pc_08 08 2002subLITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
AUGUST 8,2002
4:00 P.M.
Roll Call and Finding of a Quorum
A Quorum was present being nine (9)in number.
II.Members Present:Judith Faust
Bob Lowry
Robert Stebbins
Norm Floyd
Mizan Rahman
Bill Rector
Rohn Muse
Obray Nunnley,Jr.
Fred Allen,Jr.
Members Absent:Craig Berry
(Open Position)
City Attorney:Stephen Giles
III.Approval of the Minutes of the June 20,2002 Meeting of the
Little Rock Planning Commission.The Minutes were
approved as presented.
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
AUGUST 8,2002
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
A.1 American Dream Builders Short-form PD-R (Z-7211),Located northeast of the
intersection of Nix Road and Laurel Oaks Drive
B.Garrett Glenn Addition Replat of Lots 61 and 62 (S-24-ZZ),Located south of
Westport Loop and north of Huntleigh Drive
C.Ibsen Enterprises Revised Short-form PCD (Z-4973-C),Located at 3021 Cantrell
Road
D.Calvary Baptist Church Subdivision Site Plan Review (S-1346),Located at 1901
North Pierce Street
E.Boyle Building CUP (Z-7218),Located at 103 West Capitol Avenue
F.Freeway Business Park Revised Long-form POD (Z-4249-D),Located south of I-
630 and east of Hughes Street
G.Mann Long-form PD-C (Z-7232),Located at 19400 Lawson Road
H.LU02-08-03 A Land Use Plan Amendment in the Central Cit~Planning District
from Single Family to Mixed Use,Located north of West 12'treet and west of
Thayer Street
H,1 Union Rescue Mission Short-form POD (Z-6763-A),Located adjacent to the
Union Pacific Railroad;north of West 11'treet and west of Thayer Street
I.Kentucky Street Right-of-Way Abandonment (G-23-315)
11.NEW ITEMS:
1.The Ranch Tracts D and E Preliminary Plat-S-285VV,Located north of Cantrell
Road on the east and west side of Chenonceau Boulevard
Agenda,Page Two
II.NEW ITEMS:(Cont.)
2.Cypress Point Phase III Preliminary Plat —S-285-WW,Located on the west end
of Buckland Road,northwest of Ranch Boulevard
3.Villages of Wellington Phase 9 Preliminary Plat —S-1042-R,Located on the
northeast corner of Wellington Village Drive and Loyola Drive
4.Alexander Mountain Preliminary Plat —S-1351,Located south of Alexander Road
at the Saline County Line near the City of Alexander
5.Embassy Suite Revised Short-form PCD (Z-5887-C),Located at 11301 Financial
Centre Parkway
6.Clean Tech Ventures,Inc.Revised Short-form PID (Z-6317-A),Located at
8020/8112 Baseline Road
7.Terrywood,Inc.Long-form PD-0 (Z-6506-A),Located 150-feet north of Morris
Manor Drive on the west side of John Barrow Road
8.Creekwood Plaza Revised Long-form PCD (Z-7025-A),Located at the northeast
corner of Bowman Road and Kanis Road
9.BLS,LLC Short-form PD-R (Z-7258),Located at 321 Rose Street
10.A Land Use Plan Amendment (LU02-19-03)in the Chenal Planning District at
16603 Cantrell Road from Transition to Commercial.
10.1 Saugey Short-form PCD (Z-7259),Located at 16603 Cantrell Road
11.A Land Alteration Permit for tree cutting,Located at 11 Valley Drive.
12.Midtown Redevelopment Project
August 8,2002
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%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 %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,Commercial,and Community
Shopping along Kanis Road within a 1 mile radius of the property in question.
August 8,2002
SUBDIVISION
ITEM NO.:A Cont.FILE NO.:LU02-18-01
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.
Cit 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 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.Afew houses are located on Nix Road.Most
2
August 8,2002
SUBDIVISION
ITEM NO.:A Cont.FILE NO.:LU02-18-01
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 Fariiily
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 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.
3
August 8,2002
SUBDIVISION
ITEM NO.:A Cont.FILE NO 'U02-18-01
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.
PLANNING COMMISSION ACTION:(AUGUST 8,2002)
The item was placed on the consent agenda for deferral to the September 19,2002
Planning Commission meeting.A motion was made to waive the by-laws for a five-day
notice to defer prior to the Planning Commission meeting.That motion to waive the
bylaws was made and approved with a vote of 7 ayes,2 noes,1 absent,and 1 open
position.A motion was made to approve the consent agenda and was approved with a
vote of 9 ayes,0 noes,1 absent,and 1 open position.
4
August 8,2002
ITEM NO'1 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
VARIANCES/WAIVERS 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.
August 8,2002
SUBDIVISION
ITEM NO.:A.1 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.
STAFF UPDATE:
This application was originally filed for the May 9,2002 Public Hearing.Staff informed
the applicant they should pursue the closure of the streets and alleyways prior to the
Planning Commission reviewing the application.The applicant requested the item be
deferred to the June 20,2002 Public Hearing and after there was no contact with the
2
August 8,2002
SUBDIVISION
ITEM NO A 1 Cont.FILE NO.:Z-7211
applicant prior to the June 20,2002 Public Hearing Staff recommended the application
be deferred to the August 8,2002 Public Hearing.
Staff has tried unsuccessfully to contact the applicant concerning the progress of the
street closure and alleyway closure.It is Staffs opinion this is an abandoned
application.Staff recommends this application be withdrawn without prejudice.
PLANNING COMMISSION ACTION:(AUGUST 8,2002)
The applicant was not present.There were no objectors present.Staff informed the
Commission the applicant had made contact and requested the item be deferred to the
September 19,2002 Public Hearing.Staff stated the deferral would require a waiver of
the By-Laws since the request was made on August 7,2002,less than the required
number of days required by the Commission By-Laws.Staff recommended the
application be deferred to the September 19,2002 Public Hearing.
A motion was made to waiver the By-Laws with regard to the request for deferral.The
motion carried by a vote of 7 ayes,2 noes,1 absent and 1 vacant position.
There was no further discussion.The item was placed on the consent agenda for
deferral to the September 19,2002 Public Hearing.The motion carried by a vote of
9 ayes,0 noes,1 absent and 1 vacant position.
3
August 8,2002
ITEM NO.:B 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 8 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.P ROPOSAL:
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.
August 8,2002
SUBDIVISION
ITEM NO.:B FILE NO.:6-24-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.
~sre De artment Approved as sunmided.
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.
~conduce 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
August 8,2002
SUBDIVISION
ITEM NO.:B 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:(JUNE 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.
PLANNING COMMISSION ACTION:(AUGUST 8,2002)
Mr.Bill Boosley was present representing the application.There were objectors
present.Staff stated there was a variance being requested as a part of the proposed
preliminary plat with regard to platted front building line.Staff presented the item with a
positive recommendation subject to compliance with the conditions outlined in the "Staff
Recommendation"above of both the proposed preliminary plat and the proposed
variance to the Subdivision Ordinance.
3
August 8,2002
SUBDIVISION
ITEM NO 'FILE NO:S-24-ZZ
Mr.A.J.Zotten addressed the Commission in opposition to the proposed application.
Mr.Zotten stated the developer was currently constructing a home on the proposed Lot
62R.He stated as Staff had indicated the proposed lots did have steep grades.Mr.
Zooten stated the lots sloped to a drainage structure,which was partially piped,at the
rear.
Mr.Zotten stated the developer had removed all the trees in the subdivision when
developing the lots.He stated the proposed lots contained the only few remaining
mature trees in the subdivision.He stated Mr.Rosen,the owner,had indicated these
trees would also be removed.
Mr.Zotten stated the neighborhood had been promised several items from the
developers which were never delivered.He stated the developer had indicated
sidewalks would be put in place,under ground electrical,a walled entrance and
decorative street lights.He stated the request of the neighborhood was to maintain as
much of the mature forest as possible and in some locations residents had purchased
adjoining lots to ensure preservation of the character of the neighborhood.
Ms.Kathy Sweere spoke in opposition of the replat.She stated her home was adjacent
to the proposed replat and her primary concern was run-off and potential flooding
problems.She stated water entering and leaving her site during heavy rains was
tremendous.She stated the drainage structure put in place was not adequate to handle
the water flows and the homes frequently suffered from yard flooding.She stated the
home currently under construction was not being constructed in a manner,which would
allow for proper drainage.
Mr.Bill Boosfey,the applicant addressed the Commission on the merits of the replat.
He stated the intent was to leave as many trees as feasible on the site unless the trees
were required to be removed for the home construction.He stated the drainage
structure was in place and the developer would be required to mitigate flooding.
Commissioner Rector questioned if the subdivision met the drainage and detention
ordinance.Public Works Staff stated the original proposal was reviewed for drainage
and detention.Staff stated one additional lot would not increase the "run-off"
significantly.
Commissioner Mizan stated one additional unit would increase "run-off".He stated
additional roof tops,additional paved surfaces and the additional building coverage has
an impact on "run-off'.
4
August 8,2002
SUBDIVISION
ITEM NO.:B FILE NO.:S-24-ZZ
Commissioner Mizan requested the item be deferred to allow Public Works Staff to
perform a drainage analysis.
A motion was made to defer the item to the August 22,2002 Public Hearing.The
motion carried by a vote of 9 ayes,0 noes,1 absent and 1 vacant position.
5
August 8,2002
ITEM NO.:C 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 ¹24 Rahling Circle
Little Rock,AR Little Rock,AR 72223
AREA:0.894Acres NUMBEROF 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.
August 8,2002
SUBDIVISION
ITEM NO.:C 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.
STAFF UPDATE:
The applicant submitted a letter requesting this item be deferred to the September 19,
2002 Planning Commission Public Hearing.Staff is supportive of this request.
PLANNING COMMISSION ACTION:(AUGUST 8,2002)
Mr.Joe White of White-Daters and Associates was present representing the application.
There were no objectors present.Staff stated the applicant had submitted a request to
defer the item to the September 19,2002 Public Hearing.Staff recommended the item
be deferred.
There was no further discussion.The item was placed on the consent agenda for
deferral to the September 19,2002 Public Hearing.The motion carried by a vote of
9 ayes,0 noes,1 absent and 1 vacant position.
2
August 8,2002
ITEM NO.:D FILE NO.:6-1346
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 ¹10 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
s~de.
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.
August 8,2002
SUBDIVISION
ITEM NO.:D 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
August 8,2002
SUBDIVISION
ITEM NO.:D 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 right-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
August 8,2002
SUBDIVISION
ITEM NO.:D 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.
~pire De artment:Approved as submitted.
~Count Plannin:No comment received.
CATA:Site is located off Bus Route ¹1 and ¹21 and has no effect on bus radius,
turnout and route.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:No comment.
~bandana 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 Landscape
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
August 8,2002
SUBDIVISION
ITEM NO.:D 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
August 8,2002
SUBDIVISION
ITEM NO.;D 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 staffs 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 approvai 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
August 8,2002
SUBDIVISION
ITEM NO.:D FILE NO.: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
August 8,2002
SUBDIVISION
ITEM NO.:D FILE NO.:S-1346
STAFF UPDATE:
The Board of Directors passed Ordinance No.15,791 dated December 19,1989
granting a franchise to Calvary Baptist Church to use a part of the air space above
R Street adjacent to 1815 North Pierce for a skywalk.A copy of he ordinance and
minute record has been included in the agenda for review.
PLANNING COMMISSION ACTION:(AUGUST 8,2002)
The applicant was present representing the application.There was one objector
present.Staff presented the item with a positive recommendation of the requested
variances subject to compliance with the conditions outlined in the "Staff
Recommendation"above.
Ms.Ruth Bell,League of Women Voters Pulaski County,requested details on the type
sign to be constructed.Ms.Bell questioned if the sign would be an illuminated sign
with a crawling message board.
Mr.Charles West,representing the Building Committee of Calvary Baptist Church,
stated the sign would be a ground mounted tastefully constructed sign.He stated the
sign would be of similar design to the existing sign.
Chairman Lowery questioned if the applicant had any future plans for additional
skywalks.Mr.West stated they did not.
There was no further discussion.A motion was made to approve the application as filed
subject to compliance with the conditions presented by Staff.The motion carried by a
vote of 9 ayes,0 noes,1 absent and 1 vacant.
8
August 8,2002
ITEM NO 'FILE NO '-7218
NAME:Boyle Building Conditional Use Permit
LOCATION:103 West Capitol Avenue
OWNER/APPLICANT:Boyle Realty Company/Joel Ledbetter
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.
August 8,2002
SUBDIVISION
ITEM NO.:E 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 Ptenntn: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),
2
August 8,2002
SUBDIVISION
ITEM NO.:E Cont.FILE NO.:Z-7218
self-storage and general business dry storage.Loading and unloading will take place in
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 Cordidor 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
August 8,2002
SUBDIVISION
ITEM NO.:E Cont.FILE NO.:Z-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
1 recusal (Rector).
PLANNING COMMISSION ACTION:(AUGUST 8,2002)
The applicant was not present.Staff informed the Commission that there had been no
further action or contract by the applicant since the June 20,2002 meeting.Staff
recommended denial of the application.
After a brief discussion of whether to defer the item again,a motion was made and
seconded to approve the application,as filed.The vote was 0 ayes,7 noes,1 absent,
1 recusing (Rector),1 abstaining (Nunnley)and 1 open position.The application was
denied.
4
August 8,2002
ITEM NO.:F FILE NO.:Z-4249-D
NAME:Freeway Business Park Revised Long-form POD
LOCATION:South of l-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 f/24 Rahling 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.
August 8,200~
SUBDIVISION
ITEM NO '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 1-1,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 Unimproved 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 industrial 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
August 8,2002
SUBDIVISION
ITEM NO.:F 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.
~pire Ce altment:Place fire hydrants per code.Contact the Little Rock Fi e
Department for additional details at 918-3752.
~Count Plannin: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 Bayle 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.
3
August 8,200~
SUBDIVISION
ITEM NO.:F FILE NO.:Z-4249-D
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:The proposed plan does not allo for the thirty (apl foot de
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.
BBuildin t 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.
I L ANALYSIS:
The applicant submitted a revised plan to staff addressing the issues raised by
Staff and the Subdivision Committee.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 1-630".
The original proposal included the construction of mini-warehouse on Lots 8 and
9 and selected 0-3 and I-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
4
August 8,2002
SUBDIVISION
ITEM NO '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
August 8,2002
SUBDIVISION
ITEM NO.:F 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.
PLANNING COMMISSION ACTION:(AUGUST 8,2002)
Mr.Joe White and Mr.Jack Grunfest were present representing the application.There
was one objector present.Staff presented the item with a recommendation of denial.
Staff stated there were technical issues related to landscaping in which the applicant
would be required to obtain variance approval from the City Beautiful Commission (for
the reduced landscaping along the 1-630 side of the project).Staff also stated the
previous plan indicated reduced landscaping in this area but the Landscape Ordinance
was not in place at the time of approval.
