am to 5:30 Monday through Thursday and 8:30 to4:00 pm on Friday.The applicant estimates there will be
15 employees per phase.The building heights will be no
more than 30-feet which has been indicated on the site
plan.
The applicant has indicated the Phasing Plan for the
buildings and the parking.In Phase I,the applicant
proposes to construct a 5860 square foot building along
with 37 parking spaces.The minimum parking spaces
required for this phase would be 15 parking spaces.The
second phase will also include a 5860 square foot building,
with the addition of 16 parking spaces.The total numberofparkingspacesrequiredforthisphaseis15spaces.
This would bring the total number of parking spaces to 53
with the minimum number of parking spaces required for theprojecttobe30spaces.A three-way stop will control thetrafficwithintheparkinglotandallowmotoristentering
the site from Aldersgate Road the right-of-way.Staff
supports this arrangement since the site is expected to be
a low traffic generator.
There is a single ground-mounted sign proposed for thesite.The sign will be located near the driveway entrance
and is proposed to be a 4-foot high by 5-foot wide sign.
Otherwise,to staff'knowledge,there are no outstandingissuesassociatedwiththisSubdivisionSitePlanReview.
The proposed site plan request for Lot 12B Baptist Health
Kanis South Addition should have no adverse impact on the
general area.
I .STAFF RECOMMENDATION:
Staff recommends approval of the site plan subject to the
following conditions:
5
January 3,302
SUBDIVISION
ITEM NO.:16 (Cont.)FILE NO.:S-1333
1.Compliance with the requirements as noted in paragraphs
D,E and F of this report.
PLANNING COMMISSION ACTION:(JANUARY 3,2002)
Mr.Joe White was present representing the application.There
were no objectors present.Staff presented the item with 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.
6
January 3,-002
ITEM NO.:17
~Sub'ect:Setting of public hearing for adoption of the
2000-2001 Zoning Ordinance Amendments
R~e est:That the Planning Commission receive comments from
interested parties,report from the Plans Committee
and set a date for the public hearing to adopt the
2000-2001 Zoning Ordinance Amendment package.
~Histor :Throughout late 1999 and into 2000,the Planning
Staff began compiling a list of issues for the
Planning Commission to consider as part,of the
2000-2001 Ordinance Amendment Package.In late 2000,
the Commission accepted the list and forwarded it to
the Plans Committee for review.The Plans Committee
reviewed the various issues at several meetings in
late 2000,into 2001.During the course of the many
work sessions,the Committee and staff agreed to
delete three of the issues.One issue,day care
family home Special Use Permit,was brought forward
to the Commission and dealt with separately.
The remaining items are brought to the full
Commission with the endorsement of the Plans
Committee.An attached discussion outline briefly
identifies each change within the ordinance text.
The Ordinance Amendment contact list of 50+
persons/organizations has been advised of this date
and asked to submit comments.Any comments received
by staff will be forwarded to the Commission.
PLANNING COMMISSION ACTION:(JANUARY 3,2 002 )
Dana Carney,of the Planning Staff presented the Amendment
package.He informed the Commission that staff had received
only one comment as a result of mailing the ordinance amendment,
package to the contact list.He stated the League of Women
Voters of Pulaski County had voiced support for the proposed
amendments.
Commissioner Lowry spoke on behalf of the Plans Committee.He
voiced support for the amendment package.
January 3,302
SUBDIVISION
ITEM NO.:17 (Cont.)
There was a brief discussion of the proposed amendments.
A motion was made to set the date for public hearing and
adoption of the Ordinance Amendment package as February 14,
2002.The motion was approved by a vote of 11 ayes,0 noes and
0 absent.
2
January 3,002
SUBDIVISION
ITEM NO.:17 (Cont.)
2000 —2001 ORDINANCE AMENDMENTS
DISCUSSION OUTLINE
Subsection (a)Creates a definition for "truck or trailer
rental or leasing (no service,sales or
repair)"not now provided within the Ordinance.
Subsection (b)Inserts the above use in "C-3"as a conditional
use.
