pc_06 14 2001LITTLE ROCK PLANNING COMMISSION
PLANNING —REZONING —CONDITIONAL USE HEARING
MINUTE RECORD
JUNE 14,2001
4:00 P.M.
I.Roll Call and Finding of a Quorum
A Quorum was present being seven (7)in number.
II.Members Present:Richard Downing
Craig Berry
Bob Lowry
Judith Faust
Mizan RahmanBillRector
Rohn Muse
Members Absent:Fred Allen,Jr.
Pam Adcock
Obray Nunnley,Jr.
One Open Position
City Attorney:Steve Giles
III.Approval of the Minutes of the May 3,2001 Meeting of theLittleRockPlanningCommission.The Minutes were
approved as presented.
LITTLE ROCK PLANNING COMMIS SION
PLANNING —REZONING —CONDITIONAL USE HEARING
JUNE 14,2001
4:00 P.M.
I.DEFERRED ITEMS:
A.Z-7014 904 Welch —921 East 9 R-4 to 0-1
B.Z-6996 Webb Day Care Family Home
Special Use Permit;
28 Valley Drive
II.NEW ITEMS:
1.Z-4807-E Chenal Valley Various Districts
to Various
Districts
1.1 LU01-19-05 A Land Use Plan Amendment in the Chenal
Planning District for various sites along
unnamed collectors and arterials in
Township 2 North,Range 14 West Sections
23,24,25 and 26 from Low Density
Residential,Single Family and Commercial
to Single Family and Commercial.
2.Z-7020 10923 West Markham R-2 to C-3
3.Z-7044 15800 Kanis R-2 to 0-2
4.Z-7046 14003 Cantrell R-2 to C-4
5.Z-5232-B Bale Elementary School
Revised C.U.P.;6501 West 32"Street
6.Z-5489-A Romine Elementary School C.U.P.;
2400 Romine Road
7.Z-6149-C Fellowship Bible Church parking
lot C.U.P.;1701,1711,1801 and
1811 Napa Valley Dr.
7.1 Fellowship Bible Church —Zoning Site Plan Review
(Z-6149-D);located on the east side of Napa Valley
Road,approximately 600 feet south of Hinson Road.
Agenda,Page Two
8.Z-6663-A Hall High School C.U.P.;6700 "H"Street
9.Z-6814-A Otter Creek Elementary School C.U.P.;
16000 Otter Creek Parkway
10.Z-7033 Elements of Design C.U.P.;2400 Cantrell
Road;Suites 113 and 114
11.Z-7040 Boardman Accessory Dwelling C.U.P.;
5010 S.Katillius Road
12.Z-7041 Limberg Duplex C.U.P.;5307 Lee Avenue
13.Z-7043 Dreher Accessory Dwelling C.U.P.;
8114 Lowell Lane
14.A Master Street Plan Amendment in the Chenal Planning District
in Township 2 North,Range 14 West Sections 23,24,25 and 26
to remove the Minor Arterial from Cantrell Road which
incorporates the western side of Taylor Loop to Chenal ParkwayatthenorthernintersectionofChenalValleyDrive;to remove
a Collector from the previous named Minor Arterial eastward to
connect with Rahling Road north of the Pebble Beech
intersection;and to realign the La Marche Collector tointersectCantrellRoadincorporatingasegmentofTaylor Loop
Road.
15.LU01-17-01 A Land Use Plan Amendment in the Crystal Valley
Planning District from Single Family to Service
Trades District in the 13700 block of Crystal
Valley Road.
16.LU01-02-01 A Land Use Plan Amendment in the Rodney Parham
Planning District from Single Family and Multi-
Family to Public Institutional for 1818 and
2610 Reservoir Road.
17.G-23-307 Block 125,Original City of Little Rock Alley
Right-of-Way Abandonment
18.Z-7048 City of Little Rock Visitors Center Parking LotC.U.P.;619 East 6 Street
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June 14,2001
ITEM NO.:A FILE NO.:Z-7014
Owner:Agather McKeel
Applicant:Agather McKeel
Location:921 East 9 and 904 Welch;
Southwest corner of 9 and Welch
Request:Rezone from R-4 to 0-1
Purpose:Utilize existing structure as a lawofficeandtodevelopparkingonthe
adjacent lot
Size:.32+acres
Existing Use:Vacant lot and vacant residential
structure
SURROUND ING LAND USE AND ZONING
North —Multifamily;zoned C-3 and R-5,vacant lot;
zoned R-4
South —Vacant lot and Single Family;zoned R-2
East —Vacant lot and Duplexes;zoned R-4
West —Drug Store;zoned C-3
PUBLIC WORKS COMMENTS
1.East 9 "and Welch are classified on the Master Street Plan as
collector streets.Dedicate right-of-way to 30 feet from
centerline.
2.A 20 feet radial dedication of right-of-way is required at
the corner of East 9 and Welch.
With Buildin Permit:
3.Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards.
4.Repair or replace any curb and gutter or sidewalk that is
damaged in the public right-of-way prior to occupancy.
5.Driveways shall conform to Sec.31-210 or Ordinance 18,031.
6.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
7.Provide plan showing on-site parking arrangements.
3 one 14,2001
ITEM NO.:A (Cont.)FILE NO.:Z-7014
PUBLIC TRANSPORTATION ELEMENT
The site is located on a CATA Bus Route.
PUBLIC NOTIFICATION
All owners of property located within 200 feet of the site,all
residents within 300 feet who could be identified and the Hanger
Hill and Downtown Neighborhood Associations were notified of the
rezoning request.
LAND USE PLAN ELEMENT
The site lies within the I-30 Planning District.The adopted
Plan currently recommends Single Family for the site.The
property does directly abut an area shown as commercial.0-1,
Quiet Office district,is an appropriate zoning category to
accommodate low-intensity uses which are proposed to be located
within established areas of the city and in close proximity to
residential uses.
The property does fall within the larger "East of I-30"area.
This area generally is defined as that area bounded by the
river,I-30,Roosevelt Road and the airport.The Land Use Plan
for this area,which includes the I-30 and East Little Rock
Planning Districts,will be reviewed in conjunction with the
anticipated Presidential Library Park and Heifer Project
developments.It is anticipated that detailed design standards
will be developed for the area north of East 9 Street.At
this time staff does not believe it is necessary to amend the
Land Use Plan to accommodate this proposed,two-lot,0-1
rezoning.
The site lies at the eastern fringe of the area covered by the
Downtown Neighborhoods Action Plan which was adopted on March
16,1999.Any Land Use Plan or zoning changes proposed by the
Plan were located in an area west of I-30,south of I-630.The
Plan focused very little on this area east of I-30.Two
objectives of the Plan were to "increase cooperation between
zoning officials and developers to renovate existing properties"
and to "increase small business development".This proposal
appears to meet the intent of those objectives.
2
dune 14,2001
ITEM NO.:A (Cont.)FILE NO.:Z-7014
STAFF ANALYSIS
The request before the Commission is to rezone these two lots
from "R-4"Two-Family Residential to "0-1"Quiet Office.The
northern lot (921 East 9 Street)contains a vacant,one-story,
brick and frame residential structure and a detached,brick and
frame garage.The abutting lot to the south (904 East Welch)is
vacant.The applicant proposes to remodel the residential
structure for use as an attorney's office and to develop some
parking on the vacant lot.The property was located in the path
of the January 1999 tornado.A second dwelling that was located
on the site was destroyed by the storm.Numerous other
structures in the area were either heavily damaged or destroyed,
leaving vacant lots.
The property is located on the northern edge of a small
residential neighborhood,in an area of mixed zoning and uses.
The C —3 zoned property adjacent to the west is occupied by a
drug store.Vacant lots and single family and duplex dwellings
are located on the R-4 zoned properties to the south and east.