Staff stated the primary reason for denial was the use issue.Staff stated the applicant
had represented the original application as a Planned Office Development which had
become a mini-warehouse development.
Ms.Ruth Bell spoke in opposition of the proposed change.She stated this was a case
of developers starting with a mixed-use development and later nibbling away at the mix.
She stated there was very little left of the office component of the development.
Mr.Joe White addressed the Commission on behalf of the applicant.He stated the
applicant had been working for the past four to five years trying to market the site as
office and the office market was not there.He stated this was the last lot to develop so
the applicant would not be back requesting an additional changes.He stated the site
was a mixed-use development,since one office building had been constructed.
Mr.White stated he would like to remind the Commission the Future Land Use Plan
indicated Commercial for the site.
There was some general discussion concerning the development and the use
proposed.Commissioners stated they felt the applicant had done a good job with the
development and the neighborhood was in support of the proposed development.
A motion was made to approve the revision to the Planned Development as submitted.
The motion carried by a vote of 9 ayes,0 noes,1 absent and 1 vacant position.
6
August 8,2002
ITEM NO.:G 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:14.7 Acres NUMBER OF LOTS:1 FT.NEW STREET:0
CURRENT ZONING:R-2,Single-family
ALLOWED USES:Single-family
PROPOSED ZONING:PD-C
PROPOSED USE:Landscape business,Racecar building and engine repair
VARIANCES/WAIVERS 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
August 8,2002
SUBDIVISION
ITEM NO.:G 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
August 8,2002
SUBDIVISION
ITEM NO.:G FILE NO.:Z-7232
~Fire De artment:Place fire hydrants per code.Maintain a 20-foot access to
buildings.Contact the Little Rock Fire Department for additional details at
918-3752.
~Count Piannin:The project is mino 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.
~Landsca e:A sx fej foot high opaque wooden fence with its face side di ected
outward is required along the eastern perimeter where adjacent to residential
property.
BBuildini Codes:No comment eceived.
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
August 8,2002
SUBDIVISION
ITEM NO.:G 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
August 8,2002
SUBDIVISION
ITEM NO.:G 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:(JUNE 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.
PLANNING COMMISSION ACTION:(AUGUST 8,2002)
The applicant was not present representing the application.There were no objectors
present.Staff stated they were requesting the item be deferred to the August 22,2002
Public Hearing.Staff stated the application would be heard with the Extraterritorial
Planning items scheduled for the August 22"'eeting.
There was no further discussion.The item was placed on the consent agenda for
deferral to the August 22,2002 meeting.The motion carried by a vote of 9 ayes,
0 noes,1 absent and 1 vacant position.
5
August 8,2002
ITEM NO.:H FILE NO.:LU02-08-03
Name:Land Use Plan Amendment -Central City Planning District
~Locatio:An area north and west of 12th and Thayer Streets
~eceuest: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 District 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 1-2 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 I-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 l-2,C-3,R-3,and R-4 occupied by
residential and commercial structures.
August 8,2002
SUBDIVISION
ITEM NO.:H 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 9/10 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 '/~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 '/4 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 I-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
August 8,2002
SUBDIVISION
ITEM NO.:H cont.FILE NO.:LU02-08-03
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 l-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 1-630,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 l-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
August 8,2002
SUBDIVISION
ITEM NO 'cont.FILE NO 'U02-08-03
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 consist 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.
PLANNING COMMISSION ACTION:(AUGUST 8,2002)
The item was placed on the consent agenda for deferral to the September 19,2002
Planning Commission meeting.A motion was made to approve the consent agenda
and was approved with a vote of 9 ayes,0 noes,1 absent,and 1 open position.
4
August 6,2002
ITEM NO H 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 I-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.
August 8,2002
SUBDIVISION
ITEM NO.:H,t 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'"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.
2
August 8,2002
SUBDIVISION
ITEM NO.:H.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 ¹15 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 West
10'"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
August 8,2002
SUBDIVISION
ITEM NO.:H.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 '/en 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.
~pire De artment:Place lre 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 ¹3 and 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
August 8,2002
SUBDIVISION
ITEM NO.:H.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.
~hendeca e:A total of six (di percent of the interio of the ehlcular 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.
~Buttdin 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
August 8,2002
SUBDIVISION
ITEM NO.:H.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
August 8,2002
SUBDIVISION
ITEM NO '.1 FILE NO.:2-6763-A
STAFF UPDATE:
The applicant submitted a letter requesting this item be deferred to the September 19,
2002 Planning Commission Public Hearing.Staff is supportive of this request.
PLANNING COMMISSION ACTION:(AUGUST 8,2002)
The applicant was not present representing the application.There were objectors
present.Staff stated the applicant had submitted a request to defer the item to the
September 19,2002 Public Hearing.
Chairman Lowry asked if the persons in opposition were opposed to the item being
deferred.They stated they were not in opposition of the deferral.
There was no further discussion.The item was placed on the consent agenda for
deferral.The motion carried by a vote of 9 ayes,0 noes,1 absent and
1 vacant position.
7
August 8,2002
ITEM NO.:I FILE NO.;G-23-315
Name:Kentucky Street Abandonment
Location:A portion of Kentucky Street lying east
and north of Cantrell Road in Little
Rock,Pulaski County,Arkansas
~Owner/A licenl:Van McClendon,Agent for
Sidney Thorn
Receuest:To abandon approximately 170'f that
portion of Kentucky Street lying north
and east of Cantrell Road.Existing
right-of-way width is 40 feet.
STAFF REVIEW:
1.Public Need for This Ri ht-of-Wa
Currently,this portion of Kentucky Street is for the most part,no longer in
use as a public street.The street is not maintained,is grown up in weeds
and brush,and ends at an apartment complex to the east.The land slopes
steeply to the north and east.
Land abutting the street is currently held by four landowners.Ken Rash
Casual Furniture located north of where Kentucky meets Cantrell uses a
short segment of Kentucky (approximately 50')as one of two access
points to that property.To the east,the applicant,Sidney Thorn,owns
undeveloped land on Kentucky.
Two other properties front on Cantrell and abut Kentucky to the rear,the
unused Chief Gas station owned by Steven Cauley,and the Blackmon
Chiropractic Clinic owned by the Chester Royce Blackmon Trust.Neither
of these two landowner actively uses Kentucky for access due to the
presence of retaining walls and steep embankments along Kentucky.It
would appear Kentucky Street serves these properties as an access point
for infrequent maintenance.
Only a short portion of Kentucky where it meets Cantrell,approximately 35
feet,is currently in use as a public right-of-way.The remainder of
Kentucky is not in service as a public street and is no longer needed as a
public right-of-way.However,this right-of-way is in active use by utilities
and an easement would be retained for utilities.This easement would
also serve as a maintenance access point to the rear of properties that
abut Cantrell.
August 8,2uu2
SUBDIVISION
ITEM NO.:I Cont FILE NO.:G-23-315
2.Master Street Plan
Because existing land uses along this portion of Kentucky are commercial,
Kentucky Street would be classified on the Master Street Plan as a minor
commercial street.Cantrell Road at Kentucky is classified as a principle
arterial.
3.Need for Ri ht-of-Wa on Ad'acent Streets
The right-of-way width of 40 to 50 feet along Cantrell Road at this location
is extremely inadequate.The Master Street Plan calls for a width of right-
of-way of from 90 to 110 feet.None of the existing landowners have
agreed to dedicate right-of-way on Cantrell at this time.
4.Develo ment Potential
This established area along Cantrell has been developed for many years
and current land use in the vicinity is commercial and multifamily.In
recent years,some new development has occurred along Cantrell as in-fill
and re-development of existing commercial property.
5.Nei hborhood Land Use and Effect
The general area is primarily commercial and multi-family,with residential
areas to the north and south.Closure should have little impact on existing
land-use or impact on the residential neighborhood.
6.Nei hborhood Position
All abutting property owners and neighborhood associations were notified
of the public hearing.At this writing,two abutting landowners appear in
favor of the closure,and two land owners are against closure.Blackmon
and Rash are not in favor of closure.
7.Effect on Public Services or Utilities
Several utility companies have facilities located in the existing right-of-way.
There is no objection to closure of the right-of-way,provided a utility
easement is retained.
2
August 8,2uu2
SUBDIVISION
ITEM NO.:I Cont.FILE NO.:G-23-315
Entergy —has facilities in the right-of-way
ARKLA -has facilities in the right-of-way
Southwestern Bell -has facilities in the right-of-way
Water Works —has an 8 inch water main in the ROW
Wastewater Utility -has facilities in the right-of-way
Fire Department —has no objection to the abandonment
Neighborhood and Planning —has no objection to the abandonment
8.Reversiona Ri hts
All reversionary rights will extend to the adjacent property owners.A small
amount of right-of-way will be retained at the intersection of Kentucky with
Cantrell (45 feet from the centerline of Cantrell).This will provide the required
Master Street Plan right-of-way width for Cantrell Road at this location and an
access point for the Rash property to the north.
A utility and access easement will also be retained in the former right-of-
way.
9.Public Welfare and Safet Issues
Abandoning this segment of Kentucky will have no apparent adverse
effects on the public welfare and safety.
STAFF RECOMMENDATION:Because all landowners have not agreed to the
closure,Public Works does not support closure of this portion of Kentucky at this
time.
BOARD OF DIRECTORS ACTION (June 4,2002)
Because not all abutting land owners agreed to the closure,The applicant
originally filed the petition for abandonment directly with the Board of Directors.
Rather that requesting closure under the statute for unused right-of-way,the
petition requested closure under the State.statute for closure under the general
police powers of the Board.The Board declined to hear the petition and referred
it to the Planning Commission for a recommendation.
3
August 8,2002
SUBDIVISION
ITEM NO.:I Cont.FILE NO G-23-315
PLANNING COMMISSION ACTION:(JULY 11,2002)
On July 11,the applicant requested a deferral of the item to allow more time to
resolve issues with other adjacent land owners.The Commission voted to
suspend the rules requiring advance notice of a deferral request and voted to
defer the item to the August 8'"meeting (9 ayes,0 nayes,1 absent,1 open
position).
PLANNING COMMISSION ACTION:(AUGUST 8,2002)
Planning Commission approved a written request for consent withdrawal of the
item without prejudice (9 ayes,0 nays,1 absent,1 open position).
4
August 8,2002
ITEM NO.:1 FILE NO.:S-285-VV
NAME:The Ranch Tracts D and E Preliminary Plat
LOCATION:North of Cantrell Road on the east and west sides of Chenonceau Boulevard
DEVELOPER:ENGINEER:
Ranch Properties White-Daters and Associates
900 S.Shackleford Road,Suite 300 ¹24 Rahling Circle
Little Rock,AR 72211 Little Rock,AR 72223
AREA:43.8 acres NUMBER OF LOTS:14 FT.NEW STREET:1900
CURRENT ZONING:C-3,General Commercial and 0-2,Office and Instructional
PLANNING DISTRICT:20-Pinnacle
CENSUS TRACT:42.01
VARIANCES/WAIVERS REQUESTED:None requested.
A.PROPOSAL:
The applicant proposes to subdivide this 43.8 acre site into 14 commercial lots.
The lots will be accessed from Patrick Country Road,Chenonceau Boulevard
and Ranch Drive.The driveway locations along Cantrell Road will be shared
access.The applicant is proposing a 100-foot building line adjacent to Cantrell
Road,consistent with the Highway 10 Design Overlay District.The applicant is
proposing a 25-foot platted building line adjacent to Chenonceau Blvd and Ranch
Drive,which is consistent with the Subdivision Ordinance requirement.
The developer has indicated there will be 1900 linear feet of new street added as
a result of the platting.Chenonceau Boulevard will be extended to the north and
Ranch Drive will be extended to the west to make a connection.Both streets will
be constructed to Master Street Plan standard complete with curb,gutter and
sidewalk.The applicant is proposing the development to be final platted as
individual lots based on market demand.
August 8,2002
SUBDIVISION
ITEM NO.:1 Cont.FILE NO.:S-285-VV
The developer is requesting a deferral of street improvements for Patrick Country
Road until one of the lots,which fronts on that street is final platted at which time
the entire frontage will be developed according to Master Street Plan standard.
B.EXISTING CONDITIONS:
The site is a grass covered somewhat level site.The area to the north and west
of the proposed Chenonceau Boulevard is currently zoned MF-18;the land is
vacant and has a scattering of woods.The land to the north and east of the
proposed Chenonceau Boulevard is developed as a PCD containing multiple
office buildings.East of the PCD is a site adjacent to Ranch Drive currently
zoned 0-2 and is developed as a State Farm Insurance office.The area to the
east of the site is zoned C-2 and developed as a multi-tenant strip development.
Patrick Country Road borders the proposed plat to the west and is still somewhat
rural.A church located on the corner of Patrick Country Road and Cantrell Road
and residential uses are located further north on Patrick Country Road.
South of Cantrell Road is property zoned C-3 and 0-1,0-2 and 0-3,which has
not developed.The 0-1 site contains a single-family structure.The Chevaux
Court single-family development is also located south of the site.
A portion of Ranch Drive has been constructed but the roadway has not been
completed to make the connection with Chenonceau Boulevard.Chenonceau
Boulevard also has not been constructed.There are sidewalks along Ranch
Drive and curb and gutter on the north side.On the south side there are no
sidewalks and a deep drainage ditch along roadway running from Ranch
Boulevard to the west.
C.NEIGHBORHOOD COMMENTS:
As of this writing staff has not received any comment from the neighborhood.
The Aberdeen Court,the Duquesne Place and the Bayonne Place Property
Owner's Associations and the Johnson Ranch and the Maywood Manor
Neighborhood Associations,along with the abutting property owners were
notified of the Public Hearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Cantrell Road is classified on the Master Street Plan as a principal arterial.
Dedication of right-of-way to 55 feet from centerline will be required at all
locations.
2.Patrick Country Road is classified on the Master Street Plan as a
commercial collector.Dedicate right-of-way to 30 feet from centerline.
3.A 20 feet radial dedication of right-of-way is required at all intersections.
2
August 8,200~r
SUBDIVISION
ITEM NO.:1 Cont.FILE NO.:S-285-VV
4.Provide design of street conforming to nMSPn (Master Street Plan).
Construct one-half street improvement to these streets including 5-foot
sidewalks with planned development.
5.Show shared access easements on all lots abutting Chenonceau Boulevard,
no access easements on Cantrell Road.
6.Sidewalks shall be shown conforming to Sec.31-175 and the nMSP".
7.Plat notes say Stormwater detention does not apply to property.Please
elaborate.
8.A Sketch Grading and Drainage Plan will be required,per Sec.29-186 (e),
for major drainage courses.Show drainage easement.
9.Prepare a letter of pending development addressing streetlights 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.
10.Show phasing plan for boundary street construction,if applicable.
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer main extension required with easement if service is required
for the project.Contact Little Rock Wastewater at 376-2903 for additional
details.
