pc_06 20 2002subLITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
JUNE 20,2002
4:00 P.M.
Roll Call and Finding of a Quorum
A Quorum was present being eight (8)in number.
II.Members Present:Judith Faust
Craig Berry
Bob Lowry
Robert Stebbins
Norm Floyd
Mizan Rahman
Bill Rector
Rohn Muse
Members Absent:Obray Nunnley,Jr.
Fred Allen,Jr.
(Open Position)
City Attorney:Steven Giles
III.Approval of the Minutes of the May 9,2002 Meeting of the
Little Rock Planning Commission.The Minutes were
approved as presented.
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
JUNE 20,2002
4:00 P.M.
I.DEFERRED ITEMS:
A.LU02-18-01 —A Land Use Plan Amendment in the Ellis Mountain Planning
District from Single Family to Multi-family located Northeast of the intersection of
Nix Road and Laurel Oaks Drive
B.American Dream Builders Short-form PD-R (Z-7211)—Located Northeast of the
intersection of Nix Road and Laurel Oaks Drive
C.LU02-16-03 —A Land Use Plan Amendment in the Otter Creek Planning District
from Single family to Low Density Residential on the west side of Heinke Road at
the Saline County Line
D.Cottages in the Pines Long-form PD-R (Z-7074)—Located on the west side of
Heinke Road approximately 1200 feet south of Johnson Road
E.Z-4343-L —C-2 to C-3 —Located on the north side of Cantrell Road,between
Ranch Drive and N.Katillus Road
F.Z-7218 —Boyle Building —Conditional Use Permit —Located 103 West Capitol
Avenue
II.NEW ITEMS:
1.Garrett Glenn Addition Replat of Lots 61 and 62 (S-24-ZZ)—Located South of
Westport Loop and North of Huntleigh Drive
2.Pinnacle Valley Subdivision Phase V Preliminary Plat (S-992-P)—Located 0.6
miles North of Cantrell Road on the Westside of Pinnacle Valley Road
3.Valley Falls Estates Revised Preliminary Plat (S-1280-G)-Located at the
Southwest corner of South Katillus Road and Forest Lane
4.Bittner Subdivision Preliminary Plat (S-1342)-Located at the Southwest
intersection of Heatherbrae Circle and Heatherstone Point
Agenda,Page Two
NEW ITEMS:(Cont.)
5.Western Foods Subdivision Site Plan Review (S-1347)-Located at 4717 Asher
Avenue
6.Nabholz Port Industrial Park Preliminary Plat (S-1343)-Located at the
Southwest corner of Zueber Road and Fletcher Road
7.Montagne Court Preliminary Plat (S-1344)-Located at the Northeast corner of
Forest Lane and South Katillus Road
8.Kemp Addition Preliminary Plat (S-1345)-Located at the Southeast corner of
Mabelvale Pike and Chicot Road
9.Calvary Baptist Church Subdivision Site Plan Review (S-1346)-Located at 1901
North Pierce Street
10.Freeway Business Park Revised Long-form POD (Z-4249-D)-Located South of
I-630 and East of Hughes Street
11,IBSEN Enterprises Revised Short-form PCD (Z-4973-C)-Located at 3021
Cantrell Road
12.Maxmart Revised Short-form PD-0 (Z-5770-B)-Located North of Cantrell Road
approximately 800 feet East of Rummell Road
13.LU02-18-03 A Land Use Plan Amendment in the Ellis Mountain Planning District
from Low Density Residential to Multi-family —Located on the south side of West
Kanis Road at Rushmore Avenue
13.1 Capitol Hills Apartments Long-form PD-R (Z-6120-E)-Located on the South side of
West Kanis Road at Rushmore Avenue
14.Pavilion Woods Office Building Beauty Salon Conditional Use Permit (Z-6749-A)
—Located at 2300 Andover Court
15.LU02-08-03 A Land Use Plan Amendment in the Central City Planning District
from Single Family to Mixed Use -Located North of West 12'"Street and West of
Thayer Street
15.1 Union Rescue Mission Short-form POD (Z-6763-A)-Located adjacent to the
Union Pacific Railroad;North of West 11'"Street and West of Thayer Street
16.Mann Long-form PD-C (Z-7232)-Located at 19400 Lawson Road
Agenda,Page Three
II.NEW ITEMS:(Cont.)
17.Hillvale Addition Short-form PD-0 (Z-7235)—Located on the Northeast corner of
Stacey Lane and Farris Road
18.Storthz Short-form PCD (Z-7233)-Located at 219 North University Avenue
June 20,2002
ITEM NO.:A FILE NO.:LU02-18-01
Name:Land Use Plan Amendment -Ellis Mountain Planning District
Location:North of the intersection of Nix Road and Coleman Street.
Receuest:Single Family to Multi-Family
Source:Rebecca Chandler,American Dream Investments
PROPOSAL /REQUEST:
Land Use Plan amendment in the Ellis Mountain Planning District from Single
Family to Multi-Family.The Multi-Family category accommodates residential
development of (10)to thirty-six (36)dwelling units per acre.This application
results from the applicant's wishes to build four duplexes.
Prompted by this Land Use Plan Amendment request,the Planning Staff
expanded the area of review southward from the applicant's property toward
Kanis Road to the existing Low Density Residential.
EXISTING LAND USE AND ZONING:
The applicant's property is vacant land currently zoned R-2 Single Family and is
approximately 0.64+acres in size.In the expanded area,zoned R-2,a house
sits immediately to the south of the applicant's property while the remainder of
the expanded area is vacant.The R-2 property to the north and east is vacant
land zoned R-2.The property to the south consists of houses on large lots
zoned R-2.The property to the west is developed with single-family houses and
is zoned R-2 Single Family.A church located on a lot to the southwest of the
applicant's property is zoned R-2 Single Family with a Conditional Use Permit for
a church and is the subject of another item on this agenda.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On July 3,2001 changes were made from Low Density Residential,
Neighborhood Commercial,and Mixed Office Commercial in an area bounded by
Bowman Road,Panther Creek,Cooper Orbit Road,and Brodie Creek starting
about '/4 of a mile southwest of the applicant's property.
On February 15,2000 a change was made form Single Family to Low Density
Residential at Westglen Drive and Gamble Road about '/4 of a mile southeast of
the application area.
On March 2,1999 multiple changes were made from Transition,Neighborhood
Commercial,Multi-Family,Low Density Residential,Suburban Office,and Mixed
Office Commercial to Single Family,Low Density Residential,Suburban Office,
Mixed Office Commercial,Park/Open Space,Service Trades District,
June 20,2002
SUBDIVISION
ITEM NO:A Cont.FILE NO.:LU02-18-01
Commercial,and Community Shopping along Kanis Road within a 1 mile radius
of the property in question.
The applicant's property,as well as all of the rest of the expanded area,is shown
as Single Family on the Future Land Use Plan.The properties to the west,north,
and east are shown as Single Family,while the property to the south is shown as
Low Density Residential.
MASTER STREET PLAN:
Nix Road is a Residential Street with open drainage and is not built to standard.
Laurel Oaks Drive is a Residential Street built to standard.Half street
improvements may be required to upgrade Nix Road to a Residential Street
through the installation of curb and gutters.Two platted undeveloped street
right-of-ways are adjacent to the applicant's property.Coleman Street and Farris
streets are un-built residential streets.Both streets will be subject to
improvements unless the right-of-way for either,or both,streets is abandoned.
There are no bikeways shown on the Master Street Plan that would be affected
by this amendment.
PARKS:
The Little Rock Parks and Recreation Master Plan of 2001 shows that the
applicant's property is located in a service deficit area.Park facilities would need
to be developed to provide adequate park and open space areas to serve the
area covered by this amendment and surrounding areas.
HISTORIC DISTRICTS:
There are not any historic districts near-by that would be affected by this
amendment.
Ci Reco nized Nei hborhood Action Plan:
The applicant's property lies in the area covered by the Rock Creek
Neighborhood Action Plan.The Residential Development goal listed an action
statement of requiring that city staff ensure both single-family and multi-family
uses in newly developing areas,while allowing the multi-family to act as a buffer
between single family and office.The Office and Commercial Development Goal
contained an objective of encouraging the adoption of a plan for Kanis Road.An
action statement recommended the aggressive use of Planned Zoning Districts
to insure that new developments would be compatible with the existing
2
June 20,2002
SUBDIVISION
ITEM NO.:A Cont.FILE NO.:LU02-18-01
neighborhood.The Rock Creek Neighborhood Action Plan is due for an update
study.
ANALYSIS:
The applicant's property lies in an area that is characterized by mostly vacant
property located between Nix and Gamble Road.A few houses are located on
Nix Road.Most of the developed property is located in the Parkway Place
subdivision and is not oriented towards Nix Road.
The current land use pattern in the area places the more intense land uses at the
edge of the neighborhood along Kanis Road,W.Markham Street,and Chenal
Parkway.The higher density residential areas serve as a buffer between the
Single Family and non-residential uses to the north.Most of the Multi-family area
is built out to capacity at the Shadow Lakes Apartments.In contrast,most of the
land shown as Low-Density Residential remains vacant.Extra land shown as
Multi-family could allow for the development of more housing at Multi-Family
densities at the expense of land shown as Single Family.This amendment
would not effect the availability of exiting Low-Density Residential land,nor would
it increase the availability of land for housing that is not Multi-Family or Single
Family.However,even though this amendment would reduce the amount of land
shown as Single Family,there will still be land shown as Single Family available
for development north of the applicant's property and east of Gamble Road.
Approval of Multi-Family will place a small area,less than two-thirds of an acre,
of Multi-Family in a location that is surrounded by a large area shown as Single
Family.
The applicant's property is also located in the area that was covered by the Kanis
Road Study.The current land uses along Kanis Road are the result of
recommendations made in that study.The current pattern of development
places the more intense Multi-Family and Low Density Residential uses at
locations accessed by Collector and Minor Arterial Streets.This application
would introduce an area shown as Multi-Family accessed solely from a
Residential Street.Depending on the resolution of right-of-way abandonment
issues,this application could introduce an area shown as Multi-Family accessed
solely from one Residential Street.Regardless of the outcome of the
abandonment issues,all of the access to the property will be from Residential
streets.
The issues concerning the construction,or abandonment,of Coleman and Farris
Streets could also effect not only the development of the applicant's property,but
also the future development of neighboring properties.If future development
takes place on property located between Nix and Gamble Roads,adequate
3
June 20,2002
SUBDIVISION
ITEM NO A Cont.FILE NO.:LU02-18-01
access would need to be provided to those properties.Coleman and Farris
streets could provide access to future developments,or else future streets will
need to be developed to provide access to potential developments.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations:Gibraltar/Pt.
West/Timber Ridge,Parkway Place Property Owners Association,and Spring
Valley Manor Property Owners Association.Staff has received two comments
from area residents.None are in support,both were neutral.
STAFF RECOMMENDATIONS:
Staff believes that the change to Multi-Family is not appropriate at this time.With
an impending review of a City Recognized Neighborhood Action Plan,this
change would be premature.
PLANNING COMMISSION ACTION:(MAY 9,2002)
The item was placed on the consent agenda for deferral to the June 20,2002
Planning Commission meeting.A motion was made to approve the consent
agenda and was approved with a vote of 10 ayes,0 noes and 1 absent.
PLANNING COMMISSION ACTION:(JUNE 20,2002)
The item was placed on the consent agenda for deferral to the August 8,2002
Planning Commission meeting.
A motion to approve the consent agenda was made and approved.The item
was deferred with a vote of 7 ayes,0 noes,3 absent,and 1 open position.
4
June 20,2002
ITEM NO.:B FILE NO.:Z-7211
NAME:American Dream Builder's Short-form PD-R
LOCATION:Northeast of the intersection of Laurel Oaks Drive and Nix Road
DEVELOPER:ENGINEER:
American Dream Builders,Inc.Carter Burgess
18 Misty Court 10809 Executive Center
Little Rock,AR Suite 204
Little Rock,AR 72211
AREA:0.64 Acre NUMBER OF LOTS:4 FT.NEW STREET:0
CURRENT ZONING:R-2,Single-family
ALLOWED USES:Single-family residential
PROPOSED ZONING:PD-R
PROPOSED USE:Condominium Development
VARIANCESNVAIVERS REQUESTED:None requested.
A.PROPOSAL/REQUEST:
The applicant proposes to develop four buildings of two-unit condominiums.The
applicant proposes the units to be two story units and each duplex will be
attached by the garage.The future sale of these units will be under a horizontal
property regime.Each of the units will contain between 1400 —1526 square feet
and be 3 bedroom,2.5 baths and a two car garage.
The applicant is proposing 6-foot set backs between the buildings and a 16-foot
access and utility easement to serve the development.Access for all the units
will be taken from Nix Road.
June 20,2002
SUBDIVISION
ITEM NO.:B Cont.FILE NO.:Z-7211
The applicant proposes to replat the four lots into one lot as a part of this
process.Also included in the application is the request for right-of-way
abandonment.The applicant is requesting the abandonment of the alley right-of-
way between Lots 7 and 8 and Lots 9 and 10.The applicant is also requesting
Coleman Street,an undeveloped city street,right-of-way be abandoned south of
Lots 8 and 9 and Farris Street,east of Lots 9 and 10,right-of-way be abandoned.
The applicant is in the process of securing the right-of-way abandonment for the streets
and alleyways.The applicant has requested this item be deferred until the process of
abandonment of the street,alleyways and the utility easements has been finalized.
PLANNING COMMISSION ACTION:(MAY 9,2002)
The applicant was not present.There were no objectors present.Staff stated the
applicant had submitted a request for deferral to the June 20,2002 Public Hearing to
allow a request for alley and street closures to be heard simultaneously with the
rezoning request.Staff stated they were supportive of the request for deferral to the
June 20,2002 Public Hearing.
There was no further discussion.The item was place on the consent agenda for
deferral by a vote of 10 ayes,0 noes and 1 absent.
PLANNING COMMISSION ACTION:(JUNE 20,2002)
The applicant was not present and there were no objectors present.Staff stated the
applicant was still working to secure the street and alley closures related to the
application.Staff recommended the application be deferred to the August 8,2002
Public Hearing.
There was no further discussion.A motion was made to place the application on the
agenda for consent deferral.The motion passed 7 ayes,0 noes,3 absent and 1 vacant
position.
2
June 20,2002
ITEM NO 'FILE NO.:LU02-16-03
Name:Land Use Plan Amendment -Otter Creek Planning District
Location:West side of Heinke Road and south of the Proposed Minor Arterial
-County Line Extension
Recluest:Single Family to Low Density Residential
Source:Rolling Pines Limited Partnership
PROPOSAL I REQUEST:
Land Use Plan amendment in the Otter Creek Planning District from Single
Family to Low Density Residential.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 acre.The applicant filed a rezoning to develop the property for
apartments to accommodate senior citizens.
EXISTING LAND USE AND ZONING:
The property is vacant wooded land currently zoned R-2 Single Family and is
approximately 5.34+acres in size.The neighboring property to the north and
west is vacant land zoned R-2 Single Family.The land to the east consists of
three houses located on large lots lying outside city limits in an area that is not
zoned.The land to the south lies in Saline County and is not zoned but is
developed with large lot housing along Joanne Lane.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On April 2,2002 a change was made from Single Family to Neighborhood
Commercial north of Johnson Road at the proposed route of the South Loop
about a "l~mile north of the applicant's property.
On January 2,2002 multiple changes were made from Area For Future Study to
Single Family,and Public Institutional about 1 mile east of the amendment area.
The applicant's property is shown as Single Family on the Future Land Use Plan.
All of the property to the west,north,and east is shown as Single Family,while
the property to the south lies outside the planning boundary in Saline County.
The Shannon Hills Comprehensive Development Plan shows the area
immediately south of the subject property and west of Heinke Road as Urban
Density Residential —which roughly corresponds to our Single Family category on
our Land Use Plan.The land in Saline County south of the subject property and
June 20,2002
SUBDIVISION
ITEM NO.:C Cont.FILE NO.:LU02-16-03
east of Heinke road is outside both planning boundaries.
MASTER STREET PLAN:
Heinke Road is shown as a Collector Street on the Master Street Plan.Heinke
Road is currently built as a two-lane rural road and is not built to standard and
has a paved width of 16 feet +with drainage provided by open ditches.There is
an east-west Proposed Minor Arterial shown from Vimy Ridge Road to the
proposed South Loop which will require a 90 foot cross section for right-of-way
that will abut this property to the northwest.This roadway is referred to as
"County Line Extension".There are no bikeways shown on the Master Street
Plan,which would be affected by this amendment.Development of this property
would be subject to half street improvement requirements on Heinke Road and
the County Line Extension.
PARKS:
The Little Rock Parks and Recreation Master Plan of 2001 shows that the
applicant's property is located in a service deficit area.Park facilities would need
to be developed to provide adequate park and open space areas to serve the
area covered by this amendment as well as surrounding areas.
HISTORIC DISTRICTS:
There are not any historic districts near-by that would be affected by this
amendment.
Ci Reco nized Nei hborhood Action Plan:
The property under review is not located in an area covered by a City of Little
Rock recognized neighborhood action plan.
ANALYSIS:
The applicant's property is an isolated piece of property located immediately
outside the city limits inside Pulaski County at the Saline County line
characterized by rural patterns of development.This property is also the subject
of an impending annexation vote at the May 21"Board of Directors meeting.
Most of the houses in the area are located in subdivisions at least 1/1 0'f a mile
away and face side streets.There are a few houses on larger lots that face
Heinke Road.A change to Low Density Residential would allow for an increase
2
June 20,2002
SUBDIVISION
ITEM NO.:C Cont.FILE NO.:LU02-16-03
in the density of the residential development of the area.Due to the low density
of the current development,Low Density Residential will substantially increase
the perceived density of residential uses in this area.
An increase in density will have an effect on area traffic by increasing the number
of trips generated in the area,increasing the use of Heinke Road.An additional
result of higher density could also increase the demand for utilities in the area
and place an extra burden on existing water,sewage,drainage,and electrical
lines in the area.The current utilities are designed to service the current
residential uses in the area and may need improvement to carry the extra burden
of higher density housing.However,higher density housing developments
generally have fewer occupants per unit and therefore have less impact per
dwelling unit on public services.
The Proposed Minor Arterial route shown on the Master Street Plan generally
follows the right-of-way of the abandoned railroad bed.The narrow width of
Heinke Road will require improvements that will affect the square footage
available for development.The right-of-way issues will also affect the placement
of current and future utilities needed to serve future development of this property.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations:Alexander Road
Neighborhood Association,Meyer Lane Neighborhood Association,Otter Creek
Homeowners Association,Quail Run Neighborhood Association,and Rolling
Pines Neighborhood Association.Staff has not received comments from area
residents.
STAFF RECOMMENDATIONS:
Staff believes this change is appropriate.Due to the homogenous nature of the
housing in this area,a change to Low Density Residential would diversify the
types of residential land uses available for this area.
PLANNING COMMISSION ACTION:(MAY 9,2002)
The item was placed on the consent agenda for deferral to the June 20,2002
Planning Commission meeting.A motion was made to approve the consent
agenda and was approved with a vote of 7 ayes,0 noes and 4 absent.
3
June 20,2002
SUBDIVISION
ITEM NO C Cont.FILE NO.:LU02-16-03
PLANNING COMMISSION ACTION:(JUNE 20,2002)
Brian Minyard,City Staff,made a brief presentation to the commission.Donna
James made a presentation of item D so the discussion could coincide with the
discussion for item C.See item D for a complete discussion concerning the Long
—form Planned Development -Residential.
Mr.Tommy Hodges,representative of the applicant,spoke on behalf of the
application and gave a description of the proposed development.
A motion was made to approve the item as presented.The item was approved
with a vote of 8 ayes,0 noes,2 absent and 1 open position.
4
June 20,2002
ITEM NO.:D FILE NO '-7074
NAME:Cottages in the Pines Long-form PD-R
LOCATION:On the West side of Heinke Road approximately 1,200 feet South of
Johnson Road.
DEVELOPER:ENGINEER:
Rolling Pines Limited Partnership McGetrick &McGetrick Engineers¹2Otter Creek Circle 319 President Clinton Avenue
Little Rock,AR 72210 Little Rock,AR 72201
AREA:5.340 Acres NUMBER OF LOTS:1 FT.NEW STREET:0
CURRENT ZONING:Not Zoned.(The applicant has applied for annexation to the City
of Little Rock.The Public Hearing has been set for May 21,2002.)
PROPOSED ZONING:PD-R
PROPOSED USE:Multi-family housing
VARIANCESNVAIVERS REQUESTED:None requested.
A.PROPOSAL/REQUEST:
The applicant proposes the placement of 14 four-plex buildings (a total of
56-units)and a 61-foot by 30-foot clubhouse on this 5.340-acre site.The
applicant has indicated he plans to develop the site as two bedroom four-plex
apartments for empty nesters and persons fifty years of age plus.Each building
will be 3825 square feet (76.5 feet by 50 feet)with each unit being approximately
950 square feet.The development includes the placement of 110 parking
spaces with a single access from Heinke Road.
June 20,2002
SUBDIVISION
ITEM NO.:D Cont.FILE NO.:Z-7074
B.EXISTING CONDITIONS:
The site is a vacant heavily wooded site adjacent to an abandoned railroad right-
of-way.The area to the east is single-family with what appears to be an old
salvage yard.North of the site is a wastewater utility pump station.Other uses
in the area include a mix of single-family and manufactured housing scattered
along Heinke Road and the roads,which feed onto Heinke Road.Heinke Road
is an unimproved roadway with no shoulders and deep ditches on both sides.
C.NEIGHBORHOOD COMMENTS:
As of this writing staff has received several phone calls both in favor and
opposition of the proposed application.All property owners within 200 feet,all
residents within 300 feet of the site who could be identified and the Shilo,Rolling
Pines and Southwest Little Rock United for Progress Neighborhood Associations
were notified of the Public Hearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Existing topographical information at maximum 5-foot contour interval and
the 100-year base flood elevation will be required prior to completion of a
detailed review.
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:A sewer main extension will be required,with easements,if service
is required for the project.Capacity Analysis required,contact Little Rock
Wastewater Utility at 376-2903 fore details.
ENTERGY:No comment received.
ARKLA:Approved as submitted.
Southwestern Bell:No comment received.
Water:A development fee will be assessed in addition to normal charges for
water connections to this project.This fee will range from $2600 for 6"
connection to $4400 for 10"connection.The LRFD needs to evaluate this
site to determine whether additional public and/or private fire hydrants(s)will
be required.Contact Marie Dugan for additional details at 992-2438.
