pc_02 28 2002LITTLE ROCK PLANNING COMMISSION
PLANNING —REZONING —CONDITIONAL USE HEARING
MINUTE RECORD
FEBRUARY 28,2002
4:00 P.M.
I.Roll Call and Finding of a Quorum
A Quorum was present being eight (8)in number.
II.Members Present:
Judith Faust
Craig Berry
Fred Allen,Jr.
Robert Stebbins
Norm Floyd
Mizan RahmanBillRector
Rohn Muse
Members Absent:Obray Nunnley,Jr.
Bob Lowry
Richard Downing
City Attorney:Cindy Dawson
III.Approval of the Minutes of the January 17,2002 Meeting oftheLittleRockPlanningCommission.The Minutes were
approved as presented.
LITTLE ROCK PLANNING COMMISSION
PLANNING —REZONING —CONDITIONAL USE HEARING
FEBRUARY 28,2002
4:00 P.M.
I.DEFERRED ITEMS:
A.LU02-15-01 A Land Use Plan Amendment in the Geyer Springs
West Planning District from Single Family to Suburban Office;
East side of Chicot Road from Reva Drive south to Mabelvale
Cut-Off
B.Reservoir Heights 2002 Short-Form PRD (Z-2393-C)located at
the southeast corner of Reservoir Heights Drive and Reservoir
Road
II.NEW ITEMS:
1.Z-6054-A PD-C Revocation and Rezoning to C-4
Southwest corner of the Stagecoach Road and
Crystal Valley Road Intersection
2.Z-4298-B Imani Temple —C.U.P.
4311 John Barrow Road
3.Z-4650-B Parkway Place Baptist Church —C.U.P.
300 Parkway Place Drive
4.Z-5466-A Montessori School —C.U.P.
1000 Nix Road
5.Z-7141 Roselawn Memorial Park —C.U.P.
26 and Booker Streets
6.Z-7144 Little Rock Boys and Girls Club —C.U.P.
3301 State Street
7.Z-7145 Sobba Bookstore —C.U.P.
6320 Scott Hamilton Drive
8.Z-7146 Westpark Meadows Apartments —C.U.P.
East of 1701 Boyle Park Road
9.Z-6058-A Calvary Church of the Nazarene —C.U.P.
Time Extension
10325 West 36 "Street
Agenda,Page Two
II.NEW ITEMS:(Cont.)
10.LU02-15-03,
LU02-16-02 Land Use Plan Amendments in the Geyer Springs West
and Otter Creek Planning Districts;
Various Locations
11.LU02-15-02,
LU02-16-01 Land Use Plan Amendments in the Geyer Springs West
and Otter Creek Planning Districts;
Various Locations
12.65 "Street Neighborhood Action Plan
13.Presentation of the Chicot West/I-30 South Neighborhood Action
Plan Update
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28,2002
Februar„28,2002
ITEM NO.:A FILE NO.:LU02-15-01
Name:Land Use Plan Amendment —Geyer Springs —West
Planning District
Location:East side of Chicot Road from Vega Drive to
Mabelvale Cutoff Rd.
R~eeat:Single Family tc Suburban Office
Source:Staff/Cloverdale Watson Neighborhood Action Plan
Review
Staff recommends placing this item on the consent agenda for
deferral to the February 28,2002 Planning Commission
Meeting.
PLANNING COMMISSION ACTION:(JANUARY 17,2002)
Staff recommends placing this item on the consent agenda fordeferraltotheFebruary28,2002 Planning Commission
Meeting.
This item was placed on the consent agenda for deferral to
the February 28,2002 agenda.A motion was made to approve
the deferral and passed with a vote of 10 ayes,0 noes and 1absent.
PROPOSAL /REQUEST:
Land Use Plan amendment in the Geyer Springs —West PlanningDistrictfromSingleFamilytoSuburbanOffice.The Suburban
Office category shall provide for low intensity office
development of office or office parks in close proximity to
lower density residential areas to assure compatibility.A
Planned Zoning District is required.
EXISTING LAND USE AND ZONING:
The property is currently zoned R-2 Single Family and is
approximately 4.75 +acres in size and consists of houses
facing Chicot Road.The adjacent properties north of the
study area are houses built along Chicot Road zoned R-2.
Between Vega Drive and Ember Lane the houses on the east
side of Chicot Road face Chicot Road.North of Ember Lane
the houses on the east side of Chicot Road face the sidestreets.Most of the neighboring areas to the east are
single family houses zoned R-2.South of Milford Drive the
Februar&8,2002
ITEM NO.:A (Cont.)FILE NO.:LU02-15-01
neighboring property to the east is a large parcel of vacant
land zoned R-2.The property south of the study area is a
convenience store and car wash zoned C-3 General Commercial
located on the northeast corner of Chicot Road and Mabelvale
Cutoff Road.To the west across the street from the
convenience store is a vacant piece of property zoned C-3.
The next lot to the north is a house zoned R-2.All of the
property between the house and the southwest corner of
Morris Drive is zoned C-3 and consists of a hair salon,
pizza parlor,barbecpxe eating place,and a convenience
store.A house is located at the northwest corner of Morris
Drive on land zoned C-3.A narrow strip of vacant land
zoned R-7 Manufactured Home lies between Morris Drive and
Rebecca Drive.North of Rebecca Drive is a vacant lot and a
house on property zoned R-2.The northwest corner of Vega
Drive and Chicot Road is zoned 0-1 Quiet Office and is
occupied by three houses and one office building facing
Chicot Road.The houses on the west side of Chicot Road
starting at Burnelle Drive and going north are built on land
zoned R-2.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On January 4,2000 a change was made from Commercial and
Multi-Family to Mixed Use at 9125 Mann Road about a '&mile
northwest of the study area.
On December 16,1997 a change was made from Multi-Family to
Suburban Office at 10112 Chicot Road about 575 feet west of
the amendment area.
On November 4,1997 a change was made from Multi-Family to
Single Family at the northwest corner of Hillsboro Road and
Chicot Road about 1 mile south of the area under review.
On November 4,1997 a change was made from Single Family to
Mixed Use on both sides of Mabelvale Cutoff Road from Chicot
Road to Whispering Pine Drive starting about &&of a mile
west of the review area.
On November 4,1997 a change was made from Single Family to
Mixed Use on both sides of Mabelvale Cutoff Road from
Woodridge Drive to Shiloh Drive starting about a 'c mile west
of the study area.
On November 4,1997 a change was made from Office to
Suburban Office south of Preston Drive on Chicot Road about
a 4 mile north of the amendment area.
On November 4,1997 a change was made from Industrial to
Light Industrial north of Baseline Road to I-30 west of
Chicot Road starting about 2/3 of a mile north of the area
2
Februar,28,2002
ITEM NO.:A (Cont.)FILE NO.:LU02-15-01
under review.
On November 4,1997 a change was made from Multi-Family and
Low Density Residential east of Mann Road south of Baseline
Road about a c mile northwest of the review area.
The study area is shown as Single Family on the Future Land
Use Plan.The property north and east of the study area is
all shown as Single Family.The property southeast of the
review area is shown as Public Institutional.All four
corners of the Chicot Road /Mabelvale Cutoff intersection
are shown as Commercial.The property on the west side of
Chicot Road is shown as Commercial from Mabelvale Cutoff
Road to Morris Drive.A narrow strip of land is shown as
Multi-Family between Morris Drive and Rebecca Drive.The
southwest corner of Rebecca Drive is shown as Commercial.
The property north of Rebecca Drive is shown as Single
Fame.ly.
MASTER STREET PLAN:
Chicot Road is shown on the Master Street Plan as a
Principal Arterial while Mabelvale Cutoff Road is shown as a
Minor Arterial.Vega Drive,Caylor Lane,and Milford Drive
are Standard Residential Streets.There are no bikeways
shown on the Master Street Plan that would be affected by
this amendment.
PARKS:
Thorn Park is listed in the Little Rock Parks and Recreation
Master Plan 2001 in the 5-20 acre Neighborhood Park
category.The plan describes a neighborhood park as a park
that is designed to provide 2 acres of parkland per 1,000
people.The plan calls for an eight-block strategy of
providing park,open space,or recreational facilities
within eight blocks of all residences in the City of Little
Rock.Thorn Park lies about two blocks east of Chicot Road
and provides a playground,active recreational facilities
and a picnic area.Thorn Park would not be affected by this
amendment but would provide park facilities for the
properties located in the study area.
3
February 28,2002
ITEM NO.:A (Cont.)FILE NO.:LU02-15-01
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The study area is located in an area covered by the
Cloverdale /Watson Neighborhood Action Plan.This plan was
reviewed and updated in July 2001.The plan contains a goal
of working with city departments to monitor zoning and land
use changes.The monitoring goal is supported by objectives
of supporting land use and zoning changes that will improve
the community with minimum negative impacts.A second
objective listed calls for the review of neighborhood zoning
and land use classifications for appropriateness.The plan
encourages the use of Planned Zoning Districts for business
developments.This amendment would require new non-
residential development located in the study area to have a
Planned Zoning District.
ANALYSIS:
The study area is located in a conventional neighborhood
characterized by suburban development.Most of the houses
built in the proposed amendment.area face Chicot Road.The
vacant property within the area fronting Chicot Road faces
commercial uses and is not likely to be developed for
residential uses.The residential areas to the east are
stable neighborhoods but are fragile along Chicot Road.The
intensity of the uses along Chicot Road should be minimized
to protect the residential areas to the east.A change to
Suburban Office would allow for non-residential uses to take
place and provide protection through the use of Planned
Zoning Districts'ost of the property in the area was
platted for residential development and are too narrow to
allow adequate parking.These lots would also limit the
design potential of any new structures to fit within the
setback lines for any potential zone changes in the area.
The narrow shape and length of the study area would also
result in a strip of offices along this portion of Chicot
Road.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood
associations:Allendale Neighborhood Association,Chicot,
Neighborhood Association,Cloverdale Neighborhood,
Association,Deer Meadow Neighborhood Association,Legion
4
February .8,2 002
ITEM NO.:A (Cont.)FILE NO.:LU02-15-01
Hut Neighborhood Association,Mavis Circle Neighborhood
Association,Pinedale Neighborhood Association,Rob Roy Way
Neighborhood Association,Santa Monica Neighborhood
Association,Shiloh Homeowners Association,Town &Country
Estates Neighborhood Association,West Baseline Neighborhood
Association,and Yorkwood Neighborhood Association.Staff
has received two comments from owners in support of the
change.No other comments were taken from area residents.
STAFF RECOMMENDATIONS:
Staff believes the change is not appropriate.The area
covered by the proposed change does not provide sufficient
depth for Suburban Office uses and create a potential for a
strip of office development.
PLANNING COMMISSION ACTION:(FEBRUARY 28,2002)
Brian Minyard,City Staff,made a brief presentation to the
commission.
Commissioner Muse asked what types of uses normally face a
Principal Arterial.Mr.Minyard stated that there are a
variety of uses that are found along Principal Arterials.
The presence of a Principal Arterial does not mandate a non-
residential uses for properties fronting the street.
Troy Laha,spoke in support of the land use plan amendment
and maintained that the depth of the lots could support
Commercial uses.Mr.Laha stated that the properties in
question consisted of single family houses with driveways
leading to back yard storage buildings and garages.
Janet Berry,spoke in support of the land use plan amendment
and stated that due to the increase in traffic as a result
of the Principal Arterial and school bus stops at street
corners,this area is no longer viable for homes.
Commissioner Floyd asked where Single Family uses were
located along Chenal Parkway and University Avenue that were
mentioned in the staff presentation.Mr.Minyard mentioned
the Single Family uses at Aberdeen and Chenal Parkway,
Cantrell Road east of I-430,and Single Family abutting
University Avenue.Mr.Minyard stated that regardless of
how the individual properties face the Principal Arterials,
5
February .8,2002
ITEM NO.:A (Cont.)FILE NO.:LU02-15-01
the Future Land Use Plan shows Single Family uses next to
Principal Arterials.A discussion took place about the
transitional nature of this neighborhood and that Single
Family might not be viable at this location.The depth of
lots was discussed with the variations of depth described.
Based on the testimony of the discussion,Mr.Jim Lawson,
Planning Director,withdrew the staff recommendation of
denial.
A motion was made to approve the item as presented.The
item was approved with a vote of 8 ayes,0 noes,and
3 absent.
6
February '2002
ITEM NO.:B FILE NO.:Z-2393-C
NAME:Reservoir Heights 2002 Short-form PRD
LOCATION:At the southeast corner of Reservoir Heights Drive and
Reservoir Road
DEVELOPER:ENGINEER:
Graham Smith White-Daters and Associates
11215 Cocono Valley Drive 24 Rahling Circle
Little Rock,AR 72212 Little Rock,AR 72223
AREA:2.72 Acres NUMBER OF LOTS:17 FT.NEW STREET:0
CURRENT ZONING:MF-12
PROPOSED ZONING:PRD
CURRENT ALLOWED USES:Multi-family 12 units per acre
PROPOSED USE:16 units as zero lot line housing and three
buildings (16 units)as condominiums —11.76 units per acre
VARIANCE S/WAIVERS REQUESTED:
1.Lots without public street frontage.
2.An increase in the maximum lot depth to width ratio for Lots
1,2,3,6,7,8,10,11,12 and 13.
3.A variance from the minimum lot dimension requirement for
Lots 6 and 13.
4.Waiver of sidewalk improvements to Reservoir Road.
5.Waiver of in-lieu contribution for half-street improvements.
February 2&5,2002
ITEM NO.:B (Cont.)FILE NO.:2-2393-C
BACKGROUND:
Ordinance No.14,156,dated November 17,1981,rezoned the
property from 0-3 to MF-12.The project was to develop in four
phases as a condominium development.Ten Condominium Buildings,
called Reservoir Heights Condominiums,were constructed as a
part of the original development.The remainder of the area did
not develop and remains vacant.
A.PROPOSAL/REQUEST:
The applicant proposes to construct sixteen zero lot line
patio homes to be sold to individual property owners.
There will be fourteen units located on the interior circle
of the complex and two units located on the south side of
the complex.Each of the units will have two bedrooms,two
baths and a two-car garage.The proposed units will be
one-story and approximately 1,150 square feet.
The applicant is also proposing the placement of three
multi-family buildings to be constructed as townhouse
condominiums.Two of the buildings will be three story and
house six units and the third building will be two story
and house four units.These properties will be for
individual sale.All these units will have exterior
surface parking adjacent to the building.
Properties will be accessed via a common access easement.
Lot lines will be established as a part of the Planned
Development with each property owner owning to the center
of the access easement.The applicant is requesting three
variances from the Subdivision Ordinance;lots without
public street frontage,a variance from the minimum lot
dimension requirement and an increased depth to width
ratio.The applicant is proposing final platting in one
phase with development of the units on a market driven
basis.
The applicant is also requesting a waiver of the sidewalk
placement along Reservoir Road and a waiver of the required
in-lieu contribution for half-street improvements.
2
February 2v,2002
ITEM NO.:B (Cont.)FILE NO.:Z-2393-C
B.EXISTING CONDITIONS:
The site is vacant and tree covered.The area on the
interior of the site is relatively flat while the area on
the exterior of the development is extremely steep.The
street is currently in place along with a second exit from
the interior to Reservoir Road.The Presbyterian Village
Planned Residential Development is located to the east of
the site and a nursing home is located to the southeast of
the site.Ashley Square borders the southern perimeter as
well.To the west of the site the Town Park Condominium
Development and the Town Park Apartment Complex are located
along with McDermott School to the northwest.These
buildings are indicated on the following zoning map.
Directly north of the site are Barrington Hills Apartment
Homes.
C .NEIGHBORHOOD COMMENTS:
As of this writing staff has received numerous phone calls
requesting information concerning the rezoning request.