Subsection (c)Inserts the above use in "C-4"as a use byright.
Subsection (d)Removes the current ordinance language limiting
the size of accessory dwellings in the
residential zones to 700 square feet and
replaces it with language stating that the area
of an accessory dwelling is not to exceed that
of the principal dwelling.
Subsection (e)Corrects a textual error;changing "Chapter 35"
to "Chapter 36".
Subsection (f)Specifies the Ordinance distinction between
broadcast towers and Wireless CommunicationFacilities,noting the location of specific WCF
regulations within the code.
Subsection ()Establishes new parking standards for nursery,
kindergarten,day-care,elementary,middle
schools and high schools.
Subsection (h)Adds a new subsection under the conditional use
development standards and review guidelines
requiring broader notification for any proposed
"mega church"to be located on residentially
zoned property.
Subsection (i)Inserts wording that will clearly give the
Planning Commission and Board of Directors
authority to impose conditions and restrictions
upon the use permitted by a conditional use
permit as well as upon the premises benefited
by the conditional use permit.
3
January 3,302
SUBDIVISION
ITEM NO.:17 (Cont.)
Subsections (',l)Correct an error made when the fence standards
were amended in 2000 by adding allowable fence
heights in the residential,office,commercial
and industrial districts.
The remaining items are updates and clarifications of the
wording and requirements within the Wireless Communication
Facility (WCF)ordinances.
Subsection (m)Amends the definition of "equipment facility"
to include "cable ice bridge".
Subsection (n)Amends the definition of "height"by excluding
the lightning rod and light/beacon.
Subsection (o)Amends the definition of "support structure"to
include roof top mounted towers and to state
that lattice or guy-wire supported towers are
permitted only if approved by the Planning
Commission through the tower use permit
process.
Subsection ( )Clarifies where the associated equipment for an
attached WCF must be located in relation to
property lines.
Subsection ( )More clearly defines the required setback for
the support structure and equipment facility
when they are located on a property that abuts
residential property.
Subsection (r)Requires that each tower be capable of
supporting three antenna arrays,not two.
Subsection (s)Adds a requirement that the WCF be constructed
to accommodate two additional antenna arrays
and their associated equipment.
Subsection (t)Adds a statement clarifying the submission
requirements for a WCF application.
Subsection (u)Requires the submission of a completed
application before staff is responsible to meet
the five-day deadline for rendering a decision
on a WCF application.
4
January 3,302
SUBDIVISION
ITEM NO.:17 (Cont.)
Subsection (v)Amends the submission requirements for a tower
use permit application to include a survey.
Subsection (w)Also amends the submission requirements for
tower use permit to include a survey.
Subsection (x)Requires that the landscape strip be within the
WCF lease area.
Subsection ()Establishes a minimum spacing requirement
between trees within the landscape strip,clarifies and increases the spacing of shrubs
and establishes a minimum mature height for the
shrubs.
5
ORDINANCE NO.
AN ORDINANCE AMENDING CHAPTER 36 OF THE CODE
OF ORDINANCES OF THE CITY OF LITTLE ROCK,
ARIGQISAS PROVIDING FOR MODIFICATION OF VARIOUS
PROCEDURES ~DEFINI T IONS ~LAND USE REGULAT IONS
AND FOR OTHER PURPOSES.
WHEREAS,it has been determined by the Little Rock Planning
Commission that an annual review of this chapter is appropriate;and
WHEREAS,the Planning Commission has determined severalmodificationsareappropriateatthistime.
NOW,THEREFORE BE IT ORDAINED BY THE BOARD OF DIRECTORS OF
THE CITY OF LITTLE ROCK,ARIGLNSAS.
SECTION 1.That various provisions of Chapter 36.be
amended as follows:
Subsection (a).That Chapter 36.,Section 36-3.be amendedtoprovidefortheinsertionofanewdefinitiontoreadasfollows:
Truck or trailer rental or leasing (no service,sales or repair)means a facility limited to anofficespace,with display of trucks or trailers
which for a fee are rented or leased.This useshallnotpermittheinstallationofhitchesorothertowingapparatus.