2
June 20,2002
SUBDIVISION
ITEM NO.:D Cont.FILE NO.:Z-7074
~Fire be artment:Maintain a 20-foot drive between buildings.Place fire
hydrants per code.Contact the Dennis Free at the Little Rock Fire
Department for additional information at 918-3752.
CountOPlanning:No comment received.
CATA:No comment received.
F.ISSUES/TECHNICAL/DESIGN:
~Ptannin Civision:
This request is located in the Otter Creek Planning District.The Land Use Plan
shows Single Family for this property.The applicant has applied for a Planned
Residential Development for a special population multi-family development.A
Land Use Plan amendment for a change to Low Density Residential is a
separate item on this agenda (LU02-16-03 Item ¹7).
Cit Reco nized Nei hborhood Action Plan:
The property under review is not located in an area covered by a City of Little
Rock recognized Neighborhood Action Plan.
Landsca e Issues:
1.Areas set aside for buffers and landscaping meet with ordinance
requirements.
2.An irrigation system to water landscaped areas will be required.
3.Prior to a building permit being issued,it will be necessary to provide an
approved landscape plan stamped with the seal of a registered landscape
architect.
~Buildin Codes:No comment.
G.SUBDIVISION COMMITTEE COMMENT:(April 18,2002)
Mr.Pat McGetrick,McGetrick and McGetrick Engineers,was present
representing the application.Staff briefly described the proposed zoning request,
Staff stated the site was the location of the annexation request from the April 11,
2002 Planning Commission Public Hearing.Staff stated the applicant had
applied for a residential development for elderly housing,Staff stated elderly
housing was a use defined in the Zoning Ordinance and specifically outlined
requirements with regard to parking etc.
3
June 20,2002
SUBDIVISION
ITEM NO.:D Cont.FILE NO.:Z-7074
Mr.McGetrick stated the parking ratio was 2 to 1 whereas multi-family was 1.5 to
1.Mr.Jim Lawson,Director of Planning and Development,stated the applicant
should consider defining the development as multi-family and not elderly
housing.
Public Works comments were addressed.Staff questioned the alignment of the
proposed County Line Road.Staff stated this was an issue that must be
resolved prior to the application proceeding to the full Commission.Staff stated if
the alignment was in fact the abandoned railroad right-of-way,then platted-
building lines on the rear of the property would need to be adjusted.Mr.
McGetrick stated he would work with Public Works to determine the alignment of
the roadway prior to the Commission meeting.
Public Works requested the applicant a submit topographical survey and a storm
water detention plan.Staff also stated the maximum driveway width would be
30-feet and the pull in must be increased to 75-feet.The applicant indicated he
would remove the island rather than increase the depth to 75-feet.Staff stated
the ordinance was worded such that the Planning Commission may require a
maximum driveway width of 30-feet.
After the discussion the Committee forwarded the Planned Development to the full
Commission for final action.
~Staff U date:
The applicant met with Public Works Staff and Planning Staff on April 23,2002
concerning the alignment of the proposed County Line Road.Public Works Staff
has determined the roadway will either follow the existing railroad right-of-way or
will be north of the railroad right-of-way and will not affect this site.
H.ANAI YSIS:
The applicant submitted a revise plan to Staff on April 24,2002 addressing most
of the issues raised by Staff and the Subdivision Committee.The applicant has
indicated the drive to be a 36-foot driveway,stated any site lighting will be low
level and directed away from residentially zoned property and located the
handicapped parking stalls and accessibility.
The applicant has met with Public Works and Planning Staff and resolved the
issues of the Master Street Plan.The proposed minor arterial,County Line
Road,will travel north of the site along the abandoned railroad right-of-way or
north of the right-of-way.The property owner has indicated he currently owns
the property on both sides of the abandoned railroad and is willing to donate
right-of-way for the proposed roadway.
4
June 20,2002
SUBDIVISION
ITEM NO D Cont FILE NO.:Z-7074
The applicant has indicated a single ground-mounted sign to be located adjacent
to Heinke Road in the 25-foot building setback.The sign is proposed to be within
the allowable square footage for a multi-family development (not to exceed 24-
feet in sign area).
The applicant is proposing the development to be primarily housing for empty
nesters and persons fifty years of age and older.The parking proposed is more
than adequate to meet the parking minimum for a multi-family development (110
parking spaces proposed -84 parking spaces required).
The development,56 units on 5.34 acres,is consistent with Low Density
Residential.The site is located adjacent to a proposed Minor Arterial,County
Line Road,which,when built,will offer choices for connectivity throughout the
City.Although,Heinke Road is a substandard roadway,development within the
City has occurred on numerous occasions on substandard roadways.If the City
were to limit development to areas with adequate infrastructure,development
would be limited.Staff is supportive of the request to allow a Planned
Residential Development to occur for Cottages in the Pines Short-form PD-R.
Otherwise,to Staff's knowledge,there are no outstanding issues associated with
the proposed zoning request.
I.STAFF RECOMMENDATION:
Staff recommends approval of the proposed Planned Development for Cottages
in the Pines Short-form PD-R subject to the conditions outlined in Paragraphs D,
E and F of this report.
PLANNING COMMISSION ACTION:(MAY 9,2002)
Mr.Pat McGetrick,McGetrick and McGetrick Engineers,was present representing the
application.There were several objectors present.The Chairman stated since there
were fewer than nine (9)Commissioners present the applicant had the option of a
deferral.
A motion was made to defer the item to the June 20,2002 Public Hearing.The motion
was approved by a vote of 7 ayes,0 noes and 4 absent.
PLANNING COMMISSION ACTION:(JUNE 20,2002)
Mr.Tommy Hodges,the applicant,and Mr.Pat McGetrick of McGetrick and McGetrick
Engineers were present representing the application.There was one objector present.
5
June 20,2002
SUBDIVISION
ITEM NO.:D Cont.FILE NO.:Z-7074
Staff presented the item with a recommendation of approval.Staff stated the applicant
had revised the site plan to include ten (10)buildings of four-plex units and not the
previous fourteen (14)buildings.
Mr.Hodges gave a brief description of the project indicating the development would be
primarily for elderly housing.
Mr.Mark Dixon spoke in opposition of the proposal.He stated his concerns were the
elevation of the site.He stated the site was low and the proposed development could
create problems with drainage.He stated the site had long been used as a dumping
site and he was concerned with toxic materials,which were possibly located on the site.
He stated traffic was another concern.Mr.Dixon stated his primary concern was with
the effect the development would have on property values in the area.
Commissioner Floyd questioned if the funds the developer would pay to widen Heinke
Road could be in the form of an in-lieu contribution which could then be used to develop
Heinke Road from Johnson Road to the site.
Mr.Steven Giles,Deputy City Attorney,stated the question would then be off-site
improvements.He stated if the applicant offers this form of payment for street
improvements then the Commission could accept the in-lieu funding of road
improvements as a condition the applicant placed on themselves and not a Commission
imposed condition.
Commissioner Rector stated the development would be required to detain the storm
water and an environmental assessment would be required from the Environment
Protection Agency prior to the start of construction.
There was no further discussion.A motion was made to approve the proposed planned
development as filed subject to compliance with the conditions outlined in the "staff
recommendation"above.The motion passed by a vote of 7 ayes,1 noe,2 absent and
1 vacant position.
6
June 20,2uu2
ITEM NO 'FILE NO Z-4343-L
Owner:FCC Tract A Partnership
Applicant;White-Daters and Associates
Location;North side of Cantrell Road,between Ranch Drive and N.
Katillus Road
Request:Rezone from C-2 to C-3
Purpose:Future commercial development
Size;8.04 acres
Existing Use:Undeveloped
SURROUNDING LAND USE AND ZONING
North —Leisure Arts commercial development;zoned PCD
South —Single family residences and vet clinic across Cantrell Road;
zoned R-2
East —Convenience store (NW corner of Cantrell Road and N.Katillus
Road);zoned PCD and single family residences and undeveloped
property across N.Katillus Road;zoned R-2
West —Cingular office building across Ranch Drive;zoned 0-3
A.PUBLIC WORKS COMMENTS:
No Comments on zoning action.
B.PUBLIC TRANSPORTATION ELEMENT:
The site is located on CATA Bus Route 25,Highway 10 Express Route.
June 20,2uu2
SUBDIVISION
ITEM NO.:E Cont.FILE NO.:Z-4343-L
C.PUBLIC NOTIFICATION:
All owners of property located within 200 feet of the site,all residents
within 300 feet who could be identified and the Maywood Manor,Johnson
Ranch and Bayonne Place Neighborhood Associations were notified of
the rezoning request.
D.LAND USE ELEMENT:
This request is located in the Pinnacle Planning District.The Land Use
Plan shows Commercial for this property.The applicant has applied for a
zone change from C-2 Shopping Center to C-3 General Commercial to
develop the property for general commercial uses.
Cit Reco nized Nei hborhood Action Plan:
The property under review is not located in an area covered by a City of
Little Rock recognized neighborhood action plan.
E.STAFF ANALYSIS:
The request before the Commission is to rezone this undeveloped,grass-
covered,8.04 acre tract from "C-2"Shopping Center District to "C-3"
General Commercial District.The property owner recently filed a
preliminary plat for this property (also on this agenda),which proposes to
subdivide the site into five (5)lots for future commercial development.
The lots range in size from approximately 0.43 acre to approximately 1.67
acres.Based on the fact that the minimum lot size for C-2 zoned property
is five (5)acres,the applicant requests to rezone the site from C-2 to C-3.
The 8.04 acre tract is located in an area of mixed uses and zoning.There
is a convenience store located at the northwest corner of Cantrell Road
and N.Katillus Road,with a recently approved bank development to be
located at the northeast corner of Cantrell Road and Ranch Drive.The
Leisure Arts commercial development is located immediately north of the
site and the Cingular office building is located to the west.There are
single family uses and undeveloped property located across N.Katillus
Road to the east and across Cantrell Road to the south.The proposed
C-3 zoning is compatible with uses and zoning in the area.
The Pinnacle Planning District Land Use Plan recommends Commercial
for this site.The existing Commercial designation is a more appropriate
designation for a smaller lot commercial development.The applicant's
requested C-3 zoning and preliminary plat will continue this pattern of
2
June 20,2002
SUBDIVISION
ITEM NO.:E Cont.FILE NO.:Z-4343-L
development,as initiated by the existing convenience store and future
bank within this area of commercial.Staff believes the C-3 zoning for this
8.04 acre tract meets the intent of the Plan.
F.STAFF RECOMMENDATION:
Staff recommends approval of the requested C-3 zoning.
PLANNING COMMISSION ACTION:(MAY 23,2002)
Tim Daters was present,representing the application.There were no objectors
present.Jim Lawson,Director of Planning and Development,explained the
notification issue associated with this item.He noted that the applicant did the
notices to surrounding property owners as required,using a certified abstract list.
He noted that the abstract list used by the applicant was incorrect and did not
include all property owners within 200 feet.There was a brief discussion of this
issue.
Commissioner Nunnley asked what the purpose of the notification process was.
Cindy Dawson,City Attorney,noted that it was to notify property owners within
200 feet of a site of a rezoning request.
Mr.Lawson noted that the associated preliminary plat for this property had no
variances.Mr.Daters noted that he would like for the Commission to approve
the plat,but could defer the rezoning request.
Mr.Lawson noted that three (3)neighborhood associations and residents within
300 feet of the site were notified of the rezoning request by the Planning Staff.
The Commission then voted and approved the associated preliminary plat
application (Item D.on the agenda).
A second motion was made to defer this rezoning application to the June 20,
2002 agenda,so that the applicant could obtain an accurate abstract list and
notify all property owners within 200 feet of the site.The motion passed by a
vote of 9 ayes,0 nays and 2 absent.The application was deferred.
PLANNING COMMISSION ACTION:(JUNE 20,2002)
The applicant was present.There were no objectors present.Staff informed the
Commission that the applicant had completed the required notification to property
3
June 20,20U2
SUBDIVISION
ITEM NO:E Cont.FILE NO.'-4343-L
owners within 200 feet of the site.Staff presented the item and a
recommendation of approval.
The applicant offered no additional comments.
The Chairman 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 7 ayes,0 nays,3 absent and 1 open
position.
4
June 20,200
ITEM NO.:F FILE NO.:Z-7218
NAME:Boyle Building Conditional Use Permit
LOCATION:103 West Capitol Avenue
OWNER/APPLICANT:Bayle Realty Company/Joel I edbetter
PROPOSAL:A conditional use permit is requested to allow for use of a
portion of the existing,UU zoned Boyle Building as
commercial storage.
ORDINANCE DESIGN STANDARDS:
1.SITE LOCATION:
The site is located at the southwest corner of Main Street and Capitol Avenue.
2.COMPATIBILITY WITH NEIGHBORHOOD;
The Boyle Building is a landmark structure located on one of the most important
intersections in the City;Capitol Avenue and Main Street.The blocks
surrounding the site contain a variety of uses,primarily office and financial
institutions.There are several properties that are in need of attention.Staff is
concerned that allowing this industrial storage use would be detrimental to efforts
to continue the revitalization of the core of the City.
All owners of property located within 200 feet of the site,all residents within 300
feet who could be identified and the Downtown Neighborhood Association were
notified of this request.
3.ON SITE DRIVES AND PARKING:
The site has no parking.The building occupies the entirety of the property.The
Urban Use District does not require on-site parking.Loading and unloading is
proposed to take place off of the alley on the west side of the building.Recessed
dock-high doors may be cut into the building at alley level.Typical truck size will
range from vans to intermediate sized cube trucks.
4.SCREENING AND BUFFERS:
No Comments.
5.PUBLIC WORKS COMMENTS:
No Comments.
1
June 20,2002
SUBDIVISION
ITEM NO.:F Cont.FILE NO.:Z-7218
6.UTILITY FIRE DEPT.AND CATA COMMENTS:
Wastewater:Sewer available,not adversely affected.
Entergy:Approved as submitted.
Reliant:Approved as submitted.
Southwestern Bell:No Comment received.
Water:Contact Central Arkansas Water regarding fire and domestic water
requirements for this building.Due to the nature of the processes used in this
facility,installation of an approved reduced pressure zone backflow preventer
assembly prior to the first outlet will be required on the domestic water
service.Contact Carroll Keatts,Central Arkansas Water's Cross Connection
Program Administrator at 992-2431.
Fire Department:Approved as submitted.
~Count Plennin:No Comments.
CATA:No Comments received.
SUBDIVISION COMMITTEE COMMENT:(MAY 2,2002)
The applicant was not present.Staff informed the Committee that the applicant was
considering deferring the item one meeting.Staff presented the item and noted that
additional information was needed regarding the specific storage activity being
proposed,the area of the building being proposed for storage,loading and unloading
procedure and signage.Staff questioned if this would be a permanent use or a
"holding"use.
Water Utility Comments were noted.There were no other issues discussed.
The Committee forwarded the item to the full Commission for final disposition.
STAFF ANALYSIS:
A conditional use permit is requested to allow for use of a portion of the UU,Urban Use,
zoned Boyle Building as commercial storage.The applicant proposes to use up to
60,000 square feet (6-7 floors)of this 12-story building for "Light Commercial Storage".
The applicant describes potential storage uses as document storage (records and files),
self-storage and general business dry storage.Loading and unloading will take place in
2
June 20,200
SUBDIVISION
ITEM NO.:F Cont.FILE NO.:Z-7218
the alley,west of the building.Recessed dock-high doors may be cut into the building
at alley level.The commercial storage is proposed for the lower floors of the building,
including the area that was previously occupied by the M.M.Cohn Company.The
applicant states the property will probably be redeveloped in the future;that the
commercial storage use of the building will most likely be less than five (5)years,but
could become long-term depending on market conditions.
Staff is not supportive of the requested C.U.P.The Boyle Building is an historic,12-
story structure located on one of the most important intersections in the City.Capitol
Avenue is the State's ceremonial corridor,ending at the front steps of the State Capitol.
Main Street,although having fallen on "hard-times"in the recent past,is on the rebound.
New development includes the DHS office project and the rehabilitation of the Center
Theater,The recently adopted Main Street Corridor Plan envisions redevelopment of
this primary street;connecting the established activity nodes currently located at
Markham,8'"and 13'"Streets with new residential and office/commercial uses.Staff is
concerned that converting the Boyle Building into a multi-story mini warehouse could
hamper those plans.At the very least,the applicant's proposal does nothing toward
furthering the goal of revitalizing this core area with a vibrant mix of residential,office
and commercial uses.
STAFF RECOMMENDATION:
Staff recommends denial of the application.
STAFF UPDATE:
On May 1,2002,the applicant requested that this item be deferred.Staff recommends
that the item be deferred to the July 11,2002 meeting.
PLANNING COMMISSION ACTION:(MAY 23,2002)
The applicant was not present.There were no objectors present.Staff informed the
Commission that the applicant had requested that the item be deferred to the June 20,
2002 meeting.
There was no further discussion.The item was placed on the Consent Agenda and
deferred to the June 20,2002 meeting.The vote was 9 ayes,0 noes and 2 absent.
3
June 20,2002
SUBDIVISION
ITEM NO.:F Cont.FILE NO '-7218
PLANNING COMMISSION ACTION:(JUNE 20,2002)
The applicant was present.There were no objectors present.Staff informed the
Commission that the applicant,on June 18,2002,had requested that the item be
deferred.The reason offered for the deferral was the applicant's desire to work with
staff and to possibly modify the proposal.There was no further discussion.
A motion was made to waive the Commission's Bylaws to accept the late request for
deferral.The motion was approved by a vote of 6 ayes,0 noes,3 absent,1 open
position and 1 recusal (Rector).
The item was placed on the Consent Agenda and approved for deferral to the
August 8,2002 meeting by a vote of 6 ayes,0 noes,3 absent,1 open position and
'
recusal (Rector).
4
June 20,2002
ITEM NO:1 FILE NO.:S-24-ZZ
NAME:Garrett Glenn Addition Replat of Lots 61 and 62
LOCATION:South of Westport Loop and north of Huntleigh Drive
DEVELOPER:ENGINEER:
A.S.Rosen &Associates Ollen Dee Wilson
9101 Rodney Parham Road 2523 North Willow
Little Rock,AR 72205 North Little Rock,AR 72114
AREA:0.652 acres NUMBER OF LOTS:3 FT.NEW STREET:0
CURRENT ZONING:R-2,Single-family
PLANNING DISTRICT:19
CENSUS TRACT:42.07
VARIANCESNVAIVERS REQUESTED:None requested.
A.PROPOSAL:
The applicant proposes to subdivide two previously platted lots into three single-
family residential lots.The lots will be accessed from Westport Road,a now
through street,connecting to Huntleigh Drive.Each lot meets the minimum
requirements for lot size as required by the Subdivision Ordinance with the
average lot size being 0.22 acres.
B.EXISTING CONDITIONS:
The site is vacant and cleared with a significant slope from the street to the rear
of the lots.All lots adjacent to the site back up to a ravine used for drainage.
The area is hilly with steep grades on the roadways.The area is predominately
single-family with large areas of vacant lands zoned single-family.The
subdivision itself has several vacant lots,although,there are new homes under
construction in the area.
June 20,2002
SUBDIVISION
ITEM NO.:1 FILE NO '-24-ZZ
C.NEIGHBORHOOD COMMENTS:
As of this writing staff has not received any comment from the neighborhood.
The Hillsborough,the Pleasant Valley,the St.Charles,the Carriage Creek and
the Marlow Manner Property Owners Associations and the abutting property
owners were notified of the Public Hearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No Comment.
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer service line not provided for Lot 60R.The owner of the lot
will be responsible for tapping sewer main and providing service to the lot.
Contact Little Rock Wastewater at 376-2903 for additional details.
ENTERGY:No comment received.
ARKLA:Approved as submitted.
Southwestern Bell:No comment received.
Water:No objection.
FFire De Fartmerlt:Approved as submitted.
~Count Piannin:No comment received.
CATA:Site is not located on a dedicated bus route and has no effect on bus
radius,turnout and route.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:No comment.
~Landsca e:No comment.
G.SUBDIVISION COMMITTEE COMMENT:May 30,2002
The applicant was not present.Staff stated there were minor details needed on
the preliminary plat,(source of title,average lot size,total number of lots,source
of water and wastewater disposal).Staff stated they would contact the applicant
2
June 20,2002
SUBDIVISION
ITEM NO 'FILE NO S-24-ZZ
and request the additional information be furnished prior to June 5,2002.
With no further discussion,the Committee then forwarded the proposed
preliminary plat to the full Commission for final action.
H.ANALYSIS:
The applicant furnished to staff the revised preliminary plat indicating the
additional requested information on June 3,2002.The applicant has shown the
vicinity map to scale,the source of title,the requested contours and the property
owners names to the south of the proposed plat.The proposed plat meets
minimum Subdivision Ordinance requirements with regard to minimum lot size,
building setback and required street frontage.The proposed preliminary plat is
similar to the neighboring lots and of the subdivision.
Otherwise,to staff's knowledge,there are no outstanding issues associated with
the proposed preliminary plat.Staff recommends approval of the proposed
preliminary plat as filed.
I,STAFF RECOMMENDATIONS:
Staff recommends approval of the preliminary plat as submitted subject to
compliance with the conditions outlined in paragraphs D,E and F of this report.
PLANNING COMMISSION ACTION:(JIJNE 20,2002)
The applicant was not present and there were no objectors present.Staff stated the
applicant failed to notify abutting property owners of the Public Hearing as required by
the Planning Commission By-Laws.Staff recommended the application be deferred to
the August 8,2002 Public Hearing.
There was no further discussion.A motion was made to place the application on the
agenda for consent agenda for deferral.The motion passed 7 ayes,0 noes,3 absent
and 1 vacant position.
3
June 20,2002
ITEM NO.:2 FILE NO.:S-992-P
NAME:Pinnacle Valley Subdivision Phase V Preliminary Plat
LOCATION:0.6 miles north of Cantrell Road on the west side of Pinnacle Valley Road
DEVELOPER:ENGINEER:
Kelton Brown McGetrick 8 McGetrick Engineers¹6Glenn Eagle Court 319 President Clinton Avenue
Little Rock,AR 72223 Little Rock,AR 72201
AREA:4.080 acres NUMBER OF LOTS:11 FT.NEW STREET:350
CURRENT ZONING:R-2,Single-family
PLANNING DISTRICT:1
CENSUS TRACT:42.05
VARIANCES/WAIVERS REQUESTED:None requested.