All property owners within 200 feet of the site,all
residents within 300 feet of the site who could be
identified and the Sturbridge Neighborhood Association were
notified of the public hearing.The Reservoir Heights
Condominium Association is well aware of the proposed
development.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Reservoir Road is classified on the Master Street Plan
as a minor arterial.A dedication of right-of-way 45
feet from centerline will be required.(Surveyor'
confirmation noted.)
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 that
is damaged in the public right-of-way prior to
occupancy.
4.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
3
February 2',2002
ITEM NO.:B (Cont.)FILE NO.:Z-2393-C
5.Construct sidewalk with upturned wall along Reservoir
Road.
6.Pay in-lieu contribution for half-street widening along
applicable frontage of Reservoir Road.
7.Reservoir Heights Drive is considered a private street.
8.Close driveway providing access from road south of
property,or confirm access rights.
E .UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING
Wastewater:Existing sewer on site.Capacity
Contribution Analysis required.Contact Little Rock
Wastewater Utility at 376-2903 for details.
Entercty:Eo comment received.
ARKLA:No comment received.
Southwestern Bell:No comment received.
Water:Consideration of access to the existing public
water main by all units is a concern that needs to be
addressed.Additional easements may be needed to allow
for this access.Contact Marie Dugan at 992-2438 for
details.
Fire De artment:Contact Marie Dugan at Central
Arkansas Water to see if 6"main will carry 4-fire
hydrants.
Count Plannin :No comment received.
CATA:Site is located near Bus Route ¹8 and has no effect
on bus radius,turnout and route.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:
This request is located in the West Little Rock Planning
District.The Future Land Use Plan indicates Multi-family
for the site.The applicant has applied for a Planned
Residential Development consisting of 16-units of zero lot
line housing units and three multi-family condominium
4
February 2)5,2002
ITEM NO.:B (Cont.)FILE NO.:2-2393-C
buildings containing a total of 16-units (a total of 32-
units on the site).Since the Future Land Use Plan
indicates Multi-family for the site and the applicant
proposes a density consistent with the Multi-family land
use category a Land Use Plan amendment is not necessary for
this application.
Cit Reco nized Nei hborhood Action Plan:
The application lies in an area covered by the Reservoir
Neighborhood Action Plan.Although,this issues is not
directly addressed in the Action Plan the Land Use Goal
most directly addresses the proposal with two statements:
Discourage the conversion of owner occupied properties into
rental properties and Prevent problems of aging
neighborhoods that threaten stability.The construction of
new owner occupied units in the area will assist with the
fulfillment of each of these action statements.
Landsca e Issues:
A portion of the proposed street buffer along Reservoir
Road drops 5-feet below the minimum width allowed at any
given point of 18-feet;the average width requirement being36-feet.
Though the plan is a little unclear,it appears that thereisinsufficientinteriorlandscapingofthevehicularuse
area to meet the 8%required by the Landscape Ordinance.
An irrigation system to water landscaped area is required.
Prior to a building permit being issued,it will be
necessary to submit an approved Landscape Plan stamped with
the seal of a registered landscape architect.
The City beautiful Commission recommends preserving as many
existing trees as feasible on this tree-covered site.
Extra credit toward fulfilling landscape ordinance
requirements can be given when preserving trees of 6-inch
caliper or larger.
Buildin Codes:No comment received.
5
February 2)5,2002
ITEM NO.:B (Cont.)FILE NO.:2-2393-C
G.SUBDIVISION COMMITTEE COMMENT:(January 24,2002)
Mr.Joe White of White-Daters and Associates was present
representing the application.Staff presented the item and
noted that additional information was needed on the site
plan areas of existing parking and all proposed building
locations.Staff also noted the proposed application would
require variances from the Subdivision Ordinance;to allow
lots without public street frontage,a variance from the
minimum lot dimensions requirement and a variance from the
maximum lot depth to width ratio.
Public Works comments were presented.Staff requested the
applicant close the access to the south of the property or
confirm access rights.Staff also noted comments from
Central Arkansas Water and the Fire Department.Staff
stated in conversations with Central Arkansas Water they
had indicated the water line adjacent to Reservoir Heights
Drive was indeed an 8-inch line and not a 6-inch as shown
on the site plan.Staff suggested the applicant verify the
line size with Central Arkansas Water and take appropriate
action.
The Committee determined there were no more issues
associated with the proposed rezoning request.The
Committee then forwarded the item to the full Commission
for final action.
H.ANALYSIS:
The applicant submitted to staff,on January 30,2002,a
revised site plan,which addressed most of the issues
raised by staff and the Subdivision Committee.The revised
site plan indicates building setbacks,existing and
proposed parking areas and the corrected building heights
in the general notes.In addition to the sixteen zero lot
line housing units the proposal includes three multi-family
condominium buildings.Two of the buildings are proposed
to be three story with six units each and the other
building will be two story with four units.This proposal
is similar to the existing development in the area and the
same development plan which was approved in the original
proposal in 1981.These three building sites do not lend
6
February 2u,2002
ITEM NO.:B (Cont.)FILE NO.:Z-2393-C
themselves to the development of zero lot line housing and
would be better served by the development of structures
similar to the proposal.
The applicant has indicated there will not be an additional
dumpster on the site.The applicant stated the dumpster
currently located on the site,servicing the Reservoir
Heights Condominium Association,will be utilized in
garbage collection.
The applicant is proposing to subdivide the zero lot line
housing into individual lots.Although the lots will front
onto Reservoir Heights Drive,the roadway is a private
drive.The applicant has requested a variance from the
Subdivision Ordinance to allow lots without public street
frontage.The private drive status necessitates this
request.The lots will be platted to the centerline of the
roadway.The Reservoir Heights Drive has been indicated on
the site plan as an access /service and utility easement.
Provision through the Bill of Assurance will provide
specific language to govern this requirement.Staff is
supportive of the requested variance to allow lots without
public street frontage within the development.
The applicant has also requested a variance from the
maximum depth to width ratio.The Subdivision Ordinance
requires lots not be any more than three times as deep as
they are wide.Nine of the sixteen lots exceed the maximum
requirement.Staff is supportive of the requested variance
to allow lot depth to width ratio exceeding,that permitted
by the Code.
The applicant has also requested a variance from the
Subdivision Ordinance to allow Lots 6 and 13 to have a
reduced minimum dimension.The Subdivision Ordinance
requires zero lot line residential lots to be a minimum of
35-feet in width.Staff is supportive of the requested
variance.
The applicant has requested a waiver of sidewalk
improvements to Reservoir Road.The applicant has also
requested a waiver of the in-lieu contribution for half-
street improvements to Reservoir Road.Staff is not
supportive of these requested waivers.
7
February 2u,2002
ITEM NO.:B (Cont.)FILE NO.:Z-2393-C
Staff is supportive of the application as filed but not of
the requested waivers for sidewalk placement and in-lieu
contribution for half-street improvements.The Future Land
Use Plan for the site is shown as multi-family and the siteiscurrentlyzonedMF-12,Multi-family District.The
density proposed and the density allowed under the current
zoning is similar.The development would allow for more
diverse housing types within the immediate area.
The applicant will be required to submit to staff a plat
creating a zero lot line development with dimensions of all
buildings,accessory structures and other improvements
depicted.The platted buildings lines shall be shown onallsidesofeachlotforpurposesofdelineatingthe
maximum buildable areas of each lot and specifying the zerolotlineyard.
I .STAFF RECOMMENDATION:
Staff recommends approval of the requested rezoning for
Reservoir Heights 2002 Short-form PRD subject to compliance
with the conditions outlined in paragraphs D,E,F and G of
this report.
Staff recommends approval of the variance to allow lots
without street frontage,to allow 9 of the 16 lots to
exceed the maximum depth to width ratio and to allow lots 6
and 13 to have a reduced lot dimension.
Staff is not supportive of the waiver request for the
placement of sidewalks along Reservoir Road or the waiver
request for the in-lieu contribution for half-street
improvements.
PLANNING COMMISSION ACTION:(FEBRUARY 14,2002)
Mr.Graham Smith,the applicant,was present representing the
application.There were no objectors present.Staff informed
the commission the applicant had submitted a letter requesting
the item be deferred to the February 28,2002 Planning and
Zoning hearing.There was no further discussion.
8
February 2~,2002
ITEM NO.:B (Cont.)FILE NO.:Z-2393-C
The item was placed on the Consent Agenda and approved for
deferral.The vote was 11 ayes,0 noes and 0 absent.
PLANNING COMMISSION ACTION:(FEBRUARY 28,2002)
Mr.Graham Smith was present representing the application.
There were no objectors present.Staff presented the item with
a recommendation of approval for the rezoning request and the
request for the waiver of the 15%in-lieu contribution forstreetimprovements.Staff recommended denial of the requested
waiver of sidewalk improvements to Reservoir Road.Staff stated
Public Works had requested the street on the south end of the
property be permanently closed.Staff stated the access was
currently gated and locked but in emergency situations the gate
could be opened and the neighborhood would have a second route
to exit.Public Works stated they would support this typeclosureoftheaccessdrive.
Mr.Phil Whittman,President of the Reservoir Heights
Condominium Association,spoke in favor of the application.He
stated the property owners and Mr.Smith had met on several
occasions and within reason,Mr.Smith had been more than
willing to meet the request of the residents.Mr.Whittman
stated the Homeowners were in favor of the development but were
opposed to the placement of sidewalks on Reservoir Road and to
the permanently closing of the southern driveway.
Mr.Maurice Lewis,Vice President of the Reservoir Heights
Condominium Association,spoke in support of the application.
He stated he was a former member of the Capitol Zoning
Commission.Mr.Lewis stated,a test made prior to approving or
denying an application,from his experience with the Capitol
Zoning Commission,was to determine if an application was
practical,needed and sensible.He stated the sidewalk along
Reservoir Road met none of these test.He stated to place a
sidewalk on this short segment of Reservoir Road would only
cause confusion and encourages walkers to cross the street at a
dangerous point.He stated the sight distance at the point of
Reservoir Road where the sidewalk was planned was very poor.
Mr.Lewis stated the placement of a sidewalk in this area would
require the moving of two signs identifying the school located
three blocks to the north which would be very expensive.
Mr.Lewis stated the placement of a sidewalk would give a false
9
February 2v,2002
ITEM NO.:B (Cont.)FILE NO.:Z-2393-C
impression of safety in an area and the area did not need a
sidewalk.
Ms.Ruth Bell,League of Women Voters,spoke in opposition of
the requested waivers.She stated Reservoir Road was in need of
sidewalks to access the shopping centers and the park.She
stated the recently completed Neighborhood Action Plan indicated
the desire for sidewalks in all areas of the neighborhoods.
Ms.Bell stated "every time we do not require a developer to
place infrastructure,it makes it harder the next time to get
the improvements".
Commissioner Berry stated one-year ago the Commission voted to
reduce the design standard of Reservoir Road.He stated the
roadway was to be a 36-foot roadway.Commissioner Berry stated
the 15%in-lieu contribution vs.the street improvements were
not comparable.He stated to waive the street improvements
conveys a benefit to the developer which other developers have
not been given.
Commissioner Rahman stated development of streets at the time of
application was important.He stated in cities surrounding
Little Rock sales taxes were being passed to pay for streets,
which were not built to standard at the time of development.He
stated a deferral of street improvements rather than a waiver,
was becoming more a necessity.
Commissioner Rector stated the sidewalk requested by Public
Works would create an island.He stated the current development
did not justify the placement of a sidewalk.
Commissioner Muse questioned if a 5-year deferral of street and
sidewalk improvements was a more desirable alternative.
Commissioner Rector stated the developer had to know at this
point if he would be required to place a sidewalk and make the
street improvements.He stated these cost would have to be
inflated into the cost of the development.
Commissioner Berry questioned if the sidewalk request was for
the sidewalk adjacent to development.Mr.Steve Beck,Assistant
Director Public Works,stated the sidewalk being requested was
for the frontage along the entire condominium development.
10
February 2o,2002
ITEM NO.:B (Cont.)FILE NO.:Z-2393-C
Commissioner Rector questioned if the city normally required
off-site improvements.
A motion was made to approve the rezoning request as submitted
by the applicant.The vote passed 8 ayes,0 noes and 3 absent.
There was a brief discussion of what the Commission had voted
on.The vote was expunged by a vote of 6 ayes,2 noes and
3 absent.
There was a detailed discussion of the sidewalk request.There
was a motion to approve the proposed rezoning request.The vote
passed 8 ayes,0 noes and 3 absent.
A motion was made to approve the request for a waiver of the
sidewalk improvements.The vote failed 4 ayes,4 noes,
3 absent.
A motion was made to approve the request for the waiver of
'c street improvement.The vote passed by 6 ayes,1 noes and
3 absent,1 abstention (Norm Floyd).
A motion was made to waive the sidewalk improvements adjacent to
the applicant's property.The vote failed 5 ayes,3 noes and
3 absent.
11
Februar„28,2002
ITEM NO.:1 FILE NO.:Z-6054-A
Owner:B.F.Properties
Applicant:Bill Fitts
Location:Southwest corner of the Stagecoach
Road and Crystal Valley Road
intersection
Area:5.134 Acres
Request:To revoke the existing PD-C zoning
and rezone the property to C-4.
Purpose:Auto dealership
Existing Use:Undeveloped
SURROUNDING LAND USE AND ZONING
North —Auto dealership (across Stagecoach Road)
South —Floodway;zoned OS,Industrial Use;zoned I-2
East —Undeveloped;zoned R-2
West —Undeveloped;zoned R-2 (across Stagecoach Road)
A.PUBLIC WORKS COMMENTS:
1.Dedicate regulatory floodway to the City of Little
Rock.
2.Stagecoach Road is classified on the Master Street
Plan as a principal arterial.Dedication of
right-of-way to 55 feet from centerline will be
required.
With Buildin Permit:
3.Driveways shall conform to Sec.31-210 or
Ordinance 18,031.Driveway must not oppose
Crystal Valley Drive.Move 300 feet to the west.
February t8,2002
ITEM NO.:1 (Cont.)FILE NO.:Z-6054-A
4.Repair or replace any curb and gutter or sidewalk
that is damaged in the public right-of-way prior
to occupancy.
5.Sidewalks shall be shown conforming to Sec.31-175
and the "MSP".
6.Plans of all work in right-of-way shall be
submitted for approval prior to start of work.
7.Grading permit will be required on this
development.
8.Storm water detention ordinance applies to this
property.
9.Easements shown for proposed storm drainage are
required.
B.PUBLIC TRANSPORTATION ELEMENT:
The site is not located on a CATA Bus Route.
C.PUBLIC NOTIFICATION:
All owners of property located within 200 feet of the
site,all residents within 300 feet who could be
identified and the Crystal Valley,Otter Creek and SWLR
UP Neighborhood Associations were notified of the
proposed rezoning.
D .LAND USE ELEMENT:
This request is located in the Otter Creek Planning
District.The Land Use Plan shows Commercial for this
property.A Land Use Plan Amendment is not necessary
for this application.
Cit Reco nized Nei hborhood Action Plan:
The applicant's property lies in the area covered by
the Otter Creek/Crystal Valley Neighborhood Action
Plan.The first objective recommends limiting
commercial and office development in the "heart"of the
planning area (located on Stagecoach Road between
Baseline and Otter Creek Roads)to that which serves
the neighborhood (C-1 uses).In addition,the first
objective supports placing the more intense uses on the
periphery of the study area.The second objective
discourages construction of large,warehouse typefacilities,and those of large scale and/or high
2
February ~8,2002
ITEM NO.:1 (Cont.)FILE NO.:Z-6054-A
intensity uses,within the "heart"of the planning
area.This application is located outside the "heart"
of the study area as described by the neighborhood
action plan.One of the multiple changes to the Land
Use plan as a result of the neighborhood action plan
was on this site from Mixed Commercial Industrial to
Commercial.
E.STAFF ANALYSIS:
On November 21,1995,the Board of Directors passed
Ordinance No.17,018 which rezoned this 5.134 acre
property at the southwest corner of the Stagecoach Road
and Crystal Valley Road intersection from R-2 to PD-C.