Multifamily dwellings are located on the C-3,R-4 and R-5 zoned
properties across 9 Street,to the north.Interstate 30 is
located 1 '&blocks to the west and a large area of industrial
uses and zoning begins two blocks to the east.
The O-l Quiet Office district is established in order to provide
for orderly conversion of older structures no longer useful,
serviceable or desirable in their present uses to office use.
The area standards provided in the 0-1 Quiet Office district
anticipate that office uses will be located in established areas
of the city and in close proximity to apartments and other
residential uses.Height,area and off-street parking
regulations are designed to assure that office uses will be
compatible with adjacent residential districts.0-1 has a very
limited list of permitted uses.
Staff believes the proposed 0-1 zoning is compatible with uses
and zoning in the area.Staff does not believe a land use plan
amendment is necessary at this time.
STAFF RECOMMENDATION
Staff recommends approval of the requested 0-1 zoning.
3
dune 14,2001
ITEM NO.:A (Cont.)FILE NO.:Z-7014
PLANNING COMMISSION ACTION:(MAY 3,2001)
The applicant was not present.There were no objectors present.
Staff informed the Commission that the applicant had failed to
complete the notification process and the item needed to be
deferred.
The item was placed on the Consent Agenda and approved for
deferral to the June 14,2001 Commission meeting.The vote was
10 ayes,0 noes and 1 absent.
PLANNING COMMISSION ACTION:(JUNE 14,2001)
The applicant was present.There were no objectors present.
Staff presented the item and a recommendation of approval.
There was no further discussion.
The item was placed on the Consent Agenda and approved as
recommended by staff.The vote was 7 ayes,0 noes,3 absent
and 1 open position.
4
June 14,2001
ITEM NO.:B FILE NO.:Z-6996
NAME:Webb Day Care Family Home
LOCATION:28 Valley Drive
OWNER/APPLICANT:Rosie and Clarissa Webb/Tina Webb
PROPOSAL:A Special Use Permit is requested to allow a
day care family home to be operated in the
single-family residence located on the R-2
zoned property at 28 Valley Drive.
PUBLIC NOTIFICATION:
Neighbors located within 200 feet of the site and the SWLRUP,
Chicot,Allendale and Santa Monica Neighborhood Associations
were notified of the request.
STAFF ANALYSIS:
On April 16,2001,the applicant requested that this item be
deferred to the June 14,2000 commission meeting.She is
deciding whether to pursue the request.
PLANNING COMMISSION ACTION:(MAY 3,2001)
The applicant was not present.There were no objectors present.
Staff informed the Commission of the applicant's request to
defer the item.
The item was placed on the Consent Agenda and deferred to
the June 14,2001 meeting.The vote was 10 ayes,0 noes and
1 absent.
STAFF ANAL YS I S:
Tina Webb is requesting approval of a Special Use Permit to
allow her to operate a day care family home in the single family
home located on the R-2 zoned property at 28 Valley Drive.
The property is located on the west side of the north-south
portion of Valley Drive;between Mabelvale Cut-Off and Watson
June 14,2001
ITEM NO.:B (Cont.)FILE NO.:Z-6996
School.All surrounding properties are zoned R-2.The
properties adjacent to the north,south,east and west are
occupied by site-built single family homes.A small,mobile
home park is located adjacent to the northwest.The applicant'
home is typical of those in the neighborhood;one-story brick
and frame on a large lot.The home sits approximately 150 feet
from the street.The property has a long,single-wide driveway
that flares out to a double-wide carport.Additional
driveway/parking area is located at the end of the drive,near
the carport.The rear yard is enclosed by a fence.The
applicant proposes to operate the day care from 6:00 a.m.until
6:00 p.m.,Monday through Friday.
The principal use of the property will remain single family
residential.No signage beyond that allowed in single family
zones will be permitted.In her cover letter,the applicant
states she currently cares for 5 children.
Section 36-54(e)(3)of the Code establishes the site and
location criteria for day-care family homes as follow:
a.This use may be located only in a single-family home,
occupied by the care giver.
b.Must be operated within licensing procedures established by
the State of Arkansas.
c.The use is limited to ten (10)children including the care
givers.
d.The minimum to qualify for special use permit is six (6)
children from households other than the care givers.
e.This use must obtain a special use permit in all districts
where day care centers are not allowed by right.
Special Use Permits are not transferable in any manner.Permits
cannot be transferred from owner to owner,location to location
or use to use.
STAFF RECOMMENDATION:
Staff recommends approval of the requested Special Use Permit
subject to compliance with the following conditions:
1.Compliance with the site and location criteria established in
Section 36-54 (e) (3).
2
ne 14,2001
ITEM NO.:B (Cont.)FILE NO.:Z-6996
2.There is to be no signage beyond that permitted in single
family zones.
3.Outdoor activities,including playground use,are to be
limited to day-light hours.
PLANNING COMMISSION ACTION:(JUNE 14,2001)
The applicant was not present.There was one objector present.
Several letters of opposition had been received.Staff informed
the Commission that the applicant had decided not to pursue the
issue and,as such,the item should be withdrawn.There was no
further discussion.
The item was placed on the Consent Agenda and approved for
withdrawal.The vote was 7 ayes,0 noes,3 absent and 1 open
position.
3
June 14,2001
ITEM NO.:1 FILE NO.:Z-4807-E
Owner:Deltic Timber Corporation
Applicant:White-Daters
Location:Various sites in Chenal Valley
Request:Rezone from Various Districts to
Various Districts
Purpose:Future development
Size:8 tracts totaling 210+acres
Existing Use:Undeveloped
PUBL I C WORKS COMMENT S
1.Traffic study will be required to determine rezoning and
Master Street Plan amendment.
2.Public Works requests that site plan review be required to
determine access to tracts 77 and 94.
PUBLIC TRANSPORTATION ELEMENT
None of the sites are located on a CATA Bus Route.
PUBLIC NOTIFICATION
All owners of property located within 200 feet of the tracts,
all residents within 300 feet who could be identified and the
DuQuesne,Chenal Ridge,Johnson Ranch,Aberdeen Court and
Bayonne Place Neighborhood Associations were notified of the
rezoning request.
LAND USE PLAN ELEMENT
All of the sites are located in the Chenal Planning District.
How each relates to the Plan will be explained in the "Staff
Analysis".Land Use Plan Amendments have been filed for some of
the sites;see item 1.1,LU01 —19-05.
Dune 14,2001
ITEM NO.:1 (Cont.)FILE NO.:Z-4807-E
The sites are not located in an area currently covered by a
neighborhood Action Plan.No Action Plan is proposed for the
near future.
STAFF ANALYSIS
Deltic Timber Company has proposed the rezoning of 8 tracts in
Chenal Valley.The identification number,acreage and rezoning
request for each tract are as follow:
Tract 15 94.2 Acres MF-6 to R-2
Tract 16 16.1 Acres C-2 to R-2
Tract 53 (partial)12.0 Acres R-2 to C-3
Tract 77 18.0 Acres MF-18 to C —2
Tract 94 12.0 Acres R-2 to MF-18
Tract 102 &103 28.6 Acres MF-6 to R-2
Tract 109 29.4 Acres Park to R-2
The tracts are indicated on the attached map.
Due to a pending Master Street Plan Amendment,the applicant
has requested that the rezoning requests be deferred to the
July 26,2001 agenda.
PLANNING COMMISSION ACTION:(JUNE 14,2001)
The applicant was present.There were no objectors present.
Staff informed the Commission of the need to defer the item.
There was no further discussion.
The item was placed on the Consent Agenda and approved for
deferral to the July 26,2001 meeting.The vote was 7 ayes,
0 noes,3 absent and 1 open position.
2
June 14,2001
ITEM NO.:1.1 FILE NO.:LU01-19-05
Name:Land Use Plan Amendment —Chenal Planning District
Location:Multiple locations in the vicinity of Chenal Parkway
and Rahling Road.