A.PROPOSAL:
The applicant proposes to subdivide this 4.080 acres site into eleven (11)single-
family lots.The applicant is not requesting any waivers or variances as a part of
this development.The lots will be accessed via a public cul-de-sac off Pinnacle
Valley Road.The lots adjoining Pinnacle Valley Road,(Lots 1 and 5-11)will
have a 10-foot platted no-access easement,as required by the Subdivision
Ordinance,for lots adjacent to a minor arterial.The lots will be rear loading with
the front of the homes facing Pinnacle Valley Road.The interior lots (Lots 2 —4)
will face the new public street Pinnacle View Cove.Three hundred and fifty (350)
linear feet of new public street will be added as a part of the proposed
development.The average lot size proposed with the development will be 65-
feet by 142-feet or 0.21 acres.
June 20,2002
SUBDIVISION
ITEM NO.:2 F I LE NO.:S-992-P
B.EXISTING CONDITIONS:
The site is an undeveloped site with a scattering of trees.Isom Creek is adjacent
to the west property line.A newly developing single-family subdivision abuts the
creek on the opposite side to the west.A new single-family residence is near
completion to the north of the site and single-family residences are located to the
south of the site.Single-family residences on large lots are to the east of the
site.
C.NEIGHBORHOOD COMMENTS:
As of this wditing staff has received several informational phone calls concerning
the application.The River Valley Property Owners Association and the abutting
property owners were notified of the Public Hearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Pinnacle Valley Road is classified on the Master Street Plan as a minor
arterial.A dedication of right-of-way 45 feet from centerline will be required.
2.A 20-foot radial dedication of right-of-way is required at the corner of Pinnacle
Valley Road and Pinnacle View Cove.
3.Provide design of street conforming to "MSP"(Master Street Plan).Construct
one-half street improvement to these streets including 5-foot sidewalks with
the planned development.
4.Plans of all work in right-of-way shall be submitted for approval prior to start of
work.
5.Obtain permits prior to doing any street cuts or curb cuts.Obtain barricade
permit prior to doing any work in the right-of-way.Contact Traffic Engineering
at 501-340-4854 (Derrick Bergfield)for more information.
6.Sidewalks are required.
7.Stormwater detention ordinance applies to this property.
8.Easements for proposed stormwater detention facilities are required,
9.A Grading Permit will be required per Sec.29-186 (c)&(d).
10.Prepare a letter of pending development addressing street lights as required
by section 31-403 of the Little Rock code.Contact Traffic Engineering at 501-
340-4880 (Steve Philpott)for more information regarding street light
requirements.
11.Pinnacle View Cove duplicates an existing street name.Contact David
Hathcock at 371-4808 for street name approval.
2
June 20,2002
SUBDIVISION
ITEM NO.:2 FILE NO.:S-992-P
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer main extension required with easements if service is
required for project.Contact Little Rock Wastewater at 376-2903 for
additional details
ENTERGY:No comment received.
ARKLA:Approved as submitted.
Southwestern Bell:No comment received.
Water:Additional fire protection will be required.This may require the installation
of a water main extension.An acreage charge of $300 per acre currently
applies in addition to normal charges in the area.Contact Central Arkansas
Water for additional details at 992-2438.
~Fire De artment:Place fire hydrants per code.Contact the Linis Rock Fire
Department for additional details at 918-3752.
~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.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:No comment.
~hendeca e:No comment.
G.SUBDIVISION COMMITTEE COMMENT:May 30,2002
Mr.Pat McGetrick of McGetrick and McGetrick Engineers was present
representing the application.Staff briefly outlined the proposed preliminary plat
indicating additional information required on the drawing.Staff requested Lot 2
have a minimum lot width of 60-feet at the building line.Staff requested contours
be provided at the appropriate level.Staff requested the applicant plat buildable
areas for Lots 4 and 5 indicating required building line setbacks for R-2 zoned
property.
Public Works comments were addressed.Staff stated,as indicated on the plat,
one-half street improvements,with sidewalks,would be required at the time of
final platting.Staff stated the stormwater detention ordinance applied to the
3
June 20,2002
SUBDIVISION
ITEM NO.:2 FILE NO.:S-992-P
property and easements for proposed stormwater detention would be required.
Staff requested a 20-foot radial right-of-way dedication be given for the corner of
Pinnacle Valley Road and Pinnacle View Cove.
There was no further discussion.The Committee then forwarded the proposed
preliminary plat to the full Commission for final action.
H.ANALYSIS:
The applicant submitted a revised preliminary plat to Staff with the additional
information requested by Staff and the Subdivision Committee.The applicant
has increased the minimum lot width for Lot 2,to the required 60-foot minimum,
at the building line.The applicant has furnished buildable square footage for
Lots 4 and 5 minimizing staffs concerns with regard to the buildability of these
two lots.
The applicant has indicated right-of-way dedication and '/z street improvements
to Pinnacle Valley Road.The applicant has also indicated an access easement
for the property to the south,an issue,which has been raised by the property
owner to the south,on previous plat submitted and reviewed by the Commission.
The applicant is proposing a 350-foot public street in the form of a cul-de-sac
extending from Pinnacle Valley Road.The proposed preliminary plat has a 35-
foot platted building line along Pinnacle Valley Road as required by the
Subdivision Ordinance for lots abutting a minor arterial,and a 25-foot platted
building line adjacent to the new residential street.
Staff is supportive of the requested preliminary plat.The applicant has met the
minimum requirements of the Subdivision Ordinance.Otherwise,to Staffs
knowledge,there are no outstanding issues associated with the proposed
preliminary plat.
STAFF RECOMMENDATIONS:
Staff recommends approval of the preliminary plat as submitted subject to
compliance with the conditions outlined in paragraphs D,E and F of this report.
PLANNING COMMISSION ACTION:(JUNE 20,2002)
Mr.Pat McGetrick of McGetrick and McGetrick Engineers was present representing the
application.There were two objectors present.Staff presented the item with a positive
recommendation indicating there were no waivers or variances requested as a part of
the application.
4
June 20,2002
SUBDIVISION
ITEM NO.:2 FILE NO.:S-992-P
Chairman Lowry questioned Mr.Steven Giles,Deputy City Attorney,as to if the
Commission could deny a proposed preliminary plat when the applicant was not
requesting any waivers or variances.Mr.Giles stated when an application mets the
minimum requirements of the Subdivision Ordinance the Commission must approve the
proposal.
Mr.McGetrick briefly described the proposed preliminary plat indicating the applicant
would construct "/~street improvements to Pinnacle Valley Road adjoining his property.
Mr.Harry Willems spoke in opposition of the proposed preliminary plat.He stated his
opposition was to the number of units proposed.He stated Mr.Brown had an approved
preliminary plat for the site which contained eleven (11)lots total which included the
three (3)lots Mr.Brown chose to build his current home on.Mr.Willems stated he was
not asking the Commission to vote no on the proposal.He stated he was asking the
Commission to abstain and not to vote on the proposal.
Mr.Jim Greenfield spoke in opposition of the proposed preliminary plat.He stated the
applicant had in-fact reduced the density of the proposed subdivision but the location of
the site,adjacent to the creek and the proposed density did not lend themselves to a
quality development.Mr.Greenfield stated the housing in the area was located on
larger lots and for the most part acreage.He stated the smaller lots would decrease the
property values for the area homeowners.He stated the proposal indicated rental units
and not units offer for sale.
There was no further discussion.A motion was made to approve the proposed
preliminary plat as filed subject to compliance with the conditions outlined in the "staff
recommendation"above.The motion passed by a vote of 8 ayes,0 noes,2 absent and
1 vacant position.
5
June 20,2002
ITEM NO.:3 FILE NO.:S-1280-G
NAME:Valley Falls Estates Revised Preliminary Plat
LOCATION:Southwest corner of South Katillus Road and Forest Lane
DEVELOPER:ENGINEER:
Valley Falls Estates,LLC White-Daters &Associates
16801 Valley Falls Drive ff24 Rahling Circle
Little Rock,AR 72223 Little Rock,AR 72223
AREA:120.0 acres NUMBER OF LOTS:99 FT'.NEW STREET:7450
CURRENT ZONING:R-2,Single-family
PLANNING DISTRICT:19
CENSUS TRACT:42.11
VARIANCESNVAIVERS REQUESTED:None requested.
1.A variance to allow double frontage lots for Lots 13A —13D,14 —18,83 —86.
2.A continued variance to allow a private gated street.
3.A variance to allow a reduced building line for Lots 30 -35.
4.A continued deferral of street improvements,or until adjacent property
develops,for an unnamed collector along the properties eastern boundary.
5.A Variance to allow a 10 percent grade at street intersections.
BACKGROUND:
On May 11,2000,the Planning Commission approved the Valley Falls Estates—
Preliminary Plat.The approved plat included 86 large single-family residential lots with
approximately 8,500 linear feet of new streets.The lots were proposed to be final
platted in phases.On June 20,2000,the Board of Directors passed Ordinance 18,299,
which granted a five (5)year deferral for street improvements for the unnamed arterial
street along the subdivision's east boundary.(The street has now been downgraded to
a collector street.)
June 20,2002
SUBDIVISION
ITEM NO.:3 FILE NO.:S-1280-G
April 19,2001,the Planning Commission reviewed a revision to the previously approved
preliminary plat.The revision added a total of 8 lots within the southeastern portion of
the subdivision.The applicant proposed to revise Phases 7 and 8 for a net increase of
eight (8)residential lots.With the revision the applicant requested two variances from
the Subdivision Ordinance;a variance to allow Lots 21 —23 and 27 to be double
frontage lots and to allow a reduced rear yard setback for Lots 25 and 26.Due to the
excessive slope a 15-foot rear yard setback was proposed to allow the homes to be
"pushed-back"as far as possible on the lots.
A.PROPOSAL:
The applicant proposes to revise four phases (Phases 5,6,7 and 8)of the
previously approved preliminary plat along the eastern boundary.The revisions
include revision of street layout and lot configuration and will result in an increase
of the number of approved lots from 94 to 99.
There are four variances being requested as a part of the development.These
variances were approved as a part of the previously approved preliminary plat,
which include:a private gated street,the variance to allow double frontage lots,
(the lot numbers have changed from the previously approved preliminary plat),
the variance to allow a reduced building line for Lots 30 —35 (the lots numbers
have changed as well)and the deferral of street improvements.
B.EXISTING CONDITIONS:
Street improvements are currently in place for a portion of Phase I and Phase IVofthesubdivision.New homes are being constructed on Valley Creek View,Water View Court and Valley Falls Drive.Foundation work has begun for a sitelocatedonValleyCrestCourtaswell.Other portions of the subdivision are in
varying degrees of construction with roadwork,water and wastewater installation,The general area is made up of single-family residences on large lots.
C.NEIGHBORHOOD COMMENTS:
As of this writing staff has received no comment from the neighborhood.TheWestchesterandtheJohnsonRanchNeighborhoodAssociationsandthe
abutting property owners were notified of the Public Hearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Unnamed arterial at east boundary has been reclassified on the Master Street
Plan as a collector.A dedication of right-of-way 35 feet from centerline will be
required.
2
June 20,2002
SUBDIVISION
ITEM NO.:3 FILE NO.:6-1280-G
2.Provide design of the street conforming to eMSPe (Master Street Plan).
Construct one-half street improvement to the street including 5-foot sidewalks
with planned development.This street is to be one-half of a 36-foot street with
curb and gutters or seek a re-deferral until adjacent property to the north
dedicates right-of-way.
3.Plans of all work in right-of-way shall be submitted for approval prior to start of
work.
4.NPDES and grading permits are required prior to construction,site grading,
and drainage plan will need to be submitted and approved.
5.Stormwater detention ordinance applies to this property.
6.Limit grade to 5%at intersection for 30 feet from curb line or seek variance.
7.Prepare a letter of pending development addressing street lights as required
by section 31-403 of the Little Rock code.Contact Traffic Engineering at 340-
4880 (Steve Philpott)for more information regarding street light requirements
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer main extension required with easements if service is
required for the project.Contact Little Rock Wastewater at 376-2903 for
additional details.
ENTERGY:Approved as submitted.
ARKLA:Approved as submitted.
Southwestern Bell:No comment received.
Water:Phase 1 and Phase 2 have approved water lines installed.Phase 3 has
approved plans,installation not complete.Phase 4 —9 will require the
extension of water facilities as per Central Arkansas Water specifications.All
extensions require Little Rock Fire Department approval.The acreage fee for
this area is currently $300 per acre.Contact Central Arkansas Water for
additional details at 992-2438.
~Fire De artment:Place fire hydrants per code.Maintain a 20-foot wide
access and 20-foot gates.Contact the Little Rock Fire Department for
additional details at 918-3752.
CountcPlanntn L:No comment received.
CATA:Site is not located on a dedicated bus route and has no effect on bus
radius,turnout and route.
3
June 20,2002
SUBDIVISION
ITEM NO.:3 FILE NO.:S-1280-G
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:No comment.
~Lendece e:No comment.
G.SUBDIVISION COMMITTEE COMMENT:May 30,2002
Mr.Joe White of White-Daters and Associates was present representing the
application.Staff briefly described the proposed preliminary plat stating the
proposed plat was a revision to a previously approved preliminary plat for Valley
Falls Estates.Staff stated Phase I and Phase II had been final platted with new
single-family homes being constructed in these areas.Staff stated the revisions
included areas labeled on the proposed preliminary plat as Phase V,Vl,Vll and
VIII.
Staff stated there were four variances and/or waivers being requested with the
proposed preliminary plat.Staff informed Mr.White additional information was
required on the preliminary plat (vicinity map to scale,change the name of the
water supplier,etc.).
Staff addressed Public Works comments stating the applicant was currently in
year two of a five-year deferral of street improvements to the unnamed collector
to the east.Staff stated the street was now classified as a collector therefore,a
dedication of right-of-way,35-feet from the centerline would now be required.
Comments from the Water Department and the Fire Department were noted.
Staff stated the applicant should contact each of these departments for additional
information.There was no further discussion.The Committee then forwarded
the item to the full Commission for resolution.
H.ANALYSIS:
The applicant submitted a revised preliminary plat to Staff on June 4,2002.The
applicant addressed most of the concerns raised by Staff and the Subdivision
Committee.The revised preliminary plat indicated a 10-foot no access easement
along the rear property lines of Lots 13A —18 adjoining the unnamed collector
street to the east.Double frontage lots require a variance from the Subdivision
Ordinance.Staff is supportive of the requested variance to allow double frontage
lots since the applicant has platted the restrictive access easement.
The applicant is continuing his request to allow a variance for a gated private
street.The Planning Commission approved a private gated street as a part of
the previous development.Staff is still supportive of this request.
4
June 20,2002
SUBDIVISION
ITEM NO.:3 FILE NO.:S-1280-G
The applicant has requested a 10 percent grade at street intersections.Staff is
supportive of this request due to the topography of the site.Also due to the
topography the applicant is requesting a variance to allow a reduced building line
for Lots 30 —35.Staff is supportive of this request also since the hillside
development standard allows for reduced building fines to facilitate the
development of single family in these areas.
I.STAFF RECOMMENDATIONS:
Staff recommends approval of the preliminary plat as submitted subject to
compliance with the conditions outlined in paragraphs D,E and F of this report.
Staff recommends approval of the request for a continued deferral of street
improvements to the unnamed collector street to the east.
Staff is supportive of the requested variance to allow a 10 percent grade at street
intersections.
Staff recommends approval of the requested variances to allow a private gated
street.
Staff recommends approval of the requested variance to allow double frontage
lots for Lots 13A —13D,14 —18 and 83 —86.
Staff recommends approval of the requested variance to allow a reduced building
line for Lots 30 —35.
PLANNING COMMISSION ACTION:(JUNE 20,2002)
Mr.Joe White of White-Daters and Associates was present representing the application.
Staff stated there were variances associated with the proposed preliminary plat.Staff
stated they recommended approval of the requested variance to allow a 10 percent
grade at street intersections,the requested variance to allow a private gated street,the
variance to allow double frontage lots for Lots 13A —13D,14 —18 and 83 —86.Staff
also stated they recommended approval of the requested variance to allow a reduced
building line for Lots 30 —35.
Staff stated they recommended approval of the proposed preliminary plat subject to
compliance with the conditions outlined in the "staff recommendation"above.
There was no further discussion.The item was placed on the consent agenda and
approved as recommended by staff.The vote was 7 ayes,0 noes,3 absent and 1
vacant position.
5
June 20,2002
ITEM NO.:4 F ILE NO.:S-1342
NAME:Brittner Subdivision Preliminary Plat
LOCATION:Southwest of the intersection of Heatherbrae Circle and Heatherstone Point
DEVELOPER:ENGINEER:
Rudy Bittner,Jr.Civil Design
15600 Taylor Loop Road 15104 Cantrell Road
Little Rock,AR 72223 Little Rock,AR 72223
AREA:1.00 acres NUMBER OF LOTS:2 FT.NEW STREET:0
CURRENT ZONING:R-2
PLANNING DISTRICT:1
CENSUS TRACT:42.11
VARIANCESNVAIVERS REQUESTED:A variance to allow lots without public street
frontage.
A.P ROPOSAL:
The applicant proposes to subdivide this 1.00-acre tract of land into two single-
family residential lots.Each lot will be approximately one-half acre in size.A 30-
foot private access easement extending from Heatherbrae Circle will access the
lots.The applicant is requesting a variance to the Subdivision Ordinance to allow
lots without public street frontage.
B.EXISTING CONDITIONS:
The site is a vacant grass covered site with single-family residences in the area.
There is a large drainage ditch along the east property line adjacent to
Heatherbrae Circle running north and south.New single-family construction is
taking place west of the site along Gooch Road and Montgomery Street.The
area around the site is zoned single-family and the Future Land Use Plan
indicates Single Family.There is a large area of PR zoned property to the
June 20,2002
SUBDIVISION
ITEM NO.:4 FILE NO:S-1342
northeast of the site,along the creek.
C.NEIGHBORHOOD COMMENTS:
As of this writing,staff has not received any comment from the neighborhood.
The Westchester/Heatherbrae Neighborhood Association and the abutting
property owners were notified of the Public Hearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No comment.
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer main extension required,with easements,if service is
required or project.Contact Little Rock Wastewater for additional details at376-2903.
ENTERGY:No comment received.
ARKLA:Approved as submitted.
Southwestern Bell:No comment received.
Water:Lot 2 does not abut an existing water main.A water line must be
extended to this lot before water service can be obtained.Lot 1 abuts an
existing main.Acreage fees for this area are currently $300 per acre.
Contact Central Arkansas Water at 992-2438 for additional details.
~pire De artment:Place fire hydrants per code.Contact the Little Rock Fire
Department for additional details at 918-3752.
~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.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:No comment.
~Landsca e:No comment.
G.SUBDIVISION COMMITTEE COMMENT:May 30,2002
2
June 20,2002
SUBDIVISION
ITEM NO.:4 FILE NO.:S-1342
The applicant was present representing the application.Staff briefly described
the proposed preliminary plat and the requested variance.Staff stated there
were additional details needed on the proposed preliminary plat (vicinity map to
scale,lot numbers added to the name of the subdivision,contours).Staff stated
there were no Public Works issues associated with the proposed preliminary plat.
Staff noted the Water Department's comment.
Being no more issues,the Committee then forwarded the item to the full
Commission for final action.
H.ANALYSIS:
The applicant submitted a revised preliminary plat to staff addressing the issues
raised by staff and the Subdivision Committee.The applicant proposes to locate
the proposed access easement 10-feet to the south of the northern property line
to allow for saving of a row of hardwoods on the northern property line.Staff is
agreeable to the location to minimize the effect of utilities trimming trees along
the northern boundary.The applicant is proposing a variance to the Subdivision
Ordinance with the proposed preliminary plat;Lots without public street frontage.
The lot has a large drainage ditch along the eastern boundary and adjacent to
Heatherbrae Circle and Woodhaven Development Tract A-2.The proposed tract
does not have access to any public street therefore,if developed,must be
developed without public street frontage.Staff is supportive of the requested
variance to allow lots without public street frontage since a dedicated access and
utility easement has been secured from the property owner to the east.
Otherwise,to Staffs knowledge,there are no outstanding issues associated with
the proposed preliminary plat.
I.STAFF RECOMMENDATIONS:
Staff recommends approval of the preliminary plat as filed subject to compliance
with the conditions outlined in paragraphs D,E and F of this report.
Staff is supportive of the requested variance to allow lots without public street
frontage.
PLANNING COMMISSION ACTION:(JUNE 20,2002)
The applicant was present representing the application.There were no objectors
present.Staff presented the item with a recommendation of approval of the proposed
preliminary plat and the requested variance to allow lots without public street frontage
subject to compliance with the conditions outlined in the "staff recommendation"above.
3
June 20,2002
SUBDIVISION
ITEM NO.:4 FILE NO.:S-1342
There was no further discussion.The item was placed on the consent agenda and
approved as recommended by staff.The vote was 7 ayes,0 noes,3 absent and 1
vacant position.
4
June 20,2002
ITEM NO.:5 FILE NO.:S-1347
NAME:Western Foods Subdivision Site Plan Review
LOCATION:4717 Asher Avenue
DEVELOPER:ARCHITECT:
CBM Construction Co.Taggart-Foster-Currence-Gray
P.O.Box 17106 4500 Burrow Drive
N.Little Rock,AR 72117 N.Little Rock,AR 72116
AREA:10.418 acres NUMBER OF LOTS:1 FT,NEW STREET;0
CURRENT ZONING:1-2 and 1-3
PLANNING DISTRICT:9
CENSUS TRACT:19
VARIANCES/WAIVERS REQUESTED:None requested.
A.P ROPOSAL:
The applicant proposes to expand an existing business with the addition of a new
freezer,the addition of warehouse space and new cooler.The applicant also
proposes to asphalt additional areas around the site that are currently grass
covered.The new construction will consist of construction of approximately
1275 square feet of new cooler/freezer space and approximately 1800 square
feet of warehouse space.All construction will match the existing floor level and
will take place on the southern side of the property,next to the existing metal
building.
B.EXISTING CONDITIONS:
The site is an industrial site surrounded by industrial uses.The site is zoned 1-2
and 1-3 as are the properties to the north,east and west.An area directly south
of the site,adjacent to the Fourche Creek,is zoned OS.Uses in the area include
June 20,2002
SUBDIVISION
ITEM NO.:5 FILE NO.:S-1347
Odom's Meat Processing to the east and Quality Foods to the west both
industrial type uses.The uses to the north include multiple non-residential uses
fronting onto Asher Avenue.
C.NEIGHBORHOOD COMMENTS:
As of this writing,staff has not received any comment from the neighborhood.