ENTERGY:No comment received.
ARKLA:No comment received.
Southwestern Bell:No comment received.
Water:Water main extension will be required in order to serve this property.A
development fee based on the size of connection and an acreage charge of
$300 per acre currently applies to this property in addition to normal changes
in the 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 at 918-3752 for additional details.
~Count Piannin:No comment received.
CATA:No comment received.
3
August 8,2002
SUBDIVISION
ITEM NO.:1 Cont.FILE NO.:S-285-VV
Parks and Recreation:The developer should consider the "internal trails"
aspect of the City's Master Parks Plan;the plan to link to destinations and
other trails and/or conservation easements.For additional information
refer to the City's Master Parks Plan or contact the Parks Department at
371-4770.
F.ISSUES/TECHNICAL/DESIGN:
~Plann n tN is on:No comment.
Landsca e Issues:No comment.
G.SUBDIVISION COMMITTEE COMMENT:(July 17,2002)
Mr.Tim Daters of White-Daters and Associates was present representing the
application.Staff briefly described the proposed preliminary plat and indicated
additions were needed on the preliminary plat drawing.Staff stated the building
line adjacent to Highway 10 should be shown at 100-feet.Staff questioned if
phasing would be a part of the development and if so to indicate the phasing plan
on the proposed preliminary plat.
Public Works comments were addressed.It was indicated there would be a
traffic light installed at Chenonceau Boulevard and Highway 10 at some point in
the future.Staff indicated the developer should contact Little Rock Wastewater
and Central Arkansas Water to gain additional information concerning their
comments.
There being no further issues for discussion,the Committee then forwarded the
item to the full Commission for final action.
H.ANALYSIS:
The applicant submitted revised plans to Staff addressing most of the issues
raised by Staff and the Subdivision Committee.The applicant has indicated a
100-foot building line setback adjacent to Highway 10 as required by the
Highway 10 Design Overlay District.The applicant has also indicated right-of-
way dedication and street improvements to Cantrell Road (Highway 10),
Chenonceau Boulevard,Ranch Drive and Patrick Country Road.The developer
is however requesting street improvements to Patrick Country Road be linked to
the development of any lot fronting onto Patrick Country Road.Once a lot is
developed,the entire widening will occur regardless of the lot location.Staff is
supportive of this request.
4
August 8,2002
SUBDIVISION
ITEM NO.:1 Cont.FILE NO.:S-285-VV
The applicant has indicated sidewalks along all streets as required by the Master
Street Plan.The applicant has also indicated driveway locations to be shared
and located on lot lines.The applicant is requesting a driveway from Cantrell
Road along Lots E-1 and E-7 to be right-in and right-out only.Staff is supportive
of this request since the drive will be a shared access driveway.
The applicant has indicated the street improvements (Chenonceau Boulevard
and Ranch Drive)will be constructed in the first phase and individual lots will be
final platted one at a time as the market demands.Staff is supportive of the
phasing plan.
Staff is supportive of the proposed preliminary plat.The applicant's property is
currently zoned C-3,general commercial district with the exception of Tract D-3,
located near the intersections of Ranch Drive and Chenonceau Boulevard,which
is zoned 0-2,office and institutional district and will require a zoning site plan
review at the time of development.Otherwise,to Staff's knowledge,there are
no outstanding issues associated with the proposed preliminary plat.The plat as
proposed should have minimum to no adverse impact on the surrounding area
and the applicant has tried to minimize these impacts by placing the driveways in
shared locations,subdividing the site into a minimum of two (2)acre sites as
required by the Highway 10 Design Overlay and the construction of street
improvements for Ranch Drive and Chenonceau Boulevard.
I.STAFF RECOMMENDATION:
Staff recommends approval of the proposed preliminary plat as filed subject to
compliance with the conditions outlined in paragraphs D,E and F of this report,
PLANNING COMMISSION ACTION:(AUGUST 8,2002)
Mr.Joe White of White-Daters and Associates was present representing the application.
There were no objectors present.Staff stated there were no waivers or variances
associated with the proposed preliminary plat.Staff stated the proposed preliminary
plat was in conformance with the minimum requirements of the Subdivision Ordinance.
Staff presented the item with a positive recommendation 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 motion carried by a vote of 9 ayes,0 noes,
1 absent and 1 vacant position.
5
August 8,2002
ITEM NO.:2 FILE NO.:S-285-WW
NAME:Cypress Point Phase III Preliminary Plat
LOCATION:West end of Buckland Road,northwest of Ranch Boulevard
DEVELOPER:ENGINEER:
Ranch Properties,Inc.White-Daters and Associates
900 S.Shackleford Road ¹24 Rahling Circle
Little Rock,AR 72211 Little Rock,AR 72223
AREA:24.26 acres NUMBER OF LOTS:49 FT.NEW STREET:4950
CURRENT ZONING:R-2,Single-family
PLANNING DISTRICT:20 -Pinnacle
CENSUS TRACT:42.01
VARIANCES/WAIVERS REQUESTED:None requested.
BACKGROUND:
The Planning Commission approved a preliminary plat for this site on November 11,
1999.The applicant failed to pursue Final Platting within the time frame required by the
Subdivision Ordinance;therefore,the previous plat became null and void.The
applicant re-filed the plat as previously approved which was heard by the Commission
at their May 9,2002 Public Hearing.The Commission approved the plat with the
requested variance to allow a minimum centerline radius of 75-feet by a vote of 10 ayes,
0 noes and 1 absent.The applicant has since reviewed the area and now determines a
reduction of lot depth would allow the site to "move away"from the creek.
A.PROPOSAL:
The applicant is now proposing to subdivide 24.26 acres into 49 single family
lots.There is 4950 linear feet of new street proposed within the development.
August 8,2002
SUBDIVISION
ITEM NO.:2 Cont.FILE NO.:S-285-WW
The applicant is proposing to construct a 90-foot bridge (on Chenonceau
Boulevard),which will meet city engineering standards.
The applicant proposes the development to be final platted in three phases.
Phase I will include Lots 261 —283,Phase II will include Lots 284 —299 and
Phase III will include Lots 300 —309.
The average lot size proposed is 115 feet by 140 feet or 16,100 square feet.The
density proposed is 2.7 units per acre;a very similar density to West Little Rock
development.The 100-year flood elevation is 264.00 feet.The applicant has
indicated all lots will be filled to a minimum elevation of 264.00 feet and all floor
grades will be a minimum elevation of 265.0 feet.
B.EXISTING CONDITIONS:
The property is partially wooded,with a large area of grass covered vacant land.
There is a railroad right-of-way and a creek to the north and undeveloped
property (zoned R-2)to the west.Phase 1 and 2 of Cypress Point Subdivision is
located to the east and southeast,with the Ranch Commercial/Office Subdivision
(including a school)to the south.
C.NEIGHBORHOOD COMMENTS:
As of this writing staff has not received any comment from the area residents.
The Maywood Manor and the Johnson Ranch Neighborhood Associations and
the River Valley,the Aberdeen Court,the Duquesne Place and the Bayonne
Place Property Owners Associations were notified of the Public Hearing as well
as all property owners abutting the site.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.All previous conditions from the previous Cypress Point review apply.
2.A 20 feet radial dedication of right-of-way is required at all intersections.
(Several locations were missed)
3.Rename Buckland Road to Chenonceau Boulevard to provide continuity.
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:No comment received.
Southwestern Bell:No comment received.
2
August 8,2002
SUBDIVISION
ITEM NO.:2 Cont.FILE NO.:S-285-WW
Water:A water main extension will be required in order to serve this property.An
acreage charge of $300 per acre currently applies to this property in addition
to normal charges in this area.Contact Central Arkansas Water at 992-2438
for additional details.
~Fire De artment:Place ire hydrants per code.Contact the Little Rock Fre
Department at 918-3752 for additional details.
~Count Plannin:No comment ecei ed.
CATA:No comment received.
Parks and Recreation:The developer should consider the "internal trails"
aspect of the City's Master Parks Plan;the plan to link to destinations and
other trails and/or conservation easements.For additional information refer to
the City's Master Parks Plan or contact the Parks Department at 371-4770.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:No comment.
Landsca e Issues:No comment.
G.SUBDIVISION COMMITTEE COMMENT:(July 17,2002)
Mr.Tim Daters of White-Daters and Associates was present representing the
application.Staff briefly described the proposed preliminary plat and the
previous plat along with changes which were approved by the Commission at
their May 9,2002 Public Hearing.Staff stated there were additions needed on
the proposed preliminary plat such as the floodplain,limits of the floodway and
setbacks on Lots 308 and 309.Staff stated the applicant would be required,as
previously,to secure approval from AP8 L for construction of Buckland Loop
within their easement.
Public Works staff stated all conditions from the previous review were still in
place.Staff stated the name of Buckland Road must be shown as Chenonceau
Boulevard to provide for continuity of street names.
Staff noted comments from the Little Rock Wastewater Department and the
Central Arkansas Water Department and suggested the developer contact both
these agencies with questions concerning their comments.There being no
further issues to discuss,the Committee then forwarded the issue to the full
Commission for final action.
3
August 8,2002
SUBDIVISION
ITEM NO 2 Cont.FILE NO.:S-285-WW
H.ANALYSIS:
The applicant submitted a revised plan to Staff on July 24,2002 addressing most
of the issues raised at the Subdivision Committee meeting.The applicant has
renamed Buckland Road to Chenonceau Boulevard as requested extending the
road name to Ranch Boulevard.The applicant has indicated a 25-foot building
line setback on all lots as requested.
The preliminary plat as proposed shows a portion of Buckland Loop within the
existing Entergy easement along the north boundary of the subdivision.As was
previously required,Entergy must approve and sign-off on the road construction
within the easement area and the roadway must be dedicated as right-of-way.
Otherwise,to Staff's knowledge,there are no outstanding issues associated with
the proposed preliminary plat.The plat meets the minimum requirements of the
Subdivision Ordinance.The plat,as proposed,should have no adverse impact
on the general area.
I.STAFF RECOMMENDATION:
Staff recommends approval of the proposed preliminary plat as filed subject to
the following conditions:
1.Compliance with the requirements noted in paragraphs D,E and F of this
report.
2.The applicant must receive Entergy approval for the placement of Buckland
Loop,which extends within the existing utility easement.
PLANNING COMMISSION ACTION:(AUGUST 8,2002)
Mr.Joe White of White-Daters and Associates was present representing the application.
There were no objectors present.Staff stated there were no waivers or variances
associated with the proposed preliminary plat.Staff stated the proposed preliminary
plat was in conformance with the minimum requirements of the Subdivision Ordinance.
Staff presented the item with a positive recommendation 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 motion carried by a vote of 9 ayes,0 noes,
1 absent and 1 vacant position.
4
August 8,2002
ITEM NO.:3 FILE NO.:S-1042-R
NAME:Villages of Wellington Phase 9 Preliminary Plat
LOCATION:On the northeast corner of Wellington Village Drive and Loyola Drive
DEVELOPER;ENGINEER:
Winrock Development Company White-Daters and Associates
2222 Cottondale Lane ¹24 Rahling Circle
Little Rock,AR 72202 Little Rock,AR 72223
AREA:47.5acres NUMBER OF LOTS:115 FT.NEWSTREET:6400
CURRENT ZONING:R-2,Single-family
PLANNING DISTRICT:19-Chenal
CENSUS TRACT:42.07
VARIANCESNVAIVERS REQUESTED:
1.A 20-foot platted front building line on Lots 14-36 of Block 13 and Lots 1 —20 of
Block 14.
2.Creation of a Pipe Stem Lot (Lot 19).
3.A five (5)foot platted side yard setback on Lots 6 —35 of Block 13 and Lots 1 —20 of
Block 14.
4.A 10'/o grade at street intersections.
A.PROPOSAL:
The applicant proposes to subdivide this 47.5 acre site into 115 single family
residential lots.The lots will be accessed by an internal connection of residential
streets both 24 and 26 feet wide.A portion of the development is proposed to be
rear loading,Block 13 and Block 14,with 18-foot alleyways connecting to the
rear.The applicant is proposing a 10-foot restrictive access easement on the
street side of Lots 14 —36 of Block 13 and Lots 1 —20 of Block 14.
August 8,2002
SUBDIVISION
ITEM NO.:3 Cont.FILE NO.:S-1042-R
The applicant is proposing a 20-foot building line to be located on several of the
lots;in Block 13,Lots 14 —36 and Lots 1 —20 in Block 14.The applicant is
proposing all lots in Block 13 and 14 to be smaller lots and developed as garden
style patio homes with a side yard setback of five (5)feet.The average lot size
in this area is 60 foot by 120 foot or 7200 square feet.Block 15 is proposed for
large lot sizes.The average lot size in this area is 80-foot by 150-foot or 12,000
square feet.
Due to the topography of the site,the applicant is proposing 10%grades at street
intersections.The applicant has also indicated hillside development standards
apply to this site.The average slope of the site is 10%with ranges from 7%to
18%near the northern boundary of the site.The applicant has indicated Hillside
development standards will be used to develop Lots 19 —34 and Lots 53 —57.
The applicant is proposing the development to be developed in phases to be
determined by the market demand.
B.EXISTING CONDITIONS:
The site is a vacant tree covered site with several grade changes.Immediately
south of the site is the Property Owners Association Community Park,the Park at
Wellington,complete with swimming pool and playground equipment.The
proposed subdivision abuts the single family subdivisions of St.Charles and
Villages of Wellington.The area to the north is vacant R-2 zoned property as is
the area to the west.The area to the east remains undeveloped R-2 zoned
property.
C.NEIGHBORHOOD COMMENTS:
As of this writing staff has not received any comment from the area residents.
The St.Charles Neighborhood Association and all abutting property owners were
notified of the Public Hearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.It appears that Wellington Plantation Drive and Wellington Valley Court
should be built to collector standards to provide for future expansion.
2.Show access easement on plat for private drives.
3.Prepare a letter of pending development addressing streetlights 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.
4.Wellington Colony Drive should be built to residential standards with a
26'avementwidthandsidewalksononeside.Centerline radii should be 150'.
5.Public Works does not support variances for grades at street intersections.
Maximum grades at all locations shall not exceed 15%.
2
August 8,2002
SUBDIVISION
ITEM NO.:3 Cont.FILE NO.:S-1042-R
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer main extension required,with easements,if service if
required for the project.Contact Little Rock Wastewater at 376-2903 for
additional details.
ENTERGY:Approved as submitted.
ARKLA:No comment received.
Southwestern Bell:No comment received.
Water:Acreage charge of $300 and $2500 per acre currently applies to this
property in addition to normal charges in this area.Water main extensions
will
~pre Ce anment:Place fire hydrants per code.Contact the Little Rock Fire
Department at 918-3752 for additional details.
CountOCPlannin:No comme t eceiyed.
CATA:No comment received.