The approved PD-C allowed an eleven (11)building mini-
warehouse development,which included a small office
and manager's apartment.The approved site plan
included 48,500 square feet of building area,with
associated paved drives and parking,and one (1)access
point from Stagecoach Road (approximately 225 feet west
of the east property line).The previously approved
mini-warehouse facility was never developed and
therefore,the PD-C has expired.
The property owner,Bill Fitts,requests to revoke the
previously approved PD-C zoning and rezone the property
to C-4.Mr.Fitts proposes to move his auto sales
business from the C-2 zoned property at the northwest
corner of Stagecoach Road and Crystal Valley Road to
this property,and sell the C-2 zoned property for a
different commercial use.
The 5.134 acre property is undeveloped and grass-
covered,with very few trees remaining on the site.
There is a creek (floodway)which runs along the south
boundary of the property.Undeveloped R-2 zoned
property is located immediately east of this site,with
Stagecoach Road running along the north and west
property lines.There is a mixture of uses and zoning
located across Stagecoach Road,including a used car
dealership and undeveloped R-2 zoned property,with a
church and an auto repair/wrecker service business to
the northeast.There is OS zoned floodway area and an
industrial use located to the south,along the east,
side of Stagecoach Road.The proposed C-4 zoning is
compatible with the uses and zoning in the area.
3
Februar 28,2002
ITEM NO.:1 (Cont.)FILE NO.:Z-6054-A
The Otter Creek Planning District Land Use Plan
recommends Commercial for this site,with PK/OS for
that portion located in the floodway.The applicant's
requested C-4 zoning conforms to the approved Land Use
Plan.As noted in paragraph A.of this report,the
floodway located within the southern portion of this
property must be dedicated to the City of Little Rock.
Staff recommends that this floodway area be zoned OS.
Therefore,the applicant must submit separate legal
descriptions for the proposed C-4 and OS areas to staff
prior to this application being taken to the Board of
Directors.
F .STAFF RECOMMENDATION:
Staff recommends approval of the requested PD-C
revocation and C-4 rezoning subject to the following
conditions:
1.Compliance with the Public Works requirements as
noted in paragraph A.of this report.
2.The portion of the property located in the
floodway and to be dedicated to the City of Little
Rock must be zoned OS.
PLANNING COMMISSION ACTION:(FEBRUARY 2 8 ~2 002 )
The applicant was present.There were no objectors present.
Staff presented the item and a recommendation of approval.
The applicant offered no additional comments.
The Chairperson placed this item before the Commission for
inclusion within the Consent Agenda for approval,as
recommended by staff.A motion to that effect was made.
The motion passed by a vote of 8 ayes,0 nays and 3 absent.
4
February ~8,2002
ITEM NO.:2 FILE NO.:Z-4298-B
NAME:Imani Temple Cultural Center Conditional
Use Permit
LOCATION:4311 John Barrow Road
OWNER/APPLICANT:Dwight Harshaw
PROPOSAL:A conditional use permit is requested
to allow a religious institution to
be located on this R-4,Two-Family
Residential zoned property.
ORDINANCE DESIGN STANDARDS:
1.SITE LOCATION:
The property is located on the east side of John Barrow
Road,one block south of West 42"Street.
2.COMPATIBILITY WITH NEIGHBORHOOD:
All owners of property located within 200 feet of the
site,all residents within 300 feet who could be
identified and the John Barrow and Campus Place
Neighborhood Associations were notified of this
application.
The property is located within an office node along the
4100-4400 Blocks of John Barrow Road.The properties
to the north and across Barrow Road to the west are
zoned 0-3.These 0-3 zoned properties consist of
vacant lots,a vacant residence,a center for the
treatment of alcohol and drug addicted persons,a day
care and a vacant commercial building.A multiple
tenant PCD is under construction to the northwest.
Single family residences and the Rosedale Ballpark are
located south and east of the site respectively.This
proposed small worship center is compatible with uses
and zoning in the area.
3.ON SITE DRIVES AND PARKING:
The site is to be accessed via two existing driveways
off of John Barrow Road.Four parking spaces will be
located in the northern parking lot and seventeen
February 48,2002
ITEM NO.:2 (Cont.)FILE NO.:Z-4298-B
spaces will be in the southern parking lot.This
proposed worship center will have a capacity of 100
persons,requiring 25 on-site parking spaces.The
applicant is requesting a variance to allow a four-
space reduction in the amount of on-site parking.
Staff is supportive of the requested variance.The
applicant has worked closely with staff to address site
design issues and the twenty-one space design is the
result of those discussions.
4 .SCREENING AND BUFFERS:
The plan submitted does not allow for the required nine
(9)foot wide land use buffer and landscape strip
required along the eastern perimeter of the site.
Additionally,the plan submitted does not allow for the
nine (9)foot wide street buffer and landscape strip
required along Barrow Road,nor the minimum 6.7 foot
wide landscape strip required along the northern
perimeter of the site.
A six (6)foot high opaque screen,either a wooden
fence with its face side directed outward or dense
evergreen plantings,is required along the eastern and
southern perimeters of the site.
5 .PUBLIC WORKS COMMENTS:
1.Barrow Road is classified on the Master Street Plan
as a minor arterial.A dedication of right-of-way
45 feet from centerline will be required.
2.Repair or replace any curb and gutter or sidewalk
that is damaged in the public right-of-way prior to
occupancy.
3.Plans of all work in right-of-way shall be submitted
for approval prior to start of work.
4.Storm water detention ordinance applies to this
property.
5.Grading permit will be required on this development.
6.UTILITY,FIRE DEPT.AND CATA COMMENTS:
Wastewater:Sewer available,not adversely affected.
Entergy:No Comments received.
2
February ~8,2002
ITEM NO.:2 (Cont.)FILE NO.:Z-4298-B
Reliant:No Comments received.
Southwestern Bell:No Comments received.
Water:The Little Rock Fire Department needs to
evaluate this site to determine whether additional
public and/or private fire hydrants(s)will be
required.If additional fire hydrant(s)are
required,they will be installed at the Developer's
expense.
Fire Department:Place fire hydrants per code.
Count Plannin :No Comment received.
CATA:Site is not located on a dedicated bus route and
has no effect on bus radius,turnout and route.
SUBDIVISION COMMITTEE COMMENT:(FEBRUARY 7,2002)
Carolyn Harshaw and Kwendeche (architect)were present
representing the applicant.Staff presented the item and
noted additional information was needed regarding activities
on the site,signage,days and hours of operation,site
lighting,dumpster location,fencing and phasing of the
development.Staff also asked for clarification of the use
proposed for the front portion of the existing building,
which was labeled "unused"on the site plan.Landscape
issues and Public Works Comments were discussed.The
primary issue of discussion was the need to redesign the
parking lots to accommodate right-of-way dedication,
landscape and buffer strips.The applicants were urged to
meet with staff to discuss those issues.The applicant was
directed to prepare a revised cover letter and site plan in
response to the questions and issues raised by staff.
The Committee determined there were no other issues and
forwarded the item to the full Commission.
STAFF ANALYSIS:
Imani Temple Cultural Center is requesting a conditional use
permit to allow for use of the R-4 zoned property located at
3
February 28,2002
ITEM NO.:2 (Cont.)PILE NO.:Z-4298-B
4311 John Barrow Road as a worship center.The site
currently contains a one story,frame structure which has
been used as a triplex residence.The applicant proposes to
expand this structure by constructing two additions.Imani
Temple will be used for non-denominational worship involving
"typical church"activities including spiritual gatherings
(worship),educational forums (tutorial programs)and
cultural events (weddings and funerals).The main worship
area will seat 100 persons.Typical worship and activity
hours are 10:00 a.m.—1:00 p.m.Sundays and 3:00 p.m.
6:00 p.m.Monday through Friday.Weddings and funerals will
occur as needed.The front portion of the existing building
will be used as pastor's study,meeting room and storage.
The existing building has a rear yard setback of 16 feet.
One of proposed additions will maintain that setback.The
second addition will have a rear yard setback of 10 feet.
The code requires a 25 foot rear yard in R-4.One ground-
mounted sign,not to exceed office and institutional
standards of 6 feet in height and 64 scpxare feet in area,
will be located in a landscaped bed on the site.The
applicant proposes to develop a total of 21 parking spaces
in two small parking lots located on either side of the
building.Additionally,a dumpster/trash pick-up area and a
vegetable garden will be located north of the building.
Bollard lighting (36-inch)will be placed in the parkinglot.An existing street light in front of the building does
provide some additional site lighting.
On February 13,2002,the applicant submitted a revised site
plan addressing concerns raised by staff and discussed at
the Subdivision Committee meeting.The revised plan shows
right-of-way dedication,landscaping,signage and screening.
Public Works has approved use of the two existing driveways
for what is perceived to be a low-traffic generating use.
Staff is supportive of the 4-space parking variance and the
rear yard setback variance.The applicant has worked
closely with staff to develop a site plan that addresses
staff concerns related to the redevelopment of this smallsite.The proposed use should positively impact the
neighborhood.
4
Februar.28,2002
ITEM NO.:2 (Cont.)FILE NO.:Z-4298-B
STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use
permit subject to compliance with the comments and
conditions outlined in Sections 4,5 and 6 of this report.
Staff recommends approval of the requested rear yard setback
and parking variances.
PLANNING COMMISSION ACTION:(FEBRUARY 28,2002)
The applicant was present.There were no objectors present.
Staff presented the item and a recommendation of approval.
The applicant offered no additional comments.
The Chairperson placed this item before the Commission for
inclusion within the Consent Agenda for approval,as
recommended by staff.A motion to that effect was made.
The motion passed by a vote of 8 ayes,0 nays and 3 absent.
5
February '002
ITEM NO.:3 FILE NO.:Z-4650-B
NAME:Parkway Place Baptist Church —Conditional
Use Permit
LOCATION:300 Parkway Place Drive
OWNER/APPLICANT:Parkway Place Baptist Church/Howard David
PROPOSAL:A conditional use permit is requested to
allow a new,40 space parking lot and a
24,000 square foot education addition on
this existing,R-2 Single Family residential
zoned church site.
STAFF UPDATE:
On February 11,2002,the applicant contacted staff and
requested that the item be deferred one,6-week cycle as the
proposal may change.Staff recommends that the item be deferred
to the April 11,2002 agenda.
P~ING COMMISSION ACTION:(FEBRUARY 28,2002)
Staff informed the Commission that the applicant requested that
this application be deferred to the April 11,2002 agenda.
Staff supported the deferral request.
The Chairperson placed this item before the Commission for
inclusion within the Consent Agenda for deferral to the
April 11,2002 agenda.A motion to that effect was made.
The motion passed by a vote of 8 ayes,0 nays and 3 absent.
February .'002
ITEM NO.:4 FILE NO.:Z-5466-A
NAME:Montessori School Conditional Use Permit
LOCATION:1000 Nix Road
OWNER/APPLICANT:Kingdom Hall of Jehovah's Witnesses/
Christa Siems
PROPOSAL:A conditional use permit is requested to
allow for the conversion of this existing
church site into a private school.The
property is zoned R-2,single family
residential.
STAFF REPORT:
On February 6,2002,the applicant contacted staff and asked
that the item be withdrawn.
STAFF RECOMMENDATION:
Staff recommends approval of the applicant's request to withdraw
the item,without prejudice.
PLANNING COMMISSION ACTION:(FEBRUARY 28,2002)
Staff informed the Commission that the applicant requested that
this application be withdrawn,without prejudice.Staff
supported the withdrawal request.
The Chairperson placed this item before the Commission for
inclusion within the Consent Agenda for withdrawal,without
prejudice.A motion to that effect was made.The motion passed
by a vote of 8 ayes,0 nays and 3 absent.
February ~,2002
ITEM NO.:5 FILE NO.:Z-7141
NAME:Roselawn Memorial Park Conditional
Use Permit
LOCATION:East of West 26 "and Booker Streets
OWNER/APPLICANT:Roselawn Memorial Park Association
PROPOSAL:A conditional use permit is requested to
allow Roselawn Cemetery to be expanded onto
these R-3 Single Family;R-4 Two-Family;and
R-5 Multi-Family zoned lots.
ORDINANCE DESIGN STANDARDS:
1.SITE LOCATION:
The properties are located along West 26 Street,east of
Booker and at the northeast corner of West,27 and Booker
Streets.
2.COMPATIBILITY WITH NEIGHBORHOOD:
All owners of property located within 200 feet of the site,all residents within 300 feet who could be identified and
the Love and Goodwill Neighborhood Associations were
notified of this application.
The properties are located adjacent to the western
perimeter of Roselawn Cemetery.Roselawn plans ultimately
to expand west to Booker Street.The properties between
Booker Street and Roselawn consist of cemetery property,
vacant lots,vacant residential structures and a few
occupied single family residences.Booker Street appears
to have developed as the logical western boundary for the
cemetery.This proposed expansion fits that developing
expansion plan.
3.ON SITE DRIVES AND PARKING:
No additional driveways or parking are proposed through
this action.Access to this expanded cemetery property
will be from the existing driveways in Roselawn Cemetery.
February 2u,2002
ITEM NO.:5 (Cont.)FILE NO.:Z-7141
4.SCREENING AND BUFFERS:
No Comments.
5 .PUBLIC WORKS COMMENTS:
1.Repair or replace any curb and gutter or sidewalk thatisdamagedinthepublicright-of-way prior to
occupancy.
2.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
3.Storm water detention ordinance applies to this
property.
4.Petition to abandon all unused right-of-way (east-west
alley and West 26 Street),or bring abutting streets up
to standard.
6 UT IL I TY ~FIRE DEPT AND CATA COMMENTS
Wastewater:Existing sewer main located on site.Little
Rock Wastewater Utility must have adequate room either
side of existing main to maintain sewer main in the
future.Contact Little Rock Wastewater Utility for
details.
Entergy:No Comments received.
Reliant:No Comments received.
Southwestern Bell:No Comments received.
Water:There is an existing 30"water main in Woodrow that
must be protected.Contact Central Arkansas Water if
additional meters are needed.
Count Plannin :No Comments received.
CATA:Site is near bus routes 014 and 16 and has no effect
bus radius,turnout and route.
2
February 28,2002
ITEM NO.:5 (Cont.)FILE NO.:Z-7141
SUBDIVISION COMMITTEE COMMENT:(FEBRUARY 7,2002)
Willie McKissack was present representing Roselawn.Staff
presented the item and noted additional information was needed
regarding signage,site lighting and fencing.Ms.McKissack
responded that there would be no new signage on these
properties,no site lighting and the lots would be enclosed by a
5 foot chain-link fence.It was noted that the majority of the
property was already enclosed by the 5 foot chain-link fence.
Staff noted the applicant's desire to abandon a portion of West
26"Street and the east-west alley.Ms.McKissack stated it
was Roselawn's desire to eventually acquire all of the
properties east of Booker Street,at which time,all of the
streets and alleys between Booker and the Cemetery would be
closed.Wastewater Utility's Comments were noted.Ms.
McKissack stated Roselawn would work closely with Wastewater,as
they had in the past,to address the utility's concerns.Public
Works Comments were presented and discussed.
The Committee determined there were no outstanding issues and
forwarded the item to the full Commission.
STAFF ANALYSIS:
Roselawn Memorial Park requests approval of a conditional use
permit to allow for expansion of the cemetery onto 7 lots
located west of Roselawn,east of Booker Street.Four of the
lots are zoned R-3,two are zoned R-4 and one is zoned R-5.The
five lots located along the south side of West 26 Street and
the one lot located at the northeast corner of Booker and West
27 Streets are vacant and enclosed by a 5 foot,chain-link
fence.One lot is located on the north side of West 26
Street.A duplex residence is located on the front portion of
this lot.A previously approved parking lot has been
constructed on the rear of this lot.The duplex is to be
removed.Through this conditional use permit,Roselawn does not
propose to construct any structures,driveways or parking
spaces.The lots will be used solely for development of 1,084
grave sites with each site being 4 feet by 12 feet in size.The
new area will be accessed through the existing Roselawn Memorial
Park property.