The South of Asher,the Curran-Conway and the Southwest United for Progress
Neighborhood Associations as well as the property owners within 200-feet of the
site were notified of the Public Hearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Stormwater detention ordinance applies to this property.
2.A grading permit and development permit for special flood hazard area is
required prior to construction.
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Existing 18e ouffall located on west side of property.Contact Little
Rock Wastewater at 376-2903 prior to construction for additional details.
ENTERGY:Approved as submitted.
ARKLA:No comment received.
Southwestern Bell:Approved as submitted.
Water:No objection.
FFire Delartmenk Place fire hydrants per code.Contact the Little Rock Fire
Department for additional details at 918-3752.
~Count Plannin:No comment received.
CATA:Site is located on Bus Route ¹14and has no effect on bus radius,turnout
and route.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:No comment.
~hendeca e:A landscaping upgrade equal to the expansion proposed is
required.Since this site abuts industrial properties and is located within the
designated mature area,the landscape upgrade proposed satisfies ordinance
2
June 20,2002
SUBDIVISION
ITEM NO 'FILE NO:S-1347
requirements.
G.SUBDIVISION COMMITTEE COMMENT:May 30,2002
Mr.Ron Boyeskie of CBM Construction Company was present representing the
application.Staff briefly described the proposed project noting additional
information needed with regard to the proposed development (dumpster location,
days and hours of operation,number of employees).Public Works comments
and the landscaping comments were addressed as well.Staff stated the
proposed landscaping meet with the minimum requirement since the site abuts
industrial properties.
Being no further discussion,the Committee then forwarded the item to the full
Commission for final action.
I L ANALYSIS:
The applicant revised the proposed site plan adding the additional information
requested by staff.The applicant proposes the building setbacks to match the
existing building setbacks on the existing metal building.The applicant proposes
the hours of operation to be Sunday through Thursday from 6:30 am to 3:00 am
and Friday and Saturday from 6:30 am to 5:00 pm.The dumpsters will be
located on the site in their current location.The dumpsters are inside the
complex located adjacent to the existing metal building.The dumpsters will not
require screening since there is no intended purpose for the screening.The
dumpsters are located on the interior of the Western Foods Facility and are not
visable from any public right-of-way or adjoining property.
There is no new signage proposed as a part of the development.The applicant
has indicated the existing signage on the site plan;a painted sign on the north
elevation of the existing building.
Staff is supportive of the requested application.The site and the area is
conducive to a development of this type since the area is developed with
industrial type uses.The area to the south is the Fourche Creek Floodway,an
area considered by the City for the "Trail of Parks",but with the design there will
be little to no adverse effect on the natural beauty of the area.
Otherwise,to staff's knowledge,there are no outstanding issues associated with
the proposed Subdivision Site Plan Review.
3
June 20,2002
SUBDIVISION
ITEM NO.:5 FILE NO.:S-1347
I.STAFF RECOMMENDATION:
Staff recommends approval of the proposed subdivision site plan review subject
to compliance with the conditions outlined in paragraphs D,E and F of this
report.
PLANNING COMMISSION ACTION:(JUNE 20,2002)
Mr.Ron Boyeskie of CBM Construction Company was present representing the
application.There were no objectors present.Staff presented the item with a
recommendation of approval subject to compliance with the condition outlined in the
"staff recommendation"above.
There was no further discussion.The item was placed on the consent agenda and
approved as recommended by staff.The vote was 7 ayes,0 noes,3 absent and 1
vacant position.
4
June 20,2002
ITEM NO.:6 FILE NO.:S-1343
NAME:Nabholtz Port Industrial Park Preliminary Plat
LOCATION:Southwest corner of Zuber Road and Fletcher Road
DEVELOPER:ENGINEER:
Nabholz Properties,Inc.The Mehlburger Firm
P.O.Box 127 201 South Izard
Conway,AR 72033 Little Rock,AR 72201
AREA:73.671 Acres NUMBER OF LOTS:15 FT.NEW STREET:2475
CURRENT ZONING:Not zoned;Within the ETJ;Subdivision Authority Only.
PLANNING DISTRICT:26
CENSUS TRACT:40.07
VARIANCES/WAIVERS REQUESTED:None requested.
A.PROPOSAUREQUEST:
The applicant is proposing the subdivision of this 73.671 acre site into 15
industrial lots.The average lot size proposed is 4.661 acres with the minimum
lot size being 3.046 acres and the largest lot being 6.360 acres.The applicant
proposes the extension of an industrial street from Zuber Road to Fletcher Road
with 36-foot of paving,open ditches on each side and 68-foot of dedicated right-
of-way (South Port Drive).The applicant is proposing to construct one-half street
improvements to Zuber Road and Fletcher Road as required by the Master
Street Plan along with the dedication of right-of-way;34-feet from centerline for
Fletcher Road and 50-feet from centerline for Zuber Road.
June 20,2002
SUBDIVISION
ITEM NO 6 FILE NO.:S-1343
B.EXISTING CONDITIONS:
The site is a vacant relatively flat open field,which has been used for agriculture
purposes in the past although not currently planted with row crops.The site
contains a "stick-built"single-family home along with a manufactured home
located near Zuber Road.The site also contains a large electrical transmission
power line and an underground gas line both located near the eastern boundary
running northeasterly/southwesterly.The area is predominately agricultural uses
with the exception of scattered farm homes and shop buildings.To the northeast
is the Little Rock Industrial Port;with industrial uses being within "l~mile of the
proposed site.Zuber Road and Fletcher Road are unimproved chip seal
roadways with Fletcher Road being a narrow roadway dead-ending into a single-
family residence.Zuber Road extends from Fourche Dam Pike to Sloane Street
near the entrance to College Station.
C.NEIGHBORHOOD COMMENTS:
The College Station and the Granite Mountain Neighborhood Associations were
notified of the Public Hearing as well as all property owners abutting the site.As
of this writing staff has not received any comment from the neighborhood.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Fletcher Road is classified as an industrial road.Dedicate right-of-way from
the centerline a minimum of 34 feet.Dedicate 50 foot on Zuber Road as
shown.Demonstrate adequacy of right-of-ways to handle ditch flows.
2.Construct one-half street improvements on Zuber and Fletcher Roads to
industrial street standards of the Master Street Plan.Construct internal street
to full width standards.
3.Plans of all work in right-of-way shall be submitted for approval prior to start of
work.
4.Obtain permits prior to doing any street cuts or curb cuts.Obtain barricade
permit prior to doing any work in the right-of-way.Contact Traffic Engineering
at 501-340-4854 (Derrick Bergfield)for more information.
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Outside service boundary.No comment.
ENTERGY:A 15-foot easement is necessary or aerial 8KV electrical circuit.A
50-foot setback should allow any tree clearing,if necessary.Note:If 30,
13KV circuit is requested or required by a customer then,a 30-foot right-of-
2
June 20,2002
SUBDIVISION
ITEM NO.:6 FILE NO.:S-1343
way is necessary.Contact Entergy at 569-5448 for additional details.
ARKLA:Approved as submitted.
Southwestern Bell:No comment received.
Water:Execution of a Pre-Annexation Agreement,approval of the City of Little
Rock,and a water main extension are required before water service is
available to this property.An acreage charge of $150 per acre currently
applies in addition to normal charges in this area.Contact Central Arkansas
Water at 992-2438 for additional details.
~pire Ce altment:Place fire hydrants per code.Contact the Little Rock Fire
Department for additional details at 918-3752.
~Count Plannin:
1.Source of title.
2.Boundary line needs to be thickened and solid.
3.Please provide development plan.
4.Describe any existing or proposed covenants.
5.Describe and show on the plat drainage and flood control plans.
6.Provide on Plat Certificate of Approval related to Pulaski County Planning.
7.Street plan profile —Need 50-foot radius and curb and gutter.
8.Provide Bill of Assurance.
9.Provide letter of wastewater approval.
10.Conformation on access roads meeting right-of-way requirement as per the
Master Highway Plan.
11.FEMA Panel Number and Floodway/Plain Designated.
12.Certification or approval by fire district servicing development (Office of
Emergency Service can confirm district servicing area and contact person—
340-681 9).
13.Explain erosion control methods.
14.Provide a copy of state land clearing permit.
15.Show basis for north.
16.Provide road plan.
17.Provide drainage plan and calculations.
18.South Port Drive-
a)Change 30-foot radius to 50-foot radius.
b)Show right-of-way to be 70-foot —44-feet asphalt with curb and gutter
(Class V C-Industrial).
c)Show soil reports and road designs based upon those reports.
19.Fletcher Road-
a)This road is not designed for industrial loading.
b)It is a chip and seal surface.Owner will be required to bring Fletcher
3
June 20,2002
SUBDIVISION
ITEM NO.:6 FILE NO.:S-1343
Road up to standards.
c)Road right-of-way is currently 50-feet —Industrial developments
according to Master Street Plan requires a 70-foot right-of-way for a
minor street and 100-feet minimum for a major street.
d)Show existing right-of-way from centerline to edge of right-of-way and
show the proposed right-of-way dedication.
20.Building setbacks should be 70-feet on major roads.No building line shall be
less than 30-feet from all other property lines.—Show all building setback
lines on plat.
21.Provide estimated traffic volumes onto Zuber Road and Fletcher Road.A
traffic signal light at Zuber and Southport may be required in the future to
accommodate additional traffic volume.If so,owner will be responsible for
partial financing of the cost of the project.
22.Please recheck legal for proper closure.
County Staff Recommendation:
Staff cannot recommend approval of this plat at this time.Because of the many
concerns expressed in this review,Staff recommends,that the project
representatives/owner schedule an appointment with County Staff and discuss
this project.A copy of the County Industrial Development Requirements and
Road Standards for Industrial Development may be obtained by calling 340-
8260.
CATA:Site is not located on a dedicated bus route and has no effect on bus
radius,turnout and route.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:No comment.
~cendece e:No comment.
G.SUBDIVISION COMMITTEE COMMENT:May 30,2002
The applicant was not present.Staff introduced the item indicating the proposed
subdivision was located in the City's Extraterritorial Planning Jurisdiction for
subdivision but the area did not have zoning.Staff stated the proposed
industrial subdivision preliminary plat complied with the requirements for
industrial subdivisions outside the City limits but within the City's Planning
Jurisdiction.
Staff stated there were some discrepancies between the County requirements
and the City requirements and Staff,along with the applicant,would meet to
4
June 20,2002
SUBDIVISION
ITEM NO.:6 FILE NOJ S-1343
discuss the discrepancies.There was no further discussion.The Committee
then forwarded the item to the full Commission for final action.
H.ANALYSIS:
The applicant submitted a revised plat to staff addressing the issues raised.The
applicant has platted a 70-foot platted building line from the centerline of the
street as required by the City's Subdivision Ordinance.The applicant has agreed
to construct "/i street improvements to Fletcher Road and Zuber Road in
accordance with the City's Master Street Plan requirement.The applicant has
also platted a 30-foot platted building line along all property lines not adjacent to
a street as required by the Subdivision Ordinance.The applicant has indicated
the project will be developed in one Phase including all streets and utilities.
Although County comments are extensive with regard to this application City
Staff has had conversations with County Staff and many of the issues raised by
the County are issues which were also raised by City Staff and requested to be
included on the revised preliminary plat (most of which have been addressed).
For the most part the issues have been resolved during the preliminary platting
process or will be resolved during the final platting process.
The applicant has indicated they will seek annexation to the City of Little Rock to
receive sewer service to the site.This annexation request should be forth
coming in the next 60 to 90 days.Should the applicant not receive city sewer
service the applicant will be required to revise the preliminary plat indicating the
means of wastewater disposal in accordance with all County and State Health
Department requirements.The applicant will also be required to address the
concerns of the County Staff with regard to the preliminary plat approval process
noted in Section E should the proposed annexation not become reality.
Staff is supportive of the proposed preliminary plat as filed.The proposed plat
meets the minimum requirements as set forth in the Subdivision Ordinance for
industrial subdivisions outside the City limits but within the City's Extraterritorial
Planning Jurisdiction.
I.STAFF RECOMMENDATION:
Staff recommends approval of the proposed preliminary plat subject to
compliance with the conditions outlined in paragraphs D,E,F and H of this
report.
5
June 20,2002
SUBDIVISION
ITEM NO.:6 FILE NO.:S-1343
PLANNING COMMISSION ACTION:(JUNE 20,2002)
Mr.Frank Riggns of the Mehlburger Firm was present representing the application.
There were no objectors present.Staff present the item and noted there was one
additional comment to be added to the Public Works comments section,which was the
applicant was to contact the US Army Corp of Engineers,Little Rock District office,for
approval prior to the start of work.Staff presented a positive recommendation of the
proposed preliminary plat subject to compliance with the conditions outlined in the "staff
recommendation"above.
There was no further discussion.The item was placed on the consent agenda and
approved as recommended by staff.The vote was 7 ayes,0 noes,3 absent and 1
vacant position.
6
June 20,2002
ITEM NO.:7 FILE NO.:S-1344
NAME:Montagne Court Preliminary Plat
LOCATION:On the northeast corner of Forest Lane and South Katillus Road
DEVELOPER;ENGINEER:
Jim Smith White-Daters &Associates
5011 South Katillus Road ¹24Rahling Circle
Little Rock,AR 72223 Little Rock,AR 72223
AREA:14.6 acres NUMBER OF LOTS:60 FT.NEW STREET:2200
CURRENT ZONING:R-2,Single-family
PLANNING DISTRICT:19
CENSUS TRACT:42.11
VARIANCESNVAIVERS REQUESTED:
1.A variance to allow double frontage lots for Lots 19 -36.
2.A variance to allow a 20-foot front platted building line on Lots 1 —17 and Lots 27-60.
3.A variance to allow a reduced rear yard platted building line on Lots 1,38 and 60.
4.A variance to allow a 5-foot side yard setback on all lots.
5.A variance to allow a reduced minimum lot width for Lots 18 -21 and 24 -27.
6.A waiver of internal sidewalk requirement.
7.A deferral of Master Street Plan requirements for improvements to South Katillus
Road.
8.A waiver of Master Street Plan requirements for Forest Lane.
9.A variance to allow a 6-foot brick and wrought iron fence with seven (7)foot brick
columns along the west and south property lines and an eight (8)foot wood
privacy fence along the north and east property lines.
June 20,2002
SUBDIVISION
ITEM NO.:7 FILE NO.:S-1344
A.PROPOSAL:
The applicant proposes the subdivision of this 14.62 acre site into 60 single-
family residential lots for the development of garden style homes.The lots will
all be rear loading with alley access to garages.The average lot size proposed
is 60 foot by 120 foot or 7,200 square feet.The applicant is proposing the
addition of 2,200 linear feet of internal street as a part of the development.The
applicant proposes nine waivers and variances from City Ordinances related to
the project.
The applicant is requesting a variance to allow double frontage lots for Lots 19—
36.These lots will have access from a new city street,Montagne Court and/or
Forest Lane.The applicant is proposing a platted 10-foot no access easement
along the rear of these lots.
The applicant proposes a reduced setbacks and platted building lines as a part of
the development.The applicant proposes adjacent to the interior street a
variance to allow a 20-foot front platted building line on Lots 1 —7 and 27 —60.
The applicant is requesting the corner lots (Lots 1,38 and 60)be allowed a
reduced rear yard setback of 8-feet and reduced side yard setback on all lots of
5-feet.
The proposed development will not meet the minimum lot size width for a few of
the lots in the development therefore,a variance to allow a reduced minimum lot
width for Lots 18—21 and 24 —27 is being requested.
The applicant proposes fencing to surround the development.The proposal
includes an eight-foot wood fence along the north and east property lines (the
rear property lines)and an seven-foot brick column and wrought iron fence
adjacent to the west and south property line or the street right-of-way.The
ordinance standard for fencing height adjacent to the street is four-feet and six-
foot adjacent to the side and rear property line.The applicant is requesting a
variance to allow increased heights of the fencing on all property lines.
The applicant is also requesting a waiver of the internal sidewalk requirement
and a deferral of Master Street Plan requirements for improvements to South
Katillus Road until Phase III develops.The applicant is also requesting a deferral
of Master Street Plan improvements to Forest Lane until Phase IV develops.
B.EXISTING CONDITIONS:
The site contains a single-family residence along with a stable and riding arena
(for personal use).The area to the north contains two converted single-familyresidenceswithPODzoning;a beauty shop/tanning salon and an attorney's
office.A third structure remains as a single-family residence.There is a large
2
June 20,2002
SUBDIVISION
ITEM NO.:7 FILE NO.:S-1344
tract of undeveloped R-2 zoned property immediately to the east of the site and
further east and to the south of the proposed subdivision there are single-family
residences,both stick-built and manufactured homes,on large lots.The area tothewestcontainslargerhomesonlargelots.To the southwest of the site is a
newly developing subdivision,Valley Falls Estates.
C.NEIGHBORHOOD COMMENTS:
As of this writing staff has not received any comments from the neighborhood.The Westchester/Heatherbrae Property Owners Association and the Johnson
Ranch Neighborhood Association along with the abutting property owners were
notified of the Public Hearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.South Katillus Road and Forest Lane are classified on the Master Street
Plan as a residential streets.Dedicate right-of-way to 25 feet from
centerline.
2.A 20 foot radial dedication of right-of-way is required at the intersection of
Forest Lane and South Katillus Road.
3.Provide design of street conforming to "MSP"(Master Street Plan).
Construct one-half street improvement to the street including 5-foot
sidewalks with planned development.Plotted centerline does not coincide
with pavement centerline.Road alignment should be straight.
4.Confirm adequacy of pavement strength prior to construction.
5.Construct all MSP improvements on South Katillus Road prior to final
platting of Phase III.Forest Lane maybe deferred to Phase IV.
6.Interior streets exceed the length permitted by minor residential street
standards.Staff is supportive of a waiver for a 24-foot street width in
conjunction with rear access design of the subdivision.Staff does not
support a sidewalk waiver.Provide sidewalk on one side of the street.
7.Appropriate handicap ramps will be required per current ADA standards.
8.Plans of all work in right-of-way shall be submitted for approval prior to start
of work.
9.Grading permit will be required on this development.
10.Contact the ADEQ for approval prior to start of work.
11.Stormwater detention ordinance applies to this property.Public Works does
not support cash contribution in lieu of construction.
12.Easements for proposed stormwater detention facilities are required.
13.For watercourses leaving the property,concentrated discharges may not
cause damage to downstream landowners.
3
June 20,2002
SUBDIVISION
ITEM NO.:7 FILE NO.:S-1344
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer main extension required with easements if service is
required for project.Contact Little Rock Wastewater at 376-2903 for
additional details.
ENTERGY:Approved as submitted.
ARKLA:Approved as submitted.
Southwestern Bell:No comment received.
Water:Water is not available to this property without extension of existing
facilities.All extensions shall be installed as per Central Arkansas Water
specifications.All extensions require Little Rock Fire Department approval.
Acreage fees for this area are currently $300 per acre.Contact Central
Arkansas Water at 992-2438 for additional details.
~pire Ce artment:Place fire hydrants per code.No parking on tg-foot private
drive.Contact the Little Rock Fire Department for additional details at 918-
3752.
~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.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:No comment.
~kandsca e:No comment.
G.SUBDIVISION COMMITTEE COMMENT:May 30,2002
Mr,Joe White of White-Daters and Associates was present representing the
application.Staff briefly described the proposed plat indicating additional
information needed on the plat.Staff stated there were several waivers and
variances required as a part of the proposal to "make it work".Staff stated the
applicant should review the design to determine if there was a more workable
design,which would require fewer variances.
Staff stated the applicant was requesting a waiver of street improvements to
Forest Lane.Staff stated the applicant should build the section of Forest Lane
4
June 20,2002
SUBDIVISION
ITEM NO.:7 FILE NO.:S-1344
adjoining the site with the final phase.Staff stated the applicant was also
requesting a deferral of street improvements to South Katillus Road from the
entrance to Forest Lane until the development of Phase IV.Staff stated one-half
street improvements to South Katillus Road should be developed no later than
Phase III.
Public Works comments were addressed noting the City did not accept cash
payment for stormwater detention.Staff stated the applicant would be required
to contain stormwater on site.The radii on alleyways were noted and Mr.White
stated in the past the developers had been allowed to keep a right angle on the
"top side"and make a gentle radius transition on the "bottom side".
There were conversations concerning the placement of sidewalks.The question
was raised if the street could be narrowed to allow for the placement of a
sidewalk.Staff stated a narrower street would not allow for the parking of
vehicles on the street when "guests visit".
Staff stated the Fire Department had indicated the alleyways were sufficient but
there was to be no parking in the alleys.Staff also noted comments from Central
Arkansas Water.
It was determined there were no other issues.The Committee then forwarded
the item to the full Commission for final action.
H.ANALYSIS:
The applicant submitted to staff a revised preliminary plat addressing most of the
issues raised by staff and the Subdivision Committee.The applicant has
indicated half street improvements to both South Katillus Road and Forest Lane
to be completed with Phases III and IV respectively.The applicant has also
changed the radii on the alleyways as requested by Public Works.Staff is
supportive of the requested deferral of street improvements to these two
roadways until such time the specified phases develop.
The applicant proposes several variances from the Subdivision Ordinance to
allow the development to "work".The applicant is proposing double frontage lots
for Lots 19 —36.The applicant has indicated a platted 10-foot no access
easement along the street side of these lots therefore,staff is supportive of this
requested variance.
The applicant is also requesting a variance to allow a reduced platted building
line on the front for Lots 1 —17 and 27 —60.The applicant is also requesting a
variance to allow reduced side yard setbacks of five (5)feet for all of the lots,
The applicant is also requesting a variance to allow reduced rear yard setbacks
of eight (8)feet for Lots 1,38 and 60.These three lots are corner lots.The
5
June 20,2002
SUBDIVISION
ITEM NO.:7 FILE NO.:S-1344
intent is to allow the reduced rear setback as with the twenty-five foot platted
building line on the exterior side yard.
The desire of the applicant is to develop "garden style homes"on these lots,
which in most cases result in the homes being pulled closer to the streets and
side yard setbacks being reduced.Staff is supportive of the requested
variances to allow the reduced front platted building line,the reduced rear yard
for the corner lots and the reduced side yard setback.
The applicant is requesting a variance to allow reduced lots widths for Lots 18—
21 and 24 —27.Staff is supportive of the requested variance to allow these lots
have reduced lot width since the overall subdivision will average lot sizes of 60-
foot by 120-foot.
The applicant is requesting a waiver of internal sidewalk placement.Public
Works has indicated they are supportive of a reduced street width (24-feet)but
are not supportive of the requested waiver of sidewalk placement.