Rectuest:Area l:Commercial to Single Family,Area 2:Low
Density Residential and Public Institutional to
Single Family,Area 3:Single Family and Multi-family
to Commercial,Area 4:Single Family to Commercial .
Source:Timothy E.Daters,White-Daters &Associates,Inc.
PROPOSAL /REQUEST:
Land Use Plan amendment in the Chenal Planning District from:
1.)Commercial to Single Family,2.)Low Density Residential and
Public Institutional to Single Family,3.)Single Family and
Multi-family to Commercial,and 4.)Single Family to Commercial.
The Single Family category provides for single-family homes at
densities not to exceed 6 dwelling units per acre.Such
residential development is typically characterized by
conventional single family homes,but may also include patio or
garden homes and cluster homes,provided that the density remain
less than 6 units per acre.
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 develop the property for residential and
commercial uses according to a preliminary site plan submitted to
the City of Little Rock.Staff is not expanding the application.
EXISTING LAND USE AND ZONING:
Area 1:The property is vacant land currently zoned C-2 Shopping
Center and is approximately 16.1 +acres in size.The
neighboring property to the north is vacant land zoned MF-12
Multi-family.The property on the east side of Chenal Parkway is
a church on land zoned C-2 Shopping Center to the northeast and
the remaining land to the east is zoned R —2 Single Family.A
June 14,2001
ITEM NO.:1.1 (Cont.)FILE NO.:LU01-19-05
small parcel of land along the southern boundary of the study
area is zoned C-2 Shopping Center.The remainder of the property
west of Area 1 is vacant land zoned R-2 Single Family.
Area 2:The property is vacant land currently zoned MF-6 Multi—
family and R-2 Single Family and is approximately 28.6 +acres in
size.The neighboring property is zoned Open Space to the
southwest,and MF-6 Multi-family to the west.The remainder of
the surrounding property is vacant land zoned R-2 Single Family.
Area 3:The property is vacant land currently zoned Planned
Commercial Development and R-2 Single Family and is approximately
18.0 +acres in size.The vacant land to the north is zoned C-2
Shopping Center.An office campus occupies the Planned
Development —Office immediately to the east.The vacant land to
the south is zoned R-2 Single Family.The vacant property to the
southwest is zoned MF —24 Multi —family and the vacant property to
the northwest is zoned Planned Commercial Development.
Area 4:The property is vacant land currently zoned R-2 Single
Family and is approximately 12.0 +acres in size.The vacant
land to the north is zoned Planned Development —Residential
while the neighboring property to the east is vacant land zoned
R-2 Single Family.The remainder of the neighboring property is
vacant land zoned 0-2 Office and Institutional.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On April 17,2001 a change was made from Multi-family,Single
Family,and Community Shopping to Community Shopping at the
southwest corner of the Chenal Parkway /Rahling Road
intersection next to Area 3.
On January 4,2000 a change took place from Office to Mixed
Office and Commercial at 15500 Chenal Parkway about 1 mile
southeast of both Areas 3 and 4.
On April 20,1999 a change was made from Office to Commercial on
Chenal Parkway east of Kirk Road about 1 mile southeast of both
Areas 3 and 4.
On December 15,1998 a change was made from Single Family to
Public Institutional at 715 Wellington Village Road about 1 mile
southeast of Areas 3 and 4.
On September 1,1998 a change was made from Single Family to
Multi-family on Chenal Valley Drive next to Area 4.
On September 1,1998 a change was made from Multi-family to
Single Family on Rahling Road about 8 of a mile southeast of Area
2 and about 8 of a mile northeast of Area 4.
2
June 14,2001
ITEM NO.:1.1 (Cont.)FILE NO.:LU01-19-05
On May 6,1997 multiple changes were made to Commercial,Single
Family,Public Institutional,Office,Multi —family,Low Density
Residential,and Public Institutional in Chenal Valley at various
locations within a 1-mile radius of all amendment areas covered
by this application.
Area 1 is shown as Commercial on the Future Land Use Plan.The
property to the north is shown as Multi-family.The property on
the east side of Chenal Parkway is shown as Commercial to the
northeast,Public Institutional to the east,and Single Family to
the southeast.The property to the south is shown as Single
Family while the land to the southwest is shown as Park/Open
Space.The remainder of the land to the west is shown as Single
Family.
Area 2 is shown as Low Density Residential and Public
Institutional on the Future Land Use Plan.The surrounding land
is shown as either Park/Open Space or Single Family.A large
area of Park/Open Space is shown to the south of Area 2 on top of
a ridgeline.The land to the west of Area 2 below the ridge is
shown as Single Family.A strip of Park/Open Space is shown
along the banks of a creek starting at the northwest corner of
Area 2.The remainder of the land to the east is shown as Single
Family.
Area 3 is shown as Single Family and Multi-family on the Future
Land Use Plan.The property to the immediate north is shown as
Commercial while the property to the east is shown as Office.
The land to the south is shown as Multi-family while the land to
the west along the banks of Rock Creek is shown as Park/Open
Space.A small area to the northwest is shown as Low Density
Residential.
Area 4 is shown as Single Family on the Future Land Use Plan.
The property to the north is shown as Multi-family while the
property to the east is shown as Single Family.The remainder of
the neighboring land to the south and west is shown as Office.
MASTER STREET PLAN:
There are three functional classifications of streets in the
areas affected by this amendment.The first functional
classification discussed is the Principal Arterial,which serves
through traffic and to connect major traffic generators or
activity centers within an urbanized area.The second functional
3
June 14,2001
ITEM NO.:1.1 (Cont.)FILE NO.:LU01-19-05
classification noted is the Minor Arterial,which provides
connections to and through an urban area.The third functional
classification mentioned is the Collector street,which provides
a traffic connection from residential streets to arterials or to
activity centers,with the secondary function of providing access
to adjoining property.
Area 1:This area is at the southwest corner of the intersection
of Chenal Parkway and Chenal Valley Drive.Chenal Parkway is a
Principal Arterial while Chenal Valley Drive to the west of the
parkway is shown as a collector and an unbuilt Minor Arterial to
the east is unbuilt and is the subject of a Master Street Plan
Amendment on this agenda.
Area 2.This area is at the southeast corner of the intersection
of the Chenal Valley Drive extension and an unbuilt east-west
Collector Street from that minor arterial to Rahling Road.The
Chenal Valley Drive extension is shown as an unbuilt Minor
Arterial and is the subject of a Master Street Plan Amendment on
this agenda.
Area 3:This area is located on the east side of the intersection
of the unbuilt Rahling Road extension and an unbuilt east-west
Collector Street.The Rahling Road extension is shown as a
proposed Principal Arterial.The proposed collector street will
border Area 3 to the north.
Area 4:This area is located at the northeast corner of the
Rahling Road and Chenal Valley Drive intersection.Rahling Road
is shown as a Minor Arterial while Chenal Valley Drive is shown
as a Collector Street.
The Master Street Plan shows a Class I Bikeway on Chenal Parkway
connecting Bowman Road to State Highway 10.A Class II Bikeway
on Chenal Valley Drive will connect Chenal Valley Drive to the
proposed Rahling Rd.Development of the amendment areas will
have a traffic impact on adjacent Bikeways.
PARKS:
The Little Rock Parks and Recreation Master Plan (2001 version)
shows a 100-Year Floodplain,and a Potential Recreation Area,
along the banks of Rock Creek.The plan recommends the
preservation of open spaces in flood plains to serve as green
space corridors throughout the city.Any developments should
address increased impacts on the floodway of the creek and the
4
June 14,2001
ITEM NO.:1.1 (Cont.)FILE NO.:LU01-19-05
ecological balance of the natural area that will affect run-off
into Rock Creek.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The property under review is not located in an area covered by a
City of Little Rock recognized neighborhood action plan.
ANAL YS I S:
The areas of review are in a developing area of Chenal Valley.