3
February 2~,2002
ITEM NO.:5 (Cont.)FILE NO.:Z-7141
Roselawn also proposes the abandonment of the eastern 75 feet.of
West 26 Street and the western 75 feet of the alley located in
the block south of 26 Street.The Memorial Park owns the
properties on both sides of these portions of the alley and West
26 Street.The alley right-of-way has never been developed
and is not used to access any properties.This block of West
26 Street is very substandard,not much above the level of an
alley.The street dead-ends into Roselawn Park.
Staff is supportive of the requested Conditional Use Permit.As
properties between Booker and Roselawn Park become available,
they are being acquired by the Park for expansion.Booker
Street has been established as the logical western perimeter for
the cemetery.North of this site,the cemetery has already been
extended to Booker Street.
STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use
permit subject to compliance with the comments and conditions
outlined in Sections 5 and 6 of this report.
Staff recommends approval of the request to abandon the eastern
75 feet of the West 26 Street right-of-way and the western 75feetofthealleyright-of-way in the block located south of
West 26 "Street.The applicant must file the appropriate
documentation with the Public Works Department staff and City
Clerk before the abandonment can be sent to the Board of
Directors.
PLANNING COMMISSION ACTION:(FEBRUARY 28,2002)
W.P.Gulley and Willie McKissack were present,representing the
application.There was one (1)person present in opposition.Staff presented the item with a recommendation of approval.Staff had presented the Commission with a petition and letters
opposing the application.
W.P.Gulley,of Roselawn Memorial Park,spoke in favor of the
application.He gave a brief history of the cemetery and
discussed the long range expansion plans for the property.He
4
February 2v,2002
ITEM NO.:5 (Cont.)FILE NO.:Z-7141
discussed the landscaping of the property and noted that the
cemetery is well maintained.He also discussed the recent
remodeling of the cemetery's guard house.Mr.Gulley presented
the Commission with photos of two (2)single family residences
in the immediate area,and noted that they were typical of the
properties the cemetery purchases for expansion.
Georgia O'Neal addressed the Commission in opposition to the
application.She noted that the expansion of the cemetery would
cause property values in the area to decline.She also
expressed concern with drainage in this general area.Ms.
O'Neal concluded by stating that she did not wish to have the
cemetery expansion in the neighborhood.
Commissioner Floyd asked Mr.Gully about the photos he
presented.Mr.Gulley explained that one (1)of the houses had
been offered to Roselawn and that both were located between
Booker Street and the cemetery.
Commissioner Berry commented on the R-5 zoned lot and noted that
the cemetery expansion would be a better alternative than
multifamily.
Vice-Chair Faust commented on the water which accumulated on
Wright Avenue.
There was a motion to approve the conditional use permit as
recommended by staff.
Commissioner Floyd stated that the R-5 zoned lot could be
rezoned for a different use.He expressed objection to this lot
being used for the cemetery expansion,referring to the single
family residences east of the R-5 lot,along the north side of
West 27 Street.
Vice-Chair Faust called for a vote on the previous motion.The
motion passed by a vote of 6 ayes,1 nay and 4 absent.The
application was approved.
5
Februar~28,2002
ITEM NO.:6 FILE NO.:Z-7144
NAME:Little Rock Boys and Girls Club
Conditional Use Permit
LOCATION:3301 State Street
OWNER/APPLICANT:Little Rock Boys and Girls Club/
L.R.Mourning Co.and Associated
General Contractors
PROPOSAL:A conditional use permit is requested
to allow for expansion of this existing
Boys and Girls Club.
ORDINANCE DES IGN STANDARDS:
1.SITE LOCATION:
The property is located at the southeast corner of West
33 and State Streets,three blocks west of Arch
Street.
2.COMPATIBILITY WITH NEIGHBORHOOD:
All owners of property located within 200 feet of the
site,all residents within 300 feet who could be
identified and the Meadowbrook,M.L.K.and South End
Neighborhood Associations were notified of this
application.
The Boys and Girls Club has been at this location for
32 years.Permitting the addition onto the rear of the
building will not affect the Club's continued
compatibility with the neighborhood.A nonconforming
restaurant and two churches are located across 33
Street to the north.Undeveloped,R-4 zoned future
park property is located to the south as is an I-3
zoned salvage yard.Single family homes are located
across the alley,to the east.
3.ON SITE DRIVES AND PARKING:
The site is currently served by 18 parking spaces
located west of the building.The spaces are located
partially on the site and partially in the right-of-way
of State Street,which dead-ends at a point south of
February 28,2002
ITEM NO.:6 (Cont.)FILE NO.:Z-7144
the building.This portion of State Street is
developed as an unusual cul-de-sac with an elongated
island.The arrangement has worked well for the Club
and continues to provide access to the future parks
site to the south.Staff supports allowing the parking
arrangement to continue.The number of parking spaces
has proven to be adequate as most of the Club's clients
come from the neighborhoods immediately surrounding thesite.
4.SCREENING AND BUFFERS:
A twelve (12)percent building expansion will require a
twelve (12)percent on-site landscaping upgrade toward
compliance with the Landscape Ordinance.Provide
screening along the east perimeter of the site between
the outdoor basketball court and the residential
properties to the east.
5 .PUBLIC WORKS COMMENTS:
1.Repair or replace any curb and gutter or sidewalk
that is damaged in the public right-of-way (West 33
Street frontage)prior to occupancy.
2.Plans of all work in right-of-way shall be submitted
for approval prior to start of work.
3.Stormwater detention ordinance applies to this
property.
6.UTILITY,FIRE DEPT.AND CATA COMMENTS:
Wastewater:Sewer available,not adversely affected.
Entergy:No Comments received.
Reliant:No Comments received.
Southwestern Bell:No Comments received.
Water:No objection.
Fire Department:Approved as submitted.
Count Plannin :No Comments received.
2
February 28,2002
ITEM NO.:6 (Cont.)FILE NO.:Z-7144
CATA:Site is on bus routes 42 and 15 but has no
effect on bus radius,turnout and route.
SUBDIVISION COMMITTEE COMMENT:(FEBRUARY 7,2002)
Debbie Grothe was present representing the applicant.Staff
presented the item and noted additional information was
needed regarding the height of the existing building and the
proposed addition,signage,site lighting (particularly
around the outside basketball court),fencing height and
materials and trash pick-up/dumpster location.Staff stateditwasdesirabletohaveascreeningfenceinstalledalong
the eastern perimeter of the site,between the outside
basketball court and the adjacent residential properties.
Landscape comments were presented and discussed.Public
Works Comments were presented.The major issue of
discussion was the treatment of State Street and the
existing driveway and parking located in that right-of-way.
The applicant was directed to meet with Public Works Staff
to resolve the issue.The applicant was directed to submit
a revised cover letter and site plan addressing the issues
and concerns raised by staff.
The Committee determined there were no other issues and
forwarded the item to the full Commission.
STAFF ANALYSIS:
The Little Rock Boys and Girls Club proposes to construct a
2,100 square foot addition onto the rear of the existing
Boys and Girls Club building located at 3301 State Street.
The addition will be used as an activity room.The proposed
addition will be 18 feet in height;the existing building is
27 feet in height.The addition will meet or exceed
required setbacks.To accommodate the addition,an existing
outdoor basketball court will be relocated further to the
south.A wall sign is currently located on the west side of
the building.A new wall sign will be placed on the north
facade.The existing ground-mounted sign will remain.The
club is open Monday through Friday 12:00 p.m.—8:00 p.m.
during the school year and 7:30 a.m.—5:30 p.m.during the
summer.The basketball court is not currently lighted.
Lighting will be added on the south side of the new
3
Februar 28,2002
ITEM NO.:6 (Cont.)FILE NO.:Z-7144
addition,providing light to the court.An existing 6 foot
chainlink fence on the south side of the site will be
relocated to accommodate the relocated basketball court.
The proposed expansion will require a 12%upgrade in
landscaping.The eastern perimeter of the site,between the
basketball court and the adjacent residential properties
must be screened by either a 6 foot privacy fence or
landscaping which must be located on the Club's property.
The existing parking arrangement is somewhat unorthodox but
staff is supportive of allowing it to remain,as is.It
seems to have worked for the Club,provides a type of a cul-
de-sac and provides access to the property to the south.
The Club has been a part of this neighborhood for over 30
years.Allowing the proposed addition will not affect the
Club's continued compatibility with the neighborhood.
STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use
permit subject to compliance with the following conditions:
1.Compliance with the comments and conditions outlined in
Sections 4,5 and 6 of this report.
2.The lighting for the outside basketball court must be
directional;aimed down to the court,not onto adjacent
residential properties.
Staff recommends approval of a variance to allow continued
use of the existing parking.
PLANNING COMMISSION ACTION:(FEBRUARY 28,2002)
The applicant was present.There were no objectors present.
Staff presented the item and a recommendation of approval.
The applicant offered no additional comments.
The Chairperson placed this item before the Commission for
inclusion within the Consent Agenda for approval,as
recommended by staff.A motion to that effect was made.
The motion passed by a vote of 8 ayes,0 nays and 3 absent.
4
February 28,2002
ITEM NO.:7 FILE NO.:Z-7145
NAME:Sobba Bookstore Conditional Use Permit
LOCATION:6320 Scott Hamilton Drive
OWNER/APPLICANT:GKJ Family Ltd.Partnership/
Dennis Lee Sobba
PROPOSAL:A conditional use permit is requested
to allow use of this I-2 Light
Industrial zoned building and property
as a retail bookstore,video store and
arcade (sexually-oriented business).
ORDINANCE DESIGN STANDARDS:
1.SITE LOCATION:
The property is located at the northwest corner of
Scott Hamilton Drive and Wall Street,one block north
of West 65 Street.
2.COMPATIBILITY WITH NEIGHBORHOOD:
All owners of property located within 200 feet of the
site,all residents within 300 feet who could be
identified and the Upper Baseline,Wakefield and SWLRUP
Neighborhood Associations were notified of this
application.
The property is located within the 65 Street
Industrial Park.With one exception,all surrounding
properties are zoned I-2.Those I-2 zoned properties
contain a wide range of uses including a Union Hall,
warehouses,wholesale distributors,two vacant bank
buildings and a fueling station.One of the vacant
banks is located on a C-3 zoned tract to the southwest.
Allowing this enclosed retail type use is compatible
with uses and zoning in the immediate vicinity.
3 .ON SITE DRIVES AND PARKING:
This 5,840 square foot retail use requires 19 on-site
parking spaces based on one space per 300 square feet.
The applicant's plan shows 22 on-site parking spaces.
The parking lot to the west of the building is actually
Februar~28,2002
ITEM NO.:7 (Cont.)FILE NO.:Z-7145
large enough to accommodate another 15+parking spaces
for a total of 37k.The site is currently accessed by
driveways off of Wall Street and Scott Hamilton.The
driveway onto Wall Street will be removed and the curb
reinstalled.The former area of the driveway will be
landscaped.The rear (west)parking lot will be
accessed by a driveway that circles around the north
end of the building.
4.SCREENING AND BUFFERS:
Whether a landscaping upgrade will be required will
depend upon the amount of rehabilitation that will
occur.If the cost of the rehabilitation will exceed
fifty (50)percent of what it would cost to rebuild
the existing structure at today's cost,then a
corresponding amount of landscaping upgrade toward
compliance with the Landscape Ordinance will be
required.
5 .PUBLIC WORKS COMMENTS:
1.Show parking for customers and employees.
2.Eliminate driveway on Wall Street,in order to
comply with spacing ordinance.
3.Wall Street is classified on the Master Street Plan
as a commercial street.Dedicate right-of-way to 30
feet from centerline.
4.A 20 feet radial dedication of right-of-way is
required at the corner of Wall Street and Scott
Hamilton.
5.Repair or replace any curb and gutter or sidewalk
that is damaged in the public right-of-way prior to
occupancy.
6.Plans of all work in right-of-way shall be submitted
for approval prior to start of work.
6.UTILITY,FIRE DEPT.AND CATA COMMENTS:
Wastewater:Sewer available,not adversely affected.
Entergy:No Comments received.
Reliant:No Comments received.
Southwestern Bell:No Comments received.
2
Februar~28,2002
ITEM NO.:7 (Cont.)FILE NO.:Z-7145
Water:Contact Central Arkansas Water if larger and/or
additional meter(s)are needed.
Fire Department:Approved as submitted.
Count Plannin :No Comments received.
CATA:Site is on bus route 515 and has no effect on
bus radius,turnout and route.
SUBDIVISION COMMITTEE COMMENT:(FEBRUARY 7,2 0 02 )
The applicant,Lee Sobba,was present.Staff presented the
item and noted additional information was needed regarding
signage,number of employees per shift,site lighting,
fencing,trash pick-up/dumpster location and the actual
number of parking spaces on site.Landscape Comments were
presented.It was noted that any recpxired upgrade would be
determined at the time of building permit.Public Works
Comments were presented and discussed.Mr.Sobba was
informed of the need to dedicate right-of-way for Wall
Street and the radius at the corner.He was told of the
need to remove the driveway onto Wall Street and to rebuild
the curb and gutter at that point.Staff asked if he would
be constructing another driveway from Wall Street to access
the parking lot behind the building.Mr.Sobba responded
that he would not;that customers could use the driveway
located on the north side of the building to get to the back
parking lot.
The Committee determined there were no other site plan
related issues and forwarded the item to the full
Commission.The applicant was advised to submit a revised
cover letter and site plan addressing those issues and
concerns raised by staff.
STAFF ANALYSIS:
The applicant proposes to convert the existing,5,400 scpxare
foot building located on the I-2 zoned property at 6320
Scott Hamilton Road into a retail,adult-themed store.The
applicant proposes to sell adult-themed merchandise;books,
magazines,novelties,martial aids,tapes,DVD's and to
3
Februar&28,2002
ITEM NO.:7 (Cont.)FILE NO.:Z-7145
offer private viewing booths of adult images.This retail
use requires a conditional use in I-2.The business is
defined as a sexually oriented business.Little Rock
Ordinance No.15,629 defines such uses and sets criteria for
locating those establishments.This proposed business
complies with the location criteria established by Ordinance
No.15,629.There are no churches,schools,parks,
residentially zoned properties,hospitals,historic
properties or other sexually oriented businesses within 750
feet of this site.
The site is occupied by a 5,400 square foot,single-story,
masonry,commercial building.Asphalt parking lots are
located in front (east)and behind (west)the building.The
parking lots provide for more vehicle spaces than required
by the ordinance.In response to Public Works'equest,the
driveway onto Wall Street will be removed and required
right-of-way will be dedicated.The applicant proposes to
place a 4-foot by 4-foot wall sign on the Wall Street facade
and a 6-foot by 12-foot wall sign on the Scott Hamilton
facade.Both signs are below the area permitted for wall
signs.A single,12 foot tall,2 foot by 2 foot,
perpendicular monument style ground-mounted sign will be
placed at the southeast corner of the site.Again,this is
well below the allowable sign height and area in I-2.The
business will operate 24 hours per day,7 days per week.
Two employees will work each shift.An additional employee
may be utilized as a parking lot guard to patrol the grounds
from 8:00 p.m.to 4:00 a.m.to ensure safety of patron's
vehicles and to discourage loitering.Security lighting
will be placed on the walls of the building to illuminate
the parking lots.Additional parking lot lighting may be
placed on existing utility poles at the northwest and
southwest corners of the site.A dumpster will be located
in the rear parking lot.The dumpster will be enclosed by
the required 8 foot tall screening fence.A 7-foot tall
chainlink fence is located along the north property line and
enclosing the rear parking lot.This fence will remain.
Staff believes it is reasonable to approve the conditional
use permit allowing this retail use to occupy the I-2 zoned
property.