Parks and Recreation:The developer should consider the "internal trails"
aspect of the City's Master Parks Plan;the plan to link to destinations and
other trails and/or conservation easements.For additional information refer to
the City's Master Parks Plan or contact the Parks Department at 371-4770.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:No Comment.
Landsca e Issues:No comment.
G.SUBDIVISION COMMITTEE COMMENT:(July 17,2002)
Mr.Tim Daters of White-Daters and Associates was present representing the
application.Staff introduced the item indicating additional information would be
required on the final plan.Staff stated there was a concern with the
neighborhood gaining access to the neighborhood park.Staff suggested the
applicant allow Lot 5 to serve as access so the neighborhood would not have to
cross over Wellington Village Drive to access the sidewalk leading to the park.
3
August 8,2002
SUBDIVISION
ITEM NO 3 Cont FILE NO '-1042-R
Staff questioned the slope of the subdivision.Staff stated it appeared at certain
locations the Hillside Standards for subdivision development would apply to the
site.Staff requested the applicant indicate areas which had slopes of 18%or
greater to determine if the Hillside standards apply.Staff also requested topo's
and grading details for the site.
Staff stated Wellington Colony Drive should be built to a residential standard with
26-foot of pavement width and not 24-foot as shown.Staff stated a sidewalk
would be required on one side of the street.Staff stated the applicant should
contact Little Rock Wastewater and Central Arkansas Water to gain guidance
regarding their comments.
After the discussion,the Committee then forwarded the item to the full
Commission for final action.
H.ANALYSIS:
The applicant submitted a revised plan to Staff on July 24,2002 addressing most
of the issues raised by Staff and the Subdivision Committee.The applicant has
met with Public Works and resolved several of their issues.The applicant has
indicated Wellington Plantation Drive and Wellington Valley Court as collector
streets.Public Works has agreed Wellington Colony Drive can be constructed to
a 24-foot pavement width and still serve the neighborhood as a minor residential
street;no sidewalk will be required.
Public Works does not support variances for grades at street intersections.The
maximum grade allow at all locations shall not exceed 15%.The applicant has
indicated the grades at all intersections shall not exceed 10%,which complies
with the Master Street Plan requirement for streets of these designations.
The applicant has indicated platted building lines of 25-feet for Block 13 Lots 1—
13 as requested by Staff.It is Staff's opinion a 25-foot building line is conducive
to the development of these lots since the lots are not rear loading and the desire
is to move the cars further back from the street allowing for better visibility.
The applicant has indicated a request for a variance to allow for a 20-foot platted
building line and reduced side yard setbacks on portions of Block 13 and Block
14.Staff is supportive of the requested variance to allow a 20-foot front platted
building line and a 5-foot side yard setback on Lots 6 —35 of Block 13 and Lots 1
—20 of Block 14 since the lots will have alley access and rear loading garages.
The proposed preliminary plat has created a pipestem lot for Lot 14.The
Subdivision Ordinance [Section 31-232(f)]prohibits pipestem lots in residential
subdivisions.The pipestem lot will be access from Wellington Plantation Court a
4
August 8,2002
SUBDIVISION
ITEM NO.:3 Cont.FILE NO.:S-1042-R
cul-de-sac serving approximately 18 lots.The applicant has indicated a 25-foot
platted building line exclusive of the pipe stem.The developer has indicated due
to the terrain and the desire to retain green areas a pipestem in this location is
necessary to develop the lot.Staff is supportive of the requested variance to
allow a pipe stem lot in this location.
Staff is supportive of the proposed preliminary plat as filed.Portions of the site
have slopes that exceed 18 percent.Hillside development standards allow
flexibility in development of such sites to ensure proper integration of physical
improvements in rugged topographical areas.The terrain of the site and the
steep slopes require variances to allow this development to occur.The applicant
has requested variances to allow the development of the site in a manner that is
conducive to development and still maintain as much green space as possible.
Otherwise,to Staff's knowledge,there are no outstanding issues associated with
the proposed preliminary plat.
I.STAFF RECOMMENDATION:
Staff recommends approval of the proposed preliminary plat as filed subject to
compliance with the conditions outlined in paragraphs D,E and F of this report.
Staff does not support the requested variance for an increased grade at street
intersections.
Staff recommends approval of the requested variance to allow a pipestem lot for
Lot 14.
Staff recommends approval of the requested variance to allow a 20-foot platted
building line and a five (5)foot side yard setback on Lots 6 —35 of Block 13 and
Lots 1 —20 of Block 14.
PLANNING COMMISSION ACTION:(AUGUST 8,2002)
Mr.Joe White and Doug McNeil were present representing the application.There was
one objector present.Staff stated there were waivers and variances associated with the
proposed preliminary plat with regard to platted building lines and the creation of a
pipestem lot.Staff stated they were supportive of the preliminary plat including the
variances requested subject to compliance with the conditions outlined in the "Staff
Recommendation"above.
Mr.Dennis Williams spoke in opposition to the proposed preliminary plat.He stated he
was representing homeowners in the Belle Pointe Addition and their concern was the
proximity of Lots 30 —38 to their lots and the loss of green space.He stated as with
any development other concerns of the neighbors were noise,security and erosion.
5
August 8,2002
SUBDIVISION
ITEM NO.:3 Cont.FILE NO.:S-1042-R
Mr.Joe White addressed the Commission on behalf of the applicant.He stated the
developers of Belle Point had maintained a large green area between their subdivision
and the applicant's property.He stated the lots in question were not the patio home lots
but were more estate type lots.He stated the lots in question averaged 130-feet by
170-feet.
Mr.White stated contained within the proposed preliminary plat were large areas of
green space.He stated the applicant consistently maintained green belts within their
developments.He stated the applicant felt this increased the marketability and
uniqueness of their developments.
Mr.White stated the request for the increased street grades was withdrawn.He stated
there was one intersection,Wellington Parrish Cove,which the increased grade was
needed.Public Works staff stated this was acceptable.
A motion was made to approve the proposed preliminary plat as amended.The motion
carried by a vote of 9 ayes,0 noes,1 absent and 1 vacant position.
6
August 8,2002
ITEM NO.:4 FILE NO.:S-1351
NAME:Alexander Mountain Preliminary Plat
LOCATION:South of Alexander Road at the Saline County Line near the City of
Alexander
DEVELOPER:ENGINEER:
MDR Investment Properties,LLC Crafton,Tull K Associates,Inc.
25255 Hwy 5,Suite F P.O.Box 1089
Lonsdale,AR 72087 Russellville,AR 72812-0189
AREA:43.32 acres NUMBER OF LOTS:108 FT.NEW STREET:5860
CURRENT ZONING:R-2,Single-family
PLANNING DISTRICT:16 —Otter Creek
CENSUS TRACT:41.04
VARIANCESNVAIVERS REQUESTED:None requested.
A.PROPOSAL:
The applicant proposes to subdivide this 43.32 acre site into 108 lots;106 single
family lots with two (2)lots reserved for drainage and two tracts.The applicant
is proposing there to be 5860 linear feet of internal street as a part of the
development.The applicant proposes Mountain Village Drive to be constructed
as a collector street (36-feet back of curb to back of curb),Nighffall Drive (26-foot
back of curb to back of curb with a sidewalk on the south side of the street)and
Starlight Drive (24-feet back of curb to back of curb without a sidewalk;as
required for a minor residential street)to be constructed to Master Street Plan
residential street standards.
The average lot size proposed is 12,000 square feet with the minimum lot size
being considered 10,333.The two tracts are adjacent to Alexander Road.Outlot
August 8,2002
SUBDIVISION
ITEM NO.:4 Cont.FILE NO.:S-1351
A is approximately 0.6 acres and Outlot B is approximately 2.5 acres.Both
Outlots are currently zoned R-2,Single-family.The applicant is proposing a 35-
foot building line adjacent to Alexander Road,a 30-foot platted building line
adjacent to Mountain Village Drive and a 25-foot platted building line adjacent to
the residential streets within the subdivision as required by the Subdivision
Ordinance (Section 31-256).
B.EXISTING CONDITIONS:
The site is a vacant tree covered site zoned R-2 single family residential.The
Pulaski/Saline County Line borders the site to the south and the northwest with a
small triangle shaped piece of property not being included located in Pulaski
County and adjacent to the City of Alexander which contains a single family
residence.The City of Alexander is to the west of the site with a scattering of
residential and non-residential uses.Alexander Road running to the northeast of
the site is a rural unimproved roadway with open ditch drainage.Alexander
Road contains a scatter of residential units both site built and manufacture
housing.
C.NEIGHBORHOOD COMMENTS:
The Alexander Road,the Southwest United for Progress and the Meyer Lane
Neighborhood Associations and all abutting property owners were notified of the
Public Hearing.As of this writing staff as received several phone calls requesting
additional information with regard to the development proposed.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Proposed right-of-way dedications meet "MSP".
2.Provide design of street conforming to "MSP"(Master Street Plan).
Construct one-half street improvement to these streets including 5-foot
sidewalks with planned development.
3.Proposed sidewalk locations are acceptable.
4.Mountain Village Drive would be classified as a residential collector and
must meet collector standards.Horizontal radius at lot 108 must be 275 feet
(normal)or 235 feet (super-elevated).
5.Provide street profiles at critical slope locations to demonstrate compliance
with maximum grade and minimum sight distances,per "MSP".
6.Additional drainage easements should be shown at hillside locations on
Moutain Village Drive.
7.Stormwater detention ordinance applies to this property.
8.Easements for proposed stormwater detention facilities are required.
9.Prepare a letter of pending development addressing streetlights 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
August 8,200~f
SUBDIVISION
ITEM NO:4 Cont FILE NO S-1351
10.A Grading Permit will be required per Sec.29-186 (c)&(d).
11.Contact the ADPC&E for approval prior to start of work.
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:No comment received.
ARKLA:No comment received.
Southwestern Bell:Approved as submitted.
Water:Water main extension will be required in order to serve this property.A
development fee based on the size of connection and an acreage charge of
$150 per acre currently applies to this property in addition to normal charges.
Contact Central Arkansas Water at 992-2438 for additional details.
~Fire De artment place fire hydrants per code.Contact the Lttle Rock Fire
Department at 918-3752 for additional details.
C~ount Plannin:No corn e t recei ed.
CATA:No comment received.
F.ISSUES/TECHNICAL/DESIGN:
~Ptannn Di son:Nocomment.
Landsca e Issues:No comment.
G.SUBDIVISION COMMITTEE COMMENT:(July 17,2002)
Mr.Troy Brown of Crafton-Tull and Associates was present representing the
application.Staff briefly described the proposed preliminary plat indicating the
site was located adjacent to the Town of Alexander and the Saline County Line.
Staff requested the applicant indicate the acreage in the legal description.
Public Works comments were addressed.Staff requested street profiles at
critical locations to demonstrate compliance with maximum grade and minimum
sight distance requirements per the Master Street Plan.Staff stated drainage
was a concern for the site and requested an additional drainage easement to be
shown at hillside locations on Mountain Village Drive.Staff stated the applicant
3
August 8,
200'UBDIVISION
ITEM NO.:4 Cont FILE NO '-1351
would be required to reduce a horizontal radius of the street near Lot 108.There
was a brief discussion concerning the need to reduce the radius as requested by
Public Works Staff.
Staff stated the applicant should contact the Little Rock Fire Department,the
Little Rock Wastewater Department and the Central Arkansas Water Department
for additional information concerning their comments.There being no further
issues to discuss,the Committee then forward the item to the full Commission for
final action.
H.ANALYSIS:
The applicant submitted a revised plan to Staff,which addressed most of the
issues raised by Staff and the Subdivision Committee.The applicant has revised
the street alignment near Lot 108 to meet the requested radius of Staff.
The applicant is proposing average lot sizes of 12,000 square feet with the
minimum lot size being considered 10,333.The proposed lot sizes are well
within the required minimum lot size regulation of the Subdivision Ordinance
(Section 31-232).The applicant is proposing a 30-foot platted building line for
residential lots fronting onto the collector street and a 25-foot platted building line
for lots fronting onto the residential streets.The applicant is proposing a 35-foot
platted building line adjacent to Alexander Road,as required for residential lots
fronting onto a minor arterial street.
Staff is supportive of the proposed preliminary plat.The average lot size,overall
design and the proposed street configuration conform to minimum ordinance
requirements.Otherwise,to Staffs knowledge,there are no outstanding issues
associated with the proposed preliminary plat.
I.STAFF RECOMMENDATION:
Staff recommends approval of the proposed preliminary plat as filed subject to
compliance with the conditions outlined in paragraphs D,E and F of this report.
PLANNING COMMISSION ACTION:(AUGUST 8,2002)
Mr.Curt Jones,the Project Engineer of Crafton-Tull and Associates,was present
representing the applicant.There were numerous objectors present.Staff presented
the item with a recommendation of denial to the current street design.Staff stated a
concern was the potential development in Saline County in which Staff had no control.
Mr.Curt Jones addressed the Commission on behalf of the applicant.He stated he was
first made aware of Public Works concerns with the street design and the large volume
4
August 8,2002
SUBDIVISION
ITEM NO.:4 Cont.FILE NO.:S-1351
of potential traffic from Saline County just last week.He stated the owner was willing to
work with Staff on the design to minimize concerns.He stated the owner was willing to
offer not allowing any more than 500 homes to access the street from the Saline County
development.He stated the preference would be to design the street as a minor arterial
and allow the property to develop with the market demand.
Commissioner Nunnley questioned if the item should be tabled or deferred to allow the
applicant and the neighborhood to work through concerns.
Mr.Dana Carney,Planning and Development Staff,stated there were no issues.He
stated if the applicant offered to amend his application to include a cul-de-sac then Staff
would offer a recommendation of approval.He stated the proposed plat met the
minimum requirements of the Subdivision Ordinance and there was no basis for
negotiation or denial.
Mr.Jones stated he was requesting to amend his application to include a cul-de-sac on
Mountain Village Drive.
City Director B.J.Wyrick spoke in support of the amended application.She stated the
concern of the neighborhood was the increased traffic into the area and the condition of
Vimy Ridge and Alexander Roads.She stated the roadways were narrow and not
sufficient to meet any increased traffic demands.
Mr.Jack Mitchell spoke in opposition of the increased density to the area.He stated
Alexander Road was inadequate to meet the needs of the area residents and the
roadway was in disrepair.He stated increasing homes in the area would only worsen
the situation.He stated he was also opposed to manufactured housing.
Mr.C.J.Gleber spoke in opposition to the connection of the proposed subdivision and
the Saline County property.He stated the neighborhood would like assurance the
street would not be connected at some point in the future.
Ms.Elaine Grouse addressed the Commission.She stated the neighborhood
association had tried on numerous occasions to meet with the property owner to gain
some insight of the proposed development.She stated the applicant had returned her
call but had not offered to meet with the entire neighborhood association.She stated
the owner had indicated the housing cost would range from $100,000 to $140,000 and
range from 1200 to 1800 square feet in size.