The development pattern is for a core of commercial development
at the intersections of Chenal Parkway and Rahling Road and
Chenal Valley Drive and the east intersection of Kanis Road.
Office uses can form a buffer between the commercial uses and
single-family residential areas with some multi-family adding to
the transitioning process.
Area 1 at the northern intersection of Chenal Parkway and Chenal
Valley Drive is a proposed change from Commercial to Single
Family,which removes the only commercial for the western side of
the parkway from Rahling Road intersection to Highway 10
intersection.This commercial area is outside of that
established core of commercial uses.This area is also the
subject of a preliminary site plan that was submitted for a new
single-family neighborhood surrounding a proposed golf course.
This part of the proposed amendment will not affect any parks and
open spaces.The proposed change to Single Family is less
intense than the current Commercial and will generate less
traffic than the current uses.
Area 2 is at the intersections of a proposed minor arterial and
two proposed collectors.The proposed change is from Low Density
Residential and Public Institutional to Single Family.At one
time,this was a location of a parcel of ground that was slated
for a public park.The parcel that was slated for a public park
is no longer slated as a public park in the new 2001 Little Rock
Parks and Recreation Master Plan and is not owned by the city.
This change will remove the option of different types of housing
in the Chenal area:namely town homes,and condominiums.This
part of the proposed amendment will not affect any parks and open
spaces.The proposed change to Single Family is less intense
than the current Commercial and will generate less traffic than
the current uses.
5
June 14,2001
ITEM NO.:1.1 (Cont.)FILE NO.:LU01-19-05
Area 3 is at the southern extension of Rahling Road east of
Chenal Parkway.It is bounded by a proposed collector to the
north that lies at the southern boundary of the Community
Shopping area.This collector can function as the dividing line
between the commercial to the north and multi family to the
south.It is desirable to have a variety of housing in any
neighborhood and this multi-family could provide worker housing
for the retail businesses.This multi-family also serves as part
of the transition westward along Kanis Road.Any development of
this site should address increased traffic,impacts on the
floodway of the creek and the ecological balance of the natural
area affecting the Potential Recreation Area along the banks of
Rock Creek.
Area 4 is the proposed change to Commercial from Single Family on
Rahling Road.It is not located in the core of Commercial uses
located at the Chenal Parkway /Rahling Road intersection.This
amendment is contrary to the existing transition from commercial
uses at Chenal Parkway descending in intensity to residential
uses located to the east.This part of the proposed amendment
will not affect any parks and open spaces.In addition the
proposed change at this site will establish a land use that will
act as a traffic generator bringing traffic into the neighborhood
from a larger area of the city.
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,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,and St.
Charles Property Owners Association.Staff has not received any
comments from area residents.
STAFF RECOMMENDATIONS:
Staff believes the change to Single Family in Areas 1 and 2 are
appropriate.The changes to Commercial in Areas 3 and 4 are not
appropriate.
6
June 14,2001
ITEM NO.:1.1 (Cont.)FILE NO.:LU01-19-05
PLANNING COMMISSION ACTION:(JUNE 14,2001)
The item was placed on the consent agenda for deferral to the
July 26,2001 Planning Commission Meeting.A motion was made
to approve the consent agenda and was approved with a vote of
7 ayes,0 noes,3 absent and 1 open position.
7
June 14,2001
ITEM NO.:2 FILE NO.:Z-7020
Owner:Paul Woodard
Applicant:Walter McSpadden
Location:10923 West Markham
Request:Rezone from R-2 to C-3
Purpose:Future development
Size:2+acres
Existing Use:Vacant
SURROUNDING LAND USE AND ZONING
North —Restaurant and multiple commercial uses;
zoned C-3
South —Rock Creek floodway;zoned R-2
East —Nursing home,zoned R-2 and multiple C-3;
zoned properties
West —Utility substation and maintenance facility;
zoned R-2
PUBLIC WORKS COMMENTS
1.West Markham Street is classified on the Master Street
Plan as a minor arterial.A dedication of right-of-way
40 feet from centerline will be required.
2.Dedicate access easement to Tract 1-A.
3.Dedicate regulatory floodway to the City of Little Rock.
4.Construct improvements to access easement,per Ordinance
18,031 (11H),with dual sidewalks and 26'f pavement.
5.Existing access location has inadequate sight distance.
(Does not meet minimum 5%grade in the first 30 feet.)
6.Restrict left turns on Markham Street.
7.A Sketch Grading and Drainage Plan,per Sec.29-186(e),
will be required.
8.A Grading Permit for Special Flood Hazard Area,per Sec.
8-283,will be required.
9.A Development Permit for Flood Hazard Area,per Sec.
8-283,will be required.
10.Contact the ADPC&E for approval prior to start of work.
June 14,2001
ITEM NO.:2 (Cont.)FILE NO.:Z-7020
PUBLIC TRANSPORTATION ELEMENT
The site is located on a CATA Bus Route.
PUBLIC NOTIFICATION
All owners of property located within 200 feet of the site,all residents within 300 feet who could be identified and
the Birchwood Neighborhood Association were notified of the
rezoning request.
LAND USE PLAN ELEMENT
The site is located in the Rodney Parham Planning District.
The adopted Plan recommends Commercial for the site.The
C-3 rezoning request conforms to the adopted plan and is
compatible with the established zoning pattern in the area.
The property is not in an area currently covered by a
neighborhood action plan.No plan is proposed for this
area in the near future.
STAFF ANALYS I S
Shotgun Dans Pizza restaurant is located on the C-3 zoned
property at 10923 West Markham Street.The property is one
of several narrow,deep tracts that line West Markham
Street.The overall tract is 167+tract in width and 1,231+feet in depth.In 1985,the northern 280 feet of the tract
were zoned C-3 for development of the restaurant.The
Southernmost 1.43+acre portion of the tract was dedicated
to the City as floodway.The "middle"2+acres remained R-2
Single Family.Over the years,between 1985 and the
present,the restaurant use area has "crept"southward 27feetsothatthenorth307+feet of the tract are now being
used for the commercial use.The applicant is now asking
that the "middle"portion of the tract,including that small
area expanded onto by the restaurant parking lot,be zoned
to C-3.
The property is located within the large commercial node
around the intersection of Shackleford Road and West MarkhamStreet.A large,utility substation/maintenance facility is
2
June 14,2001
ITEM NO.:2 (Cont.)FILE NO.:Z-7020
located on the R-2 zoned property adjacent to the west.A
nursing home is located on the R-2 zoned property adjacent
to the east.The owner of the nursing home property has
recently contacted staff about rezoning his property to C-3.
Several restaurants and a hotel are located on C-3 zoned
properties across Markham Street to the north.The
substantial Rock Creek floodway separates this site from the
Birchwood residential neighborhood further south.The
floodway serves as the dividing line between the commercial
uses and the residential neighborhood.Other uses in the
immediate vicinity include additional restaurants,service
stations,furniture stores and an automobile dealership.
The requested C-3 zoning is compatible with uses and zoning
in the area.
The adopted Land Use Plan recommends Commercial for the
properties in the area,north of Rock Creek.There is no
neighborhood action plan that covers this site.
Since 1985,the flood maps have been revised twice.The
most recent revisions show the floodway as having expanded
beyond the area that was dedicated in 1985.That additional
area should be dedicated to the City.
STAFF RECOMMENDATION
Staff recommends approval of the requested C-3 zoning with
any portion of the site which lies within the regulatory
floodway to be dedicated to the City and zoned OS,Open
Space.
PLANNING COMMISSION ACTION:(JUNE 14,2001)
The applicant was present.There were no objectors present.
Staff presented the item and a recommendation of approval,
with the floodway to be dedicated to the City and zoned OS.
There was no further discussion.
The item was placed on the Consent Agenda and approved as
recommended by staff.The vote was 7 ayes,0 noes,3 absent
and 1 open position.