4
Februaz 28,2002
ITEM NO.:7 (Cont.)FILE NO.:Z-7145
STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use
permit subject to compliance with the comments and
conditions outlined in Sections 4,5 and 6 of this report.
PLANNING COMMISSION ACTION:(FEBRUARY 28,2002)
The applicant,Lee Sobba,requested that this application be
deferred to the April 11,2002 agenda.The Planning
Commission offered the deferral,based on the fact that only
eight (8)commissioners were present.The deferral will not
be counted against the applicant.
The Chairperson placed this item before the Commission for
inclusion within the Consent Agenda for deferral to the
April 11,2002 agenda.A motion to that effect was made.
The motion passed by a vote of 8 ayes,0 nays and 3 absent.
5
Southwest Little Rock United for Progress80l3MabelvaleCutoKRoad,
Mabelvale,Arkansas,72103
501-568-4677 voice and 501-669-9895 fax
February 18,2002
Tom Planning Commission
Re:6320 Scott Hamilton —Conditional Use Permit to allow a retailuseinanIndustrialarea,
The membership of Southwest Little Rock United for Progress voted at theFebruary4,2002 meeting to oppose the Conditional Use Permit to allow aretailbusinessinanindustrialareaat6320ScottHamilton
The membership of Southwest,Little Rock United for Progress has strongobjectionstothenatureoftheretailbusinessunderconsideration,
Janet Berry
President
g 20O2.
LBY:
c*oC.C ~~C;I A~IIA0 1=I NzAAAVSt r IJA C.r s t wsnr j 7 i?J J
February 13,2002
Members of The Little Rock Planning Commission
C/o Mr.Dana Carney
City of Little Rock
Department of Planning and Development
723 West Markham Street
Little Rock,AR 72201-1334
RE:6320 SCOTT HAMILTON —OWNED BY GKJ FAMILY LIMITED PARTNERSHIP
Dear Commission Members:
It is my understanding that an application for Conditional Use Permit of the above property has been filed
with the Department of Planning and Development.The owner is requesting this Conditional Use Permit
to allow an ADULT ORIENTED BOOKSTORE.
I am a lifelong resident and property owner in this area of Southwest Little Rock,and I am vehemently
opposed to this sexually oriented business being brought into this community.Everyone knows what typeofclientelethisattractsandwedonotneedbusinessesthatbringinthattypeofpeople.Our country is
rampant with abductions,rape and murder of children as well as adults.Most of the offenders seem to have
one common denominator,pm ra h es eciall child pm ra h in their ossession.
Even though this is an industrial area,there are private residence,apartments,schools,churches,etc.just a
few short blocks Rom this location.The Upper Baseline Neighborhood Association and The City of Little
Rock have worked diligently to make this a better and safer area for everyone,residents as well as
businesses.I hate to see all of the hard work and expense that has been incurred negated by allowing
businesses that attract sexually perverted clientele,and is contradictory to everything that has been
accomplished.
I am sure each Commissioner will seriously consider all aspects of the permit request,and I sincerely
hope you will see fit to deny this permit.You will probably never know for sure,but YOU COULD
SAVE A PERSON'S LIFE b castin our vote a ainst this transaction.
Please make this letter a part of your file.Thank you.
Sincerely,
mona O.Ball
8712 Community Road
Little Rock,Arkansas 72209
IJi
F EB 1 -.2002
t
I ~$~r.
Februar 28,2002
ITEM NO.:8 FILE NO.:Z-7146
NAME:Westpark Meadows Apartments Conditional
Use Permit
LOCATION:East of 1701 Westpark Drive
OWNER/APPLICANT:Westpark Meadows Limited Partnership/
The Mehlburger Firm
PROPOSAL:A conditional use permit is requested
to allow for the development of a 156-
unit apartment community on this vacant,
0-3 General Office zoned property.
ORDINANCE DESIGN STANDARDS:
1.SITE LOCATION:
The property is located on the north side of Boyle Park
Road,east of 1701 West Park Drive and one lot west of
Cleveland Street.
2.COMPATIBILITY WITH NEIGHBORHOOD:
All owners of property located within 200 feet of the
site,all residents within 300 feet who could be
identified and the Broadmoor,Oak Forest,John Barrow
and Point O'Woods Neighborhood Associations were
notified of this application.
The property is located adjacent to the northern
perimeter of the Broadmoor Neighborhood.A large,R-6
zoned multifamily development is adjacent to the west.
A church occupies the R-2 zoned property to the east.
A City of Little Rock Park is adjacent to the north.
An undeveloped,R-2 zoned hillside is located across
Boyle Park Road to the south.This proposed
multifamily development is compatible with uses and
zoning in the area and provides a good transitional
use at the edge of the single family Broadmoor
Neighborhood.
3 .ON SITE DRIVES AND PARKING:
Access to this development will be gained from the
existing Westpark Meadows Apartments to the west.
Februar 28,2002
ITEM NO.:8 (Cont.)FILE NO.:Z-7146
There will be no direct access to Boyle Park Road.
This proposed 156-unit multifamily development requires
234 on-site parking spaces.234 spaces are provided,
including 13 H.C./van accessible spaces.
4 .SCREENING AND BUFFERS:
The proposed dumpsters encroach four (4)feet into the
minimum land use buffer width allowed at any given
point of nine (9)feet.
A six (6)foot high opaque screen,either a wall,a
wooden fence with its face side directed outward,or
dense evergreen plantings,is required along the
eastern perimeter of the site.
An irrigation system to water landscaped areas will be
required.
Prior to a building permit being issued,it will be
necessary to submit an approved landscape plan stamped
with the seal of a registered Landscape Architect.
The City Beautiful Commission recommends preserving as
many existing trees as feasible on this tree-coveredsite.Extra credit toward compliance with the
Landscape Ordinance can be when preserving trees of six
(6)inch caliper or larger.
5.PUBLIC WORKS COMMENTS:
1.Boyle Park Road is classified on the Master Street
Plan as a collector street.Dedicate right-of-way
to 30 feet from centerline.
2.Provide design of street conforming to "MSP"(Master
Street Plan).Construct one-half street improvement
to these streets including 5-foot sidewalks and
underground drainage with planned development.
3.Plans of all work in right-of-way shall be submitted
for approval prior to start of work.
4.Grading permit will be required on this development.
5.Stormwater detention ordinance applies to this
property.
6.Close McKinley Street bordering on the east propertyline.
2
Februar 28,2002
ITEM NO.:8 (Cont.)FILE NO.:Z-7146
6.UTILITY FIRE DEPT.AND CATA COMMENTS:
Wastewater:Sewer available,Capacity Analysis
required.Contact Little Rock Wastewater Utility
for details.
Entergy:A 10 foot easement is required encircling the
parking lot,between the parking lot and the buildings;
contact Energy for details.
Reliant:No Comments received.
Southwestern Bell:No Comments received.
Water:On site fire protection will be required.
Fire Department:Place fire hydrants per code.
Count Plannin :No Comments received.
CATA:Site is not located on a dedicated bus route and
has no effect on bus radius,turnout and route.
SUBDIVISION COMMITTEE COMMENT:(FEBRUARY 7,2002)
Frank Riggins and Brian Aldridge were present representing
the applicant.Staff presented the item and noted that,
additional information was needed regarding building
heights,roof pitch and materials,materials to be used on
the building facades,signage,site lighting,dumpster
screening,fencing and phasing of the project.The
applicant was asked to show the distance between buildings
and to provide greater detail of the building footprints.It was noted that variances were possibly needed for reduced
parking,setbacks,land use buffers and increased building
heights.Public Works Comments were presented.Most of the
discussion focused on the required improvements to Boyle
Park Road and how the widened street would transition to the
narrower Boyle Park Road.It was noted that a right-of-way
existed east of the site.Staff commented that it seemed
appropriate to abandon the unused right-of-way.Landscape
comments were presented and discussed.
The Committee determined there were no outstanding issues
and forwarded the item to the full Commission.
3
February 28,2002
ITEM NO.:8 (Cont.)FILE NO.:Z-7146
STAFF ANALYSIS:
The applicant requests a conditional use permit to allow for
the development of a 156 unit multifamily community on this
0-3 zoned,4.53+acre tract.Multifamily,as per the R-5
district (36 units per acre)is permitted as a conditional
use in 0-3.The development is to be an extension of the
existing Westpark Meadows complex located adjacent to the
west.Access to this new phase will be through the existing
Westpark Meadows property.There will be no access to this
site directly from Boyle Park Road.The development
consists of 13,three-story buildings containing 12 units
each and a separate "Village Center"building.The building
heights will not exceed the allowable height of 45 feet.
The buildings will have pitched roofs with a pitch of 1:3.
Roofing materials will be asphalt shingles.Building
facades will be vinyl siding on all four sides.Other than
incidental/directional signs within the development,there
will be no new signage on the site.The development will be
enclosed by a 6 foot tall,chain-link fence.Appropriately
screened dumpsters will be located throughout the site.All
of the buildings will contain bicycle garages,grade level
patios and balconies for the second and third floor units.
There is proposed to be a minimum distance of 30 feet
between the buildings.Overall,the rear and side yard
setbacks will be exceeded.Variances are requested to
permit a reduced front yard setback,adjacent to Boyle Park
Road and reduced land use buffers on the north,east and
south perimeters.
Staff is supportive of the proposed development.The use is
compatible with uses and zoning in the area and appears to
be an appropriate transitional use for the edge of the
Broadmoor Neighborhood.The buildings form a "courtyard"
surrounding the parking lot and enclosing the "Village
Center"building.There will be no direct access to the
street from this phase of Westpark Meadows.The development
of this unsightly,vacant,dumping site should be a positive
influence on the area.
An undeveloped public right-of-way (McKinley Street)is
adjacent to the east,between this site and the church.
Staff recommends that this right-of-way be abandoned.
4
February 28,2002
ITEM NO.:8 (Cont.)FILE NO.:Z-7146
The applicant is requesting a variance to allow the
buildings adjacent to Boyle Park Road to have a reduced
setback of 13 feet in lieu of the required 25 foot setback.
Staff is supportive of this variance.The buildings
themselves are at a 17 foot setback,some 27+feet from what
will be the curbline of Boyle Park Road.Balconies extend
slightly more into the front yard,resulting in the 13 foot
setback.The wooded hillside across the road to the southisundevelopedandlikelytoremainassuch.No homes of
the Broadmoor Addition face Boyle Park Road at this point.
The reduced setback should not impact nearby properties.
Variances are also requested to allow reduced land use
buffers on the north,east and south perimeters.A 30+foot
buffer is required on the east since the abutting propertyiszonedR-2.That R-2 zoned property is occupied by a
church.This eastern buffer is at 9 feet (the minimum)
where the two dumpsters are to be located.Otherwise,it
averages 20-25 feet in width.That distance will
potentially increase by 15 feet when the McKinley right-of-
way is abandoned.If none of the reversionary rights for
the McKinley right-of-way extend to this property owner,at
the very least,the area of the former right-of-way will
provide additional buffering between this project and the
church.
A land use buffer and street side buffer of 24+feet are
required on the north and south perimeters respectively.
The buffer on the north varies from 13-16 feet.The
property to the north is developed as a city park containing
a large,tennis center.Allowing a reduced buffer on that
perimeter will not impact the park.Allowing the reduced
street side buffer of 13-17 feet is reasonable for the same
reasons as the reduced front yard setback discussed
previously.
On February 14,2002,the applicant submitted a more
detailed site plan and cover letter which responded to the
issues and questions raised at the Subdivision Committee
meeting.To staff's knowledge,there are no outstanding
issues.
5
February 28,2002
ITEM NO.:8 (Cont.)FILE NO.:Z-7146
STAFF RECOMMENDATION:
Staff recommends approval of the conditional use permit
subject to compliance with the comments and conditions
outlined in Sections 4,5 and 6 of this report.
Staff also recommends approval of the requested setback and
buffer variances.
PLANNING COMMISSION ACTION:(FEBRUARY 28 ~2002)
The applicant was present.There were no objectors present.
Staff presented the item and a recommendation of approval.
The applicant offered no additional comments.
The Chairperson placed this item before the Commission for
inclusion within the Consent Agenda for approval,as
recommended by staff.A motion to that effect was made.
The motion passed by a vote of 8 ayes,0 nays and 3 absent.
6
February 2 ,2002
ITEM NO.:9 FII E NO.:Z-6058-A
NAME:Calvary Church of the Nazarene
LOCATION:10325 West 36 Street
TYPE OF ISSUE:18-month extension of previously approved
Conditional Use Permit
STAFF REPORT:
On January 21,1999,the Planning Commission approved a
conditional use permit allowing for the addition of a Family
Life Center building to the existing,R-2 zoned Calvary Church
of the Nazarene site located at 10325 West 36 "Street.The
14,052 square foot building was to include a gymnasium,game
room,storage space and offices.The building was to exceed all
setback,buffer and landscape requirements.There were no
outstanding issues and the Commission approved the C.U.P.as
part of the Consent Agenda.The Commission also approved a
deferral of street improvements to West 36 Street until
development occurs on adjacent properties or 5 years,whichever
occurs first.
The project has not yet been started due to major delays caused
by conflicts with the architect.Ultimately,complaints were
filed with the State Board of Architects.It is the church's
understanding that the architect's license has been revoked and
now a new architect must be found to pursue the project.
Section 36-108(c)of the Code states:
"(c)Conditions may include time limits for exercise
of authorization.However,the maximum allowable
time shall be limited to three (3)years from the
date of approval.Required permits must be obtained
within the allotted period.Failure to obtain
permits will result in notice of termination from
city staff.The notice shall set a time and place
for a revocation hearing by the planning commission
at which time the owner may request continuance of
his or her approval."
February 2b,2002
ITEM NO.:9 (Cont.)FILE NO.:Z-6058-A
Prior to the expiration of the 3 year time limit,the church
filed this request,asking that the C.U.P.be extended for an
additional 18 months.Staff is supportive of the request.
There are no changes proposed from that plan approved by the
Commission in 1999.There has been no change in the area around
the site.Notices were sent to all residents within 300 feet of
the site,the John Barrow,Westbrook,Kensington and Campus
Place Neighborhood Associations.Staff continues to support the
requested 5-year deferral of street improvements.
STAFF RECOMMENDATION:
Staff recommends approval of the requested 18-month extension of
the conditional use permit through July 21,2003 subject to
compliance with all conditions outlined in File No.Z-6058-A as
approved by the Commission on January 21,1999.Staff
recommends approval of the deferral of improvements to West 36
Street as previously proposed and approved by the Commission on
January 21,1999.
PLANNING COMMISSION ACTION:(FEBRUARY 28,2002)
The applicant was present.There were no objectors present.Staff presented the item and a recommendation of approval.
The applicant offered no additional comments.
The Chairperson placed this item before the Commission for
inclusion within the Consent Agenda for approval,as recommended
by staff.A motion to that effect was made.The motion passed
by a vote of 8 ayes,0 nays and 3 absent.
2
Kmhrzrg
CHURCH OF THE NAZARENE
10325 W.36th Street ~Little Rock,Arkansas 72204
(501)225-7631 ~Fax (501)225-3834 ~Website:www.calvarynaz.org
nuary 8,2002
City of Little Rock
Attention:Dana Carney
Department of Planning and Development
723 West Markham
R dney L.sh """Little Rock,AR.7220l-l334
To Whom It May concern,
We respectfully request a time extension on our conditional use permit,Case Z-
6058-A,located at 10325 West 36th Street.
Our Architect has failed to complete the necessary plans for our proposed facility
even though he has been paid 90'lo of his fee.After continual requests (verbal and
written)for completion that were ignored over an extended period of time,we filed a
complaint with the State Board of Architects.We understand that our architect's license
was suspended and cannot be renewed without him paying a $5,000.00 fine.We may
pursue further action on this.However,we are preparing to pay another architect to
complete our plans.All of this has caused major dela s.
We are committed to building the proposed facility and hope that you will see
fit to extend the deadline on our permit.