The applicant is requesting a variance to allow an increased fence height,a
seven foot brick column and a six foot wrought iron fence,be placed on the west
(along South Katillus Road)and south (along Forest Lane)property lines (a 4-
foot maximum height is permitted by the code).The applicant is proposing to
place an eight-foot wood fence along the remainder of the property lines (a
variance also —a 6-foot maximum height is permitted by the code).Staff is
supportive of the requested variance to allow an increased fence height along
South Katillus Road and Forest Lane.Staff is not supportive of the request to
allow an eight-foot fence on the remainder of the site.
Otherwise,to staffs knowledge,there are no outstanding issues associated with
the proposed preliminary plat.Staff is supportive of the preliminary plat in
general but not of the request to waive internal sidewalks or the request to place
an 8-foot wood fence on the east and north property lines.
I.STAFF RECOMMENDATION:
Staff recommends denial of the proposed preliminary plat as filed.
PLANNING COMMISSION ACTION:(JUNE 20,2002)
Mr.Joe White of White-Daters and Associates was present representing the application,
There were no objectors present.Staff stated they had received one letter in opposition
to the proposal from a neighboring property owner.Staff presented the item with a
positive recommendation of the preliminary plat and the variances associated with the
6
June 20,2002
SUBDIVISION
ITEM NO.:7 FILE NO.:S-1344
plat subject to compliance with the conditions outlined in the "staff recommendation"
above.
Staff stated the applicant had agreed to install internal sidewalks and to reduce the
fence height to 6-foot on the northern and eastern boundary of the property.
Staff stated they recommended approval of the requested variance to allow double
frontage lots for Lots 19 —36,to allow a 20-foot platted building line on Lots 1 —17 and
Lots 27 —60,to allow a reduced rear yard platted building line on Lots 1,38 and 60,to
allow a 5-foot side yard setback on all the lots,and to allow a reduced minimum lot
width for Lots 18 —21 and 24 —27.Staff stated they also recommended approval of
the requested variance to allow a 6-foot brick and wrought iron fence with seven (7)foot
brick columns along the west and south property lines and the requested deferral of
Master Street Plan requirements for South Katillus Road until Phase III develops and toForestLaneuntilPhaseIVdevelops.
There was no further discussion.The item was placed on the consent agenda and
approved as recommended by staff.The vote was 7 ayes,0 noes,3 absent and 1
vacant position.
7
June 20,2002
ITEM NO.:8 FILE NO '-1345
NAME:Kemp Addition Preliminary Plat
LOCATION:Southeast corner of Mabelvale Pike and Chicot Road
DEVELOPER:ENGINEER:
Joe Kemp White-Daters and Associates
P.O.Box 95212 ¹24Rahling Circle
Little Rock,AR 72295 Little Rock,AR 72223
AREA:3.9 acres NUMBER OF LOTS:14 FT.NEW STREET;0
CURRENT ZONING:R-2,Single-family
PLANNING DISTRICT:15
CENSUS TRACT:41.06
VARIANCESNVAIVERS REQUESTED:None requested.
A.PROPOSAL:
The applicant proposes to construct fourteen (14)single-family homes allaccessingMabelvalePikeonthisR-2 zoned property.The lots average 70-feet
by 140-feet or 9800 square feet and the development will take place in onephase.The applicant is not proposing any new street as a part of the
development but has agreed to construct one-half street improvements to NorthChicotRoadandMabelvalePike.
B.EXISTING CONDITIONS:
The site is a vacant site at the intersection of Mabelvale Pike and North Chicot
Road.The area to the south of the site is vacant MF-18 zoned property.Further
south of the vacant multi-family zoned property lies the Village Green
Apartments.North of the site along Mabelvale Pike is a mixture of single-family
and multi-family housing.Further north is the South Brookwood Subdivision.
June 20,2002
SUBDIVISION
ITEM NO 8 FILE NO:S-1345
Directly across the street from the site to the West is a small church and
Northwest of the site is vacant land owned by the City connecting to Hindman
Park.
C.NEIGHBORHOOD COMMENTS;
As of this writing,staff has not received any comment from the neighborhood.The Town and County,the South Brookwood and the Southwest United forProgressNeighborhoodAssociationsaswellaspropertyownersabuttingthesitewerenotifiedofthePublicHearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Mabelvale Pike and Chicot Road are classified on the Master Street Plan as
a commercial street.Dedicate right-of-way to 30 feet from centerline.
2.A 20 foot radial dedication of right-of-way is required at the intersection of
Chicot Road and Mabelvale Pike (as shown on plans).
3.Provide design of street conforming to "MSP"(Master Street Plan).
Construct one-half street improvement to the street including 5-foot
sidewalks with planned development.(We do not support a waiver of
boundary street improvements.)
4.All driveways shall be concrete aprons per City Ordinance.
5.Plans of all work in right-of-way shall be submitted for approval prior to start
of work.
6.Obtain permits prior to doing any street cuts or curb cuts.Obtain barricade
permit prior to doing any work in the right-of-way.Contact Traffic
Engineering at 501-340-4854 (Derrick Bergfield)for more information.
7.Stormwater detention ordinance applies to this property.
8.Easements for proposed stormwater detention facilities are required.
9.Easements shown for proposed storm drainage are required.
10.Direction of flow for watercourses leaving the property.Storm flows (Q)
entering and leaving the site.
11.A Grading Permit will be required per Sec.29-186 (c)8 (d).
12.A Grading Permit for Special Flood Hazard Area will be required per Sec.8-
283.
13.Existing topographical information at maximum 2-foot contour interval and
the 100-year base flood elevation will be required.
14.The Finish Floor elevation is required to be shown on plat and grading
plans.
15.Prepare a letter of pending development addressing street lights as required
by section 31-403 of the Little Rock code.Contact Traffic Engineering at
340-4880 (Steve Philpott)for more information regarding street light
requirements
2
June 20,2002
SUBDIVISION
ITEM NO.:8 FILE NO.:S-1345
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer available to this property.The developer is responsible to
bring sewer service to each lot with individual service lines.Contact Little
Rock Wastewater at 376-2903 for additional details.
ENTERGY:Approved as submitted.
ARKLA:Approved as submitted.
Southwestern Bell:Approved as submitted.
Water:An acreage charge of $150 per acre currently applies in addition to normal
charges in this area.Contact Central Arkansas Water at 992-2438 for
additional details.
~pire De adment:Approved as submitted.
CountOCPlannin:No comment received.
CATA:Site is not located on a dedicated bus route and has no effect on bus
radius,turnout and route.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:No comment.
~bandana e:No comment.
G.SUBDIVISION COMMITTEE COMMENT:May 30,2002
Mr.Joe White of White-Daters and Associates was present representing the
application.Staff briefly described the proposed preliminary plat indicating the
applicant had requested a waiver of street improvements to both Mabelvale Pike
and North Chicot Road.Staff stated the applicant should consider d/d street
improvements since yd street improvements were constructed south of the site on
North Chicot Road.
Staff stated there were numerous items which were needed on the proposed
preliminary plat.Staff stated the applicant should indicate on the plat the multi-
family zoning line.Mr.White stated he felt the proposed rear property line of the
single-family was the zoning line.Staff stated the applicant should consider
accessing the lots from the rear to eliminate the proposed thirteen (13)curb cuts
along Mabelvale Pike.Mr.White stated he would address this with the property
owner.
3
June 20,2002
SUBDIVISION
ITEM NO.:8 FILE NO.:S-1 345
Public Works comments were addressed.Staff stated there were concerns with
the development of the site near the intersection of the two roadways and
allowing fourteen curb cuts on Mabelvale Pike.Staff stated the area was in the
floodplain,and although development could occur in the floodplain,there were
some water issues which needed addressing.Staff requested grading contours
to determine if downstream issues would arise with the development.
After the discussion,the Committee determined there were no additional issues
associated with the proposed plat.The Committee then forwarded the item to
the full Commission for final action.
H.ANALYSIS:
The applicant has agreed to construct one-half street improvements to North
Chicot Road and to Mabelvale Pike.The applicant has met with Public Works
staff to lessen their concerns of the development in the floodplain.The applicant
has not reduced the number of curb cuts along Mabelvale Pike,which is not a
requirement of the Subdivision Ordinance.Large numbers of driveways along a
collector street is quite prevalent around the city.
Staff is supportive of the proposed preliminary plat as submitted.The proposed
preliminary plat meets with the minimum requirements of the Subdivision
Ordinance.Otherwise,to staff's knowledge,there are no other outstanding
issues associated with the proposed preliminary plat.
I.STAFF RECOMMENDATION:
Staff recommends approval of the requested preliminary plat subject to
compliance with the conditions outlined in paragraphs D,E and F of this report.
PLANNING COMMISSION ACTION:(JUNE 20,2002)
Mr.Joe White of White-Daters and Associates was present representing the application.
There were no objectors present.Staff presented the item with a positive
recommendation of the preliminary plat subject to compliance with the conditions
outlined in the "staff recommendation"above.Staff stated they had received one letter
from the Southwest United for Progress indicating support of the development as single-
family.
There was no further discussion.The item was placed on the consent agenda and
approved as recommended by staff.The vote was 7 ayes,0 noes,3 absent and 1
vacant position.
4
June 20,2002
ITEM NO.:9 FILE NO.:S-1346
NAME:Calvary Baptist Church Subdivision Site Plan Review
LOCATION:1901 North Pierce Street
DEVELOPER:ENGINEER:
Calvary Baptist Church Richburg-Rickett Consulting Engineers
1901 North Pierce Street If10 Shackleford Plaza,Suite 100
Little Rock,AR 72207 Little Rock,AR 72211
AREA:3.07 Acre NUMBER OF LOTS:1 Zoning Lot FT.NEW STREET:0
CURRENT ZONING:0-1
PLANNING DISTRICT:4
CENSUS TRACT:16
VARIANCESNVAIVERS REQUESTED:
1.A variance to allow a reduced building line setback on R Street on the North
s~de.
2.A variance to allow a reduced building line setback on R Street on the South
side.
3.A variance to allow an increased building height (105-feet)on 0-1 zoned
property.
4.A variance to allow a reduced minimum driveway spacing on North Pierce Street
near Cantrell Road.
5.A variance to allow an increased sign area (not to exceed 120 square feet)
adjacent to Cantrell Road.
6.A variance to allow a reduced number of on-site parking spaces to serve the
facility.
June 20,2002
SUBDIVISION
ITEM NO.:9 FILE NO.:S-1346
A.PROPOSAL/REQUEST:
The applicant,Calvary Baptist Church,plans to expand its existing facility to
accommodate its current and future needs.The church has established an
overall master plan,which includes two phases to be accomplished over the next
few years.Phase One is everything south of R Street,and will involve the
education building northeast of the existing sanctuary.The building is currently
being studied to determine whether or not it will be renovated or demolished and
rebuilt.In either case there will be a redevelopment of the education building.
The second phase will be the addition of a new 600-seat sanctuary facility
located at the corner of North Pierce and R Streets;the site of the existing
sanctuary and education building north of that structure.
The applicant is requesting variances to allow reduced building line setback
along R Street,North Pierce and North Filmore Streets.The building lines are
existing and do not conform to building line setbacks for 0-1 zoning.
The applicant is also requesting a variance from the Master Street Plan for
minimal driveway spacing.The applicant proposes the placement of a driveway
on North Pierce Street,near the intersection with Cantrell Road.The existing
driveway along North Filmore Street is approximately the same distance as the
requested placement on North Pierce Street.The applicant is proposing one-
way traffic flow through the parking lot with a right-turn only out onto North Pierce
Street.
The applicant is requesting a variance to the minimum parking requirement.The
applicant proposes the placement of 79 on-site parking spaces.The applicant
has secured letters of support from adjoining property owners to allow off-site
parking on their property.
The applicant is requesting a variance to allow an increased building height.The
applicant proposes the main roof level to be 50+feet and the architectural tower
to be upwards of 105 feet to maintain architectural balance and symmetry
between the tower and the new building.
The applicant is requesting a sign variance to allow an increased sign area along
the Cantrell Road side of the property.Under the sign ordinance the applicant
would be allowed two signs at 64-square feet.The applicant proposes one sign
not to exceed the combined square footage of 120 square feet.The applicant is
requesting the increased sign area due to the speed of traffic in the area and the
overpowering effect of other signage in the area.
The applicant proposes the placement of two pedestrian bridges over R Street.
Each of these will require franchise agreements with the City of Little Rock.
2
June 20,2002
SUBDIVISION
ITEM NO.:9 FILE NO.:S-1346
B.EXISTING CONDITIONS:
The site is a developed church site.The area is historic Hillcrest Commercial
area typified by a variety of commercial uses.To the north of the site there are
multiple uses fronting onto Kavanaugh Boulevard.To the east of the site is also
typical Hillcrest commercial development.West of the site is the Pulaski Bank,a
full service gas station and a stand alone commercial business.South of the
site,across Cantrell Road,is the Masonic Lodge and one single-family house.
C.NEIGHBORHOOD COMMENTS:
As of this writing staff has not received any comment from the neighborhood.
The South Normandy and the Normandy Shannon Property Owners Associations
and the Prospect Terrace and Heights Neighborhood Association were notified of
the Public Hearing as well as all residents within 300 feet of the site and all
property owners within 200 feet of the site.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Cantrell Road is classified on the Master Street Plan as a principal arterial.
Dedication of dght-of-way to 55 feet from centerline will be required.
2.A 20 foot radial dedication of right-of-way is required at the intersection of
Cantrell with Filmore and Pierce and "R"Street with Filmore and Pierce.
3.On Cantrell Road,provide design of street conforming to "MSP"(Master
Street Plan).Construct one-half street improvement to the street including
5-foot sidewalks with planned development.Staff would support a
contribution in-lieu of construction at this location,except for sidewalk
construction.
4.Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
5.All driveways shall be concrete aprons per City Ordinance.
6.Plans of all work in right-of-way shall be submitted for approval prior to start
of work.
7.Obtain permits for improvements within State Highway right-of-way from
AHTD,District Vl.
8.Stormwater detention ordinance applies to this property.
9.Direction of flow for watercourses leaving the property is required.
10.A Grading Permit will be required per Sec.29-186 (c)&(d).
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer available not adversely affected.
3
June 20,2002
SUBDIVISION
ITEM NO 9 FILE NO.:S-1346
ENTERGY:No comment received.
ARKLA:No comment received.
Southwestern Bell:Telephone terminal on rear wall of 1901 needs to be
removed before any demolition work.Contact South Western Bell at 373-
5112 for additional details.
Water:If there are facilities that need to be adjusted and/or relocated,contact
Central Arkansas Water.That work would be done at the expense of the
developer.Contact Central Arkansas Water at 992-2438 for additional
details.
~Fire De artment:Approved as submitted.
~Count Plannin:No comment received.
CATA:Site is located off Bus Route ¹1and ¹21and has no effect on bus radius,
turnout and route.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:No comment.
~Landsca e:Areas set-aside for buffers and landscaping meet with ordinance
requirements.An irrigation system to water new landscaped areas will be
required.Prior to obtaining a building permit,it will be necessary to provide
an approved landscape plan stamped with the seal of a Registered
Landsca pe Architect.
G.SUBDIVISION COMMITTEE COMMENT:May 30,2002
The applicant was present.Staff briefly described the proposed project
indicating there were several variances required as a part of the development.
Staff stated building lines were set by the existing structures and the additions
would match the existing buildings.Staff stated the existing site did not have
adequate,on-site parking.The church currently utilizes parking from area
businesses and has for many years in the past.Staff stated the variances for an
increased sign area would only incorporate the two signs,which would be
allowed on the two corners into one sign area.The building height variance was
briefly discussed.
4
June 20,2002
SUBDIVISION
ITEM NO.:9 FILE NO.:S-1346
Staff stated landscaping appeared to meet the minimum requirement under the
ordinance.Staff stated the final plans would require the stamp of a registered
landscape architect.
Public Works comments were addressed.The applicant indicated an in-lieu
contribution would be made instead of the street widening.
There was no further discussion.The Committee then forwarded the item to the
full Commission for final action.
I L ANALYSIS:
The applicant submitted a revised plan to staff addressing most of the issues
raised by staff and the Subdivision Committee.The applicant has identified the
typical hours of operation to be Sunday 8:15 until noon and 4:00 pm to 7:00 pm.
Activities will include Sunday School and worship services,Sunday evening
activities including Bible study classes,social activities,committee meetings.
Monday through Saturday the facility will be utilized at various hours during the
day beginning some days at 6:40 am and ending as late as 9:00 pm.The site is
not utilized this intensely every day of the week.Activities include
recreational/exercise classes,family meals,Mother's Day Out,and the Library is
open selected hours.These are typical uses for a church facility.
The new sanctuary and tower will reach a height of 105-feet.The applicant
would be allowed by right a building height of 35-feet and a steeple height of 70-
feet under 0-1 zoning.Staff is supportive of the request to allow the steeple
height to be 105-feet.
The parking in the area is not sufficient to meet the typical minimum requirement
per the Zoning Ordinance for a sanctuary facility of 600 seats.The typical
minimum required parking would be 150 spaces.The applicant is proposing 79
on-site parking spaces.The applicant has agreements with neighboring
business owners to allow parking off site which is more than adequate to meet
the parking demand.
The building lines have been set by the original buildings and currently do not
meet the required 25-foot building line setback.The proposed addition to the
education building and the sanctuary facility will not encroach into the building
line any further than already exist.Staff is supportive of the request for the
proposed reduced building line setback.
The applicant has requested a variance to allow an increased sign area.In
Office Zones the applicant is permitted to have one freestanding sign per
premise,not to exceed two square feet in sign area for each linear foot of main
5
June 20,2002
SUBDIVISION
ITEM NO.:9 FILE NO:S-1346
street frontage up to a maximum of sixty-four square feet.The sign may not
exceed a height of six feet.When a building is on a corner or has more than one
main street frontage one additional freestanding sign is allowed on the additional
frontage not to exceed the square footage of the other freestanding sign.The
applicant is proposing to combine the square footage allowed under the Zoning
Ordinance for Office Zones.Staff is supportive of this request as long as no
other freestanding signs are erected on the property.
Staff is supportive of the request for a variance to allow the reduced minimum
driveway spacing on North Pierce Street.The applicant has indicated the exit
will be one-way only which will minimize the conflicts of "stacking"at the
intersection of North Pierce Street and Cantrell Road.
Otherwise,to staff's knowledge,there are no outstanding issues associated with
the proposed site plan.Staff is supportive of the requested Subdivision Site
Plan Review and the requested variances for Calvary Baptist Church.
I.STAFF RECOMMENDATION:
Staff recommends approval of the proposed subdivision site plan review for
Calvary Baptist Church subject to compliance with the conditions outlined in
paragraphs D,E and F of this report.
Staff recommends approval of the requested variance to allow a reduced building
line setback on R Street on the north side.
Staff recommends approval of the requested variance to allow a reduced building
line setback on R street on the south side.
Staff recommends approval of the requested variance to allow an increased
building height of 50-feet and a steeple height of 105-feet on 0-1 zoned property.
Staff recommends approval of the requested variance to allow a reduced
minimum driveway spacing on North Pierce Street near Cantrell Road.
Staff recommends approval of the requested variance to allow an increased sign
area (not to exceed 120 square feet)adjacent to Cantrell Road provided there
are no other freestanding signs erected on the property.
Staff is supportive of the requested variance to allow a reduced number of on-site
parking spaces to serve the facility.
6
June 20,2002
SUBDIVISION
ITEM NO.:9 FILE NOJ S-1346
PLANNING COMMISSION ACTION:(JUNE 20,2002)
Mr.Barry Williams,Mr.Ed Simpson and Mr.Tim Yelvington were present representing
the application.There were two objectors present.Staff presented the item with a
recommendation of approval.
Ms.Karen Bullard spoke in opposition to the proposal.She stated she was a property
owner located at 5805 Kavanaugh Boulevard.She stated she was not notified of the
Public Hearing and her property was well within the 200-foot notification requirement
area.She stated her concerns were with the steeple height and the use of the steeple
such as for a television tower.She stated the business owners in the area were not
aware of the proposal and requested the Commission defer the item until the church
met with both the business and property owners.
Ms.Linda Latta requested the item be deferred.She stated the applicant had not meet
with the property owners in the area and there were several concerns with the proposal.
She stated the property owners needed additional information before they could decide
their stand on the request.She stated she was opposed to the skywalks across R
Street and North Pierce Street.Ms.Latta stated skywalks were out of character for the
neighborhood.
Mr.Barry Williams gave a brief presentation of the proposal indicating the existing
development,the proposed short-term plans and the long-term plans.
Ms.Ruth Bell stated she was in need of additional information.She stated the church
site was a very busy site with activities taking place most days all afternoon and
evening.She stated based on the information,which had been furnished,there was not
enough information to make a decision of approval or denial.
The Commission questioned the required notification.Staff stated the applicant meet
the minimum requirement of notification.Staff stated the applicant had mailed,by
certified mail,the Public Hearing notice to all property owners within 200-feet of the site
and the posted a sign.Staff stated they had also notified the Heights Neighborhood
Association.
Chairman Lowry questioned if a deferral was in order.Mr.Simpson stated a deferral
was in order to allow the Church to work with the neighborhood to resolve a few of the
technical issues and to provide additional information to all the interested parties,
A motion was made to defer the item to the August 8,2002 Public Hearing.The motion
passed 8 ayes,0 noes 2 absent and 1 vacant position.
7
June 20,2002
ITEM NO.:10 FILE NO.:Z-4249-D
NAME:Freeway Business Park Revised Long-form POD
LOCATION:South of 1-630,beginning approximately 0.1 miles east of Rodney Parham
Road and extending east to Hughes Street
DEVELOPER:ENGINEER:
U-Storit,Inc.White-Daters and Associates
6100 Patterson Road ¹24Rahling Circle
Little Rock,AR 72209 Little Rock,AR 72223
AREA:12.69 Acres NUMBER OF LOTS:5 FT.NEW STREET:0
CURRENT ZONING:POD
ALLOWED USES:Office
PROPOSED ZONING;Revised POD
PROPOSED USE:Commercial and Office
VARIANCES/WAIVERS REQUESTED:None Requested.
BACKGROUND:
On May 3,1994,the Board of Directors passed Ordinance No.16,644 approving the
Freeway Business Park —Long-form POD.The project included Lots 4 —9 of the
Freeway Business Park Subdivision.A mini-warehouse development was approved for
Lots 8 and 9,with office/commercial buildings being approved for each of the other four
lots.Certain development criteria and uses for the development were negotiated
between the developer and the University Park Neighborhood Association.These
criteria were included in a letter dated May 3,1994 and were accepted by the Board of
Directors as components of the development and outlined terms and uses for the site.