3
June 14,2001
ITEM NO.:3 FILE NO.:Z-7044
Owner:Winrock Development
Applicant:Kevin Huchingson
Location:15800 Kanis Road
Request:Rezone from R-2 to 0-2
Purpose:Future development
Size:1+acres
Existing Use:Vacant,two-story building
(possible residential use)
SURROUNDING LAND USE AND ZONING
North —Vacant;zoned 0-2
South —Vacant;zoned 0-2
East —Vacant;zoned 0-2
West —Vacant;zoned 0-2
PUBLIC WORKS COMMENTS
1.Public Works supports rezoning if complies with approved
Land Use Plan.
2.Kanis Road is classified on the Master Street Plan as a
minor arterial.A dedication of right-of —way 45 feet
from centerline will be required.
With Buildin Permit:
3.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.
4.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
5.Stormwater detention ordinance applies to this property.
PUBLIC TRANSPORTATION ELEMENT
The site is not located on a CATA Bus Route.
June 14,2001
ITEM NO.:3 (Cont.)FILE NO.:Z-7044
PUBLIC NOTIFICATION
All owners of property located within 200 feet of the site,
all residents within 300 feet who could be identified and
the Parkway Place Neighborhood Association were notified of
the rezoning request.
LAND USE PLAN ELEMENT
The site is located in the Ellis Mountain Planning District.
The adopted Plan recommends Suburban Of f ice f or this tract
and the surrounding,0-2 zoned properties.Insomuch as 0-2
requires site plan review and all of the other Suburban
Office designated properties are already zoned 0-2,staff
believes no plan amendment is necessary for this 1+acre
rezoning.
The property lies on the fringe of the area covered by the
Rock Creek Neighborhood Action Plan which was adopted on
December 15,1998.The only land use plan changes that came
out of the plan were the recognition of 3 existing church
sites as PI,Public Institutional.The Plan did recommend
the development of a Design Overlay District for the Kanis
Road Corridor.That concept did not come to fruition.This
immediate area was shown as Suburban Office on the Plan and
did not change as a result of the Neighborhood Action Plan.
Subsequent to adoption of the Action Plan,as a component of
the process of studying a possible Overlay District,areas
of Transition designation further east along Kanis were
changed to Low Density Residential and Suburban Office.
Although the goal of establishing a Design Overlay District
was not reached,staff believes this 0-2 request at least
meets the spirit of that goal.The 0-2 District does
require site plan review by the Planning Commission which
can help to "preserve the character"of the Kanis Road
Corridor.
STAFF ANALYSIS
The request before the Commission is to rezone this 1+acre
tract from "R-2"Single Family to "0-2"Office and
Institutional District.The property is currently occupied
2
June 14,2001
ITEM NO.:3 (Cont.)FILE NO.:Z-7044
by a two-story,frame structure.The structure is
residential in appearance but its use is unclear to staff.
Once this site is rezoned,it is to be incorporated into an
office development that includes the surrounding 0-2 zoned
properties.
The property lies within the commercial/office node around
the Kanis-Chenal Parkway intersection.The undeveloped
properties adjacent to the north,east,west and across
Kanis Road to the south are all zoned 0-2.This small,1+
acre tract is the only "piece of the puzzle"that keeps this
entire area north of Kanis Road from being zoned 0-2.The
0-2 request is clearly compatible with zoning in the
immediate area.
The Ellis Mountain District Land Use Plan recommends
Suburban Office for this tract and the surrounding,0-2
zoned properties.Staff believes this 0-2 request does not
require a plan amendment since 0-2 requires site plan review
and all surrounding properties are already 0-2.
Through the required site plan review,the goals of the Rock
Creek Neighborhood Action Plan can be met.
STAFF RECOMMENDATION
Staff recommends approval of the requested 0-2 zoning.
PLANNING COMMISSION ACTION:(JUNE 14,2001)
The applicant was present.There were no objectors present.
Staff presented the item and a recommendation of approval.
There was no additional discussion.
The item was placed on the Consent Agenda and approved as
recommended by staff.The vote was 7 ayes,0 noes,3 absent
and 1 open position.
3
June 14,2001
ITEM NO.:4 FILE NO.:Z-7046
Owner:Woody Taylor
Applicant:Tim Hardaway
Location:14003 Cantrell Road
Request:Rezone from R-2 to C-4
Purpose:Future development
Size:3.78+acres
Existing Use:Vacant residential structures
SURROUND ING LAND USE AND ZONING
North —Car wash and liquor store;zoned PD-C and
Shopping Center;zoned C-3
South —Undeveloped,wooded,vacant residentialstructure;zoned R-2
East —Undeveloped,one single family dwelling and
nonconforming Landscape Company;zoned R-2
West —Mini-warehouse development;zoned C-3
PUBL I C WORKS COMMENT S
1.Dedicate regulatory floodway to the City of Little Rock.
2.Black Road is classified on the Master Street Plan as a
collector street.Dedicate right-of-way to 30 feet from
centerline.
3.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.
With Buildin Permit:
4.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.
5.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
6.Stormwater detention ordinance applies to this property.7.A Grading Permit for Special Flood Hazard Area,per Sec.
8-283,will be required.
June 14,2001
ITEM NO.:4 (Cont.)FILE NO.:Z-7046
8.A Development Permit for Flood Hazard Area,per Sec.
8-283,will be required.
9.Contact the ADPC&E for approval prior to start of work.
10.Contact the USACE-LRD for approval prior to start of
work.
11.Contact the FEMA for conditional approval prior to start
of work.
PUBLIC TRANSPORTATION ELEMENT
The site is located on a CATA Express Route.
PUBLIC NOTIFICATION
All owners of property within 200 feet of the site,all
residents within 300 feet who could be identified and
the Pankey,Secluded Hills and Westbury Neighborhood
Associations were notified of the rezoning request.
STAFF REPORT
The site is bisected by a 200 foot wide floodway as
illustrated on the attached survey.The applicant has begun
the process of determining if the floodway can be reduced in
some manner.Future development of the site and staff's
determination of appropriate zoning will be influenced by
the outcome of that study.The item needs to be deferred at
least one cycle to allow for a preliminary determination to
be made.
PLANNING COMMISSION ACTION:(JUNE 14,2001)
The applicant was not present.There were no objectors
present.Staff recommended that the item be deferred to the
July 26,2001 meeting.There was no additional discussion.
The item was placed on the Consent Agenda and deferred as
recommended by staff.The vote was 7 ayes,0 noes,3 absent
and 1 open position.
2
Ju.ie 14,2001
ITEM NO.:5 FILE NO.:Z-5232-B
NAME:Bale Elementary School —Revised Conditional Use Permit
LOCATION:6501 West 32"Street
DEVELOPER:ENGINEER:
Little Rock School District White-Daters and Associates
810 West Markham Street 24 Rahling Circle
Little Rock,AR 72201 Little Rock,AR 72223
AREA:Approximately 10 acres NUMBER OF LOTS:1
FT.NEW STREET:0
ZONING:R-2 ALLOWED USES:School
PROPOSED USE:School expansion
VARIANCES/WAIVERS REQUESTED:
De f err al o f street improvements to Wes t 32"Street .
A.PROPOSAL/REQUEST:
The Little Rock School District proposes a Conditional Use
Permit to allow the expansion of the existing Bale
Elementary School at 6501 West 32 Street.The property is
zoned R-2.
The proposal is for two (2)building expansions along the
north side of the existing school building.There will be a
6,500 square foot classroom expansion and a 1,100 squarefootexpansionforadministrativeoffices.The building
expansions will not exceed 25 feet in height.
The proposed classroom expansion will provide four (4)additional classrooms for a total of 24 classrooms on thesite.The classroom expansion will also allow for the
June 14,2001
ITEM NO.:5 (Cont.)FILE NO.:Z-5232-B
removal of three (3)existing portable classrooms,as noted
on the attached site plan.The single story additions will
be constructed of brick with a glass facade to match the
existing school building.