Sincerely,
Rodney L.Shanner
RLS/kg
"Burdens Are Lifted at Calvary"
Kahmrg
CHURCH OF THE NAZARENE
10325 W.36th Street ~Little Rock,Arkansas 72204
(501)225-7631 ~Fax (501)225-3834 ~Website:www.calvarynaz.org
February 4,2002
City of l ittle Rock
Department of Planning and Development
Attention:Dana Carney
723 West Markham Street
Rodney L.shanner Little Rock,Arkansas 72201-1334Pastor
Dear Mr.Carney,
Regarding our request for a time extension on our Conditional Use Permit
for the property at 10325 West 36th.Street,we request an extension of one and
Qreg Keiiey a half years (18 months).
Associate/Youth Pastor
Sincerely,
David Moorman
Music Minister
Rodney L.Shanner
RLS/kg
"Burdens Are Lifted at Calvary"
February ,2002
ITEM NO.:10 FILE NO.:LU02-15-03,LU02-16-02
Name:Land Use Plan Amendment —Geyer Springs West and
Otter Creek Planning Districts.
Location:Area 2:West side of Chicot Road between Burnelle
Drive and Rebecca Drive:Area 10:South side of
Alexander Road at the Raymond Mayer Road
intersection and the proposed intersection of the
South Loop.
R~e est:Single Family and Commercial to Mixed Use and
Community Shopping.
Source:City Staff/Chicot West I-30 South Neighborhood
Action Plan Review
PROPOSAL /REQUEST:
Land Use Plan amendments in the Geyer Springs-West and Otter
Creek Planning Districts from Single Family and Commercial to
Mixed Use and Community Shopping.The Mixed Use category
provides for a mixture of residential,office and commercial
uses to occur.A Planned Zoning District is required if the useisentirelyofficeorcommercialorifthereisamixtureofallthree.The Community Shopping category provides for shoppingcenterdevelopmentwithoneormoregeneralmerchandisestores.
Area 2:This proposed change is located on the west side of
Chicot Road between Burnelle Drive and Rebecca Drive.This Land
Use Plan Amendment is located in the Geyer Springs —West
Planning District.The proposed change is to Mixed Use.
Area 10:This proposed change is located on the south side of
Alexander Road at the Mayer Road intersection and the proposedintersectionoftheSouthLoopandAlexanderRoad.This
amendment is located in both the Geyer Springs —West and Otter
Creek Planning Districts.The proposed change is to Community
Shopping.
EXISTING LAND USE AND ZONING:
Area 2:This proposed change is located on the west side of
Chicot Road between Burnelle Drive and Rebecca Drive.This Land
February 28,2002
ITEM NO.:10 (Cont.)FILE NO.:LU02-15-03,LU02-16-02
Use Plan Amendment is located in the Geyer Springs —West
Planning District.It is zoned R-2 Single Family,0-2 Office
and Institutional,and C-3 General Commercial and occupied by
houses and small businesses.The areas to the west,north,and
east are zoned R-2 and occupied by single-family houses.The
vacant area to the south is zoned R-7 Mobile Home Park.A small
piece of property to the west is zoned 0-3 General Office and
occupied by a commercial business.
Area 10:This proposed change is located on the south side of
Alexander Road at the Raymond Mayer Road intersection and the
proposed intersection of the South Loop and Alexander Road.The
property is vacant and zoned R-2.All of the neighboring
property is vacant land with the land to the north zoned I-1
Industrial Park and the remainder of the land zoned R-2.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On January 2,2002 a change was made from Multi-Family to Low
Density Residential on Topaz Court about 2/3 of a mile southeast
of Area 2.
On January 4,2000 a change was made from Commercial and Multi-
Family to Mixed Use at 9125 Mann Road about 2/3 of a mile
northwest of Area 2.
On December 16,1997 a change was made from Multifamily to
Suburban Office at 10112 Chicot Road 300 feet west of Area 2.
On November 4,1997 multiple changes took place throughout the
study area resulting in most of the land uses shown in the study
area covered by this application.
Area 2:The proposed change is located on the west side of
Chicot Road between Burnelle Drive and Rebecca Drive.This area
is shown as Single Family and Commercial on the Future Land Use
Plan with a proposed change to Mixed Use.Most of the
surrounding properties are shown as Single Family except for the
Multi-Family shown to the south and a small area shown as
Commercial to the west.The area shown as Multi-Family is the
subject of another Land Use Plan Amendment.
Area 10:This proposed change is located on the south side of
Alexander Road at the Raymond Mayer Road intersection and the
proposed intersection of the South Loop and Alexander Road.The
property is shown as Single Family on the Future Land Use Plan
with a proposed change to Community Shopping.A large area to
2
February 2u,2002
ITEM NO.:10 (Cont.)FILE NO.:LU02-15-03,LU02-16"02
the northwest is shown as Light Industrial.The area to the
north is shown as Community Shopping while all of the
neighboring land to the east,south,and west is shown as Single
FaIIL3.ly .
MASTER STREET PLAN:
Chicot Road is shown as a Principal Arterial on the Master
Street Plan from I-30 to the proposed South Loop.Proposed
Principal Arterials in the area are:South Loop from the I-30 /I-430 interchange to I-530.Chicot .Road is built to standard in
area 2 while the South Loop is un-built and will require a 110-
foot right-of-way.Alexander Road is shown as a Minor Arterial
on the Master Street Plan from State Highway 111 to Sardis Road.
Alexander Road is a two-lane road that will require half street
improvements and a 90-foot right-of-way.Mayer Road is a
Residential street from Alexander Road to its terminus.A ClassIBikewayisshownalongAlexanderRoadfromAlexandertoLittle
Fourche Trail.Class I bikeways built along roadways require an
additional 10 feet of right-of-way for an additional 9 feet of
paving.
PARKS:
The Little Rock Parks and Recreation Master Plan of 2001 shows
two parks located in the study area.
Thorn Park is listed as a 7 acre Neighborhood Park located on Eva
Lane east of the Chicot West /I-30 south study area.This park
provides a playground,practice/active recreation,and a picnic
area.It is located within the eight-block service radius
of'mendmentArea2.The proposed changes are not likely to affect
the use of Thorn Park since residents living west of Chicot Road
will still have to cross Chicot Road in order to access Thorn
Park.
Alexander Park is listed as an undeveloped Large Urban Park of
80 acres.This park is located south of Alexander Road and east
of Vimy Ridge Road.This proposed park is not likely to be
effected by the proposed changes since it is intended to serve a
large constituency of residents living outside the boundaries of
the Chicot West /I-30 South study area.
3
February 28,2002
ITEM NO.:10 (Cont.)FILE NO.:LU02-15-03,LU02-16-02
The parks and recreation plan shows neighborhood service deficit
areas located south of Alexander Road between Vimy Ridge Road
and Sardis Road.New neighborhood park facilities would also
need to be developed to fulfill the Park and Recreation
Department's goal of providing neighborhood parks within eight
blocks of all residents of Little Rock.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
These amendments are located in an area covered by the Chicot
West /I-30 South Neighborhood Action plan.This plan is
currently under revision.These amendments are the result of
the recommended changes to that plan.
ANALYSIS:
Area 2:Single Family and Commercial to Mixed Use:This area is
located in a fragile area of an established residential
neighborhood characterized by suburban development.This area
consists of houses and businesses fronting Chicot Road.A
change to Mixed Use would allow for non-residential development
to take place within the confines.of a Planned Zoning
Development.However,most of the property located in this area
would prove too narrow to provide sufficient space for non-
residential uses to occur or allow adequate parking.These lots
would also limit the design potential of any new structures tofitwithinthesetbacklinesforanypotentialzonechangesin
the area.The properties in Area 4 also face houses across the
street that front Chicot.Road.The intensity of the uses along
Chicot Road should be minimized to protect both of the
residential areas located to the west of Area 4 and to the east
across Chicot Road.
Area 10:Single Family to Community Shopping:This area is
located in a semi-rural area across the street from an underused
area shown as Community Shopping.Mayer Road is built to serve
three large lot Single Family subdivisions to the south and is
not built to standards appropriate for serving Community
Shopping uses,nor is it classified to be improved to a higher
standard in the future.Although located at a site where the
proposed South Loop would intersect Alexander Road,any future
development of this property would be affected by the proposed
Right-of-Way for the South Loop.A change to Community Shopping
at this location would be premature at this time.
/
4
February 28,2002
ITEM NO.:10 (Cont.)FILE NO.:LU02-15-03 LU02-16-02
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations:
Allendale Neighborhood Association,Chicot Neighborhood
Association,Cloverdale Neighborhood Association,Deer Meadow
Neighborhood Association,Legion Hut Neighborhood Association,
Mavis Circle Neighborhood Association,Pinedale Neighborhood
Association,Rob Roy Way Neighborhood Association,Santa Monica
Neighborhood Association,Shiloh Homeowners Association,Town &
Country Estates Neighborhood Association,West Baseline
Neighborhood Association,Yorkwood Neighborhood Association,
Meyer Lane Neighborhood Association,Otter Creek Homeowners
Association,Quail Run Neighborhood Association,and Rolling
Pines Neighborhood Association.Staff has received six comments
from area residents.In area 2,two are in support and two are
neutral.In area 10,two are against the change.
STAFF RECOMMENDATIONS:
Staff believes the changes are not appropriate.The change to
Mixed Use would not provide enough space for non-residential
uses to occur while the change to Community Shopping would be
premature.
PLANNING COMMISSION ACTION:(FEBRUARY 28,2002)
Brenda B.J.Wyrick,owner of the property in Area 10 at the
intersection of Alexander Road and Meyer Lane,recpxested that
her property be removed from the Land Use Plan amendment.
A motion was made to remove the property located in Area 10 from
the Land Use Plan Amendment.The motion was approved with a
vote of 7 ayes,0 noes,and 4 absent.
Brian Minyard,City Staff,made a brief presentation to the
commission.
Janet Berry,spoke in support of the proposed change in Area 2
and stated that the buildings are not fit for residential use.
Planning Commission Vice-Chair Faust called for Mr.Johnny Biggs
to speak.Mr.Biggs was absent but Brian Minyard mentioned that
5
February 2c»,2002
ITEM NO.:10 (Cont.)FILE NO.:LU02-15-03,LU02-16-02
Mr.Biggs,Meyer Lane Neighborhood Association President,called
in opposition to the change in Area 10,which had been opposed
by staff.
Motion Reca for Item 10:
A motion was made to remove the property located in Area 10 from
the Land Use Plan Amendment.The motion was approved with a
vote of 7 ayes,0 noes,and 4 absent.
A motion was made to approve the Area 2 as presented.The
motion was approved with a vote of 7 ayes,0 noes,and 4 absent.
I
6
February ~,2002
ITEM NO.:11 FILE NO.:LU02-15-02,LU02-16-01
Name:Land Use Plan Amendment —Geyer Springs —West and
Otter Creek Planning Districts.
Location:Areas generally bounded by I-30 on the north,Chicot
Road on the east,the city limits to the south,and
the city limits to the west.
R~e est:Office,Single Family,Lcw Density Residential,
Mobile Home,and Multi-Family to Mixed Use,Suburban
Office,Office,Commercial,Low Density Residential,
Public Institutional,Neighborhood Commercial,
Single Family,and Service Trades District.
Source:Staff/Chicot West I-30 South Neighborhood Action
Plan Review
PROPOSAL /REQUE ST:
Land Use Plan amendments in the Geyer Springs-West,Otter Creek
Planning Districts.Area 1:Office,Multi-Family,and Single
Family to Mixed Use;Area 3:Multi-Family to Suburban Office,
Office,and Commercial;Area 4:Single Family to Low Density
Residential;Area 5:Single Family to Mixed Use;Area 6:Single
Family to Mixed Use;Area 7:Single Family to Public
Institutional;Area 8:Single Family to Neighborhood Commercial;
Area 9:Single Family to Neighborhood Commercial;Area 11:
Single Family and Low Density Residential to Suburban Office;
Area 12:Single Family to Suburban Office;Area 13:Low Density
Residential to Neighborhood Commercial;Area 14:Mobile Home to
Service Trades District;and Area 15:Low Density Residential to
Single Family.
The Mixed Use category provides for a mixture of residential,office and commercial uses to occur.A Planned Zoning Districtisrequirediftheuseisentirelyofficeorcommercialorif
there is a mixture of all three.
The Suburban Office category provides 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.
February 28,2002
ITEM NO.:11 (Cont.)FILE NO.:LU02-15-02,LU02-16-01
The Office category represents services provided directly to
consumers (e.g.,legal,financial,medical)as well as general
offices,which support more basic economic activities.
The Commercial category includes a broad range of retail and
wholesale sales of products,personal and professional services,
and general business activities.Commercial activities vary in
type and scale,depending on the trade area they serve.
The Low Density Residential category accommodates a broad range
of housing types including single-family attached,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 acres.
Public Institutional includes public and quasi-public facilities
that provide a variety of services to the community such as
schools,libraries,fire stations,churches utility substations
and hospitals.
The Neighborhood Commercial category includes limited small-
scale commercial.development in close proximity to a
neighborhood,providing goods and services to that neighborhood
market area.
The Single Family category provides for single-family homes at
densities not to exceed 6 dwelling units per acre.Such
residential development is typically characterized by
conventional single-family homes and cluster homes,provided
that the density remains less than 6 units per acre.
The Service Trades District category provides for a selection of
office,warehousing,and industrial park activities that
primarily serve other office service or industrial businesses.
The district is intended to allow support service to these
businesses and to provide for uses with an office component.A
Planned Zoning District is required for any development that is
not wholly office.
2
February 2d,2002
ITEM NO.:11 (Cont.)FILE NO.:LU02-15-02,LU02-16-01
EXISTING LAND USE AND ZONING:
Area 1:This proposed change is located on the west,side ofChicotRoadnorthofNolenDrive.This Land Use Plan amendmentislocatedintheGeyerSprings-West Planning District.Area 1iscomposedofpropertyzonedR-2 Single Family and occupied byoffices,apartments and houses.All of the surrounding propertyiszonedR-2 developed with houses and a church (no CUP on file)north of the application area.
Area 3:This proposed change is located on the west side of
Chicot Road between Morris Drive and Rebecca Drive.This Land
Use Plan Amendment is located in the Geyer Springs —West
Planning District.It is a narrow piece of vacant property
zoned R-7 Mobile Home Park.The land to the north includes abusinesslocatedinan0-3 General Office zone,and a vacantareazonedC-3 General Commercial.The land to the eastconsistsofhousesonlandzonedR-2.The land to the southfrontingChicotRoadconsistsofbusinesseszonedC-3.Houses
zoned R-2 fills the rest of the property to the south and west.
Area 4:This proposed change is located on Mann Road west of
Wilderness Road.This Land Use Plan Amendment is located in the
Geyer Springs —West Planning District.This vacant property is
zoned R-2 as well as all of the surrounding property zoned R-2
with the areas to the north and east developed with single
family housing and the areas to the south and west remainingvacant.
Area 5:This proposed change is located on the south side of
Mabelvale Cutoff Road at Legion Hut Road.This Land Use Plan
Amendment is located in the Geyer Springs -West PlanningDistrict.This property is zoned R-2 occupied by houses facingthestreetandR-2 with a Conditional Use Permit for a
manufactured home at 8101 Mabelvale Cut-Off Road.All of the
surrounding property is zoned R-2 and developed with houses.
The property to the immediate west has a Conditional Use Permitforadaycarecenter.
Area 6:This proposed change is located on Mabelvale Cutoff RoadatShilohDriveeastoftheHeinkeRoadintersection.This Land
Use Plan Amendment is located in the Geyer Springs —West
Planning District.This property is zoned R-2 and R-2 with a
3
February 2d,2002
ITEM NO.:11 (Cont.)FILE NO LU02 15 02 g LU02 16 01
Conditional Use Permit for a manufactured home at 9001 Mabelvale
Cut-Off Road.The R-2 zoned land to the north,east,and south
consists of houses built on large lots.The R-2 zoned land to
the west is the site of the Mabelvale Elementary School.The
large property to the northwest is Morehart Park,which is zoned
PR Parks and Recreation.