June 20,2002
SUBDIVISION
ITEM NO.:10 FILE NO.:Z-4249-D
On July 18,2000 the Board of Directors passed Ordinance No.18,312 approving a
revision to the previously approved POD to allow the mini-warehouse development to
expand onto Lots 6 and 7 and the construction of a commercial/office building on Lot 5.
As approved (May 3,1994)a mini-warehouse development has been constructed on
Lots 8 and 9 of the site and an office building has been constructed on Lot 4.The July
18,2000 proposal included the construction of five (5)new warehouse buildings on Lots
6 and 7 for a total of 41,075 square feet and the construction of a 13,941 square foot
commercial/office building on Lot 5.Lots 6 and 7 now contain three warehouse
buildings for a total of 43,125 square feet and the proposed commercial/office building
(with 47 parking spaces)has not been constructed on Lot 5.
A.PROPOSAL/REQUEST:
The applicant proposes to revise the previously approved POD,removing the
proposed commercial/office use,to allow the construction of three (3)mini-
warehouse buildings on Lot 5 (totaling 22,860 square feet).Access to the
property will remain from a single cul-de-sac extending from Rodney Parham
Road,(Freeway Drive).The original proposal included a mix of selected uses in
the 0-3,General Office District,and certain specified uses in the l-1,Industrial
Park District.
The following indicates the existing and proposed lot uses:
Lot Existin Use S .Ft.Pro osed Use S .Ft.
4 Medical Office/Clinic 14,000 Medical Office/Clinic 14,000
5 Unim roved 0 Mini-warehouse 22,860
6 8,7 Mini-warehouse 43,125 Mini-warehouse 43,125
8 Mini-Warehouse 72,537 Mini-Warehouse 72,537
B.EXISTING CONDITIONS:
There is an existing mini-warehouse complex on a portion of the property and an
office building at the southwest corner of the development.Lot 5 is vacant,with
site work having been done in the past.Interstate 630 is located along the
property's north boundary,with a cemetery to the south.There is a mixture of
commercial and industrial uses further south across West 12'"Street.There is
undeveloped C-3 zoned property immediately west of this site,with a mixture of
commercial and industdal uses further west across Rodney Parham Road
Hughes Street is located along the property's east boundary,with single family
residences across Hughes Street to the east.
2
June 20,2002
SUBDIVISION
ITEM NO.:10 FILE NO.:Z-4249-D
C.NEIGHBORHOOD COMMENTS:
The University Park and the Briarwood Neighborhood Associations and the
Apache Crime Watch along with all residents within 300 feet of the site and all
property owners within 200 feet of the site were notified of the Public Hearing.
As of this writing staff has not received any comment from the neighborhood.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer available not adversely affected.
ENTERGY:Approved as submitted.
ARKLA:Approved as submitted.
Southwestern Bell:Approved as submitted.
Water:The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant (s)will be required.If
additional fire hydrant (s)are required,they will be installed at the Developer's
expense.Contact Central Arkansas Water at 992-2438 for additional details.
~Fire De artment:Place fire hydrants per code.Contact the Little Rock Fire
Department for additional details at 918-3752.
CountOCPlannin,No comment received.
CATA:Site is located near Bus Route ¹3 and has no effect on bus radius,
turnout and route.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:This request is located in the Boyle Park Planning District.
The Land Use Plan shows Commercial for this property.The applicant has
applied for a revision of an existing Planned Office Development for new mini-
warehouse buildings.
Cit Reco nized Nei hborhood Action Plan'he property under review is not
3
June 20,2002
SUBDIVISION
ITEM NO.:10 FILE NO.:Z-4249-D
located in an area covered by a City of Little Rock recognized neighborhood
action plan.
~hendeca e:The proposed plan does not allow for the thirty fsht foot wide
landscape buffer required when adjacent to expressways.This is a
requirement of both the Zoning and Landscape Ordinances.A variance from
the Landscape Ordinance will require City Beautiful Commission approval.
The existing pine trees are needed to help screen the site from Interstate 630.
BBuildinl Codes:No comment received.
G.SUBDIVISION COMMITTEE COMMENT:May 30,2002
The applicant was not present.Staff briefly described the item indicating there
were a few items needed on the proposed site plan (paved areas,dimension of
buildings,building setbacks from property lines).Staff stated they would contact
the applicant and work to resolve the issues prior to the Commission meeting.
After the discussion,the Committee then forwarded the revised POD to the full
Commission for final action.
H.ANALYSIS:
The applicant submitted a revised plan to staff addressing the issues raised byStaffandtheSubdivisionCommittee.The applicant has indicated the hours of
operation to be 7:00 am to 7:00 pm seven days per week.The mini-warehouse
facility may be accessed twenty-four (24)hours a day.
The applicant has stated the parking area and "drive-around"are similar to the
previously approve design (July,2000)for the office/commercial building.The
previously approved POD allowed for approximately fifteen (15)feet of
landscaped area along the north property line,adjacent to 1-630,the freeway
entrance ramp and the development.The current proposal only allows for
approximately five (5)feet of landscaping.
The original proposal included a Planned Office Development to be constructed
on this 12.8 acre site or six lots.The applicant proposed na well-landscaped,
attractive setting for businesses that need good access and exposure on I-630n
The original proposal included the construction of mini-warehouse on Lots 8 and
9 and selected 0-3 and 1-1 uses to be constructed on Lots 4 —7.With the
original application a mix of office/commercial and industrial uses were proposed
for the remainder of the lots.The applicant revised the planned development in
July of 2000,removing the office/commercial aspect from the development for
Lots 6 and 7.The revision included the construction of three additional mini-
4
June 20,2002
SUBDIVISION
ITEM NO.:10 FILE NO.:Z-4249-D
Lots 6 and 7.The revision included the construction of three additional mini-
warehouse buildings on these two lots and an office/commercial building was
proposed for Lot 5.
The applicant is now requesting Lot 5 be approved for construction of mini-
warehouse buildings.With this revision the entire aspect of the planned
development is changed.Only one lot of the six lots has had an office building
constructed on it.The original development,approved in 1994,called for
construction of mini-warehouse on two of the six lots and office/commercial
buildings on the remainder.The bulk of the site is contained in Lots 8 and 9 (just
over 11 acres of the 12.69 acre site),which in the original approval included mini-
warehouse.With the subsequent revision there are only two lots remaining for
uses other than mini-warehouse,Lot 4,on which an office building has been
constructed and Lot 5 which remains vacant.Should this request be approved
the site will only have had 0.45 acres dedicated to office/commercial uses.This
is a relatively small amount of land being developed as office/commercial uses
when in the beginning approximately 1.5 acres was dedicated to
office/commercial type uses.
Staff is not supportive of the requested revision to the Planned Office
Development.Although industrial uses and commercial uses were approved for
the site,the intent was a mixed use development.The land use buffer has
been reduced to less than five (5)feet and the use mix has become primarily
industrial.
I.STAFF RECOMMENDATION:
Staff recommends denial of the proposed revision to the POD.
PLANNING COMMISSION ACTION:(JUNE 20,2002)
Harry Hamlin was present representing the application.There were no objectors
present.Staff stated the applicant had requested the item be deferred to the August 8,
2002 Public Hearing.Staff stated the applicant had not made the request in the time-
frame required by the Planning Commission By-Laws and the action would require a
waiver of the By-Laws.
Staff recommended the item be deferred to the August 8,2002 Public Hearing to allow
the applicant to work with staff to try and resolve the technical issues associated with
the Staff's recommendation of denial.There was no further discussion.
5
June 20,2002
SUBDIVISION
ITEM NO.:10 FILE NO.:Z-4249-D
A motion was made to waive the By-Laws.The motion passed 7 ayes,0 noes,3
absent and 1 vacant position.A motion was the made to place the item on the consent
agenda for deferral.This motion also passed by a vote of 7 ayes,0 noes,3 absent and
1 vacant position.
6
June 20,2002
ITEM NO.:11 FILE NO Z-4973-C
NAME:IBSEN Enterprises Revised Short-form PCD
LOCATION:3021 Cantrell Road
DEVELOPER:ENGINEER:
IBSEN Enterprises,Inc.White-Daters and Associates
P.O.Box 250565 ¹24Rahling Circle
Little Rock,AR Little Rock,AR 72223
AREA:0.894 Acres NUMBER OF LOTS:1 FT.NEW STREET;0
CURRENT ZONING:PCD
ALLOWED USES:Auto sales and display
PROPOSED ZONING:Revised PCD
PROPOSED USE:Retail (C-3 uses)
VARIANCESNVAIVERS REQUESTED:Waiver of street improvements to Cantrell
Road.
The applicant submitted a request for this item be deferred to the August 8,2002 Public
Hearing.
PLANNING COMMISSION ACTION:(JUNE 20,2002)
Joe White of White-Daters and Associates was present representing the application.
There were no objectors present.Staff stated the applicant had requested the item be
deferred to the August 8,2002 Public Hearing.Staff recommended the item be
deferred to the August 8,2002 Public Hearing.There was no further discussion.
June 20,2002
SUBDIVISION
ITEM NO.:11 FILE NO.:Z-4973-C
A motion was the made to place the item on the consent agenda for deferral.The
motion passed by a vote of 7 ayes,0 noes,3 absent and 1 vacant position.
2
June 20,2002
ITEM NO.:12 FILE NO.:Z-5770-B
NAME:Maxmart Revised Short-form PD-0
LOCATION:Located north of Cantrell Road approximately 800 feet east of Rummell
Road —14924 Cantrell Road
DEVELOPER:ENGINEER:
Starmax Properties,LP White-Daters and Associates
P.O.Box 241967 ¹24Rahling Circle
Little Rock,AR 72221 Little Rock,AR 72223
AREA:2.8Acres NUMBEROF LOTS:2 FT.NEW STREET:0
CURRENT ZONING:PD-0
ALLOWED USES:General /Professional Office
PROPOSED ZONING:Revised PD-0
PROPOSED USE:Bank and General /Professional Office
VARIANCES/WAIVERS REQUESTED:None Requested
BACKGROUND:
On February 1,1994,the Board of Directors passed Ordinance No.16,586 which
rezoned this property from R-2 to PD-0 for a two-building office development.On
October 4,1994,the Board of Directors passed Ordinance No.16,754,which amended
the previously approved PD-0 site plan.On December 2,1997,the Board of Directors
passed Ordinance No.17,622 which re-established the PD-0 for three (3)years,On
September 14,2000 the Planning Commission granted a three (3)year time extension
of the approved PD-O.
June 20,2002
SUBDIVISION
ITEM NO.:12 FILE NO.:Z-5770-B
The approved site plan included two (2)office buildings.Each building was proposed to
be two-story in height,with a basement.Building I was proposed to be placed 110 feet
north of Cantrell Road.The building was to contain a total of 22,800 square feet
(10,000 square feet on each floor and 2,800 square feet in the basement).Building II
was to be located within the northern portion of the property.It was to contain a total of
20,300 square feet (8,750 square feet on each floor and 2,800 square feet in the
basement).
The site plan provided parking for 98 vehicles,with a single access point from Cantrell
Road.A monument sign was to be located near the access drive and was proposed to
conform to the Highway 10 Overlay standard.0-3 zoning district uses were approved
for the site.
A.PROPOSAL/REQUEST:
The applicant proposes to revise a previously approved PD-0 to allow the
construction of a bank with a four (4)window drive-through facility on the front lot,
adjacent to Cantrell Road,and the development of an office building on the rear
lot.The applicant proposes the office building to be a single story office building
containing approximately 10,800 square feet.There are 51 parking spaces
proposed as a part of the development.Sixteen spaces are proposed with the
bank facility and 35 spaces are proposed with the office building.
The applicant is proposing a single access point to the site from Cantrell Road
with two monument style signs located near the driveway entrance;one on each
side.The applicant has stated the signs will comply with the Highway 10 Design
Overlay standard.
The applicant is proposing to subdivide the property into two lots as a part of the
development.Lot 2 will require a variance from the Subdivision Ordinance to
allow a lot without public street frontage.
B.EXISTING CONDITIONS:
The site is vacant and heavily wooded with a single family home located
approximately mid-way back on the tract.The topography of the proposed site
rises in elevation from south to north,with the north boundary of the site being
approximately 28 feet higher than the southern boundary along Cantrell Road.
Uses in the area include a mix of office uses and single family residential uses.
The Westchester Subdivision is south of the site,across Cantrell Road,and
single family homes are located to the east of the site.Adjacent to the site to the
west are three previously approved Planned Developments.Only one of which
has developed.
2
June 20,2002
SUBDIVISION
ITEM NO.:12 FILE NO.:Z-5770-B
C.NEIGHBORHOOD COMMENTS:
As of this writing staff has not received any comment from the neighborhood.
The Westchester/Heatherbrae,the Westbury and the Secluded Hills
Neighborhood Associations were notified of the Public Hearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Plans of all work in right-of-way shall be submitted for approval prior to start of
work.
2.Sidewalks shall be shown conforming to Sec.31-175 and the "MSP".Show
on plans.
3.Relocate driveway west to 55-feet construct future cross access easement
driveway in line with the proposed bank parking aisle.
4.All driveways shall be concrete aprons per City Ordinance.
5.Plans of all work in right-of-way shall be submitted for approval prior to start of
work.
6.Obtain permits for improvements within State Highway dght-of-way from
AHTD,District Vl.
7.Show existing and proposed direction of flow for watercourses leaving the
property.
8.Cantrell Road is classified on the Master Street Plan as a principal arterial.
Dedication of right-of-way to 55 feet from centerline will be required.
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer main extension required with easements is service is
required for project.Contact Little Rock Wastewater at 376-2903 for
additional details.
ENTERGY:No comment received.
ARKLA:Approved as submitted.
Southwestern Bell:No comment received.
Water:An acreage charge of $300 per acre and development fee based on the
size of the connection currently apply in addition to normal charges.A water
main extension will be required to serve Lot 2 if it is not platted with frontage
on the highway right-of-way.The Little Rock Fire Department needs to
evaluate this site to determine whether additional public and/or private fire
hydrant (s)will be required.They will be installed at the Developer's
3
June 20,2002
SUBDIVISION
ITEM NO.:12 FILE NO.:Z-5770-B
expense.Contact Central Arkansas Water at 992-2438 for additional details.
~Fire De artmenh Place fire hydrants per code.Contact the Little Rock Fire
Department for additional details at 918-3752.
~Count Plannin:No comment received.
CATA:Site is located on a dedicated bus route but has no effect on bus radius,
turnout and route.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:This request is located in the River Mountain Planning
District.The Land Use Plan shows Transition for this property.The applicant
has applied for a revision of an existing Planned Office Development for a
new bank and office building.
Cit Reco nized Nei hborhood Action Plan The applicant's property lies in the
area covered by the River Mountain Neighborhood Action Plan.The
Infrastructure goal encourages the placement of sidewalks on all
neighborhood streets,which is supported by an action statement calling for
the construction of sidewalks on the north side of Cantrell Road from Rodney
Parham Road to State Highway 300.The Sustainable Natural Environment
goal lists an objective recommending the preservation and maintenance of
existing greenways and open spaces supported by an action statement that
recommends the preservation of the Highway 10 Design Overlay District.
~tendons e:Areas set-aside for huffers and landscaping meet with ordinance
requirements.A six (6)foot high opaque screen,either a wooden fence with
its face side directed outward,a wall,or dense evergreen plantings is
required along the northern and eastern perimeters of the site.An irrigation
system to water landscaped areas will be required.
Prior to obtaining a building permit,it will be necessary to provide approved
landscape plans stamped with the seal of a Registered Landscape Architect.
The City Beautiful Commission recommends preserving as many trees as
feasible on this tree covered site.Extra credit toward fulfilling Landscape
Ordinance requirements can be given when preserving trees of six (6)inch
caliper or larger.
BBuildin B Codes:No comment received.
4
June 20,2002
SUBDIVISION
ITEM NO '2 FILE NO.;Z-5770-B
G.SUBDIVISION COMMITTEE COMMENT:May 30,2002
Mr.Joe White of White-Daters and Associates was present representing the
application.Staff briefly described the request noting additions needed,(days
and hours of operation,number of employees,any proposed fencing with details,
listing of uses for the office building).
Public Works comments were also addressed.Staff stated the applicant should
consider moving the driveway to the west approximately 150-feet from the
property line or consider using a shared driveway with the property to the east.
Staff also requested the applicant show existing and proposed direction of flow
for watercourses leaving the property.
Landscape comments were addressed noting City Beautiful Commission
recommended preserving as many trees as feasible on the site.Staff stated
extra credit would be given toward fulfilling Landscape Ordinance requirements
when preserving trees of six (6)inch caliper or larger.
After the discussion,the Committee then forwarded the Revised PD-0 to the full
Commission for final action.
H.ANALYSIS:
The applicant submitted to staff the revised site plan indicating the additional
information requested by staff.The applicant has indicated the days and hours
of operation to be 8:00 am to 6:00 pm Monday through Saturday;consistent with
office uses located in the area.
The applicant has indicated both professional and general office uses for the
proposed tenant of Lot 2 (0-3 uses).The applicant has indicated the project
will be constructed in two phases or one building per phase with the bank
building being the first phase.The proposed site plan indicates the proposed
building height will not exceed 45-feet,the maximum building height in the 0-3
zoning district.
The parking shown on the site plan is sufficient to meet the demands of the
proposed development.The typical parking requirement for a development of
this type would be 7 spaces for Lot 1 and 31 spaces for Lot 2.The applicant is
proposing 41 spaces as a part of Lot 2 and 20 spaces,not including the drive-
through lanes,for Lot 1.
The applicant proposes to place two development signs as a part of the project.
Staff is not supportive of this request.The site is a relatively small site with
limited street frontage,approximately 300-feet,and Lot 2 has no public street
5
June 20,2002
SUBDIVISION
ITEM NO.:12 FILE NO.:Z-5770-B
frontage.It is staffs opinion the site can be served by a single commercial
development sign as per the Highway 10 Overlay Standard (not to exceed 10-
feet in height and 100 square feet in area)located near the driveway entrance.
Staff is supportive of the request to subdivide the parcel into two non-residential
lots.The lots conform to the ordinance requirements with regard to building
setbacks,area and width to depth ratio.Lot 2 will require a variance to the
Subdivision Ordinance to allow a lot without public street frontage.Staff is
supportive of this requested variance since the applicant has indicated an access
easement to serve the lot adjacent to the east property line.
Otherwise,to staff's knowledge,there are no outstanding issues associated with
the proposed rezoning request.Staff recommends approval of the proposed site
plan for Max Mart Revised Short-form PD-O.Staff recommends approval of the
proposed subdivision of the site into two non-residential lots.Staff recommends
denial of the request for two development signs.
I.STAFF RECOMMENDATION:
Staff recommends denial of the application as filed.
PLANNING COMMISSION ACTION:(JUNE 20,2002)
Mr.Joe White of White-Daters and Associates was present representing the application.
There were no objectors present.Staff presented the item with a positive
recommendation subject to compliance with the conditions outlined in the "staff
recommendation"above.
Staff stated the applicant had agreed to more the driveway to the west and to allow acrossaccesseasementwiththepropertyownertotheeast.Staff stated the applicant
had reduced the request for signage.Staff stated the sign area was to be no more than
six (6)feet in height and 72 square feet in area located on the west side of the driveway
to serve the front office building and no more than five (5)feet in height and 50 squarefeetinarealocatedontheeastsideofthedrivewaytoservetherearofficebuilding.
There was no further discussion.The item was placed on the consent agenda and
approved as recommended by staff.The vote was 7 ayes,0 noes,3 absent and 1
vacant position.
6
June 20,20u2
ITEM NO 13 FILE NO.:LU02-18-03
Name:Land Use Plan Amendment -Ellis Mountain Planning District
Location:West Kanis Road at Rushmore Avenue
Receuest:Low Density Residential to Multi-family and Single Family
Source:Joe White,White —Daters &Associates
The applicant has submitted a letter asking this item be deferred to the
July 11,2002 Planning Commission agenda.Staff supports this deferral.
PLANNING COMMISSION ACTION:(JUNE 20,2002)
The item was placed on the consent agenda for deferral to the July 11,2002
Planning Commission meeting.
A motion to approve the consent agenda was made and approved.The item
was deferred with a vote of 7 ayes,0 noes,3 absent,and 1 open position.
June 20,2002
ITEM NO.:13.1 FILE NO.:Z-6120-E
NAME:Capitol Hills Apartments Long-form PD-R
LOCATION:South side of West Kanis Road at Rushmore Avenue
DEVELOPER:ENGINEER:
John W.Deldaren White-Daters and Associates
10605 Maumelle Blvd.¹24Rahling Circle
Maumelle,AR 72113 Little Rock,AR 72223
AREA:31.85 Acres NUMBER OF LOTS:1 FT.NEW STREET:0
CURRENT ZONING:MF-12
ALLOWED USES:Multi-family;12 units per acre
PROPOSED ZONING:PD-R
PROPOSED USE:Multi-family;16.6 units per acre
VARIANCESNVAIVERS REQUESTED:None requested.
The applicant submitted a request for this item to be deferred to the July 11,2002
Public Hearing to be heard simultaneously with a rezoning request,which has been filed
for that agenda.
PLANNING COMMISSION ACTION:(JUNE 20,2002)
Joe White of White-Daters and Associates was present representing the application.
There were no objectors present.Staff stated the applicant had requested the item be
deferred to the July 11,2002 Public Hearing to allow the item to be heard along with a
rezoning request which had been filed for that agenda.Staff recommended the item be
deferred to the July 11,2002 Public Hearing.There was no further discussion.
June 20,2002
SUBDIVISION
ITEM NO.:13.1 FILE NO.:Z-6120-E
A motion was the made to place the item on the consent agenda for deferral to the
August 8,2002 Public Hearing.The motion passed by a vote of 7 ayes,0 noes,3
absent and 1 vacant position.
2
June 20,2002
ITEM NO.:14 FILE NO.:Z-6749-A
NAME;Pavilion Woods Office Building Conditional Use Permit
LOCATION:2300 Andover Court
OWNER/APPLICANT:Pavilion Woods,LLC/H.Bradley Walker
PROPOSAL:A Conditional.use permit is requested to allow a beauty
salon to occupy 20'io of the new office building located on
this 0-3 zoned property.
ORDINANCE DESIGN STANDARDS:
1.SITE LOCATION:
The site is located on the west side of Andover Court,south of Cantrell Road and
the Pavilion in the Park development.