The applicant is also requesting a deferral of street
improvements to West 32"Street as part of this
application.The requested deferral is for five (5)years
or until further development of the Bale Elementary site,
whichever occurs first.
B.EXISTING CONDITIONS:
The property contains an existing elementary school building
with parking along the building's west side.There are
three (3)portable classrooms along the west and south sides
of the parking area.There are two (2)points of access
from West 32 Street.
The Southwest Middle School development is located
immediately west,with single family residences,a
commercial use and office use further west across BryantStreet.There is a Little Rock School District service
building to the south,with single family residences and
commercial uses further south.There are single family
residences to the north across West 32"Street,with
additional single family residences and a church to theeast.
C.NEIGHBORHOOD COMMENTS:
As of this writing,staff has received several informational
phone calls from nearby property owners.The Broadmoor and
John Barrow Neighborhood Associations were notified of the
public hearing.
D .ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Provide design of West 32"Street conforming to Master
Street Plan.Construct one-half street improvements
including sidewalk with planned development.
With Buildin Permit:
1.Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards.
2.Repair or replace any curb and gutter or sidewalk that is
damaged in the public right-of-way prior to occupancy.
2
June 14,2001
ITEM NO.:5 (Cont.)FILE NO.:Z-5232-B
3.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
4.Stormwater detention ordinance applies to this property.
E.UTILITIES,FIRE DEPARTMENT AND CATA:
Wastewater:Sewer available,not adversely affected.
Entergy:No Comment received.
ARXLA:No Comment received.
Southwestern Bell:No Comment.
Water:No Comment.
Fire Department:No Comment.
CATA:Project site is located on bus route ¹21,but has no
effect on bus radius,turnout and route.
F.Landsca e Issues:
Since the proposed building expansion is less than ten
percent of the existing buildings,no additional landscaping
is required.
G.SUBDIVISION COMMITTEE COMMENT:(MAY 10,2001)
Doug Eaton and Fred Chilcote were present,representing the
application.Staff briefly reviewed the conditional use
permit proposal with the Committee,noting several
additional items which needed to be shown on a revised site
plan.
The Public Works requirements were briefly discussed.It
was noted that the requirement to bring the sidewalks and
ramps up to current ADA standards pertained to the Bale
Elementary School frontage along West 32"Street only.
After the brief discussion,the Committee forwarded the
revised conditional use permit to the full Commission for
final action.
H.ANALYSIS:
The applicant submitted a revised site plan to staff on
May 30,2001.The revised plan conforms to the issues as
3
June 14,2001
ITEM NO.:5 (Cont.)FILE NO.:Z-5232-B
raised by staff at the Subdivision Committee meeting.The
existing site sign,dumpster location,existing fencing and
total number of existing parking spaces have been shown on
the site plan.
The revised site plan notes that there are 50 existing
parking spaces on the site.The ordinance requires a
minimum of 24 parking spaces to serve a school of this size.
Therefore,there are no parking issues associated with this
development.
As noted in paragraph A.,the applicant is requesting a
deferral of street improvements to West 32"Street.Public
Works supports the deferral for five (5)years or until
further development of the Bale Elementary School site,
whichever occurs first.
Otherwise,there should be no outstanding issues associated
with the conditional use permit.Staff feels that the
proposed expansion of the elementary school will have no
adverse impact on the general area.The building setbacks
and height of the proposed building expansions conform to
ordinance standards.
I.STAFF RECOMMENDATIONS:
Staff recommends approval of the revised conditional use
permit subject to the following conditions:
1.Compliance with the Public Works requirements as noted
in paragraph D.of this report.2.Staff recommends approval of the deferral of street
improvements to West 32"Street for five (5)years or
until further development of the Bale Elementary Schoolsite,whichever occurs first.
3.The existing portable classrooms must be removed with
the new building construction.
4.Any site lighting must be low-level and directed away
from adjacent property.
PLANNING COMMISSION ACTION:(JUNE 14,2001)
The staff presented a positive recommendation on this
application,as there were no further issues for resolution.
There were no objectors to this matter.
4
June 14,2001
ITEM NO.:5 (Cont.)FILE NO.:Z-5232-B
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for approval as recommended by staff.
A motion to that effect was made.The motion passed by a vote of
7 ayes,0 nays,3 absent,and 1 open position.
5
June 14,2001
ITEM NO.:6 FILE NO.:Z-5489-A
NAME:Romine Elementary School —Conditional Use Permit
LOCATION:2400 Romine Road
DEVELOPER:ARCHITECT:
Little Rock School District Woods-Caradine Architects
810 West Markham Street 2200 S.Main Street
Little Rock,AR 72201 Little Rock,AR 72206-1530
AREA:20 acres NUMBER OF LOTS:1 FT.NEW STREET:0
ZONING:R-2 ALLOWED USES:School
PROPOSED USE:School expansion
VARIANCE S /WAIVERS REQUESTED:
Deferral of street improvements to West 36 Street.th
A.PROPOSAL/REQUEST:
The Little Rock School District requests a Conditional Use
Permit to allow the expansion of the existing Romine
Elementary School at 2400 Romine Road.The property is
zoned R-2.
The proposal is for a single building expansion along the
north side of the existing school building.The building
addition will consist of 7,215 square feet and be
approximately 17 feet in height.The building addition will
be a stand alone structure connected to the main building's
cafeteria via an enclosed breezeway.The exterior of the
proposed building addition will be constructed to match the
exterior of the existing school building.
The proposed building addition will provide five (5)
additional classrooms with public toilets and
June 14,2001
ITEM NO.:6 (Cont.)FILE NO.:Z-5489-A
mechanical/storage space.This will bring the total number
of classrooms to 32.The classroom expansion will also
allow for the removal of two (2)existing portable
classrooms,as noted on the attached site plan.
The applicant is also requesting a deferral of street
improvements to West 36 Street as part of this
application.The requested deferral is for five (5)years
or until further development of the Romine Elementary School
site,whichever occurs first.
B.EXISTING CONDITIONS:
The property contains an existing elementary school
building,with parking along the building's south and east
sides.There are three (3)existing access points from
Romine Road.The south one-half of the property is wooded
and undeveloped.
There are single family residences to the north,west and
across West 36 Street to the south.There are single
family residences,a church and a multifamily development
across Romine Road to the east.
C.NEIGHBORHOOD COMMENTS:
The Campus Place,Kensington Place and John Barrow
Neighborhood Associations were notified of the public
hearing.As of this writing,staff has received one (1)
phone call from a person requesting information on this
application.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Provide design of West 36 Street conforming to Master
Street Plan.Construct one-half street improvements
including sidewalk with planned development.
With Buildin Permit:
1.Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards.
2.Repair or replace any curb and gutter or sidewalk that is
damaged in the public right-of-way prior to occupancy.
3.Plans of all work in right —of-way shall be submitted for
approval prior to start of work.
4.Stormwater detention ordinance applies to this property.
2
June 14,2001
ITEM NO.:6 (Cont.)FILE NO.:Z-5489-A
E.UTILITIES,FIRE DEPARTMENT AND CATA:
Wastewater:Sewer available,not adversely affected.
Entergy:No Comment received.
ARKLA:No Comment received.
Southwestern Bell:No Comment.
Water:No Comment.
Fire Department:No Comment.
CATA:Project site is located near bus route ¹14 and has
no effect on bus radius,turnout and route.
F.~SCAPE ISSUES:
The existing trees provide for the required perimeter
landscaping.
A 15%upgrade in interior or building landscaping toward
compliance with the Landscape Ordinance is required.There
is considerable flexibility with this small amount of
landscaping upgrade.