She stated the applicant was proposing 400 to 500 manufactured homes in Saline
County.Ms.Grouse stated the street network was proposed to connect to the two
subdivision together.She stated this would increase traffic significantly onto Alexander
and Vimy Ridge Roads.She stated the neighborhood's fear was the subdivision in
Pulaski County would never develop,only the road.
5
August 8,2002
SUBDIVISION
ITEM NO.:4 Cont.FILE NO.:S-1351
Ms.Grouse stated the Bill of Assurance presented to Saline County would allow more
than one manufactured home on one lot which would only increase the numbers more.
Ms.Grouse stated the applicant had indicated modular homes were being considered
for the development of the lots but it was her understanding this type of housing would
require a conditional use permit as would manufacture homes.
Mr.Troy Laha spoke in opposition of the cul-de-sac.He stated there were two pieces of
land,which were land-locked.Mr.Laha stated with the proposed preliminary plat
access could be give to these two landowners.He stated a second concern was water
access to the lots.He stated Central Arkansas Water currently had a ground storage
tank located just over the county line but the pressure was inadequate to meet the
needs of the higher elevation lots.He stated several of the lots were above the water
level height.He stated wastewater was also a concern.He stated the route of sewer
was important because the Board of Directors would not allow any additional "tie-ons"
through the City of Alexander.
Staff stated both water and wastewater had reviewed the application.Staff stated both
agencies indicated service could be provided to the proposed subdivision.
Mr.Jones stated modular type housing was one option the owner had reviewed when
first considering development.He stated the site was not properly zoned for modular or
manufactured housing and the applicant was aware rezoning would be required if
placement of this type housing was desired.He stated with the opposition to this type
housing the owner had abandoned the idea.
Commissioner Rector questioned the ownership of the lots to be retained for detention.
Mr.Jones stated the two lots would be held by a Property Owners Association.
Mr.Jones also stated a water pressure analysis had been conducted and there was
ample pressure to serve the proposed homes.
A motion was made to approve the proposed preliminary plat,as amended,subject to
compliance with the conditions presented by staff.The motion carried by a vote of
8 ayes,1 noe,1 absent and 1 vacant position.
6
August 8,2002
ITEM NO.:5 FILE NO '-5887-C
NAME:Embassy Suite Short-form PCD
LOCATION:11301 Financial Centre Parkway
DEVELOPER:ENGINEER:
John Q.Hammons White-Daters and Associates
300 John Q.Hammons Parkway ¹24 Rahlings Circle
Springfield,MO 65806 Little Rock,AR 72223
AREA:10.7 Acres NUMBER OF LOTS:1 FT.NEW STREET:0
CURRENT ZONING:PD-C
ALLOWED USES:Hotel
PROPOSED ZONING:PCD
PROPOSED USE:Hotel (To add a rental car agency inside the exiting hotel building.)
VARIANCESNVAIVERS REQUESTED:None requested.
BACKGROUND:
On February 17,1995,the Board of Directors passed Ordinance No.16,842
establishing the Embassy Suites —Short-form PD-C.The site plan included an eleven-
story building containing 251 suites,10,000 square feet meeting area,a 12,000 square
foot convention center and a two-level parking garage.
On October 17,1995 the Board of Directors passed Ordinance No.16,991 which
amended the previously approved PD-C.The amended PD-C added a 2.31 acre tract
to the site for use as a parking lot.The additional area was located east of the original
parking area.
August 8,
200'UBDIVISION
ITEM NO.:5 Cont.FILE NO.:Z-5887-C
On May 2,2000 the Board of Directors passed Ordinance No.18,271 revising a
previously approved PD-C for the Embassy Suite Hotel.(The applicant noted at the
time of the revision there was 14,000 square feet of convention/meeting space.)The
applicant proposed the construction of a nine (9)story,130 foot tall,addition
(approximately 189,264 square feet)to the existing hotel building.The building was to
include a six (6)story hotel tower with 66 suites,a three story parking structure (first 3
levels of the building)and additional surface parking (totaling 704 new parking spaces),
14,400 square feet of conference center space and 3,900 square feet of meeting room
space (6 rooms).The addition has not been constructed.
A.PROPOSAL/REQUEST:
The applicant is proposing to add a rental car agency inside the existing hotel
building.The rental car counter will be located near the conference center lobby
adjacent to the hotel elevators.The area of occupancy will be approximately 64
square feet with an eight (8)foot counter.An interior sign will be mounted on the
back wall of the service counter area.The car rental agency will require 10 of the
hotel's existing parking spaces.
The applicant is also requesting the previously approved expansion to the
existing site be considered.The applicant has not completed the proposed
expansion and the time frame for approval is well into the three (3)year limit for
approval.The applicant is requested the previously approved site plan once
again be considered.As mentioned in the Background the new construction
would be a nine (9)story,130 foot tall,addition to the existing hotel building.The
building is proposed to include a six (6)story hotel tower with 66 suites,a three
story parking structure and additional surface parking.The development also
includes 14,200 square feet of conference center space and 3,900 square feet of
meeting room space.
B.EXISTING CONDITIONS:
The site is developed as a hotel with parking.The site,which was to be used as
the expansion is wooded and contains two single family structures and accessory
buildings.The property to the south is mostly wooded with three single-family
structures along the north side of Kanis Road.The property to the east and west
of the expansion area are currently wooded.
The area along Financial Centre Parkway is developed with a mixture of office
and commercial uses and zoning.The Pinnacle Pointe Hospital is located to the
west of the site.A new strip commercial center has been constructed adjacent to
the Parkway to the west of the site.
2
August 8,200~
SUBDIVISION
ITEM NO.:5 Cont.FILE NO.:Z-5887-C
C.NEIGHBORHOOD COMMENTS:
As of this writing staff has not received any comment from the neighborhood.
The Gibraltar Heights/Point West/Timber Ridge,the John Barrow and the
Birchwood Neighborhood Associations were notified of the Public Hearing along
with the property owners within 200 feet of the site and all residents,who could
be identified,within 300 feet of the site.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No comment.
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer available,not adversely affected.
ENTERGY:No comment received.
ARKLA:No comment received.
Southwestern Bell;No comment received.
Water:No objection.
~Fire De artment:Appro ed assuhmlted.
~Count Plannin:No comment received.
CATA:No comment received.
F.ISSUES/TECHNICAL/DESIGN:
~ptannrn Division:This request is located in the 1-430 Planning District.The
Land Use Plan shows Mixed Office Commercial for this property.The
property is zoned Planned Development -Commercial and the applicant
has applied for a Planned Commercial Development to add a small car
rental business to an existing hotel.The proposal does not have a
significant impact on the Land Use Plan,which would necessitate a Plan
Amendment.
Ci Reco nized Nei hborhood Action Plan:A Neighborhood Action Plan is
under development.
3
August 8,2002
SUBDIVISION
ITEM NO 5 Cont FILE NO '-5887-C
Landsca e Issues:No comment.
~Bottdtn Codes'o comment.
G.SUBDIVISION COMMITTEE COMMENT:(July 17,2002)
Mr.Gordon Rostvold,General Manager of Embassy Suites Hotels,Little Rock,
was present representing the application.Staff stated the applicant was
requesting a change in the previously approved PD-C (for a hotel)to allow a
rental car agency to operate from the facility.Staff stated this would result in
revising the PD-C to a PCD a change for a single use application to a multi use
application.Staff questioned if there would be any additional exterior signage.
Staff stated if exterior signage would be a part of the request this would change
the nature of the use and the development in general.
Staff stated,in 2000,the Embassy Suites had requested a Phase II for the site.
Staff stated if this was still on the "drawing board"the applicant should request
this be a part of the PCD.
No other Departments or Agencies had comments concerning this issue.There
being no other issues for discussion the Committee then forwarded the item to
the full Commission for final action.
H.ANALYSIS:
The applicant submitted the additional information requested by Staff on Monday
July 22,2002.The applicant has indicated Phase II,shown on the site plan as
proposed expansion and proposed parking,is still being considered for future
development and requested this be a part of the approval.Staff is supportive of
the proposed expansion as was approved in 2000 and as shown on the
previously approved site plan.
The applicant has indicated there will not be any additional exterior signage for
the car rental agency.The additional signage will be interior signage and
mounted on the back wall of the service counter area.The rental car counter
will be located near the conference center lobby adjacent to the hotel elevators.
The area of occupancy will be approximately 64 square feet with an eight (8)foot
counter.Staff is supportive of the requested placement of signage.
The applicant is requesting the use of ten (10)parking spaces as a part of the
development.The ten (10)spaces requested are a part of the hotel's existing
parking spaces.Staff is supportive of the request for the use of these spaces.
The facility currently has 422 parking spaces (the typical ordinance requirement
would be 430 parking spaces for a hotel/business center of this size).The rental
4
August 8,2002
SUBDIVISION
ITEM NO.:5 Cont.FILE NO.:Z-5887-C
car agency will utilize ten (10)of the existing parking spaces and should not have
any adverse impact on the parking required for the hotel and business center
even though the current parking is below the typical minimum required.
The applicant has indicated the rental car agency will operate Monday through
Friday from 8:00 am to 6:00 pm and Saturday and Sunday from 9:00 am to 1:00
pm.The applicant has also indicated there will be two employees located at the
Embassy Suite Hotel site.Staff does not foresee any conflict with the hours of
operation or the number of employees.
Staff is supportive of the requested conversion of the PD-C to a PCD to allow the
rental car agency to operate inside the facility.There is no new signage
proposed,the days and hours of operation do not conflict with the typical hours of
the hotel/business center and the use of ten (10)of the hotel's parking spaces
should not have any adverse impact on potential customers for either the
hotel/business center or the car rental agency.
Staff was supportive of the proposed expansion in 2000 and still remains in
support.The development plan for the proposed expansion,in Staff's opinion,is
still a viable development plan.
I.STAFF RECOMMENDATION:
Staff recommends approval of the request to allow a rental car agency to located
in the existing Embassy Suites Hotel and revise the previously approved single
use PD-C to a PCD subject to compliance with the conditions outlined in
paragraphs D,E and F of the above report and the previous conditions from
May 2,2000,File No.Z-5887-B.
PLANNING COMMISSION ACTION:(AUGUST 8,2002)
Mr.Gordon Rostvold,General Manager of Embassy Suites Hotels,Little Rock,was
present representing the application.There were no objectors present.Staff stated
there were no outstanding issues associated with the proposed rezoning request.Staff
presented the item with a positive recommendation 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 motion carried by a vote of 9 ayes,0 noes,
1 absent and 1 vacant position.
5
August 8,2002
ITEM NO.:6 FILE NO.:Z-6317-A
NAME:Clean Tech Ventures,Inc.Revised Short-form PID
LOCATION:8020/8112 Baseline Road
DEVELOPER:ENGINEER:
Clean Tech Ventures,Inc Thomas Engineering Company
8020 Baseline Road 3810 Lookout Road
Little Rock,AR 72209 North Little Rock,AR 72216
AREA:1.95 Acres NUMBER OF LOTS:2 FT.NEW STREET:0
CURRENT ZONING:PID
ALLOWED USES;Carwash
PROPOSED ZONING;Revised PID
PROPOSED USE:Carwash (To recognize existing vacuums located on the site but not
shown on the previously approved site plan.)
VARIANCES/WAIVERS REQUESTED:None requested.
BACKGROUND:
On August 5,1997 the Board of Directors passed Ordinance No.17,541 establishing
Clean Tech Ventures,PID located at 8020 Baseline Road.The site was zoned 1-2 and
R-2 and the Land Use Plan indicated the site as Industrial.
The applicant proposed to construct a car wash to be open 24-hours per day and an
auto lube and detail shop to operate during normal business hours.The car wash was
to contain six (6)self-serve bays and two automatic car wash bays.The proposal
included a vacuum island located within the development near the center of the
carwash bays containing six vacuum stations under one canopy.The auto lube building
was to contain 1200 square feet and be located near the west property line.All the
August 8,2002
SUBDIVISION
ITEM NO.:6 Cont.FILE NO.:Z-6317-A
uses have been constructed with the exception of Phase II,the detail shop,which was
to be located near the north property line.
A.PROPOSAL/REQUEST:
The applicant proposes to revise a previously approved site plan to recognize
three vacuum bays,which have been installed on the site and were not shown on
the previously approved site plan.Two of the vacuums are located along
Production Drive and are located adjacent to the right-of-way within the
landscaped area.One vacuum island is 3.5 feet from the property line and the
other is 3.3 feet from the property line.The third is located on Baseline Road
19.4 feet from the property line.
The proposed site plan includes a Phase II,which is to be a detail shop.The
proposed building was previously approved and is to be located near the
northern property line.
B.EXISTING CONDITIONS:
The site contains a carwash and auto lube facility.There are six self-serve
carwash bays and two automatic car wash bays on the site.There are six
vacuum stations located under a single canopy and three stations located on the
perimeter;one adjacent to Baseline Road and two adjacent to Production Drive.
The street improvements have been constructed Baseline Road and the sidewalk
is in place for Production Drive.The landscaping along Production Drive and
Baseline Road have been put in place.
Other uses in the area include a scattering of residential units within R-2 zoning
across Production Drive.Uses to the north and west are industrial.There is an
Entergy service yard located to the south of the site.
C.NEIGHBORHOOD COMMENTS:
The Chicot Neighborhood Association,the Cloverdale Neighborhood
Association,the West Baseline Neighborhood Association and the Southwest
United for Progress Neighborhood Association were notified of the Public
Hearing along with all property owners within 200 feet of the site and all
residents,who could be identified,within 300 feet of the site.As of this writing
staff has received a letter of support from the West Baseline Neighborhood
Association.
2
August 8,2002
SUBDIVISION
ITEM NO 'Cont.FILE NO.:Z-6317-A
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No comment.
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer available,not adversely affected.
ENTERGY:No comment received.
ARKLA:No comment received.
Southwestern Bell:Approved as submitted.
Water:No objection.
~pre De artment:Appro ed as submitted.
C~ount Plannin:No comment recei ed.
CATA:No comment received.
F.ISSUES/TECHNICAL/DESIGN:
~Plannin Di s on:This reguest is located in the Sever Springs —lNest Planning
District.The Land Use Plan shows Industrial for this property.The applicant
has applied for a Planned Industrial Development to revise an existing site
plan to recognize existing vacuums.The proposal does not have a significant
impact on the Land Use Plan,which would necessitate a Plan Amendment.
Cit Reco nized Nei hborhood Action Plan:The applicant's property lies in
the area covered by the Chicot West /1-30 South Neighborhood Action Plan.
The Goals and Objectives listed do not address issues relevant to this case.