Subsection (b).That Chapter 36.,Section 36-301.(c)(2)be
amended to provide for the insertion of a new conditional use tobeitemy.and the serial restructuring of items y.and z.accordingly.The new use to read:
y.Truck or trailer rental or leasing (no service,sales orrepair)
Subsection (c).That Chapter 36.,Section 36-302 .(c)(1)be
amended to provide for the insertion of a new permitted use tobeitemyy.and the serial restructuring of items yy.throughaaa.accordingly.The new use to read:
yy.Truck or trailer rental or leasing (no service,salesorrepair)
Subsection (d).That Chapter 36.,Section 36-252.(2)bedeletedinitsentiretyandreplacedwithnewtexttoreadasfollows:
(2)In no instance shall the floor area of the accessory
dwelling exceed that of the principal dwelling.
Subsection (e).That Chapter 36 'Section 36-253.(b)(2)g
be amended to correct a textural error and to read as follows:
g.Signs in compliance with Chapter 36,Article X.
Subsection (f).That Chapter 36.,Section 36-201.(a)be
amended to provide for the addition of new text and to read as
follows:
(a)Definition.In this section "tower"means any mast,
brace or other structure used for the support of amateur
radio,radio,television or broadcast media,specifically
exempting wireless communication facilities which are
covered in Article XII of this Chapter.
Subsection (g).That Chapter 36.,Section 36-502.(b)(2)f.
be deleted in its entirety and replaced with new text to read as
follows:
f.Schools and Educational institutions.
1.Nursery,kindergarten and day care centers,1.0
space per administrator,teacher and employee on
the largest shift plus 1.0 space per facility
vehicle plus 1.0 space per 10.0 persons of
licensed capacity.
2.Elementary (grades 1-5),1.0 space per classroom
plus 1 'space for each teacher,employee and
administrator on the largest shift.Stacking
space for drop-off and pick-up shall be required
on site.Stacking space shall be adequate to
accommodate private vehicles and school buses.
3.Middle (grades 1-8),1.0 space per classroom plus
1.0 space for each teacher,employee and
administrator on the largest shift.Stacking space
for drop-off and pick-up shall be required on
site.Stacking space shall be adequate to
accommodate private vehicles and school buses.
4.High (grades 9-12),6.0 spaces per classroom plus1.0 space for each teacher,employee and
administrator on the largest shift.Stacking
space shall be adequate to accommodate private
vehicles and school buses.
5.College,university,business college or trade
school,1.0 space for each three hundred (300)
square feet of gross floor area,or one (1)space
per four (4)students,whichever is greater.
2
6.Dance school/studio,one (1)space per employee
plus on-site loading and unloading spaces to be
required at the rate of one (1)for each five (5)
students,based on the maximum number of students
at any one time.Loading and unloading spaces may
be provided in a drive through lane with stacked
stalls as may be approved by the public works
department.
Subsection (h).That Chapter 36.,Section 36-107.be
amended to provide for the addition of a new subsection (14)to
read as follows:
(14)Due to their scale of development and their impact on
nearby residential properties,churches and other religious
institutions with a seating capacity of greater than 500
persons in the sanctuary or main activity area,that are
proposed to be located on residentially zoned property
shall be subject to the following additional requirements:
a.Before a conditional use permit for such churches
or religious institutions can be granted the
applicant shall clearly establish the following;
1.All owners of property located within 500feetofthepropertylineoftheproposedfacilityhavereceivednoticebycertified
mail of the exact location of the property
and its intended use.The notice shall also
include the date,time and location of a
public hearing to be conducted by the
applicant prior to the hearing before the
Planning Commission.This public hearing
shall be held no later than 15 days prior to
the hearing before the Planning Commission.
2.This required notice is to be sent within 7
days of filing an application for a
conditional use permit and proof of such
notice is to be filed with staff.
b.These requirements are in addition to any other
provisions required for a conditional use permit
under this code.