G.SUBDIVISION COMMITTEE COMMENT:(MAY 24,2001)
Doug Eaton and Ron Woods were present,representing the
application.Staff briefly described the proposed
conditional use permit,noting that several additional items
needed to be shown on a revised site plan.Staff also noted
that the applicant needed to provide the total number of
classrooms (existing and proposed)and the total number of
existing parking spaces on the site.
The Public Works requirements were briefly discussed.It
was noted that the property frontage along Romine Road
needed the sidewalks and ramps brought up to current ADA
standards.
The landscape requirements were also discussed.Bob Brown,
of the Planning Staff,noted that a 15 percent upgrade in
landscaping was required.He noted that this could involve
additional plantings in existing landscaped areas.
3
June 14,2001
ITEM NO.:6 (Cont.)FILE NO.:Z-5489-A
After the discussion,the Committee forwarded the
conditional use permit to the full Commission for final
action.
H.ANALYSIS:
The applicant submitted a revised site plan to staff on
May 31,2001.The revised plan addresses the issues as
raised by staff at the Subdivision Committee meeting.The
building heights,existing dumpster location,fencing,total
number of classrooms and total number of existing parking
spaces have been shown on the revised plan.
The revised site plan shows that there are 138 existing
parking spaces on the site.The ordinance requires a
minimum of 32 parking spaces to serve a school of this size.
Therefore,there are no parking issues associated with this
development.
As noted in paragraph A.,the applicant is requesting a
deferral of street improvements to West 36 Street.Public
Works supports the deferral for five (5)years or until
further development of the Romine Elementary School site,
whichever occurs first.
To staff'knowledge,there are no outstanding issues
associated with the Conditional Use Permit.The proposed
building expansion to the Romine Elementary School should
have no adverse impact on the general area.The proposed
building addition conforms to ordinance standards with
respect to building setbacks and height.
I .STAFF RECOMMENDATIONS:
Staff recommends approval of the conditional use permit
subject to the following conditions:
1.Compliance with the requirements as noted in paragraphs D
and F of this report.
2.Staff recommends approval of the deferral of street
improvements for five (5)years or until further
development of the Romine Elementary School site,
whichever occurs first.
4
June 14,2001
ITEM NO.:6 (Cont.)FILE NO.:Z-5489-A
3.Any site lighting must be low-level and directed away
from adjacent property.
4.The existing portable classrooms must be removed with the
new building construction.
PLANNING COMMISSION ACTION:(JUNE 14,2001)
The staff presented a positive recommendation on this
application,as there were no further issues for resolution.
There were no objectors to this matter.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for approval as recommended by staff.
A motion to that effect was made.The motion passed by a vote of
7 ayes,0 nays,3 absent,and 1 open position.
5
u une 14,2001
ITEM NO.:7 FILE NO.:Z-6149-C
NAME:Fellowship Bible Church Parking Lot —Conditional
Use Permit
LOCATION:1701-1811 Napa Valley Drive
DEVELOPER:ENGINEER:
Fellowship Bible Church Carter-Burgess
12601 Hinson Road 10809 Executive Center,Suite 204
Little Rock,AR 72211 Little Rock,AR 72211
AREA:4.38 acres NUMBER OF LOTS:5 FT.NEW STREET:0
ZONING:R-2 ALLOWED USES:Single Family Residential
PROPOSED USE:Parking lot for church
VARIANCE S/WAIVERS REQUESTED:
A variance to allow a 10 foot high privacy fence.
A.PROPOSAL/REQUEST:
Fellowship Bible Church requests a conditional use permit to
allow the construction of a parking lot on the five (5)R-2
zoned lots along the east side of Napa Valley Drive,north
of Rainwood Drive.The proposed parking lot will consist of
385 parking spaces which will serve the Fellowship Bible
Church campus to the northwest across Napa Valley Drive and
the proposed administrative office building to the north
(Item 7.1.on this agenda).The site will have two (2)
access points from Napa Valley Drive,one (1)driveway near
the center of the property and one (1)drive at the north
property line between this property and the proposed
administrative office building property.
The applicant is requesting one (1)variance with the
proposed conditional use permit.The variance is to allow a
privacy fence along the east property line which is in
June 14,2001
ITEM NO.:7 (Cont.)FILE NO.:Z-6149-C
excess of the maximum allowed height of six (6)feet.The
proposed site plan shows a 10 foot privacy fence along this
property line (two foot concrete block wall with an 8 foot
wood privacy fence on top).The applicant has noted that
the 10 foot fence height was at the request of the abutting
neighbors to the east.The applicant also notes that the
privacy fence will be finished on both sides.
The applicant has noted that site lighting will be low —level
(maximum 12 foot poles)and directed away from adjacent
property.The lighting will be phased for minimal lighting
during non-event periods.
The applicant also notes that landscaping will meet and
exceed the requirements of the Little Rock landscape
ordinance.The applicant has designed the parking lot to
preserve many of the existing trees on the site.The
proposed site plan shows the existing trees to remain.
B.EXISTING CONDITIONS:
The area proposed for the parking lot currently contains
four (4)single family residences.There are single family
residences to the east and south across Rainwood Drive.
There is an existing Fellowship Bible Church parking area on
the 0-2 zoned lot immediately to the north.This 0-2 zoned
property is proposed for an administrative office building
for the church (Item 7.1 on this agenda).The Terry Library
and a clinic are located further north.The Fellowship
Bible Church main campus and the Asbury United Methodist
Church are located across Napa Valley Drive to the west.
C.NEIGHBORHOOD COMMENTS:
The Rainwood Cove,Glen Eagles and Pleasant Valley
Neighborhood Associations were notified of the public
hearing.As of this writing,staff has received no comment
from the neighborhood.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Napa Valley Road is classified on the Master Street Plan
as a minor arterial.A dedication of right-of-way 45
feet from centerline will be required.
2.Rainwood Drive is classified on the Master Street Plan as
a collector street.Dedicate right-of —way to 30 feet
from centerline.
3.Provide design of streets conforming to "MSP"(Master
Street Plan).Construct one-half street improvements to
2
June 14,2001
ITEM NO.:7 (Cont.)FILE NO.:Z —6149-C
these streets including 5-foot sidewalks with planned
development (or pay in-lieu of construction cost).
4.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
5.Stormwater detention ordinance applies to this property.
6.Easements for proposed stormwater detention facilities
are required.
7.A Sketch Grading and Drainage Plan,per Sec.29-186(e),
will be required.
8.A Grading Permit,per Sec.29 —186(c)(d),will be
required.
E.UTILITIES,FIRE DEPARTMENT AND CATA:
Wastewater:Sewer not required for parking lot.No
comment.
Entergy:No Comment.
ARKLA:No Comment received.
Southwestern Bell:No Comment.
Water:No Comment.
Fire Department:No Comment.
CATA:Project site is not located on a dedicated bus route
and has no effect on bus radius,turnout and route.
F.Landsca e Issues:
Areas set aside for landscaping and buffers meet and exceed
ordinance requirements.
An irrigation system to water landscaped areas will be
required.
Temporary fencing must be installed to protect the critical
root zone of the trees to be preserved.
The face side of the proposed screening fence must be
directed outward.It is recommended that slats be placed on
both sides of the fence.Shrubs can help soften its impact.
If brick or rock were to be used for screening,then vines
could be used to soften the impact.
3
June 14,2001
ITEM NO.:7 (Cont.)FILE NO.:Z —6149-C
Prior to obtaining a building permit,it will be necessary
to provide landscape plans with the seal of a Registered
Landscape Architect.
G.SUBDIVISION COMMITTEE COMMENT:(MAY 24,2001)
Mike Cruse and Randy Frazier were present,representing the
application.Staff briefly described the proposed
conditional use permit.Staff noted that the proposed
privacy fence along the east property line needed to be
finished on both sides.Mr.Cruse noted no issue with this
recommendation.Tad Borkowski,of Public Works,noted that
the block base for the fence needed to have drains to allow
water run-off from the east.