Area 7:This proposed change is located on Mann Road at the
southeast corner of the Cochran Street intersection.This Land
Use Plan Amendment is located in the Geyer Springs —West
Planning District.This property is zoned R-2 with a
Conditional Use Permit for a church.All of the neighboring
properties are houses zoned R-2.
Area 8:This proposed change is located on Heinke Road north of
Johnson Road at the proposed route of the South Loop.This Land
Use Plan Amendment is located in the Geyer Springs —West
Planning District.This property is zoned R-2 and R-2 with a
Conditional Use Permit for a wireless tower at 13300 Heinke
Road.The surrounding land is zoned R-2 and has houses built on
large lots facing Heinke Road.
Area 9:This proposed change is located on Sardis Road south of
Alexander Road at the proposed route of the South Loop.This
Land Use Plan Amendment is located in the Geyer Springs —West
Planning District.This property is zoned R-2 with houses built
on large lots facing Sardis Road.All of the surrounding
property has the same development pattern and zoning as Area 8.
Area 11:This proposed change is located on the west side of
Vimy Ridge Road south of Sherri Marie Drive.This Land Use Plan
Amendment is located in the Otter Creek Planning District.This
area is zoned R-2 and consists largely of vacant land with a
house built on a large lot.All of the surrounding property is
vacant land zone R-2 with exception of the store located to the
south in Area 13 on the northwest corner of the Vimy Ridge /
County Line Road intersection zoned C-1 Neighborhood Commercial.
Area 12:This proposed change is located on County Line Road
east of the Vimy Ridge Road intersection.This Land Use Plan
Amendment is located in the Otter Creek Planning District.This
vacant property is zoned R-2.The property to the north and eastiszonedR-2 and is occupied by the Irish Spring subdivision.A
convenience store is located to the west on a piece of property
4
February 28,2002
ITEM NO.:11 (Cont.)FILE NO.:LU02-15-02,LU02-16-01
zoned C-3 at the northeast corner of the Vimy Ridge /CountyLineRoadintersection.The property to the south is in Saline
County,in the city limits of Shannon Hills,and is zoned R-1
Single Family "stick built"(which is similar to our R-2).Directly across County Line Road is Davis Elementary School,part of the Bryant School District.
Area 13:This proposed change is located on the northwest corneroftheAlexanderRoadandCountyLineRoad.This vacant
property is zoned R-2 while the vacant property to the east isalsozonedR-2.The neighboring store located on the northwestcorneroftheVimyRidge/County Line Road Intersection is
zoned C-1.A convenience store is located to the east on a pieceofpropertyzonedC-3 at the northeast corner of the Vimy Ridge
/County Line Road intersection.The vacant land to the southliesinthecitylimitsofShannonHills,Arkansas and is zonedR-1.The rest of the surrounding land is zoned R-2 with part oftheareatothenorthcontainedinArea11.
Area 14:This proposed change is located on State Highway 111northoftheUnionPacificRailroadtracks.This Land Use Plan
Amendment is located in the Otter;Creek Planning District.ThisvacantpropertyiszonedR-2 while the property to the north is
zoned R-2 and is either vacant or developed with houses built onlargelots.The property to the south is zoned R-7A
Manufactured Home and is vacant with the exception of three
houses at the end of Earl D.Miller Lane.The land to the westislocatedintheCityofAlexanderinSalineCountyandis
zoned Residential with a small vacant portion zoned Light
Commercial north of Stafford Road along State Highway 111 andthecitylimit.The adjacent land in Alexander zonedresidentialislargelyvacantexceptforhousesbuilt on Earl D.Miller Lane.The rest of the land north of Miller Lane next tothecitylimitisvacant.A large commercial structure islocatedonStateHighway111onlandzonedLightCommercial andisseparatedfromArea14byvacantproperty.
Area 15:This proposed change is located on County Line Road
west of Vimy Ridge Road.This Land Use Plan Amendment is locatedintheOtterCreekPlanningDistrict.This property is zonedR-2 and occupied by houses built on large lots.All of the
surrounding neighboring areas inside the city limits of Little
5
February 28,2002
ITEM NO.:11 (Cont.)FILE NO.:LU02-15-02,LU02-16-01
Rock are vacant and zoned R-2.The vacant land to the south
lies in the city limits of Shannon Hills,Arkansas and is zoned
R-1.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On January 2,2002 a change took place along Topaz Court from
Multi-Family to Low Density Residential about 2/3 of a mile
southeast of Area 3.
On October 17,2000 a change took place from Mixed Office
Commercial to Service Trades District on W.Baseline Road east
of Sibley Hole Road about 1 mile north of Area 7.
On September 19,2000 a change took place from Mixed Use to
Neighborhood Commercial on the northwest corner of Mabelvale
West and Mabelvale Main Street less than &4 of a mile northwest
of Area 7.
On May 1,2000 a change took place from Mixed Commercial and
Industrial to Park/Open Space,Service Trades District,and
Mixed Office Commercial on the south side of Stagecoach south of
Otter Creek Road about 1 mile northeast of Area 14.
On January 4,2000 a change took place from Commercial and
Multi-Family to Mixed Use at 9125 Mann Road about &~of a mile
northeast of Area 4.
On December 20,1999 a change took place from Single Family to
Light Industrial at 8006 Mabelvale Pike about 1 mile northwest
of Area 4.
On October 5,1999 a change took place from Single Family to
Light Industrial at 12805 Interstate 30 about a 'c mile northeast
of Area 14.
On June 15,1999 a change took place from Single Family to
Suburban Office and Service Trades District at 9620 W.Baseline
Rd.about 1 mile northwest of Area 4.
Area 1:This proposed change is located on the west side of
Chicot Road north of Nolen Drive and is shown as Office,Multi-
family,and Single Family on the Future Land Use Plan with a
proposed change to Mixed Use.The neighboring property to the
north is shown as Public Institutional while the remainder of
the surrounding property is shown as Single Family.
Area 3:This proposed change is located on the west side of
Chicot Road between Morris Drive and Rebecca Drive and is shown
as Multi-Family on the Future Land Use Plan.The proposed
change is from (west to east)to Suburban Office,Office,and
6
February 28,2002
ITEM NO.:11 (Cont.)FILE NO.:LU02-15-02,LU02-16-01
Commercial.The land uses shown to the north,from west to
east,are:Suburban Office,Office,and Commercial.The land
use shown to the east is Single Family.The land use to the
south is shown as Commercial for the properties fronting Chicot
Road and the remainder of the properties shown as Single Family.
The land use shown to the west is shown as Single Family.
Area 4:This proposed change is located on Mann Road west of
Wilderness Road and is shown as Single Family on the Future Land
Use Plan with a proposed change to Low Density Residential.Alloftheneighboringareastothenorth,east and south are shown
as Single Family while a strip of Park/Open Space is shown to
the west.
Area 5:This proposed change is located on the south side of
Mabelvale Cutoff Road at Legion Hut Road and is shown as Single
Family on the Future Land Use Plan with a proposed change to
Mixed Use.The adjacent areas to the north and south are shown
as Single Family while the adjacent areas to the east and west
are shown as Mixed Use.
Area 6:This proposed change is located on Mabelvale Cutoff RoadatShilohDriveeastoftheHeinkeRoadintersectionandis
shown as Single Family on the Future Land Use Plan with a
proposed change to Mixed Use.The land to the north is shown as
Single Family while the land to the east is shown as Mixed Use.
The land to the south is shown as Single Family while the land
to the west is shown as Public Institutional.A large area is
shown as Park/Open Space to the northwest.
Area 7:This proposed change is located on Mann Road at the
southeast corner of the Cochran Street intersection and is shown
as Single Family on the Future Land Use Plan with a proposed
change to Public Institutional.Most of the surrounding areas
are shown as Single Family except for the area shown as SuburbanOfficewestofMabelvaleMainStreet.
Area 8:This proposed change is located on Heinke Road north of
Johnson Road at the proposed route of the South Loop and is
shown as Single Family on the Future Land Use Plan with a
proposed change to Neighborhood Commercial.All of the
surrounding property is shown as Single Family.
7
I
February 28,2002
ITEM NO.:11 (Cont.)FILE NO.:LU02-15-02,LU02-16-01
Area 9:This proposed change is located on Sardis Road south of
Alexander Road at the proposed route of the South Loop and is
shown as Single Family on the Future Land Use Plan with a
proposed change to Neighborhood Commercial.All of the
surrounding property is shown as Single Family.
Area 11:This proposed change is located on the west side of
Vimy Ridge Road south of Sherri Marie Drive and is shown as
Single Family &Low Density Residential on the Future Land Use
Plan with a proposed change to Suburban Office.All of the land
to the north and east is shown as Single Family.The land to
the south located in Area 12 is shown as Single Family.The
land to the west is shown as Low Density Residential and Single
Family.
Area 12:This proposed change is located on County Line Road
east of the Vimy Ridge Road intersection and is shown as Single
Family on the Future Land Use Plan with a proposed change to
Suburban Office.The property to the north and east is shown as
Single Family.The property to the south is located in Shannon
Hills and is shown as Public Park/Elementary School on that
municipality's Comprehensive Development Plan.The property to
the west,located on the northeast corner of County Line and
Vimy Ridge Road,is shown as Commercial.
Area 13:This proposed change is located on the northwest corner
of the Vimy Ridge Road and County Line Road intersection and is
shown as Low Density Residential on the Future Land Use Plan
with a proposed change to Neighborhood Commercial.The
neighboring land to the north is shown as Low Density
Residential with the eastern half located in Area 11.The land
to the east is shown as Single Family while the land to the
south,at the northwest corner of the County Line and Vimy Ridge
intersection is shown as Commercial.The property to the southisoutsidetheCityofLittleplanningboundaries.
Area 14:This proposed change is located east of State Highway
111 north of the Union Pacific Railroad tracks and is shown as
Mobile Home on the Future Land Use Plan with a proposed change
to Service Trades District.The land to the north is shown as
Park/Open Space while the land to the east is shown as Single
Family.The land to the south is shown as Mobile Home.The
land to the west lies outside city limits in the Town of
8
February 28,2002
ITEM NO.:11 (Cont.)FILE NO.:LU02-15-02,LU02-16-01
Alexander.The land uses in Alexander is Residential located
along the city limit while Commercial is located to the north
along State Highway 111 north of the railroad tracks.
Area 15:This proposed change is located on County Line Road
west of Vimy Ridge Road.This property is shown as Low DensityResidential.The property to the west and north is shown as
Single Family while the property to the east is shown as Low
Density Residential.The property to the south is outside the
City of Little Rock's planning boundaries.
MASTER STREET PLAN:
Principal Arterials in the area are:Chicot Road from I-30 to
the proposed South Loop.Chicot Road at Areas 1 &3 is built tostandard.Proposed Principal Arterials in the area are:South
Loop from the I-30 /I-430 interchange to I-530.The South Loopisun-built and will influence the development of Areas 8 &9
and require a 110-foot right-of-way.Minor Arterials in theareaare:Mabelvale Cutoff Road from Mabelvale Main Street to
Geyer Springs Road;Mabelvale Main Street from Mabelvale Pike to
Mabelvale Cutoff Road;Sardis Road from Cochran Street to the
Saline County Line;Vimy Ridge Road from Alexander Road to the
Saline County Line;County Line Road from Vimy Ridge Road to the
proposed South Loop;Alexander Road from State Highway 111 toSardisRoad;and State Highway 111 from Stagecoach Road to
Alexander Road.Areas 5,6,7,9,11,and 13 front Minor
Arterials built as two-lane roads that will require a 90 foot
right-of-way and half street improvements.Collector Streets intheareaare:Mann Road from Baseline Road to Mabelvale MainStreet;Heinke Road from Mabelvale Cutoff Road to the Saline
County Line;and County Line Road from Vimy Ridge Road to the
Saline County Line.Areas 4 and 12 front two-lane CollectorStreetsandfuturedevelopmentwillrequirehalfstreet
improvements to accommodate the required curb and gutterinstallation.Residential Streets in the area are:Legion Hut
Road from Mabelvale Cutoff Road to Oxford Valley Drive;Shiloh
Drive from Mabelvale Cutoff Road to Appomattox Drive;CochranStreetfromMannRoadtoWoodmanStreet;Woodman Street from
Cochran Street to Mabelvale Main Street;Stafford Road from thecitylimitatAlexandertoterminus;and Earl D.Miller Lane
from the city limit at Alexander to terminus.Residential
streets require curb and gutter or open drainage.The
9
February 28,2002
ITEM NO.:11 (Cont.)FILE NO.:LU02-15-02,LU02-16-01
residential streets in the developed areas tend to have curb and
gutter installed while the streets built in the semi-rural areas
tend to have open drainage.
Class I Bikeways in the area are:Mabelvale West Road to ArchStreetPike;Heinke Road and Mabelvale Main Street from Mann
Road to Alexander Road;Alexander Road from Alexander to Little
Fourche Trail;Mann Road from Forbing Road to the South Loop;
and Heinke Road and Mabelvale Main Street from Mann Road to
Alexander Road.Class I bikeways built along roadways require
an additional 10 feet of right-of-way for an additional 9 feet
of paving.Class III Bikeways in the area are:Chicot Road from
65 Street to Mann Road;and Legion Hut Road from Mabelvale
Cutoff Road to Oxford Valley Drive.Class III bikeways do not
require extra right-of-way or paving.
Vimy Ridge Road is also shown as continuing south from the
County Line through Shannon Hills as a minor arterial on the
Central Arkansas Transit (CARTS)Future Classification Plan.
The CARTS Future Classification Plan shows County Line Road as a
major collector from Vimy Ridge Road to the Donnie Drive /Joan
Drive intersection in Shannon Hills.Both the Master Street.
Plan and CARTS Future Classification Plan show County Line Road
continuing west from the intersection with Vimy Ridge Road as aresidentialstreet.
PARKS:
The Little Rock Parks and Recreation Master Plan of 2001 shows
three parks located in the general area.
Thorn Park is listed as a 7 acre Neighborhood Park located on Eva
Lane east of the Chicot West /I-30 south study area.This park
provides a playground,practice/active recreation,and a picnicarea.It is located within the eight-block service radius of
amendment Area 3'.The proposed changes are not likely to affect
the use of Thorn Park since residents living west of Chicot Road
will still have to cross Chicot Road in order to access Thorn
Park.
Morehart Park is listed as a 43 acre Community Park located at,
Mabelvale Cutoff Road and 4 Street.This park provides a
playground,basketball courts,tennis courts,a baseball
diamond,restrooms,a pavilion,a picnic area,and a half-mile
10
February 28,2002
ITEM NO.:11 (Cont.)FILE NO.:LU02-15-02,LU02-16-01
of hiking trails.The proposed changes are not likely to affect
the use of Morehart Park due to the distance of the amendment
areas from the park.The main exception is amendment Area ¹7,
which is located two blocks northwest of the park.The proposed
change in Area ¹7 reflects an existing use and should not affect
Morehart Park.The southeast corner of Morehart Park abuts Area¹6.The change in Area ¹6 may increase the usage of Morehart
Park as the potential changes may draw people to this area
I resulting in an increasing percentage of park patrons accessing
the park from the southeast.
Alexander Park is listed as an undeveloped Large Urban Park of
80 acres.This park is located south of Alexander Road and east
of Vimy Ridge Road.This proposed park is not likely to be
affected by the proposed changes since it is intended to serve a
large constituency of residents living outside the boundaries of
the Chicot West /I-30 South study area.
The parks and recreation plan shows two neighborhood servicedeficitareaslocatedsouthofAlexanderRoad.The first
service deficit area is located west of Vimy Ridge Road.
Morehart Park and the proposed Alexander Parks are the nearest,
parks that are available to serve this area.The second servicedeficitareaislocatedbetweenVimyRidgeRoadandSardisRoad.