~bandsca e:The two vacuums along Production Drive are located within the
required street buffer and landscape perimeter strip required by both the
zoning and landscape ordinances.Back when this site was developed the
width of the street buffer and landscape strip was required to be at least six
(6)feet.Currently,the requirement by both the zoning and landscape
ordinances is a width of nine (9)feet.The placement of the vacuums only
allows for a landscape buffer width of 3.3 feet and 3.5 feet,respectively along
Production Drive,which would require City Beautiful Commission approval.It
3
August 8,2002
SUBDIVISION
ITEM NO.:6 Cont.FILE NO.:Z-6317-A
is recommended that these two vacuums be moved toward the northern
perimeter of the paved area.The proposed vacuum along Baseline Road
does not intrude into either the required street buffer nor the required
perimeter landscape strip.It is recommended that evergreen shrubs be
planted around the southern,western and eastern perimeter of this vacuum to
help screen it from the street.
~Bottdto Codes'o comme t.
G.SUBDIVISION COMMITTEE COMMENT:(July17,2002)
Mr.Thomas Purnell,Thomas Engineering Company,was present representing
the application.Staff presented the item stating the development was built and
the issue associated with the site was three vacuum islands were constructed,
which were not shown on the previously approved site plan.Staff stated the two
vacuums located on Production Drive were located within the landscaped area
and the vacuum located on Baseline Road was within the 25-foot building line
setback.Staff stated the two vacuums located on Production Drive were located
within the required street buffer and landscape perimeter strip required by both
the zoning and landscape ordinances.Staff stated the 3.3 and 3.5 feet
landscape strip would require City Beautiful Commission approval to remain.
Staff suggested the applicant relocated the vacuum islands in another location on
the site.
The vacuum island located on Baseline Road was also discussed.Staff stated
the applicant should extend the existing landscaping strip around the vacuum
island base;the landscaping currently extends from the property line on
Production Drive to the eastern edge of the vacuum island and stops then starts
at the western side of the vacuum island and extends to the driveway.Staff
stated the landscaping strip should include the base area around the vacuum
island to reduce the visual impact from the street.
There were no comments from any other agencies.There being no additional
comments to discuss,the Committee then forwarded the item to the full
Commission for final action.
H.ANALYSIS:
The applicant submitted a revised plan on July 24,2002 addressing the issues
raised by Staff and the Subdivision Committee.The applicant has relocated the
two (2)vacuums constructed in the landscape strip and street buffer along
Production Drive.The applicant has "pulled"the vacuums straighfforward and
located them on the driveway.With the relocation of the vacuums the applicant
can now install the required landscaping,outside the right-of-way,as required by
ordinance.
4
August 8,2002
SUBDIVISION
ITEM NO.:6 Cont.FILE NO.:Z-6317-A
The applicant has also indicated landscaping around the base of the vacuum
located on Baseline Road,which was constructed within the 25-foot building line
setback.The applicant has landscaped Baseline Road very well with the
exception of around the base of the vacuum.With the continuation of the
landscaping around the base of the vacuum,visible from Baseline Road,the
vacuum will be less obtrusive to passing motorists.
Staff is supportive of the placement of the vacuums on the internal drive adjacent
to Production Drive and is also supportive of the landscaping around the base of
the vacuum on Baseline Road.Staff feels the applicant has tried to mitigate any
negative impacts to the surrounding neighborhood by moving the two vacuums
and installing landscaping along both roadways.Otherwise,to Staffs
knowledge,there are no outstanding issues associated with the proposed site
plan.
STAFF RECOMMENDATION:
Staff recommends approval of the proposed revision to the PID for Clean Tech
Ventures,Inc.subject to compliance with the conditions outlined in paragraphs
D,E and F of the above report.
PLANNING COMMISSION ACTION:(AUGUST 8,2002)
Mr.Thomas Purnell,Thomas Engineering Company,was present representing the
application.There were no objectors present.Staff stated they had received one letter
in support of the proposed rezoning request.Staff presented the item with a positive
recommendation 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 motion carried by a vote of 9 ayes,0 noes,
1 absent and 1 vacant position.
5
August 8,2002
ITEM NO.:7 FILE NO.:Z-6506-A
NAME:Terrywood,Inc.Long-form PD-0
LOCATION:150-feet north of Manor Drive on the west side of John Barrow Road
DEVELOPER:ARCHITECT.
Barnes,Quinn,Flake and Anderson Stocks-Mann Architects
P.O.Box 3546 401 West Capitol
Little Rock,AR 72203 Little Rock,AR 72201
AREA:9.35 Acres NUMBER OF LOTS:1 FT.NEW STREET:0
CURRENT ZONING:R-2,Single-family
ALLOWED USES:Single family residential
PROPOSED ZONING:PD-0
PROPOSED USE:Branch Library —Central Arkansas Library System
VARIANCES/WAIVERS REQUESTED:None requested.
BACKGROUND:
An application was filed in 1998 to rezone this site from R-2 to MF-18.The applicant
indicated there were no immediate plans for development.There were numerous
objectors to the proposal for multi-family rezoning.On July 23,1998 the Planning
Commission denied the request,due to the lack of a motion.
A.PROPOSAL/REQUEST:
The applicant is proposing to construct a single story office building of
approximately 10,000 square feet with plans that could increase the space to
approximately 19,000 square feet to be used by Central Arkansas Library
August 8,2002
SUBDIVISION
ITEM NO.:7 Cont.FILE NO '-6506-A
System as a branch public library.The applicant is proposing 76 parking spaces
initially,3 of which will be ADA accessible.Phase II consists of 64 total spaces,
2 of which will be ADA accessible.
The applicant is proposing a 40-foot wide buffer,which is to remain in a natural
state.The 40-foot natural buffer will be located on the sides and rear property
lines (north,west and south sides of the site).The street buffer facing John
Barrow Road will maintain the healthy mature trees and will have the underbrush
removed to provide visual access to the interior of the property.Lawn areas will
be provided with sod and will have selected trees removed to allow for specimen
trees to more fully develop,creating more of a park like environment for staff and
visitors.Benches will also be provided for relaxation areas.
Areas adjacent to the building,parking and entrance drives are to be landscaped.
It is the intent of the owner to develop a pond between John Barrow Road and
the new facility.The pond will serve as a visual enhancement for the site.The
owners plan an amphitheater to be constructed at some point in the future and to
allow the community to have access to the outdoor facility.The primary
function of the amphitheater will be to allow story time and areas for reading
outside the building when weather permits.
The applicant has indicated security after hours is a concern therefore,a gate is
proposed as a part of the development.The entrance to the site will be closed
after hours but the design has incorporated a convenient turnaround for drivers to
access when the gate is closed.
The applicant is proposing the hours of operation to be from 10:00 am to 6:00 pm
four (4)days per week and 10:00 am to 8:00 pm two (2)days per week with the
flexibility to alter the hours based on demand.The Library System anticipates
there to be six to seven (6-7)employees based on part-time and full-time
workers.
Activities at the site are to be typical of the other branches.The Library System
anticipates periodic children's and adult programs.The site will house a meeting
room that will seat approximately 50 to 70 people and be used by the Library and
the general public for community meetings and programs.The site will also
house the Book-Mobile due to the abundance of land.The Book-Mobile is
dispatched daily and will leave the site before the 10:00 am expected opening
and return after the anticipated 8:00 pm closing.
B.EXISTING CONDITIONS:
The site is vacant and tree covered.Zoning and uses in the area include a large
high school,Parkview,on an R-2 zoned tract across Barrow Road,vacant C-3
and 0-3 zoned property to the immediate east of the site,vacant tree covered
2
August 8,2002
SUBDIVISION
ITEM NO.:7 Cont.FILE NO Z-6506-A
land zoned 0-3 to the north of the site and vacant MF-18 zoned property to the
northwest of the site.The area to the west and the south has developed as a
large multi-family complex on MF-12 zoned property.One lot zoned R-5 borders
the site to the south facing Morris Manor Drive and is developed as a four-plex
and property zoned 0-3 on the corner of Morris Manor Drive and John Barrow
Road is currently operating as a beauty/barber shop.Further north along John
Barrow Road are office uses,medical related uses and a large multi-family
complex.Uses to the south along John Barrow Road include residential units on
R-4 zoned property along Tanya Drive and a large tract of MF-12 zoned property
located just south of Tanya Drive.
C.NEIGHBORHOOD COMMENTS:
The Brownwood Terrace,the Twin Lakes A,the Campus Place and the John
Barrow Neighborhood Associations,the Twin Lakes B Property Owners
Association,the Twin Lakes Special Improvement District,all property owners
within 200 feet of the site and all residents,who could be identified,within 300
feet of the site were notified of the Public Hearing.As of this writing staff has
received several phone calls in support of the proposed development.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.John Barrow is classified on the Master Street Plan as a minor arterial.A
dedication of right-of-way 45 feet from centerline will be required.Additional
dedication required for proposed turn lane.
2.Permits and plans of all work in right-of-way shall be submitted for approval
prior to start of work.
3.Stormwater detention ordinance applies to this property.
4.Easements for proposed stormwater detention facilities are required.
5.Easements shown for proposed storm drainage are required.
6.A Sketch Grading and Drainage Plan will be required per Sec.29-186 (e).
7.The proposed driveway configuration presents potential traffic movement
conflict.Contact Traffic Engineering to discuss alternatives.
8.Minimum entrance taper length must be 100-foot.
9.Public sidewalk must be within proposed right-of-way.
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer available,not adversely affected.
ENTERGY:No comment received.
ARKLA:No comment received.
3
August 8,2002
SUBDIVISION
ITEM NO.:7 Cont.FII E NO.:Z-6506-A
Southwestern Bell:No comment received.
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.Any needed relocation of existing water facilities will be at the
Developer's expense.Contact Central Arkansas Water at 992-2438 for
additional details.
~Fre Ce artment:Maintain 20-foot driues and gates.Place fi e hydrants per
code.
CountaPlanninq:No comment recei ed.
CATA:No comment received.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:This request is located in the 1-430 Planning District.The
Land Use Plan shows Office for this property.The property is zoned R-2 Single
Family and the applicant has applied for a Planned Development -Office for an
office development.The proposed land use is consistent with the Plan.
Cit Reco nized Nei hborhood Action Plan:The applicant's property lies in
the area covered by the John Barrow Neighborhood Action Plan.The community
Facilities Goal calls for the provision of recreation and cultural facilities in and
around Parkview High School,supported by an objective of providing a place for
youth to recreate,and an action statement of providing organized and structured
activities for young children.
~tendons e:Areas set aside for huffers and landscaping meet th ordinance
requirements.A six (6)foot high opaque screen is required along the northern,
southern and western perimeters of the site where adjacent to residential
properties.This screen may be a wooden fence with its face side directed
outward,a wall,or dense evergreen plantings.Credit toward fulfilling this
requirement can be given for existing trees and vegetation that satisfies this year-
around requirement.An irrigation system to water landscaped areas will be
required.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.
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
4
August 6,2002
SUBDIVISION
ITEM NO.:7 Cont.FILE NO '-6506-A
caliper or larger.Temporary fencing will be required to protect trees that are to
be preserved.
~Bdttdin Codes:No comment.
G.SUBDIVISION COMMITTEE COMMENT:(July 17,2002)
The applicant was present representing the application.Staff briefly described
the issue noting the proposed development was for the Central Arkansas Library
System.Staff noted additional information required to be shown on the site plan
(dumpster screening,activities planned for the amphitheater,and proposed
fencing,any undisturbed buffer areas).
The applicant indicated the amphitheater would be used primarily for story time
or adult reading.The applicant stated the Library did not have plans for bands or
musicians to use the site for concerts.The applicant stated the
pond/amphitheater were more for aesthetics and a peaceful setting to allow
readers a choice for reading outside,when the weather permitted.
Public Works comments were addressed also.Staff stated the entrance taper
length was too short.Staff stated the applicant would not be required a turn lane
and should reconsider placing a turn lane.Staff also stated the driveway should
be redesigned.Staff stated the driveway width as shown was too large and
could cause conflicts and be a hazard to motorist.
The landscaping issues were discussed.Staff stated an opaque screen along
the northern,southern and western perimeter of the site would be required due to
the proximity of residential zoned properties.Staff also noted City Beautiful
Commission recommended preservation of as many existing trees as possible.
Staff stated temporary fencing would be required to protect the trees the
applicant intended to preserve.
There being no further issues to discuss,the Committee then forwarded the
issue to the full Commission for final action.
I L ANALYSIS:
The applicant submitted a revised plan to Staff addressing most of the issues
and concerns raised by Staff and the Subdivision Committee.The applicant has
indicated the proposed signage near the driveway and stated the sign area will
comply with office development signage (maximum of six (6)feet in height and
sixty-four (64)square feet in area).The applicant has also indicated the required
screening around the dumpster,which is to be located behind the building as
5
August 8,2002
SUBDIVISION
ITEM NO.:7 Cont.FILE NO.:Z-6506-A
indicated on the attached site plan.The applicant has indicated a six (6)foot
wood fence or a dense evergreen planting will be placed on the north,west and
south property lines as required for screening.
The applicant has indicated the amphitheater will be for library related functions,
which would include story time by library staff or guest speakers,educational
demonstrations,dramatic readings or presentations and the hours of operation
will be the same as the hours for the library.The typical hours of operation of the
Central Arkansas Library System are 10:00 am to 6:00 pm four (4)days per
week and 10:00 am to 8:00 pm two (2)days per week.The Central Arkansas
Library System at times has functions,which extend beyond the 8:00 pm closing
time and wishes to retain the right to operate this location in the same manner as
other libraries.The Library does at times allow outside persons to utilize the
facility,which extends beyond the specified closing time as well.The Library
System has very specific guidelines concerning meetings facilities and the uses
allowed.The intent for the use of the facility is to be uses for quiet activities.
The applicant is proposing 78 parking spaces as a part of Phase I and 66 parking
spaces as a part of Phase II (144 total spaces).Typical minimum ordinance
parking requirement for a development of this type would be 100 spaces with
Phase I and 90 spaces with Phase II (190 total spaces).The typical parking not
being met in this instance is not a great concern of staff.Libraries are usually
considered a neighborhood resource and many of the patrons will walk and bike
to utilize the facility.
Staff is supportive of the application.The development of the site as a library will
be an asset to the City as a whole but more directly the John Barrow community.
The proposed hours of operation and the number of employees should have no
adverse impact on the surrounding area and/or the residentially zoned property
to the west and south of the site.Any site lighting will be low level and directed
away from these areas and the proposal includes leaving a large area of the site
as undisturbed and natural.Otherwise,to Staff's knowledge,there are no
outstanding issues associated with the proposed rezoning.
I.STAFF RECOMMENDATION:
Staff recommends approval of the proposed PD-0 for use as a library facility for
the Central Arkansas Library System subject to compliance with the conditions
outlined in paragraphs D,E and F of this report.
6
August 8,2002
SUBDIVISION
ITEM NO.:7 Cont.FILE NO '-6506-A
PLANNING COMMISSION ACTION:(AUGUST 8,2002)
The applicant was present representing the application.There were no objectors
present.Staff stated there were no outstanding issues associated with the proposed
rezoning request.Staff presented the item with a positive recommendation to allow
Central Arkansas Library System to open a branch library on the site 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 motion carried by a vote of 9 ayes,0 noes,
1 absent and 1 vacant position.