Subsection (i).That Chapter 36.,Section 36-106.(b)be
amended to provide for the insertion of new text and to read as
follows:
(b)The planning commission may impose conditions and
restrictions upon the use permitted by or the premises
benefited by the conditional use permit as may be necessary
to reduce or minimize the injurious effects of the
conditional use.The conditional use must ensure
3
compatibility with the surrounding property to better carry
out the general intent of this chapter.
Subsection (j).That Chapter 36.,Section 36-516.(e)(1)a.
be amended to provide for the addition of new text and to read
as follows:
a.Between a required building setback line and a street
right-of-way,the maximum height shall be four (4)feet.Other fences may be erected to a maximum heightofsix(6)feet.
Subsection (k).That Chapter 36.,Section 36-516.(e)(2)a.
be amended to provide for the addition of new text and to read
as follows:
a.Between a required building setback line and a street
right-of-way,the maximum height shall be six (6)feet.Other fences may be erected to a maximum heightofeight(8)feet.
Subsection (1).That Chapter 36.,Section 36-516.(e)(3)a.
be amended to provide for the addition of new text and to read
as follows:
a.Between a required building setback line and a street
right-of-way,the maximum height shall be nine (9)feet.Other fences may be erected to a maximum heightofnine(9)feet.
Subsection (m).That Chapter 36.,Section 36-590.be
amended to provide for the insertion of new text within the
definition of "equipment facility"to then read as follows:
Equipment facility means any structure used to contain
ancillary equipment for a WCF that includes cabinets,
shelters,cable ice bridge,a build out of an existing
structure,pedestals,and other similar structures.
Subsection (n).That Chapter 36.,Section 36-590.be
amended to provide for the addition of new text within the
definition of "height"to then read as follows:
Height.When referring to a WCF,height shall mean the
distance measured from ground level to the highest point on
the WCF,including the antenna array;excluding the
lightning rod and any required light or beacon.
Subsection (o).That Chapter 36.,Section 36-590.be
amended to provide for the deletion and addition of text within
the definition of "support structure"to then read as follows:
Support structure means a structure designed and
constructed specifically to support an antenna array,and
may include a monopole,rooftop or ground-mounted tower and
4
other similar structures.Self supporting (lattice)or
guy-wire supported towers shall be permitted as support
structures only if approved by the Planning Commission
through a tower use permit.Any device used to fasten an
attached WCF to an existing building or structure shall be
excluded from the definition of and regulations applicable
to support structures.
Subsection (p).That Chapter 36.,Section 36-593.(b)(1)be
amended to provide for the insertion of a new sentence and to
read as follows:
(1)Attached WCF.Antenna arrays for attached WCF are
exempt from the setback provisions of the zone in
which they are located.Equipment not placed within
or on the attachment structure must meet setback
requirements for the underlying zone.An attached WCF
antenna array may extend up to thirty (30)inches
horizontally beyond the edge of the attachment
structure so long as the antenna array does not
encroach upon an adjoining parcel.
Subsection (q).That Chapter 36.,Section 36-593.(b)(3)be
deleted in its entirety and replaced with new text to read as
follows:
(3)WCF with support structures abutting residential
property.In the case of a WCF with support structure
which is to be placed on property which abuts a
residential property on any side,the support
structure shall be set back a distance at least the
height of the support structure.That setback will be
measured from the face of the base of the support
structure to the property line of the abutting
residential property.The equipment facility shall
meet as a minimum the setback requirements of the
underlying zone.
Subsection (r).That Chapter 36.,Section 36-593.(h)be
amended to provide for the insertion of additional text and to
read as follows:
(b)Structural integrity.WCF with support structures
shall be constructed to the Electronic Industries
Association/Telecommunications Industries Association
(EIA/TIA)222 Revision F Standard entitled "Structural
Standards for Steel Antennas Towers and Antenna Supporting
Structures"(or equivalent),as it may be updated or
amended.WCF with support structure shall be capable of
supporting at least two (2)additional antenna arrays.