2.COMPATIBILITY WITH NEIGHBORHOOD:
The beauty shop is proposed to be located within this existing office building.
Multifamily developments in the form of condominiums and elderly housing arelocatedeastandsouthofthesite.Pavilion in the Park,a C-3 zoned multi-tenant,
office and commercial development is adjacent to the north.A city park boundsthesiteonthewest.The proposed use should be compatible with the
neighborhood.
All owners of property located within 200 feet of the site,all residents within 300feetwhocouldbeidentifiedandtheAndoverSquareResidenceAssociation
were notified of this request.
3.ON SITE DRIVES AND PARKING:
The site contains a 52 space parking lot accessed from Andover Court by a
single driveway.A 13,107 square foot office building requires 32 parking spaces.
Computing the parking requirement by calculating the proposed 2,600 squarefootbeautysalonseparatelyfromtheremainingofficespaceraisestherequired
number to 48.There is sufficient parking to accommodate the proposed use.
4.SCREENING AND BUFFERS:
No Issues.
June 20,2002
SUBDIVISION
ITEM NO.:14 Cont.FILE NO Z-6749-A
5.PUBLIC WORKS COMMENTS:
1.Satisfy requirements for dumpster pad location and remove existing driveway
apron if required.Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards.
2.Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
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:If there are facilities that need to be adjusted and/or relocated,contact
the water works.That work would be done at the expense of the developer.
The Little Rock Fire Department needs to evaluate this site to determine
whether private fire hydrant(s)will be required.If additional fire hydrant(s)are
required,they will be installed at the Developer's expense.
Fire Department:Approved as submitted.
~Count Plannin:No Comments received.
CATA:The site is not located on a dedicated bus route and has no effect on bus
radius,turnout and route.
SUBDIVISION COMMITTEE COMMENT:(MAY 30,2002)
The applicant was present.Staff presented the item and noted additional information
was needed on the proposed beauty salon;specifically days and hours of operation,the
number of employees and signage.
Public Works comments were discussed.The applicant stated the required repairs to
the street had been bonded.He stated there would not be a dumpster on the site,at
this point.Other agency and utility comments were noted.
2
June 20,2002
SUBDIVISION
ITEM NO 14 Cont.FILE NO '-6749-A
The Committee determined there were no other issues and forwarded the item to the
full Commission.The applicant was advised to respond to staff comments and
questions no later than Wednesday,June 5,2002.
STAFF ANALYSIS:
The 0-3 zoned property located at 2300 Andover Square is occupied by a new
development consisting of a 13,107 square foot office building and a 52 space parking
lot,A conditional use permit is requested to allow a beauty salon to occupy 2,600
square feet of the building (20%).As an ancillary use,a beauty salon could,by-.right,
occupy 10%of the building (1,310 square feet).Since the proposed beauty shop
exceeds 10%of the floor area,a C.U.P.is required.The beauty shop will operate
Monday through Saturday.No clients are anticipated past 9:00 p.m.14 stylists are
proposed,some serving only on a part time basis.No signage is requested beyond that
which is permitted in the office district.
Staff is supportive of the requested use.Allowing this use to occupy a portion of this
existing office building does not seem out of character with development in the area.
There is sufficient parking on the site to accommodate the use especially after 5:00 p.m,
during the week or on Saturdays when the other office uses have reduced activity.If
needed,space is available on the site to construct an additional 8-10 parking spaces.
STAFF RECOMMENDATION:
Staff recommends approval of the requested C.U.P.subject to compliance with the
conditions outlined in sections 5 and 6 of this report.
PLANNING COMMISSION ACTION:(JUNE 20,2002)
The applicant was present.There were no objectors present.Staff presented the item
and a recommendation of approval subject to compliance with the conditions outlined in
the "Staff Recommendation"above.There was no further discussion.
The item was placed on the Consent Agenda and approved as recommended by staff,
The vote was 7 ayes,0 noes,3 absent and 1 open position.
3
June 20,2002
ITEM NO.:15 FILE NO 'U02-08-03
Name:Land Use Plan Amendment —Central City Planning District
Location:An area north and west of 12th and Thayer Streets.
Receuest:Light Industrial,Industrial,Park /Open Space and Commercial to Mixed
Use
Source:William Willis,Union Rescue Mission
PROPOSAL /REQUEST:
Land Use Plan amendment in the Central City Planning Disti'ict from Light Industrial,
Industrial,Park /Open Space and Commercial to Mixed Use.The Mixed Use category
provides for a mixture of residential,office and commercial uses to occur.A Planned
Zoning District is required if the uses are entirely office or commercial or if the use is a
mixture of the three.The applicant has submitted an application to develop the property
to provide temporary lodging,offices,and social services.
Prompted by this Land Use Amendment request,the Planning Staff expanded the area
of review to include the area between the Union Pacific tracks and Thayer Street
extending south to 11'"Street.The boundary continues west on 11'"Street to the alley
between Thayer and Jones Street continuing south to the area shown as Commercial
along 12'"Street then west to the railroad tracks.The railroad tracks serve as the
western boundary for the expanded area.
With these changes,the entire area of Park /Open Space between 10'"and 11'"Streets
west of Thayer Street will also be eliminated.The area was expanded to 1)remove a
remnant of Industrial that would be between Single Family and Light Industrial,2)
recognize existing commercial zoning that was shown as Light Industrial and industrial,
3)and remove Park /Open Space that was placed as a buffer between Industrial and
Single Family.
EXISTING LAND USE AND ZONING:
The expanded area consists of vacant land,houses,and commercial building on 12'"
Street currently zoned I-2 Light Industrial,R-4 Two Family Residential,and C-3 General
Commercial and is approximately 9.54 +acres in size.A bus barn and a print shop are
located in an 1-2 zone to the west.A warehouse,junkyard and vacant property are
located in the 1-2 zone to the north.The property lying to the east of the expanded area
is zoned R-4 and R-3 Single Family and is occupied by single-family residences.The
property to the south of the expanded area is 1-2,C-3,R-3,and R-4 occupied by
residential and commercial structures.
June 20,2002
SUBDIVISION
ITEM NO.:15 Cont.FILE NO.:LU02-08-03
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On March 19,2002,multiple changes were made from Single Family,Mixed Office
Commercial,Public Institutional,and Mixed Use to Public Institutional and Multi-Family
about '/4 of a mile to the east of the applicant's property in the vicinity,and including,the
campus of the Arkansas Children's Hospital.
On July 17,2001,a change was made from Single Family to Park /Open Space at
Stephens Park about 9/1 0 of a mile southwest of the amendment area.
On September 19,2000,multiple changes were made from Service Trades District to
Park /Open Space,Public Institutional and Mixed Use in the 1100 block of Cantrell
Road about '/4 of a mile northeast of the expanded area.
On March 7,2000,multiple changes were made from Mixed Use,Office,Commercial,
Mixed Office Commercial,Service Trades District,and Public Institutional to Public
Institutional and Mixed Use Urban covering most of the Downtown Planning District
starting east of Woodlane Street about V4 of a mile northeast of the study area.
The area is shown on the Future Land Use Plan as Light Industrial,Industrial,Park /
Open Space and Single Family.Industrial is shown on the Land Use Plan to the north
of the area while Light Industrial is shown to the west.Single Family is shown to the
east of the area while Commercial is shown to the south.
This property was the subject of a previous Land Use Plan amendment heard and
approved by the Planning Commission on November 11,1999.The amendment was
forwarded to the February 15,2000 Board of Directors meeting and was tabled.The
current land uses shown for the area have remained unchanged.The current
application is similar to,but slightly smaller than,the original application heard by the
Planning Commission.
MASTER STREET PLAN:
12'"Street is shown on the Master Street Plan as a Collector Street and is built to
standard.10'",11'",Jones,and Thayer Streets are standard residential streets in need
of repair.There are no Bikeways shown on the plan that would be affected by this
amendment.
PARKS:
The nearest park shown on the Little Rock Parks and Recreation Master Plan of 2001 is
Fletcher Park located at 1-630 and Woodrow Street west of the railroad tracks.Fletcher
Park is listed as a mini-park of less than five acres equipped with a playground,
basketball pad,a practice /active recreation area,and two picnic tables.This park is
designed to serve the recreational needs of the neighborhood this application area is
2
June 20,2002
SUBDIVISION
ITEM NO.:15 Cont.FILE NO 'U02-08-03
located in.The main disadvantage of the park is the partial barrier created by the
railroad tracks located at 10"and 11'"Streets.The railroad may be crossed at 12"
Street.
HISTORIC DISTRICTS:
The south boundary of the expanded area of review is located one block north of the
north boundary of the Little Rock Central High School National Historic District.Since
the historic district in a national district and not a local district,development within the
amendment area hopefully will respect the character of the surrounding neighborhood.
However,this amendment should not affect the area inside the historic district.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The applicant's property lies in the area covered by the Stephens Area Neighborhood
Action Plan.The Housing goal recommends the removal of substandard houses and
lots with an objective of providing a safer living environment.Action statements support
the removal of burnt and unsafe buildings while cleaning vacant weed lots and alleys.
Since a large portion of the property in the area is vacant this amendment would provide
for infill development that would minimize the occurrence of weed lots.Most of the
neighborhood's burnt and unsafe structures are located to the east outside of the study
area.
ANALYSIS:
At an earlier time,industrial enterprises located along this section of the railroad tracks
for the obvious transportation reasons.Other industrial buildings lie along these tracks,
but no notable development has occurred in the recent past.As market forces change,
this site has become less desirable for industrial infill,even though it is zoned 1-2.
Mixed Use would also provide a transition between the remaining area shown as Light
Industrial west of the Railroad Tracks and the residential uses to the east.The use of
Planned Zoning Districts in the area shown,as Mixed Use would protect the character
of the residential areas to the east and the area adjacent to Central High by providing a
mechanism for design review of future developments located in this area.Mixed Use
would provide for redevelopment in an area where the conforming industrial
development would likely not happen.
Outside the application a mixture of industrial,institutional,commercial and residential
uses characterizes area the neighborhood.Most of the neighborhood to the east is
residential in character.The northern edge of the neighborhood,next to l-630,is a
marginal residential area with a junkyard and machine shop located at the railroad and
freeway.The Dorcus House located at the southeast corner of I-630 and Park Street
serves as a mixture of both residential and institutional activities.The Children'
Hospital located at Martin Luther King is a large Public Institutional use that serves as
the eastern boundary of the residential area.The Future Land Use for the properties to
3
June 20,2002
SUBDIVISION
ITEM NO.:15 Cont.FILE NO.:LU02-08-03
the east of Schiller Street shows Public Institutional,which will limit the possibility of new
residential development.In addition to the Future land Use plan,the Children's Hospital
Campus Long Range Plan shows that the hospital plans to extend its campus to Schiller
Street north of 11'"Street which would limit the long term viability of residential uses in
that area.12'"Street east of Thayer consists mainly of residential uses while west of
Thayer storefront churches and small commercial businesses with a day care center
located at the railroad tracks.The businesses on 12'"at the railroad consists-of a
commercial building on the south side of the street and a building on the north side that
is a warehouse and office building.The neighborhood to the south of 12'"Street is
strictly residential in character.About two block of housing separate the Central High
School Historic Site from the study area.Based on the general development pattern of
the area,small retail business,small offices,quasi-public institutions,and affordable
historic residences would be compatible with the current development pattern of the
neighborhood.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations:Capitol Hill
Neighborhood Association,Central High Neighborhood Association,East of Broadway
Neighborhood Association,Meadowbrook Neighborhood Association,MLK
Neighborhood Association,South End Neighborhood Association,South End
Neighborhood Developers,Wright Avenue Neighborhood Association,Capitol View
Stifft Station Neighborhood Association,and Pine to Woodrow Neighborhood
Association.Staff has received one neutral comment from area residents.
STAFF RECOMMENDATIONS:
Staff believes the change is appropriate.The change to Mixed Use should provide
flexibility for,and review of,future development in the area.
PLANNING COMMISSION ACTION:(JUNE 20,2002)
The applicant was notified that less than 8 Commissioners were present and that a
minimum of 6 votes would be needed for the item to pass.The applicant was given the
option to defer the item to the August 8'"Planning Commission meeting.The applicant
requested the deferral.
A motion to defer item 15 to the August 8'"meeting and was approved with a vote of
7 ayes,0 noes,3 absent and 1 open position.
4
June 20,2002
ITEM NO.:15.1 FILE NO.:Z-6763-A
NAME:Union Rescue Mission Short-form POD
LOCATION:Adjacent to the Union Pacific Railroad;North of West 11'"Street and West
of Thayer Street
DEVELOPER:ENGINEER:
Union Rescue Mission Lewis,Elliott and Studer
3001 Confederate Blvd.11225 Huron Lane,Suite 104
Little Rock,AR 72206 Little Rock,AR 72211
AREA:2.43 Acres NUMBER OF LOTS:1 FT.NEW STREET:0
CURRENT ZONING:1-2
ALLOWED USES:Light Industrial
PROPOSED ZONING:POD
PROPOSED USE:Union Rescue Mission facilities
VARIANCES/WAIVERS REQUESTED:None requested.
BACKGROUND:
The Planning Commission voted to recommend approval of a proposed rezoning
request for the Union Rescue Mission from 1-2 to POD on November 11,1999.The
Board of Directors at their January 20,2001 meeting denied the request.The applicant
proposed to rezone the 2.43-acre site from 1-2 to POD to allow for the development of
the Union Rescue Mission facility.The project was to house administrative offices,
temporary living quarters,food preparation and dining areas,and educational space.A
Future Land Use Plan amendment was also filed and later denied by the Board of
Directors.
June 20,2002
SUBDIVISION
ITEM NO.:15.1 FILE NO.:Z-6763-A
The applicant proposed to construct a 29,000 square foot,single story building along
the south side of West 10'"Street,west of Thayer Street.The applicant also proposed
to construct a small area of parking (21 spaces)along the north side of West 10'"Street
and a small area of parking (19 spaces)along the north side of West 11'"Street.
The proposed building was to be one story with a 30-foot ridge height.The facade was
to be a split face block and brick,with a colored raised seam metal roof.One wall-
mounted sign was proposed which would have an area of approximately 25 square feet.
The applicant proposed to abandon the portion of West 10'"Street between the railroad
right-of-way and Thayer Street,the alley right-of-way within Block 9,Roots and Coy
Subdivision (block bounded by Thayer Street,West 10'"Street,West 11'"Street,and
the railroad right-of-way),and the portion of West 11'"Street between Jones Street and
the railroad right-of-way.
The applicant noted the facility would include the following uses:
1.Temporary living quarters —180 to 200 beds
2.Office space —5,800 square feet
3.Educational space -4,000 square feet
4.Kitchen and dining areas
A.PROPOSAL/REQUEST:
The applicant has filed exactly the same application as was previously approved
by the Planning Commission and denied by the Board of Directors.
The applicant proposes to construct a 29,000 square foot,single story building
along the south side of West 10"Street and west of Thayer Street.The
applicant also proposes to construct a small area of parking (21 spaces)along
the north side of West 10'"Street and a small area of parking (19 spaces)along
the north side of West 11'"Street.
The proposed building is to be one story with a 30-foot ridge height.The facade
will be a split face block and brick,with a colored raised seam metal roof.One
wall-mounted sign is proposed which will have an area of approximately 25
square feet and signage is proposed on the "bell-tower".
The applicant proposes to abandon a portion of West 10'"Street between the
railroad right-of-way and Thayer Street,the alley right-of-way within Block 9,
Roots and Coy Subdivision (block bounded by Thayer Street,West 10'treet,
West 11'"Street,and the railroad right-of-way),and the portion of West 11'"
Street between Jones Street and the railroad right-of-way,
2
June 20,2002
SUBDIVISION
ITEM NO.:15.1 FILE NO.:Z-6763-A
The applicant notes the facility will include the following uses:
~Temporary living quarters —180 to 200 beds
~Office space —5,800 square feet
~Educational space —4,000 square feet
~Kitchen and dining areas
A Future Land Use Plan amendment has also been filed in association with the
proposed development (Item 415 File No.LU02-08-03).
B.EXISTING CONDITIONS:
The portion of the site along the north side of West 10'"Street is vacant,grass-
covered and fenced.There are no trees on this portion of the site.The area on
the south side of West 10'"Street is also vacant and grass-covered,with a
scattering of trees.This portion of the site is where single family homes once
existed,and is 9 to 8 feet above the existing grade of West 20'"Street.
There is railroad right-of-way along the west boundary of the site,with industrial
buildings and single-family residences further west.There are two industrial
buildings and a monopole tower to the north,between this site and 1-630.There
is an auto salvage yard to the northeast at the southeast corner of Maryland and
Thayer Streets.There are four (4)single-family residences immediately east of
the proposed building,within the same block,with additional single family
residences further south across West 11'"Street and east across Thayer Street.
C.NEIGHBORHOOD COMMENTS:
Staff has received several phone calls from persons requesting information on
this application.The Capital Hill,the Central High,the Capitol View,the
Downtown,the Pine to Woodrow and the Stephen Neighborhood Associations
were notified of the Public Hearing as well as residents within 300 feet of the site
who could be identified and all property owners within 200 feet of the site.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.A 20 foot radial dedication of right-of-way is required at the corner of West10"and Thayer Streets.
2.Provide design of street conforming to "MSP"(Master Street Plan).Construct
one-half street improvement to the street including 5-foot sidewalks with
planned development.Applicant may petition to abandon West 10'"Street,
Improvements are required on West 11'"Street and on Thayer Street where
they abut the property.
3
June 20,2002
SUBDIVISION
ITEM NO.:15.1 FILE NO.:Z-6763-A
3.Submit petition to close alley.
4.Plans of all work in right-of-way shall be submitted for approval prior to start of
work.
5.Obtain permits prior to doing any street cuts or curb cuts.Obtain barricade
permit prior to doing any work in the right-of-way.Contact Traffic Engineering
at 501-340-4854 (Derrick Bergfield)for more information.
6.All driveways shall be concrete aprons per City Ordinance.
7.Stormwater detention ordinance applies to this property.
8.Easements for proposed stormwater detention facilities are required.
9.A Grading Permit will be required per Sec.29-186 (c)8 (d).
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer available,not adversely affected.
ENTERGY:Approved as submitted.
ARKLA:Approved as submitted.
Southwestern Bell:No comment received.
Water:A /dn is the maximum meter size available off existing water mains.The
Little Rock Fire Department needs to evaluate this site to determine if
additional public and/or private fire hydrant (s)will be required.If additional
fire hydrant(s)are required,they will be installed at the Developer's expense,
Contact Central Arkansas Water at 992-2438 for additional details.
~Fire De artment:Place fire hydrants per code.Contact the Little Rock Fire
Department for additional details at 918-3752.
~Count Plannin:No comment received.
CATA:Site is located on Bus Route ¹3and has no effect on bus radius,turnout
and route.
F.ISSUES/TECHNICAL/DESIGN:
The Land Use Plan shows Light Industrial,Industrial,Park /Open Space and
Commercial for this property.The applicant has applied for a Planned Office
Development to provide temporary lodging,offices,and social services.
A Land Use Plan amendment for a change to Mixed Use is a separate item
on this agenda (LU02-08-03).
4
June 20,2002
SUBDIVISION
ITEM NO.:15.1 FILE NO.:Z-6763-A
Cit Reco nized Nei hborhood Action Plan The applicant's property lies in the
area covered by the Stephens Area Neighborhood Action Plan.The Housing
goal recommends the removal of substandard houses and lots,with an
objective of providing a safer living environment.Actions statements support
the removal of burnt and unsafe buildings while cleaning vacant weed lots
and alleys.
~reposes e:A total of six (Bi percent of the interior of the vehicular use area
must be landscaped with interior islands.This takes into account the
reduction allowed within the designated "mature area".Curb and gutter or
another approved border will be required to protect landscaped areas from
vehicular traffic.
~Buildin Codes:No comment received.
G.SUBDIVISION COMMITTEE COMMENT:May 30,2002
The applicant was present representing the application.Staff briefly described
the proposed request noting the proposal was exactly the same as the proposal
reviewed by the Commission at their November 1999 Public Hearing.Staff
stated there were additions needed on the site plan,(building heights,dumpster
location,building dimensions,building setbacks).Staff also stated they would
need the days and hours of operation,the number of employees and the details
of any fencing.
Public Works comments were addressed.The applicant was told to either make
street improvements to West 10'"Street or petition the City for closure.Staff
stated a 20-foot radial dedication would be required at the corner of West 11'"
Street and Thayer Street,but the intersection would not be reconstructed at this
time.
Mr.Lawson stated the applicant should try to meet with the neighborhoods prior
to the Commission meeting.He stated his staff would contact all the persons
involved in the original application,both for and against,and invite them to a
community meeting.
After the discussion,the Committee then forwarded the proposed rezoning to
Planned Office Development,to the full Commission for final action.
H.ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the issues
raised by staff and the Subdivision Committee.The applicant has noted that the
Public Works comments will be complied with.
5
June 20,2002
SUBDIVISION
ITEM NO.:15.1 FILE NO.:Z-6763-A
The applicant proposes a six (6)foot high wood-screening fence adjacent to the
residential uses.The applicant is also proposing a 7.5-foot buffer along the east
property line (east of proposed building and east of parking area accessed from
West 11'"Street).
As noted in the Background Section and in Paragraph A of this report,the
applicant is requesting abandonment of three (3)pieces of right-of-way as part of
the development plan.By endorsing the proposed site development plan,the
Commission can recommend approval of the abandonment requests.The
applicant will need to file additional paperwork with Public Works and the City
Clerk prior to the application being forwarded to the Board of Directors.
Otherwise,to staff"s knowledge,there are no outstanding issues associated with
this application.Staff feels that the proposed development will have no adverse
effect on the general area.
I.STAFF RECOMMENDATION:
Staff recommends approval of the proposed POD zoning subject to the following
conditions:
1.Compliance with the requirements as noted in paragraphs D,E and F of this
report.
2.Staff recommends approval of the following abandonment's:
a.West 10'"Street,between Thayer Street and the railroad right-of-way
b.West 11'"Street,between Jones Street and the railroad right-of-way
c.Alley right-of-way within Block 9,Roots and Coy Subdivision
PLANNING COMMISSION ACTION:(JUNE 20,2002)
Mr.William Willis was present representing the application.There were several
objectors present.There were eight (8)Commissioners present.The Chairman stated
it was Planning Commission policy to offer a deferral to the applicant when fewer than
nine (9)Commissioners were present.The applicant requested a deferral to the
August 8,2002 Public Hearing.