Area 9 is located in the second service deficit area and would
further require the development of new park facilities to serve
residents attracted to the area by any future developments.New
neighborhood park facilities would also need to be developed tofulfilltheParkandRecreationDepartment's goal of providing
neighborhood parks within eight blocks of all residents ofLittleRock.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
These amendments are located in an area covered by the Chicot
West /I-30 South Neighborhood Action plan.This plan is
currently under revision.These amendments are the result of
the recommended changes to that plan.
ANALYSIS:
Area 1:Office,Multi-family,and Single Family to Mixed Use:
This study area is located in an established neighborhood.A
majority of the properties in this area face Chicot Road.The
11
February 2u,2002
ITEM NO.:11 (Cont.)FILE NO.:LU02-15-02,LU02-16-01
houses on the opposite side of Chicot Road face side streets and
would not be as effected by future development on the west sideofChicotRoadastheywouldbeifthehousesfacedChicotRoad.I
The proposed change to Mixed Use would both reflect the existinguseslocatedinthisareaandallowfornewnon-residential usestolocateintheneighborhood.The change to Mixed Use wouldalsoprotectneighboringpropertyownersfromincompatibleuses
through the implementation of the required Planned Zoning
Development process for non-residential uses.
Area 3:Multi-Family to Commercial,Office,and Suburban Office:This study area is a long rectangular piece of land with a smallfrontageonChicotRoad.This change would extend the areaavailablefornon-residential uses into a residential
neighborhood.The changes to Suburban Office,Office,and
Commercial would mirror the existing uses located along the
north boundary of this amendment area.The resulting changes
would merely expand existing uses from the north and eliminatethecurrentlyunusedMulti-Family use.
Area 4:Single Family to Low Density Residential:This amendmentareaislocatedonthewesternedgeofalargeresidential
neighborhood.A change to Low Density Residential at this site
would increase the variety of the types of housing available inthisneighborhood.
Area 5:Single Family to Mixed Use:This area is located in anestablishedneighborhoodwithfrontagealongaMinorArterial
and buildings facing the street.This change would link theareasshownasMixedUsealongthesouthsideofMabelvale
Cutoff Road.The required Planned Zoning Development processfornon-residential uses would protect the neighboringresidentialareasfromnon-residential development.
Area 6:Single Family to Mixed Use:This area is located in a
neighborhood of lesser density.This change would extend theareashownasMixedUsealongthenorthandsouthsideof
Mabelvale Cutoff Road towards the west.The neighboring areas
shown as Single Family,Public Institutional,and Park/Open
Space would be protected by the required Planned Zoning
Development process for non-residential uses in an area shown as
Mixed Use.The Public Institutional at Mabelvale Elementary
School and Park/Open Space at Morehart Park would serve as the
12
February 2a,2002
ITEM NO.:11 (Cont.)FILE NO.:LU02-15-02,LU02-16-01
western boundary of Mixed Use shown on Mabelvale Cutoff Road at
the Heinke Road intersection.
Area 7:Single Family to Public Institutional:This proposed
change is located in the heart of the Mabelvale community and
recognizes the existing use of a church at the center of the
Mabelvale community.
Area 8:Single Family to Neighborhood Commercial:This proposed
change is located in an undeveloped area at the proposed South
Loop's intersection with Heinke Road (the intersection of a
principal arterial and a collector street).This change would
provide for anticipated needs for small-scale commercial uses to
serve neighborhoods likely to develop near the proposed South
Loop.Development in this area will be effected by the right-
of-way for the proposed South Loop.
Area 9:Single Family to Neighborhood Commercial:This proposed
change is located in an undeveloped area near the proposed South
Loop's intersection with Sardis Road (the intersection of a
principal arterial and a minor arterial).This change would
provide for anticipated needs for small-scale commercial uses to
serve existing neighborhoods as well as new neighborhoods likely
to develop near the proposed South Loop.Development in this
area will be effected by the right-of-way for the proposed South
Loop.
Area 11:Single Family &Low Density Residential to Suburban
Office:This study area is located on the west side of Vimy
Ridge Road in an area characterized by semi-rural development
near the Quail Run Subdivision.A change to Suburban Office
would allow for office development to take place near the Quail
Run Subdivision and provide a transition of intensity of uses.
The neighboring residential areas would be protected from the
impacts of non-residential developments in an area shown as
Suburban Office through the required Planned Zoning Development
process.Area 11,if approved will provide for Suburban Office
uses in this neighborhood at a location that is separated from
exiting residential areas by vacant land and will avoid any
potential for traffic conflicts with the school that may result
from the loading and unloading of school students during
business hours.
I
13
February 2',2002
ITEM NO.:11 (Cont.)FILE NO.:LU02-15-02,LU02-16-01
Area 12:Single Family to Suburban Office:This study area is
located on the north side of County Line Road in an area
characterized by semi-rural development near the Irish Spring
Subdivision.In addition,this area is located across thestreetfromtheDavisElementarySchool,part of the Bryant
School District,located in Shannon Hills.A change to Suburban
Office would allow for non-residential development to take placenexttotheIrishSpringSubdivisionandprovideatransitionofintensityofuses.The neighboring residential areas could beprotectedfromtheimpactsofnon-residential developments in anareashownasSuburbanOfficethroughtherequiredPlanned
Zoning Development process.Suburban Office uses across from a
school on a street may cause traffic conflicts from both the
loading and unloading of school students and the commercialtrafficthroughouttheday.
Area 13:Single Family to Neighborhood Commercial:This ischaracterizedbylow-density semi-rural development on the westsideofVimyRidgeRoadandthenorthsideofCountyLineRoad.
The Neighborhood Commercial would provide a transition from theareashownasCommercialattheintersectionoftheVimyRidge
and County Line Road.The increase in non-residential will
support and be supported by a large number of single family
dwellings that are being constructed just south of the countylinesouthandwestofthisintersection.The change from Low
Density Residential to Single Family will reduce the total
acreage shown at that higher density.
Area 14:Mobile Home to Service Trades District:This area ischaracterizedbysemi-rural development that is located next to
the Union Pacific Railroad tracks.The property in question isaccessedthroughAlexanderandbordersthecitylimitsof
Alexander.A change to Service Trades District would reflect
the Light Commercial uses in Alexander along State Highway 111
north of the railroad tracks and extend those uses to the
northeast.This amendment also will provide for activities thatwillsupportotherindustrialusesthatarelocatedinthispartofthecity.The Park/Open Space,Single Family,Mobile Home,
and residential uses in Alexander will be protected by the useofPlannedZoningDistrictsforanydevelopmentthatisnot
wholly office.
Area 15:Low Density Residential to Single Family:this changewillincreasetheareashownasSingleFamily,reduce the area
14
February 2o,2002
ITEM NO.:11 (Cont.)FILE NO.:LU02-15-02,LU02-16-01
shown as Low Density Residential,and reflect the Proposed Urban
Residential Density category shown in Shannon Hills.In
addition,unused areas shown as Low Density Residential are
located further north on Vimy Ridge Road at the intersections of
Sub Station Road and Pleasant Hills Road.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations:
Allendale Neighborhood Association,Chicot Neighborhood
Association,Cloverdale Neighborhood Association,Deer Meadow
Neighborhood Association,Legion Hut Neighborhood Association,
Mavis Circle Neighborhood Association,Pinedale Neighborhood
Association,Rob Roy Way Neighborhood Association,Santa Monica
Neighborhood Association,Shiloh Homeowners Association,Town &
Country Estates Neighborhood Association,West Baseline
Neighborhood Association,Yorkwood Neighborhood Association,
Meyer Lane Neighborhood Association,Otter Creek Homeowners
Association,Quail Run Neighborhood Association,and Rolling
Pines Neighborhood Association.Staff has received 25 comments
from area residents.All areas together,six are against the
proposed changes,nine are in support,and fourteen were
neutral.The opposition was to areas 4,5 and 6.
STAFF RECOMMENDATIONS:
Staff believes the change in Area 12 is not appropriate due to
potential traffic conflicts with the school across the street.
Staff believes the remainder of the changes are appropriate.
PLANNING COMMISSION ACTION:(FEBRUARY 28,2002)
Brian Minyard,City Staff,made a brief presentation to the
commission.
Janet Berry,spoke in support of the change to Suburban Office
in area 12 and mentioned that the population of the area reached
a point that businesses suitable to Suburban Office uses could
locate in the area.Ms.Berry suggested that the land use change
to Suburban Office would allow for zone changes to compatible
non-residential uses to eliminate the current MF-6 Multifamily
zoning.
15
February 2b,2002
ITEM NO.:11 (Cont.)FILE NO.:LU02-15-02,LU02-16-01
Troy Laha made a comment concerning the change to Suburban
Office in area 12 and stated that a developer was going to
develop some new residential areas that would bring new people
to the neighborhood.
Lyle Spoerl,spoke in opposition to the change to Neighborhood
Commercial on Sardis Road in Area 9,which could place a
business adjacent to his property.The rear of the potential
business would face the front of his property.
Gary Patterson,spoke in opposition to the changes along
Alexander and County Line Roads mentioning the increase in
traffic that would result from the proposed land use changes.
Commissioner Floyd stated that as of now,the owner of the
property in Area 12 may build apartments as a right of use.
Donald L.McDonald Sr.,spoke in opposition the land use plan
amendment change to Low Density Residential at Mann Road and
Wilderness Road in Area 4 based on concerns that most of the
property in the area would be renter occupied instead of owner
occupied.
I
Janet Berry suggested removing the proposed changes in Area 4 on
Mann Road and Area 9 on Sardis Road.
Commissioner Floyd talked about Area 4 and stated that it did
not develop for Single Family uses due to the difficulty of
extending sewer services to that area but also mentioned that it
was an area that needed to be filled.Commissioner Berry stated
that he supported the change in Area 4 because it would allow
for infill development to take place and help extend the sewer
lines to this area of the city.
A motion was made to remove Areas 4 and 9 from the item.The
motion was approved with a vote of 7 ayes,0 noes,and 4 absent.
A motion was made to approve the change to Suburban Office for
Area 12.The motion was approved with a vote of 7 ayes,0 noes,
and 4 absent.
A motion was made to approve the remainder of the areas in the
item as presented.The item was approved with a vote of 7 ayes,
0 noes,and 4 absent.Commissioner Norm Floyd recused on item 5.
16
February 2.,2002
ITEM NO.:12
Name:65 Street West Neighborhood Action Plan
Location:West of South University,East of I-430,South of
the Fourche Creek and North of I-30
Racauest:Approve resolution of support
Staff began working on the development of the Neighborhood
Action Plan for the 65 Street area by contacting the
Neighborhood Associations and requesting to attend their monthly
meeting.At these meetings staff introduced the ideal of a
Neighborhood Action Plan to the attendees.After initial
attempts to gain support of the neighborhood associations in the
65 Street West Neighborhood Action Plan area,Staff developed
background information on the area and distributed a survey toallresidentialaddressesinthearea.In December 2000,an
organizational meeting was held to start the neighborhood planeffort.Some two hundred forty households were invited to this
meeting.These were the households who responded to the survey
and indicated a desire for additional information from the
almost 2013 households who received surveys in October 2000.
Based on the survey results and concerns of those present at the
December meeting,topic areas were agreed to and a basic meeting
schedule was set.Each of the neighborhoods was represented in
the action planning process.Over the next ten months,the
committee met monthly spending two meetings per topic area.By
October a draft was ready for review.This document was then
taken by the neighborhood representative to the three
neighborhood associations located within the plan area,as well
as city departments and the Plans Committee of the Little Rock
Planning Commission.No comments were received from the
neighborhood groups or the Plans Committee.The departmental
comments are attached to the document in Appendix III.
A meeting was scheduled for November 2001,with all 240
households invited,to review the goals,objectives and action
statements and comment on any additions or deletions to the plan
section.The issues of most concern raised at this meeting were
the need to protect and improve the overall quality of the area.
February 2c,2002
ITEM NO.:12 (Cont.)
While most agree that this is a good area,residents want to
keep it that way.With this plan the residents want to stress
the importance of two actions,one to put in place and enforce
regulations to prevent the parking of cars and vehicles (junk)
in the front yards of homes in the area.The second is active
enforcement of building and environmental codes on both owner
and rental houses,being sure to maintain City standards.
Closely related is the desire to maintain Boyle Park as a safe
and attractive recreational facility for the area.
The committee determined the construction of Mabelvale Pike to a
36-foot roadway with a 4-foot sidewalk on the south side was the
number one priority.A close second was the realignment of
North Chicot Road at the intersection with Mabelvale Pike.
Drainage problems in the area were also a big concern.The
committee also determined preservation of the environment was
concern in which the committee should take a more active role.
The Parks and Recreation Goal list an Objective of promote
protection of natural areas,systems and urban forestryinitiatives.The action statement included specifically
identifiers how to achieve this goal.
With the highest priority issues selected the committee now is
requesting a resolution of support from the Little Rock Planning
Commi s sion .
Staff Recommendation:Approval
PLANNING COMMISSION ACTION:(FEBRUARY 28,2002)
Mr.John Honea was present representing the Neighborhood Action
Plan on behalf of the Steering Committee.There were no
objectors present.Staff presented the item with a
recommendation of support.
Mr.Honea stated the group had worked to develop the plan over a
12-month period.He stated the committee was made up of
representatives of the Meadowcliff/Brookwood,Town and County
and South Brookwood/Ponderosa Neighborhood Associations.He
stated there was also representation from the areas,which were
not "covered"by a Neighborhood Association.Mr.Honea stated
2
February 2u,2002
ITEM NO.:12 (Cont.)
the group was concerned with the current design of Mablevale
Pike as was the South Brookwood/Ponderosa Neighborhood.He
stated the roadway was a narrow roadway with deep ditches on
both sides and a hazard to travel.Mr.Honea stated there were
several areas along Mabelvale Pike,which had redeveloped,and
the city had recpxired the development to install 'c street
improvements,which also created to the hazardous condition.He
stated,if a person was not familiar with the area then the
driver could easily "drive off one of the many drop-offs"which
were a result of piece-meal widening.
Mr.Honea stated a concern for the Meadowcliff/Brookwood
residents was the park.He stated the neighborhood was
interested in routine police patrols and general maintenance of
the park.Mr.Honea stated the Town and Country Neighborhood
was most interested in the routine maintenance of the ditches.
He stated the drainage ditch which "ran-through"the subdivision
was not on a routine schedule for maintenance,which in turn
caused some flooding concerns during heavy rains.
Commissioner Berry questioned the Objective in the Action Plan
along with the Action Statements referring to Manufactured
Housing.Mr.Honea stated the group did not want any additional
manufactured housing locating in the area.Commissioner Berry
stated the statements were contrary to the City of Little Rock
and HUD policy.Ms.Cindy Dawson,Deputy City Attorney,
stated the Commission could approve the plan with a
recommendation stating that as far as the proposal was
consistent with applicable laws.
Commissioner Faust stated she could not support the statement to
not allow different housing types.She stated integrated
housing and mixed uses were important to the success of a
neighborhood.She stated another area of concern was two of
the Objectives under the Land Use and Zoning Goal.Commissioner
Faust stated,the first Objective stated to ensure the non-
residential developments be limited to areas currently reserved
for such uses on the Future Land Use Plan and the second
statement was to review the appropriateness of existing zoning
classifications in the area.Commissioner Faust stated,the
two statements contradicted themselves.
After a discussion concerning these two items the Commission
elected to defer the item indefinitely.Staff stated they would
3
February 2~,2002
ITEM NO.:12 (Cont.)
work with the neighborhood to develop a proposal,which would
not be "illegal"and still meet the desires of the neighborhood.
A motion was made to defer the item for an indefinite time
period.The motion passed 8 ayes,0 noes and 3 absent.
4
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February '8,2002
February 28,2002
There being no further business before the Commission,the
meeting was adjourned at 7:25 p.m.
Date
ecr ta Cha'n