Subsection (s).That Chapter 36.,Section 36-593.(i)be
amended to provide for the addition of new text and to then read
as follows:
5
(i)Collocation agreement.All applicants for WCF with
support structures are required to execute a statement
upon filing the application agreeing to allow
collocation of other WCF providers.The host WCF
shall be constructed to accommodate two additional
antenna arrays and their equipment facilities.
Subsection (t).That Chapter 36.,Section 36-595.(a)(1)be
amended to provide for the addition of new text and to then read
as follows:
(1)Review of WCF under this section shall be conducted by
the department of planning and development upon filing
a WCF application.The submission requirements shall
be as directed by the "instructions for filing"
outline provided to the applicant.
Subsection (u).That Chapter 36.,Section 36-595.(a)(3)be
amended to provide for the insertion of new text and to then
read as follows:
(3)Timing of decision.The department of planning and
development shall render a decision on the WCF
application by written response to the applicant
within five (5)business days after receipt of the
completed application,except that an extension may be
agreed upon by the applicant.
Subsection (v).That Chapter 36.,Section 36-595.(b)(2)a.
be amended to provide for the insertion of additional text and
to then read as follows:
a.Application contents.Each applicant requesting a TUP
under this article shall submit a property survey and
a scaled site plan containing a scaled elevation view
and other supporting drawings,calculations and other
documentation showing the location and dimensions of
the WCF and all improvements associated therewith,
including information concerning specifications,
antenna locations,equipment facility and shelters,
landscaping,parking,access,fencing,and if relevant
as determined by staff,topography,adjacent uses and
existing vegetation.
Subsection (w).That Chapter 36.,Section 36-595.(b)(3).
be amended to provide for the insertion of additional text and
to then read as follows:
(3)Submission requirements.Application for a TUP shall
be submitted to the department of planning and
development on forms provided by staff.The
application shall be accompanied by a property survey
and a scaled site plan containing the information
described above,together with the appropriate fee
described in section 23-3 ~The site plan shall be
6
filed for review by the planning commission not later
than the filing date set by calendar.
Subsection (x).That Chapter 36.,Section 36-593.(c)(1)a.
be amended to provide for the insertion of new text and to thenreadasfollows:
a.All NCF subject to this section shall contain a
permanent six (6)foot landscape strip parallel withallsidesoftheprimaryuseareaandoutsideofthe
opaque fence,but within the lease area,except for a
space for ingress and egress to the primary use area.
Subsection (y).That Chapter 36.,Section 36-593.(c)(1)d.be deleted in its entirety and replaced with new language to
then read as follows:
d.The landscape strip on each side of the primary useareashallbeplantedwithtwo(2)trees of a 2"
caliper with a minimum spacing of 15 feet which will
grow to a minimum twenty (20)feet in height atmaturity.Each landscape strip shall also be planted
with evergreen shrubs of thirty (30)inches height at
planting,with a maximum spacing of 48 inches oncenterandwhichwillgrowtoaminimumheightof 60inchesatmaturity.
SECTION 2.Severability.In the event any title,section,
paragraph,item,sentence,clause,phrase,or word of this ordinanceisdeclaredoradjudgedtobeinvalidorunconstitutional,suchdeclarationoradjudicationshallnotaffecttheremainingportionsoftheordinancewhichshallremaininfullforceandeffectasiftheportionsodeclaredoradjudgedinvalidorunconstitutionalwasnotoriginallyapartoftheordinance.
SECTION 3.Repealer.All laws,ordinances,resolutions,or parts of the same,that are inconsistent with the provisionsofthisordinanceareherebyrepealedtotheextentofsuchinconsistency.
SECTION 4.That this ordinance shall take effect thirty(30)days from and after its passage.
PASSED:
ATTEST:APPROVED:
City Clerk Mayor
7
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January 3,2002
SUBDIVISION MINUTES
There being no further business before the Commission,the
meeting adjourned at 6:25 p.m.
ZW
Date
Chairman ec e ar