The Commission voted to defer the application by a vote of 7 ayes,0 noes,3 absent
and 1 vacant position.
6
June 20,2002
ITEM NO.:16 FILE NO.:Z-7232
NAME:Mann Long-form PD-C
LOCATION:19400 Lawson Road
DEVELOPER:ENGINEER:
Charles Mann Dillinger,Inc.
19400 Lawson Road P.O.Box 9425
Little Rock,AR 72210 Little Rock,AR
AREA:14.7Acres NUMBEROF LOTS:1 FT.NEWSTREET:0
CURRENT ZONING:R-2,Single-family
ALLOWED USES:Single-family
PROPOSED ZONING:PD-C
PROPOSED USE:Landscape business,Racecar building and engine repair
VARIANCESNVAIVERS REQUESTED:
1.A waiver of Master Street Plan improvements.
2.A waiver of dedication of right-of-way.
3.A waiver of the filing fee.
A.PROPOSAL/REQUEST:
The applicant's property lies in the area recently heard by the Board of Directors
at their June 4,2002 meeting.The applicant has an existing business on the site
in which he conducts a landscape business and he builds racecar engines.He
proposes to place an additional shop building on the site (50-foot by 60-foot
metal building)to house the racecar aspect of the business.
The applicant was not properly notified of the City's plans for Extraterritorial
Planning earlier in the year.Therefore,he did not file his request with the others
in the area seeking rezoning.He did,however,file an application when he
June 20,2002
SUBDIVISION
ITEM NO '6 FILE NO.:Z-7232
learned of the City's intent to zone property in his area.He has requested the
City waive the requirements of the Master Street Plan one-half street
improvements,waive the dedication requirement of right-of-way and to waiver
the filing fees.
B.EXISTING CONDITIONS:
The site is an existing non-conforming business located in the newly expanded
Extraterritorial Planning Jurisdiction.The site contains several shop buildings
used by the applicant in his landscaping business and racecar business.There
is an automobile "junk yard"located near the rear of the east property line of the
applicant's property.Other uses in the area include two (2)"Quick Shop",
directly across the road from the site,a church and single-family homes on large
lots and acreage.The area is very rural in character with large areas of vacant
pastureland.
C.NEIGHBORHOOD COMMENTS:
There is not an active neighborhood association in the area.All property owners
within 200 feet of the site were notified of the Public Hearing.As of this writing,
Staff has not received any comment from area residents.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Due to procedural errors in notification,Public Works supports waiver of right-
of-way dedication for this zoning action.
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater;Outside service boundary.No comment.
ENTERGY:Approved as submitted.
ARKLA:Approved as submitted.
Southwestern Bell:No comment received.
Water:The closest water line is 600-feet south of Vicki Lane on Beauchamp.A
water main extension will be required in order to serve this property.The
acreage fee for this area is currently $150 per acre.Public right-of-way or a
utility easement is required to install water facilities on this site.Contact
Central Arkansas Water at 992-2438 for additional details.
2
June 20,2002
SUBDIVISION
ITEM NO.:16 FILE NO.:Z-7232
~pire De artment Place fire hydrants per code.Maintain a 26-foot access to
buildings.Contact the Little Rock Fire Department for additional details at
918-3752.
Countuuptannin,This project is minor in scale and require little comment
except to remind the developer that any further construction on the site must
be properly submitted to Pulaski County for review and may trigger
commercial site regulations.
CATA:Site is not located on a dedicated bus route and has no effect on bus
radius,turnout and route.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:This request is located in the West Fourche Planning District.
The Land Use Plan shows Single Family for this property.The applicant has
applied for a Planned Development -Commercial for existing multiple
commercial uses.This application recognizes existing non-conforming uses.
A Land Use Plan amendment is not required.
Cit Reco nized Nei hborhood Action Plan The property under review is not
located in an area covered by a City of Little Rock recognized neighborhood
action plan.
~hendeca e:A six jd)foot high opaque wooden fence with its face side directed
outward is required along the eastern perimeter where adjacent to residential
property.
~Buildin Codea.No comment received.
G.SUBDIVISION COMMITTEE COMMENT:May 30,2002
Mr.Charles Mann was present representing the application.Staff briefly
described the proposed project indicating the applicant's property was in the
area,which was recently reviewed by the Commission for Extraterritorial
Planning and Zoning (April 25,2002 Public Hearing).Staff stated the applicant
was not properly notified of the City's plans and the applicant was now filing to
zone his property with the appropriate zoning for its current uses.Staff stated
the applicant also intended to construct a 50-foot by 60-foot metal shop to build
racecars and engines for racecars.
3
June 20,2002
SUBDIVISION
ITEM NO.:16 FILE NO.:Z-7232
Staff noted there were few comments concerning the proposed development.
Staff stated the applicant should furnish a list of all activities to be taking place in
the new shop building.Public Works indicated there were no comments and was
supportive of the request for a waiver of street improvements and right-of-way.
Landscaping comments were addressed indicating a screen would be required
along the east property line and adjacent to residentially zoned property.
There was no further discussion.The Committee then forwarded the proposed
Planned Development to the full Commission for final action.
H.ANALYSIS:
The applicant submitted a revised cover letter to staff indicating the site would
continue to be used for his landscaping business.He stated the site would
house heavy equipment used in the operation as well as trucks used for
transportation.The site is also used for the applicant's racecar business,which
involves building and rebuilding racecar engines and building/rebuilding racecars.
Staff is supportive to the request for a rezoning to PCD.The use is an existing
use and the construction of a new shop building for the engine building will not
introduce a new use to the site.Currently,this activity takes place in a shop,
which is not dedicated to this activity.With the construction of the new shop
building the racecar activities will take place in one location and the landscaping
activities will take place in an existing shop building.
Staff is supportive of the applicant's request for a waiver of filing fees,street
improvements and right-of-way dedication.The applicant was not properly
notified of the City's plans for Exterritorial Zoning earlier in the year.Therefore,
the applicant did not have the opportunity as other landowners to rezone his
property and not pay the filing fee or receive a waiver of the right-of-way
dedication and one-half street improvements.
Otherwise,to staff's knowledge,there are no outstanding issues associated with
the proposed rezoning request to Planned Commercial Development to allow an
existing non-conforming business to come into compliance.
I.STAFF RECOMMENDATION:
Staff recommends approval of the proposed rezoning to PD-C to allow the
applicant to bring a non-conforming use into compliance and to construct a new
shop building on the site subject to compliance with the conditions outlined in
paragraphs D,E and F of this report.
4
June 20,2002
SUBDIVISION
ITEM NO.:16 FILE NO.:Z-7232
Staff recommends approval of the requested waiver of Master Street Plan
improvements.Staff recommends approval of the requested waiver of dedication
of right-of-way.Staff recommends approval of the requested waiver of the filing
fee.
PLANNING COMMISSION ACTION:(JIJNE 20,2002)
The applicant was not present and there were no objectors present.Staff stated the
applicant failed to notify property owners of the Public Hearing as required by the
Planning Commission By-Laws.Staff recommended the application be deferred to the
August 8,2002 Public Hearing.
There was no further discussion.A motion was made to place the application on the
agenda for consent deferral.The motion passed 7 ayes,0 noes,3 absent and 1 vacant
position.
5
June 20,2002
ITEM NO 17 FILE NO.:Z-7235
NAME:Hillvale Addition Short-form PD-0
LOCATION:Northeast corner of Stacy Lane and Farris Road
DEVELOPER:ENGINEER:
E.W.McKissack McGetrick and McGetrick Engineers13074StacyLane319PresidentClintonAvenue
Little Rock,AR 72211 Little Rock,AR 72201
AREA:0.499 Acre NUMBER OF LOTS:1 FT.NEW STREET:0
CURRENT ZONING:R-2,Single-family
ALLOWED USES:Single-family
PROPOSED ZONING:PD-0
PROPOSED USE:Insurance office and 0-3 uses
VARIANCES/WAIVERS REQUESTED:None requested.
A.PROPOSAL/REQUEST:
The applicant proposes to convert an existing single-family house into a Planned
Development to house an insurance sales office.The applicant is also
requesting 0-3 uses as alternative uses for the site.The site will remain virtually
unchanged on the exterior except for the addition of a parking lot near the east
property line containing 8 parking spaces.There are two large trees located in
the eastern area of the site the applicant proposes to "save"as a part of the
development.A single story frame building also located on the east property line
will remain and be used for storage.
The applicant is proposing the placement of a ground-mounted sign to be located
June 20,2002
SUBDIVISION
ITEM NO.:17 FILE NO.:Z-7235
near the northwest property line.The sign will comply with square footage
allowable under 0-3 zoning.The applicant proposes the days and hours of
operation to be Monday through Saturday from 8:00 am to 5:00 pm.The
applicant has stated any additional site lighting will be low level and directed
away from residentially zoned properties.
The applicant has stated a sidewalk will be installed on Stacy Lane to match the
existing sidewalk on adjacent property.The applicant has indicated a right-of-
way dedication of 5-feet along Stacy Lane.
B.EXISTING CONDITIONS:
The site is currently being used as a single-family home.Other uses in the area
include office uses to the north,south and east and multi-family to the west
(Shadow Lakes Apartments).The east property line of the site is adjacent to a
parking lot used by AFLAC insurance companies.A "strip office development"is
located south of the site facing Stacy Lane on 0-3 zoned property and a new
residential development (PRD —6 units)has been constructed "/i block south of
the site fronting on Farris Street.To the northwest of the site is a single-family
home,on 0-3 zoned property.
C.NEIGHBORHOOD COMMENTS:
As of this writing,staff has not received any comment from the neighborhood.
The Gibraltar Heights/Point West/Timber Ridge Neighborhood Association and
the Parkway Place Property Owners Association as well as all residents within
300 feet of the site who could be identified and all property owners within 200
feet of the site were notified of the Public Hearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Stacy Lane is classified on the Master Street Plan as a commercial 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 the street including 5-foot sidewalks
with planned development.Match existing curb.
3.Appropriate handicap ramps will be required per current ADA standards.
4.Driveways shall conform to Sec.31-210 or Ordinance 18,031.Close one
driveway or propose restrictions that prevent conflicts on Stacy Lane.
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer available not adversely affected.
2
June 20,2002
SUBDIVISION
ITEM NO.:17 FILE NO.:Z-7235
ENTERGY:No comment received.
ARKLA:Approved as submitted.
Southwestern Bell:No comment received.
Water:No objection.
~pire De artment:Place fire hydrants per code.Contact the Little Rock Fire
Department for additional details at 918-3752.
CountcPlanntn L:No comment received.
CATA:Site is not located on a dedicated bus route and has no effect on bus
route,turnout and route.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:This request is located in the Ellis Mountain Planning District.
The Land Use Plan shows Office for this property.The applicant has applied for
a Planned Development -Office for an insurance office and 0-3 uses.
Ci Reco nized Nei hborhood Action Plan'he applicant's property lies in the
area covered by the Rock Creek Neighborhood Action Plan.The Office and
Commercial Development encourages promotion of commercial and office
development,which enhances the primarily residential character of the
community.The plan contains an objective of encouraging neighborhood input
addressing commercial and office development prior to city approval.An action
statement in the plan recommends the aggressive use of Planned Zoning
Districts to influence new development more compatible with the neighborhood.
~tandsca e:The width of the proposed landscape strip east of the proposed
parking lot must be increased to at least 6.7 feet.
B~uttdin Codes:No comment received.
G.SUBDIVISION COMMITTEE COMMENT:May 30,2002
Mr.Pat McGetrick of McGetrick and McGetrick Engineers was present
representing the application.Staff briefly described the proposed project
indicating there were additions needed on the site plan.Staff stated the
applicant should remove two parallel parking spaces shown on the site plan and
move the driveway to the east to assist in "saving"a 24-inch oak tree.Staff
3
June 20,2002
SUBDIVISION
ITEM NO.:17 FILE NO.:Z-7235
stated it was important to save 75%of the drip-line to aid in the tree's survival-
ability.Staff also stated a 6.7-foot landscape strip would be required along the
east property line.
Public Works comments were addressed.Staff stated one-half street
improvements would be required along Stacy Lane and the applicant would be
required to place a five (5)foot sidewalk,to match the existing sidewalk,on the
adjacent property.
The Committee determined there were no additional issues.The Committee
then forwarded the item to the full Commission for final action.
H.ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the issues
raised by staff and the Subdivision Committee.The applicant has indicated the
hours of operation to be 8:00 am to 5:00 pm Monday through Saturday.The
applicant proposes there will be four (4)full time employees.The development
will include 10 parking spaces,eight (8)of which will be added in the rear of the
site,two of which will be the exiting carport area.Signage will be placed in this
area indicating employee parking only.
The applicant has indicated a sidewalk will be placed along Stacy Lane matching
the existing sidewalk on the adjacent property.
Staff is supportive of the request to convert this existing single-family home into
an office use.The uses in the immediate area are predominately office type
uses and the property to the north,south and east are zoned 0-3.This site is an
island which has not yet converted to an office use.
Otherwise,to staff's knowledge,there are no outstanding issues associated with
the proposed rezoning request.
I.STAFF RECOMMENDATION:
Staff recommends approval of the proposed Planned Office Development as
submitted subject to compliance with the conditions outlined in paragraphs D,E
and F of this report.
PLANNING COMMISSION ACTION:(JUNE 20,2002)
Mr.Pat McGetrick of McGetrick and McGetrick Engineers was present representing the
application.There were no objectors present.Staff presented the application with a
4
June 20,2002
SUBDIVISION
ITEM NO.:17 FILE NO.:Z-7235
positive recommendation of the proposed planned development subject to compliance
with the conditions outlined in the "staff recommendation"above.
There was no further discussion.The item was placed on the consent agenda and
approved as recommended by staff.The vote was 7 ayes,0 noes,3 absent and 1
vacant position.
5
June 20,2002
ITEM NO.:18 FILE NO.:Z-7233
NAME:Storthz Short-form PCD
LOCATION:219 North University Avenue
DEVELOPER:ENGINEER:
Sam Storthz Phillips Engineering Co.
219 North University Avenue 806 North University Avenue
I ittle Rock,AR 72205 Little Rock,AR 72205
AREA:.465 Acres NUMBER OF LOTS:1 FT.NEW STREET:0
CURRENT ZONING:0-3
ALLOWED USES:Office
PROPOSED ZONING:PCD
PROPOSED USE:Office and Commercial
VARIANCESNVAIVERS REQUESTED:None Requested.
A.PROPOSAL/REQUEST:
The applicant proposes to rezone this site from 0-3 to PCD to allow flexibility in
order to provide quality tenants to serve the neighborhood area.The applicant is
requesting all uses under the 0-3,General Office District and selected uses
under the C-3,General Commercial District.Those uses include:Antique shop,
Barber and beauty shop,Book and stationery store,Camera shop,Candy store,
Clothing store (including clothing accessories),Custom sewing or millinery,
Drugstore or pharmacy,Eating place (Pick-up only),Florist shop,Health studio or
spa,Hobby shop,Jewelry store,Key shop,Laundry pickup station,Tailor shop,
June 20,2002
SUBDIVISION
ITEM NO.:18 FILE NO.:Z-7233
Appliance sales and repairs,Auto parts and accessories,Bakery or confectionery
shop,Beauty supply store,Bicycle shop,Beverage shop (coffee,tea,fruit
drinks),Card shop,Carpet and flooring store,Catering (commercial),Clock or
watch repair,Cosmetic store,Computer sales and repairs,Dollar and variety
store,Fabric store,Food store,Frame shop,Furniture store and/or rentals and/or
repairs,Garden and supply shop (indoor only),Gift shop,Handicraft (ceramic
sculpture or similar art work),Houseware and kitchen store,Interior decorating
shop,Job printing (lithographer,printing or blueprinting),Kitchen remodeling
store,Linen shop,Luggage store,Medical appliance fittings and sales,Mail
services store,Massage therapist,Music store,Office equipment sales and
service,Office supply store,Optical shop,Paint and wallpaper store,School
supplies,Second hand shop (resale of used goods such as used furniture,
clothes,books,etc.),Shoe repair,Sporting goods store,Swimming pool sales
and supplies,Telephone and accessory sales and repair,Toy store,Upholstery
shop,Video (DVD,CD's sales and rentals),Vitamins and health food store.
B.EXISTING CONDITIONS:
The site is an existing four bay masonry building containing 3,828 square feet of
rentable area.There are 29 existing parking spaces,ten (10)of which are
adjacent to North University Avenue with the remainder being accessed from
behind the building.Landscaping on the site is non-existent.The area to the
south and east has a chain link fence on the property line.
Uses in the area include the Park Plaza and University Mails,(west of the site
across North University Avenue)and other institutional,residential and non-
residential uses across North University Avenue such as a nursing home,the
Catholic Boy's School and a large office development and a high rise apartment
development all along Lee Street.The area to the north of the site is a recently
approved PCD (which has not begun construction)and the area to the east and
south is currently single-family housing.In the area to the east,between North
University Avenue and North Pierce Street,along A Street,St.Vincent's has a
daycare facility and an office development.
C.NEIGHBORHOOD COMMENTS:
As of this writing staff has received several informational phone calls concerning
the proposed rezoning request.The Hillcrest Residents Association,the
Briarwood Neighborhood Association,the Evergreen Neighborhood Association
and the University Park Neighborhood Association as well as all property owners
within 200 feet of the site and all residents within 300 feet of the site who could
be identified were notified of the Public Hearing.
2
June 20,2002
SUBDIVISION
ITEM NO.:18 FILE NO.:Z-7233
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.With any future expansion of the property,Public Works may require right-of-
way dedication and Master Street Plan widening requirements.
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer available not adversely affected.
ENTERGY:No comment received.
ARKLA:Approved as submitted.
Southwestern Bell:Southwestern Bell has a terminal on the existing building
that needs to be removed prior to any demolition work.Contact South
Western Bell at 373-5112 for additional details.
Water:The Little Rock Fire Department may require an additional public fire
hydrant in conjunction with this development.Installation of this hydrant
would be installed at the Developer's expense.If there are facilities that need
to be adjusted and/or relocated that work would be done at the expense of
the Developer.Contact Central Arkansas Water at 992-2438 for additional
details.
~Fire Ce artment:Place fire hydrants per code Contact the l.ittle Rock Fire
Department for additional details at 918-3752.
~Count Plannin:No comment received.
CATA:Site is located on Bus Routes ¹5 and ¹21 and has no effect on bus
radius,turnout and route.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:This request is located in the Heights Hillcrest Planning
District.The Land Use Plan shows Mixed Use for this property.The
applicant has applied for a Planned Commercial Development for retail uses
in an existing building.
Cit Reco nized Nei hborhood Action Plan'he applicant's property lies in the
area covered by the Hillcrest Neighborhood Action Plan.The plan contains a
Land Use Objective of encouraging businesses to locate in existing structures
3
June 20,2002
SUBDIVISION
ITEM NO.:18 FILE NO.:Z-7233
as long as they do not compromise the landscape setting of the original
structure resulting in the removal of trees for additional parking.The Zoning
and Land Use Chapter contains a goal of preventing the deterioration of the
neighborhood and discourages the placement of fast-food franchises along
the edges of the neighborhood.
~Lendscs e:No comment.
~Bottdin Codes:No comment received.
G.SUBDIVISION COMMITTEE COMMENT:May 30,2002
Mr.Sam Storthz was present representing the application.Staff briefly described
the proposed project indicating there were additions needed on the site plan.
Staff requested the applicant furnish the days and hours of operation and a
percentage mix of proposed uses for the site.
Public Works indicated should there be any future expansion the dedication of
right-of-way may be required.Staff stated there were no landscaping issues.
After the discussion,it was determined there were no outstanding issues
associated with the proposed site plan.The Committee then forwarded the item
to the full Commission for final action.
H.ANALYSIS:
The applicant submitted a revised plan to staff and addressed most of the issues
raised by Staff and the Subdivision Committee.He indicated the days and hours
of operation to be 8:00 am to 10:00 pm Monday through Saturday and 11:00 am
to 8:00 pm on Sunday.The applicant has also identified the dumpster location
on the site plan.
The applicant has indicated there will not be any additional signage proposed as
a part of the development.There is an existing ground mounted sign adjacent to
South University Avenue,which will continue to serve the development.Door
signage will also be utilized.
The use mix proposed by the applicant could at time raise an issue with regard to
parking.Although,the number of parking spaces proposed meets the minimum
requirement for a commercial use,staff has concerns about the amount of
proposed parking with relation to the requested C-3 uses.Staff feels that the
amount of parking proposed will not be sufficient to meet potential demands,
which would be associated with certain combinations of the alternate uses.
4
June 20,2002
SUBDIVISION
ITEM NO.:18 FILE NO.:Z-7233
Therefore,staff will recommend that any combination of the proposed uses within
the proposed building not have a typical minimum parking requirement,which
exceeds 35 spaces (20 percent over the amount of parking proposed).
Otherwise,to staff's knowledge,there are no outstanding issues associated with
the proposed rezoning request.Staff is supportive of the application as filed.
STAFF RECOMMENDATION:
Staff recommends approval of the proposed PCD subject to compliance with the
conditions outlined in paragraphs D,E and F of this report.
PLANNING COMMISSION ACTION:(JUNE 20,2002)
Mr.Sam Storthz was present representing the application.There were no objectors
present.Staff presented the item with a recommendation of approval subject to
compliance with the conditions outlined in the "staff recommendation"above.
There was no further discussion.The item was placed on the consent agenda and
approved as recommended by staff.The vote was 7 ayes,0 noes,3 absent and 1
vacant position.
5
PLANNING COMMISSION VOTE RECORD
DATE
MEMBER
ALLEN,FRED,JR,
BERRY,CRAIG
!k!
FAUST,JUDITH
FLOYD,NORM
LOVE/RY,BOB
MUSE,ROHN
NUNNLEV,OBRAY,JR.
RAHMAN,MIZAN
RECTOR,BILL
STEBBINS,ROBERT
MEMBER /~
ALLEN,FRED,JR.A g A
BERRY,CRAIG —-++::-====-:---"--.'--.----I-:--.--"!
FAUST,JUDITH
FLOYD,NORM 4
LQWRY,BQB
MUSE,ROHN
NUNNLEY,OBRAV,JR.
RAHMAN,Ml&N
RECTOR,BILL
STEBBINS,ROBERT ',:-',.'.'~~~~'=~'
Meeting Adjourned:=-:-'~.P.M,
AYE +'AVE ,—-ABSENT ABSTAIN ~RECUSE
June 20,2002
SUBDIVISION MINUTES
There being no further business before the Commission,the meeting was adjourned
at 5:30 p.m.
e
C airman ecr