7
August 8,2002
ITEM NO.:8 FILE NO.:Z-7025-A
NAME:Creekwood Plaza Revised Long-form PCD
LOCATION:At the northwest corner of Bowman Road and Kanis Road
DEVELOPER:ENGINEER:
Davis Properties Richburg/Rickett Consulting Engineers
P.O.Box 241025 ff1 Seven Acres Drive
Little Rock,AR 72223 Little Rock,AR 72223
AREA:6.992 Acres NUMBER OF LOTS:1 FT.NEW STREET:0
CURRENT ZONING:PCD
ALLOWED USES:Office/Warehouse/Commercial
PROPOSED ZONING:Revised PCD
PROPOSED USE:Office/Warehouse/Commercial (Remove the percentage mix of
office and commercial uses for buildings A —D and to extend the hours of operation.)
VARIANCES/WAIVERS REQUESTED:None requested.
BACKGROUND:
The Board of Directors passed Ordinance No.18,515 on July 3,2001 establishing West
Park Office Centre —Long-form PCD.The applicant proposed to construct eight (8)
buildings to be used as a mixed office warehouse development.The proposed use mix
was as follows:
Building A —D 60'lo Commercial (C-3 permitted uses)40'/o General
/Professional Office
August 8,2002
SUBDIVISION
ITEM NO.:8 Cont.FILE NO.:2-7025-A
Building E General/Professional Office
Buildings F —H Office/Office-Warehouse,with a maximum of 70%
warehouse space
The proposed development was to have approximately 28,830 square feet of
commercial space,45,830 square feet of office space and 25,410 square feet of
warehouse space.The development was proposed to have 233 parking spaces.
There were to be two access points;one driveway from Kanis Road and one driveway
from Bowman Road.The proposed site plan included a monument-type ground-
mounted sign near the southwest corner of the property.The applicant indicated the
sign would have a maximum height of eight (8)feet and maximum area of 160 square
feet.
The development was to be developed in two (2)phases.Phase I was to include
Buildings A —C,associated parking areas and a single access point from Bowman
Road.The Bowman Road improvements and a portion of the Kanis Road
improvements were to be made during Phase I construction.The applicant indicated
the remainder of the site was to remain undisturbed until Phase II construction began.
The applicant also indicated building elevations and description of the proposed
buildings as a part of the previous PCD.The applicant proposed the hours of operation
to be 6:00 am to 9:30 pm Monday —Saturday.
Currently Buildings A,B,C,F and G are under construction with dirt work taking place
on the entire site.
A.PROPOSAL/REQUEST:
The applicant proposes to revise a previously approved PCD to remove the
percentage mix place on Buildings A —D and to extend the hours of operation for
the site.The applicant has indicated due to leasing constraints he wishes to no
longer have a 60%Commercial 40%Office limit placed on the buildings facing
Bowman and Kanis Roads and be able to market the units as 100%commercial
(or office)use C-3 uses being allowable.The applicant has indicated Buildings
E —H will remain as previously approved;Office/Office Warehouse with a
maximum of 70%Warehouse.Parking remains as previously approved,233
parking spaces.The previous development was approved as two (2)phases.
The applicant is currently working on the entire development and no longer
proposes a phased development.
The applicant proposes the hours of operation be from 6:00 am to 12:00 am
seven days a week.
2
August 8,2002
SUBDIVISION
ITEM NO.:8 Cont.FILE NO.:Z-7025-A
B.EXISTING CONDITIONS:
The site is being developed as an office/commercial center with buildings A —C
and F and G being approximately 70%completed.There is a plant nursery
across Bowman Road to the west,a plumbing contractor's business and office
use immediately east,a commercial development to the north along the east side
of Bowman Road and the Wal-Mart/Sam's development across Bowman Road to
the northwest.South of the site,across Kanis Road,are commercial uses and
zoning.Theses include a strip retail center a liquor store and a vacant lot zoned
0-3.
C.NEIGHBORHOOD COMMENTS:
The John Barrow,the Sandpiper,the Birchwood and the Gibralter Heights/Point
West/Timber Ridge Neighborhood Associations,all property owners within 200
feet of the site and all residents,who could be identified,within 300 feet of the
development 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:
No comment.
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer available,not adversely affected.Grease traps will be
required for restaurant use.
ENTERGY:No comment received.
ARKLA:No comment received.
Southwestern Bell:No comment received.
Water:No objection.
~Fire Ce artment:Contact the Little Rock Fire Cepartment at 919-3752 for
turning radius details.
~Count Plannin:No comment received.
CATA:No comment received.
3
August 8,2002
SUBDIVISION
ITEM NO.:8 Cont.FILE NO.:Z-7025-A
F.ISSUES/TECHNICAL/DESIGN:
~Ptann Division:This request is located i the 1-430 Plann ng District.The
Land Use Plan shows Mixed Office Commercial for this property.The applicant
has applied for a revision of an existing Planned Commercial Development to
allow for a new mixture of businesses.The proposal does not change the use
mix thus there is no Land Use issue.
Cit Reco nized Nei hborhood Action Plan:A Neighborhood Action Plan is
under development.
Landsca e Issues:No comment.
Building Bodes:tao comment.
G.SUBDIVISION COMMITTEE COMMENT:(July 17,2002)
Mr.Max Davis was present representing the application.Staff stated the
applicant was requesting a revision to a previously approved PCD to change the
percent use mix proposed for the buildings adjacent to Bowman Road (Buildings
A —C)and Kanis Road (Building D)and extend the hours of operation for the
site.
Staff stated from a technical standpoint,with regard to minimum parking,the
development would be reviewed as a C-2,Shopping Center development and
not as stated on the site plan.Staff stated this would allow any useage or
combination to go into the buildings without regard to minimum parking
requirements.Staff suggested Building H be removed and parking be placed in
that area instead.Staff stated once the development was up and going the
applicant could request Building H be placed back on the site plan,if the
development could meet the parking demand.
There being no further issues to discuss,the Committee then forwarded the item
to the full Commission for final action.
H.ANALYSIS:
The applicant submitted a revised request to staff on July 24,2002.The request
included the use of Buildings A —D as 75%commercial and 25%office and the
use of Buildings E -H to remain as previously approved.The applicant has also
indicated the hours of operation requested are from 6:00 am to 12:00 am.Staff
is supportive of the request to extend the hours of operation.The extended
hours of operation should have no adverse impact on the surrounding area since
there are not any residential units directly affected by the site.
4
August 8,2002
SUBDIVISION
ITEM NO.:8 Cont.FILE NO.:Z-7025-A
Staff is not supportive of the request for 75%commercial and 25%office.The
site was previously approved for C-3 uses and the applicant intends to retain
these as approved uses.Staff feels the commercial aspect should be technically
reviewed as a shopping center development or one (1)space per 225 square
feet of gross leaseable floor area and the office space at eighty percent of one
(1)space per 400 square feet.Assuming full potential development the typical
minimum parking requirement for the site would be as follows:
Commercial 36037.5 Square Feet 160 spaces
Office 12120.5 Square Feet 24 spaces
Office/Office Warehouse 52020.0 Square Feet 104 spaces
Total Spaces Required 288 spaces
Total Spaces Provided 233 spaces
Insufficient Number of Spaces (55 spaces)
Staff feels the number of insufficient parking spaces is too great.The allowable
uses for the site under C-3,General Commercial,(restaurant,barber/beauty
shop,health studio/spa)typically command a great deal of parking.With the
percentage mix proposed it appears the site is being over developed and parking
will become a concern of area motorist and tenants.
Also,the applicant is proposing the mix for the development and not for particular
buildings.Staff is not supportive of this request.Staff feels the percentage use
mix is better tracked when the uses are confined to one building (i.e.Build A-
Office and Building B —Commercial,Building C —Commercial and Building D-
Office).
Although,the application was previously approved for a PCD with C-3 uses and
the parking was less than the typical ordinance requirement Staff is not
supportive of increasing the number of deficient typical required parking spaces.
Staff recommends denial of the application as filed.
I.STAFF RECOMMENDATION:
Staff recommends denial of the application as filed.
PLANNING COMMISSION ACTION:(AUGUST 8,2002)
Mr.Max Davis and Mr.Terry Burruss were present representing the application.
There were no objectors present.Staff stated there were no outstanding issues
associated with the proposed rezoning request.Staff stated the applicant had revised
his request to only include extending the hours of operation to include 6:00 am to
12:00 am seven days per week.Staff presented the item with a positive
5
August 8,2002
SUBDIVISION
ITEM NO.:8 Cont.FILE NO.:Z-7025-A
recommendation 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 motion carried by a vote of 9 ayes,0 noes,
1 absent and 1 vacant position.
6
August 8,2002
ITEM NO.:9 FILE NO.:Z-7258
NAME:BLS,LLC Short-from PD-R
LOCATION:321 Rose Street
DEVELOPER:ENGINEER:
BLS Propoerties,LLC Donald Brooks Surveying
1605 Tyler Street 20820 Arch Street
Little Rock,AR 72204 Hensley,AR 72065
AREA:0.16 Acres NUMBER OF LOTS:1 FT.NEW STREET:0
CURRENT ZONING:R-4,Two-family
ALLOWED USES:Two-family dwellings
PROPOSED ZONING:PD-R
PROPOSED USE:Triplex
VARIANCESNVAIVERS REQUESTED:None requested.
A.PROPOSAUREQUEST:
The applicant proposes to redevelop the structure located at 321 Rose Street
into a triplex.The site was built as a two story structure in the 1970's with two
units on the main level and two units on the lower level;at walkout level.The
lower units were constructed with the wastewater systems installed at the time of
original construction but the units on the lower level were never completed.The
building has been functioning as a duplex unit since construction.
The applicant proposes no additional footprint expansion and no additional
exterior construction.Concrete patios will be poured for the lower units and the
August 8,2002
SUBDIVISION
ITEM NO.:9 Cont.FILE NO.:Z-7258
proposal includes a six (6)foot privacy fence to separate the outdoor living
spaces.
The applicant is proposing to place two parking spaces to the south of the
structure,which will be accessed by the functioning alley,and two spaces
adjacent to C Street.The new parking pad adjacent to C Street will require a
curb cut.The parking cover over the alley spaces will remain but will be
rehabbed.
The applicant is proposing a six (6)foot wood privacy fence along the east
property line and a four (4)foot wrought iron fence along the right-of-way line and
adjacent to the parking pad on the south side of the property.The applicant is
proposing landscaping along the rear property line and installing sod in the front
yard,adjacent to Rose Street.
B.EXISTING CONDITIONS:
The site is a functioning duplex with the units on the main level currently under
extensive rehabilitation.The area is a mixture of single family and multi-family
structures on R-2 and R-4 zoned properties.The alley running east to west
beside the structure is a functioning alley and has recently been resurfaced.The
street is a typical Hillcrest residential city street with curb and gutter and no
sidewalks on the site adjacent to the applicant's property.
C.NEIGHBORHOOD COMMENTS:
All residents within 200 feet of the site,the Hillcrest Residents Neighborhood
Association and all residents,who could be identified,within 300 feet of the site
were notified of the Public Hearing.As of this writing staff has received several
phone calls requesting additional information from the area residents.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS;
1.Maximum driveway width on "C"Street is limited to 20 feet.
2.Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.Curb is in extremely poor condition.
3.All driveways shall be concrete aprons per City Ordinance.
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer available,not adversely affected.
ENTERGY:No comment received.
2
August 8,2002
SUBDIVISION
ITEM NO.;9 Cont.FILE NO.:Z-7258
ARKLA:No comment received.
Southwestern Bell:Approved as submitted.
Water:No objection.
~Fire De artment:Approved as submitted.
~Count Plannin:No comment race ed.
CATA:No comment received.
F.ISSUES/TECHNICAL/DESIGN:
~ptanntn Division:This request is located i the Heights Hillcrest Planning
District.The Land Use Plan shows Single Family for this property.The property
is zoned R-4,Two-Family and the applicant has applied for a Planned
Development -Residential for conversion of an existing duplex into a triplex.
A land use plan amendment in not required for this application for the following
reasons:1)the application of a PRD will illustrate all changes to the property,2)
this is an existing structure that from the street has the perception of three units
already,3)there is no change in the footprint or exterior of the building,4)it was
originally built as a four-plex,and 5)Staff would not expand the application since
the Neighborhood Action plan is due for a review in a year or so and 6)the
"general"nature of the land use plan,together with the small area of the
application.
Ci Reco nized Nei hborhood Action Plan:The applicant's property lies in
the area covered by the Hillcrest Neighborhood Action Plan.The plan contains
an action statement in the chapter on Zoning and Land Use,which calls for
allowing no more than eight dwelling units per residential structure.
~Landsca e:The land use buffer and perimeter landscapirtg strips along the
eastern perimeter drop below the minimum width requirement of 6.7 feet.This
takes into account the reduction allowed within the designated "Mature Area".
This is a requirement of both the landscape and zoning ordinances.
~Buildin Codes:No comment.
3
August 8,2002
SUBDIVISION
ITEM NO.:9 Cont.FILE NO.:Z-7258
G.SUBDIVISION COMMITTEE COMMENT:(July 17,2002)
Mr.Shane Scott,the applicant,was present representing the application.Staff
described the proposed project indicating the building was currently functioning
as a duplex.Staff stated the unit was two story and the bottom story had not
been finished out.Staff stated Mr.Scott had indicated the plumbing had been
stubbed out in the lower level and on one side of the basement stud walls had
been put in place but sheetrock had never been installed.
Staff stated there were concerns with the driveway locations and the street
intersection.Staff stated the western most parking space on both the north and
south proposed parking pads should be removed and the driveway narrowed to
20-feet.Staff stated the proposed landscaping did not meet the minimum width
requirement of 6.7 feet.Staff stated with the removal of the parking space the
applicant would be better able to meet his minimum landscaping requirements.
Staff stated the development would typically require a minimum of six (6)parking
spaces.Staff stated they did not believe the applicant could meet the typical
ordinance requirements for parking and landscaping with a four-plex.Staff
stated they felt the developer was trying to over-build the site and density was
the primary issue.Staff stated the applicant should consider a triplex instead.
Staff stated with a triplex development the developer could meet the minimum
ordinance requirements with regard to parking and landscaping and still develop
the site at a greater density than the current density.
Staff noted the applicant would be required to repair and/or replace curb and
gutter or sidewalk that was damaged in the public right-of-way prior to
occupancy.Staff noted the curb in the area was in extremely poor condition.
There being no further issues,the Committee then forwarded the item to the full
Commission for final action.
Fl.ANALYSIS:
The applicant submitted to staff a revised drawing on July 23,2002.The
applicant indicated there would not be any additional signage as a result of the
project.The applicant has removed the indicated parking space adjacent to
Rose Street and indicated the space will be designated as No Parking.
The applicant has revised his application to include a triplex as opposed to the
fourplex as was originally submitted.The applicant has indicated there will be
two units located on the north end of the structure;one on upper level and one
on the lower level.The third unit will be located in the southern end of the
building and will be a townhouse unit.The applicant is proposing the townhouse
unit to be a three (3)bedroom,two (2)bath unit.
4
August 8,2002
SUBDIVISION
ITEM NO.:9 Cont.FILE NO.:Z-7258
The applicant is proposing four parking spaces with the development.He has
indicated two (2)spaces will be accessed from C Street and two (2)spaces
accessed from the alleyway.The existing carport located adjacent to the
alleyway will remain but will be totally rehabbed.The parking adjacent to C
Street will not be covered parking.As stated the applicant has indicated four (4)
on-site parking spaces.The parking proposed appears to be adequate to serve
three (3)units.The typical ordinance requirement for a multi-family development
of this size would be four (4)spaces.
The applicant has indicated increased landscaping along the eastern boundary of
the site.The proposed landscaping is sufficient to meet the Landscaping
Ordinance requirement but does however fall below the landuse buffer
requirement in two places,the patio area outside the townhouse and the stairway
leading the to the lower story unit on the north end of the building.Staff
recommends the applicant increase the landscape strip outside the townhouse to
the minimum 6.7-feet landuse buffer.Staff is supportive of the reduced landuse
buffer at the stairway.The site is such that the stairway is located in the most
conducive location due to the terrain and the applicant has indicated a six (6)foot
wood privacy fence to be located along the eastern property line,which would act
as a screening device for the residents to the east.
Staff is supportive of the application for development of the site as a triplex.The
applicant has reduced the number of units to allow on-site parking for the
proposed density.The applicant is not proposing any exterior changes to the
building footprint nor the structure.The unit has the appearance of a triplex with
three doors facing Rose Street,although the third door does not access the lower
unit.The property is currently zoned R-4,two-family district which encourage
duplex development at appropriate locations.
The applicant has indicated willingness to repair and replace curb and gutter,
(there are not sidewalks located on the applicant's property)to C Street but is
requesting a waiver of the repair of the curb along Rose Street.Currently a "No
Parking"designation is adjacent to the applicant's property frontage on Rose
Street and C Street.Staff is supportive of the request to waive the rehab of curb
and gutter repair along Rose Street.
I.STAFF RECOMMENDATION:
Staff recommends approval of the application as filed subject to compliance with
the conditions outlined in paragraphs D,E and F of this report.
5
August 8,2002
SUBDIVISION
ITEM NO.:9 Cont.FILE NO.:Z-7258
PLANNING COMMISSION ACTION:(AUGUST 8,2002)
Mr.Shane Scott was present representing the application.There were objectors
present.Staff presented the item with a recommendation of approval subject to
compliance with the conditions outlined in the "Staff Recommendation"above.
Mr.Brett Rogers addressed the Commission in opposition to the proposal.Mr.Rogers
stated his primary opposition was to the lack of parking.He stated the area was a
difficult area with the majority of the property owners parking on the street.He stated
the neighborhood was also plagued with UAMS employees parking well into the
neighborhood.He stated the UAMS Guesthouse was currently under construction and
there were concerns the parking proposed would not be adequate to serve the facility.
He stated the approval of the increased density was premature without finding the full
impact of the UAMS Guesthouse.
Ms.Judy Rudd spoke in opposition to the application.She stated she was the owner of
the home at 322 Rose Street and had live in the house for three years prior to moving to
her new home.She stated parking was a major concern.She stated the units were
proposed with seven (7)bedrooms and only four parking spaces.She stated the
proposed parking would not accommodate the number of persons which would be living
in the units.Ms.Rudd also stated Rose Street was a primary "cut-through"for motorist
from West Markham Street to Lee Street.
Mr.Shane Scott,the applicant,stated his company had recently acquired the property.
He stated the property was currently in disrepair and his desire was to bring the site
back to its full grander.He stated he was currently renovating the upstairs units and the
desire was to construct a townhouse type unit on the south end to the property and a
top and bottom unit on the north end of the structure.
Commissioner Rector questioned if the applicant could add an additional parking space
adjacent to C Street.Staff stated the original proposal included three spaces on the
north and south ends of the site.Staff stated due to proximity of street intersections and
landscaping concerns Staff had requested the applicant remove those spaces.Staff
stated the applicant would be required to go before the City Beautiful Commission to be
awarded the reduced landscaping.
There was a general discussion concerning the character of the neighborhood and the
availability of parking.
A motion was made to approve the application as filed.The motion carried by a vote of
8 ayes,1 noe,1 absent and 1 vacant position.
6
August 8,2002
ITEM NO'0 FILE NO.:LU02-19-03
Name;Land Use Plan Amendment-Chenal Planning District
Location:16603 Cantrell Road
Receuest:Transition to Commercial and Single Family
Source:Bob Lowe,McGetrick &McGetrick
PROPOSAL/REQUEST:
Land Use Plan amendment in the Chenal Planning District from Transition to
Commercial.The Commercial category includes a broad range of retail and wholesale
sales of products,personal and professional services,and general business activities.
Commercial activities vary in type and scale,depending on the trade area they serve,
The applicant wishes to build a furniture store.
Prompted by this Land Use Amendment request,the Planning Staff expanded the area
of review to include all of the areas to the west of W.Taylor Loop Road shown as
Transition.With these changes,the entirety of the Transition located west of W.Taylor
Loop Road would be eliminated.Staff is also expanding the application to include a
change from Transition to Single Family on both sides of Katillus Road at Katillus Court.
The change to Single Family will include all of the property located in a newly platted
sub-division located on the north side of Forest Lane.This change would link the
original application area to the Commercial shown at the northwest corner of the
Cantrell /Katillus Road intersection.
EXISTING LAND USE AND ZONING:
The property is a house converted to an office built on a large lot currently zoned R-2
Single Family and is approximately 2 +acres in size for the expanded area and is about
60+acres.Most of the property in the expanded area consists of low density single
family housing built on large lots zoned R-2.The neighboring land to the east of the
applicant's property is vacant property zoned R-2 with a Conditional Use Permit for a
church.Two pieces of property further to the west in the expanded area are zoned
Planned Office Development for a beauty salon and a law firm.Most of the property
surrounding the expanded area is zoned R-2 with houses built on large lots,A
convenience store at the northwest corner of the Cantrell /Katillus Road intersection is
zoned Planned Commercial Development.An office in a house zoned Planned Office
Development is located to the southeast of the expanded area on Taylor Loop Road.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On June 4,2002 a change was made from Single Family to Suburban Office at Cantrell
Road and Drew Drive about '/4 of a mile west of the applicant's property.
August 8,2002
SUBDIVISION
ITEM NO '0 Cont.FILE NO 'U02-19-03
On June 20,2000 a change was made from Mixed Office Commercial to Commercial at
Cantrell Road and Chenonceau Boulevard about 'r4 of a mile west of the application
area.
On November 16,1999 a change was made from Single Family to Suburban Office at
6400 Patrick Country Road about 1 mile northwest of the property under review.
On October 5,1999 a change was made from Office 8 Commercial to Mixed Office
Commercial on Cantrell Road at Chenonceau Boulevard and Ranch Drive about ~/4 of a
mile west of the study area.
The applicant's property is shown as Transition on the Future Land Use Plan while the
expanded area is shown as Transition along both sides of Cantrell Road from W.Taylor
Loop Road to the intersection at Katillus Road.The property north of the expanded
area is shown as Single Family with a strip of Park/Open Space shown along the banks
of a creek that flows into the Little Maumelle River.The property to the east of the
expanded area is shown as Transition while the property to the south is shown as
Single Family.The western boundary of the expanded area is a strip of PK/OS located
west of Katillus Road.The northwest corner of the Cantrell /Katillus Road intersection
is shown as Commercial.
MASTER STREET PLAN:
Cantrell Road is shown on the Master Street Plan as a Principal Arterial and is built to a
5-lane width with curb and gutter installed.The west leg of Taylor Loop Road is shown
as a Collector street and is built as a rural two-lane road.Development of property on
Taylor Loop Road would require half street improvements to Standard Collector street
standards.Katillus Road is a Residential Street with open drainage and will require half
street improvements.Katillus Court is a private street with a gravel surface and has
curb and gutters installed.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 appilcarlt'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 is no historic districts near-by that would be affected by this amendment
2
August 8,2002
SUBDIVISION
ITEM NO.:10 Cont.FILE NO.:LU02-19-03
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.
ANALYSIS:
The applicant's property is located in a developing area of the city.This area is also
located within the Highway 10 Design Overlay District,resulting in any development of
the area required to meet those regulations.The house on the applicant's property,as
well as neighboring houses,face Cantrell Road.The north side of Cantrell Road
consists of large lot residential development that is primarily semi-rural in character.A
change to Commercial would place a commercial use across the street from a semi-
rural residential area.
The applicant's property is also surrounded by property that is primarily residential in
character.The buildings in the two PDO zoned pieces of property consist of houses
converted to non-residential uses.Residential uses are also expanding near the
applicant's property in two areas.The first is a recently plated subdivision located along
the north side of Forest Lane,which abuts the southern boundary of the applicant's
property.The second is at the new street of Katillus Court,located on the west side of
Katillus Road,that will open up new property for residential development.The two new
areas of residential expansion are located within the area shown as Transition on the
Future Land Use Plan.A change to Commercial would place a commercial use in an
area of expanding residential uses.
fvlost of the non-residential uses on Cantrell Road are located in established nodes of
commercial uses along Cantrell Road at the east leg of Taylor Loop,Chenonceau
Boulevard,Chenal Parkway,and State Highway 300.Much of the property shown as
Commercial in these nodes remains vacant.The applicant's property is not located in
one of the established commercial nodes.The property in question is located between
the established node at the east leg of Taylor Loop and the node at Chenonceau
Boulevard.A change to Commercial would place a commercial use at a location
isolated from the established nodes of commercial uses.
The acreage of the expanded area consists of three different parcels.The expanded
area north of Cantrell Road consists of 19 +acres of land for a change of Transition to
Commercial.The expanded area on the south side of Cantrell Road covers 31+
acres,with 18+acres of property that would change from Transition to Commercial,
while 13 +acres of the remaining property would change from Transition to Single
Family.If approved,this amendment would result in an additional 37+acres of land
shown as Commercial while 13 +acres would change to Single Family.
3
August 8,2002
SUBDIVISION
ITEM NO.:10 Cont.FILE NO.:LU02-19-03
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations:Aberdeen Court
Property Owners Association,Bayonne Place Property Owners Association,Carriage
Creek Property Owners Association,Chenal Ridge Property Owners Association,Du
Quesne Place P.O.A.,Eagle Pointe Property Owners Association,Glen Eagles Property
Owners Association,Hillsborough Property Owners Association,Hunters Cove Property
Owners Association,Hunters Green Property Owners Association,Johnson Ranch
Neighborhood Association,Marlowe Manor Property Owners Association,Maywood
Manor Neighborhood Association,and St.Charles Property Owners Association.At the
time of this report,staff has not received comments from area residents or
Neighborhood Associations.
STAFF RECOMMENDATIONS:
Staff believes the change is not appropriate.This amendment would introduce a
commercial use in an area isolated from established nodes of commercial uses.
PLANNING COMMISSION ACTION:(AUGUST 8,2002)
The item was placed on the consent agenda for withdrawal.A motion was made to
approve the consent agenda and was approved with a vote of 9 ayes,0 noes,1 absent,
and 1 open position.
4
August 8,2002
ITEM NG.:101 FILE NG.:Z-7259
NAME:Saugey Short-form PCD
LOCATION:16603 Cantrell Road
DEVELOPER.ENGINEER:
John Saugey McGetrick and McGetrlck Engineers
16603 Cantrell Road 319 President Clinton Avenue
Little Rock,AR 72223 lLittlle Rock,AR 72201
AREA:2.0 Acres NUMBER GF LOTS:1 FT.NEW STREET:0
CURRENT ZONING:R-2,Single-famiIy
ALILGWED USES:
PROPOSED ZONING:PCD
PROPOSED USE:Furniture Store and C-1,Neighborhood Commercial Uses as
Alternative uses
VARIANCESNVAIVERS REQUESTED:None requested.
STAFF UPDATE;
The applicant submitted a letter to Staff requesting this item be withdrawn witlhout
preiudIce.
PLANNING COMMISSION ACTION:(O'UGUST 8,2002)
The applicant was not present representing the application.There were no objectors
present.Staff stated the applicant had submitted a request to withdraw the item.Staff
recommended the item be withdrawn without prejudice.
August 8,2002
SUBDIVISllGN
ITEM NG.:10.1 Cont.FILE NG.:Z-7259
There was no further discussion.The item was placed on the consent agenda for
withdrawal.The motion ca~ried by a vote of 9 eyes,0 noes,1 absent and 1 vacant
position.
2
August 8,2002
ITEM NG.:11
NAME:A land alteration request to remove trees from a residential lot
LOCATION:11 Valley drive
After review of the Land Alteration Ordinance,Staff determined the applicant would be
allowed to remove the trees in question without review and approval from Staff or the
Planning Commission.The applicant's site conforms to the requirements in the
"Exceptions"Section of the Ordinance.Staff suggested the applicant meet with the
City's Urban Forester for suggestions on leaving beneficial trees and replanting of
species native to thee area.
PLANNING COMMISSION ACTION:(AUGUST 8,2002)
Tlhe applicant was not present representing the application.There were no objectors
present.Staff stated after a review of the Land Alteration Ordinance,staff had
determined the application was not necessary.Staff stated they were requesting the
item be withdrawn without prejudice.
There was no further discussion.The itemi was placed on the consent agenda for
withdrawal.Tlhe motion carried hy a vote of 9 ayes,0 noes,1 absent and 1 vacant
position.
PLANNING COMMISSION VOTE RECORD
DATE ~rx &&&.~M'.h-
MEIIIIBER .I c '7 e E/'.
RECTOR,BILL~&~,~~6-kw
FLOYD,NORM
NUNNI.EY,QBRAY
BERRY,CRAIG
STEBBINS,ROBERT I
RAHMAN,MIZAN J I
LQWRY,BQB
ALLEN,FRED,JR,
FAUST,JUDITH
MUSE„RGHN
MEMBER '85 'b
RECTOR,BILL v'~v K Y~~,~~e+kw
FLOYD,NORM 4 ~W
v'UNNLEY,GBRAY
BERRY,CRAIG 44&~&f A
STEBBINS,ROBERT
RAHMAN,MIZAN
LOVEY,BGB v
ALLEN,FRED,JR.
FAUST,JUDITH
MUSE,RQHN i8 r
Meeting Adjourned 4 'P.M.
AYE NAYE A ABSENT ~ABSTAIN ~RECUSE
August 8,2002
SUBDIVISION MINUTES
There being no further business before the Commission,the meeting was adjourned
at 6:12 p.m.
Date
Chair an cret