The Public Works requirements were discussed.This
discussion included the required street improvements along
Napa Valley Drive.
The landscape requirements were also discussion.Bob Brown,
of the Planning Staff,noted that the street buffer along
Rainwood Drive needed to be increased.
After the discussion,the Committee forwarded the
conditional use permit to the full Commission for final
action.
H.ANALYSIS:
The applicant submitted a revised site plan to staff on
May 30,2001.The revised plan addresses the issues as
raised by staff at the Subdivision Committee meeting.The
applicant has noted that the 10 foot privacy fence along the
east property line will be finished on both sides.The
revised plan also provides the increased street buffer along
Rainwood Drive.
The revised site plan also shows a ground-mounted sign at
the entrance drive near the center of the property.The
sign will have a maximum height of six (6)feet and a
maximum area of 64 square feet.This is the typical ground-
mounted sign size allowed for church developments.
As noted in paragraph A.,the applicant is requesting a
variance to allow a privacy fence along the east property
line in excess of the maximum allowed height of six (6)feet.The proposed fence is 10 feet in height.The
applicant notes that the 10 foot height was requested by the
abutting neighbors to the east.Staff feels that the
4
June 14,2001
ITEM NO.:7 (Cont.)FILE NO.:Z-6149-C
proposed fence height is reasonable and will provide
adequate screening for the residences to the east.
Otherwise,to staff's knowledge there are no outstanding
issues associated with this application.With the screening
of this property from the residents to the east,low-
level/phased lighting and preservation of existing trees,staff feels that the proposed parking area should have no
adverse impact on the general area.
I .STAFF RECOMMENDAT IONS:
Staff recommends approval of the conditional use permit
subject to the following conditions:
1.Compliance with the requirements as noted in paragraphs
D and F of this report.2.Any site lighting must be low-level,directed away from
adjacent property and phased for minimal lighting
during non-event periods.3.Staff recommends approval of the variance to allow the
10 foot high privacy fence along the east propertyline.
4.The 10 foot high privacy must be finished on both sides
and have drains to allow water run-off from the east
properties.5.The ground-mounted sign is to have a maximum height ofsix(6)feet and a maximum area of 64 square feet.
PLANNING COMMISSION ACTION:(JUNE 14,2001)
The applicant requested at the public hearing that the
application be deferred to the July 12,2001 Planning Commission
agenda.This was due to the fact that only seven (7)planning
commissioners were present at the public hearing.
There was a motion to defer the application to the July 12,2001
agenda.The motion passed by a vote of 7 ayes,0 nays,3 absent
and 1 open position.
5
J~»e 14,2001
ITEM NO.:7.1 FILE NO.:Z-6149-D
NAME:Fellowship Bible Church —Zoning Site Plan Review
LOCATION:East side of Napa Valley Drive,approximately
600 feet south of Hinson Road
DEVELOPER:ENGINEER:
Fellowship Bible Church Carter-Burgess
12601 Hinson Road 10809 Executive Center,Suite 204
Little Rock,AR 72211 Little Rock,AR 72211
AREA:0.90 acre NUMBER OF LOTS:1 FT.NEW STREET:0
ZONING:0-2 ALLOWED USES:Office
PROPOSED USE:Office
VARIANCE S/WAIVERS REQUESTED:
1.A variance to allow a reduced side yard setback (south side).
2.A variance to allow off-site parking.
A.PROPOSAL/REQUEST:
Fellowship Bible Church proposes a zoning site plan review
to allow for the construction of an administrative office
building on the 0-2 zoned property immediately south of the
existing Terry Library.The proposed office building will
have an area of 36,000 square feet,with a maximum height of
45 feet (3 stories).
The applicant proposes a shared driveway between this 0-2
zoned property and the proposed parking lot (Item 7.on this
agenda)to serve the office building.There is a ground-
mounted sign located along the north side of the access
drive.The sign will have a maximum height of six (6)feet
and a maximum area of 64 square feet.This is maximum
allowed sign size for office zoned property (churches).
June 14,2001
ITEM NO.:7.1 (Cont.)FILE NO.:Z-6149-D
The applicant is requesting two (2)variances as part of the
proposed site plan review.The first is a variance to allow
a reduced site yard setback (south side).The minimum
required side yard setback in 0-2 zoning is 25 feet.The
proposed building (drive thru canopy)is approximately 12feetfromthesouthpropertyline.
The second variance is to allow 100 percent off-site parkingfortheproposedofficebuilding.The ordinance allows a
maximum of 25 percent of the required parking spaces for a
development to be located off-site.There are no parking
spaces located on this 0-2 zoned lot.With respect to both
variances,Fellowship Bible Church also owns the property to
the south which is proposed for a parking lot.Therefore,
the conditional use permit for the south parking area must
be approved for this property to be utilized as parking for
the office building.Otherwise,parking for the office
building will need to be provided within other Fellowship
Bible Church owned parking areas.
B.EXISTING CONDITIONS:
The 0-2 zoned lot currently contains a parking lot which
serves Fellowship Bible Church.The Terry Library is
located immediately north of this site,with a clinic
further north at the southeast corner of Napa Valley Drive
and Hinson Road.There is an existing Fellowship Bible
Church parking lot (which serves the youth building)
immediately east,with single family residences to the
southeast.The proposed Fellowship Bible Church parking lot
(currently single family residences)is located to the
south.The Fellowship Bible Church main campus is located
across Napa Valley Drive to the west.
C.NEIGHBORHOOD COMMENTS:
The Rainwood Cove,Glen Eagles and Pleasant Valley
Neighborhood Associations were notified of the public
hearing.As of this writing,staff has received no comment
from the neighborhood.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Napa Valley Road is classified on the Master Street Plan
as a minor arterial.A dedication of right-of-way 45
feet from centerline will be required.
2.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
2
June 14,2001
ITEM NO.:7.1 (Cont.)FILE NO.:Z-6149-D
3.Stormwater detention ordinance applies to this property.
4.Easements for proposed stormwater detention facilities
are required.
5.A Sketch Grading and Drainage Plan,per Sec.29-186(e),
will be required.
6.A Grading Permit,per Sec.29-186(c)(d),will be
required.
E.UTILITIES,FIRE DEPARTMENT AND CATA:
Wastewater:Sewer main extension required with easements
to serve Administration Building.
Entergy:No Comment.
ARKLA:No Comment received.
Southwestern Bell:No Comment.
Water:No Comment.
Fire Department:No Comment.
CATA:Project site is not located on a dedicated bus route
and has no effect on bus radius,turnout and route.
F.Landsca e Issues:
Areas set aside for buffers and landscaping meet with
ordinance requirements.
G.SUBDIVISION COMMITTEE COMMENT:(MAY 24,2001)
Mike Cruse and Randy Frazier were present,representing the
application.Staff briefly described the proposed site
plan,noting that some additional information needed to be
shown on the site plan.
The Public Works requirements were briefly discussed.
Staff noted that the areas set aside for buffers and
landscaping met with ordinance requirements.
After the brief discussion,the Committee forwarded the site
plan to the full Commission for final action.
3
June 14,2001
ITEM NO.:7.1 (Cont.)FILE NO.:Z-6149-D
H.ANALYSIS:
The applicant submitted a revised site plan to staff on
May 30,2001.The revised plan addresses the issues as
raised by staff at the Subdivision Committee meeting.The
revised site plan notes the building height and area and
ground-mounted signage information
As noted in paragraph A.,the applicant is requesting two
(2)variances with the proposed site plan review.The firstisavariancetoallowareducedsideyardbuildingsetback
along the building'south side.The second variance is to
allow 100 percent off-site parking for the proposed office
building.The office building requires a minimum of 83
parking spaces Staff feels that the variance requests are
reasonable based on the fact that Fellowship Bible Church
also owns the property to the south,which is proposed to be
a parking lot (Item 7.on this agenda).The variance
requests are required based on the fact that the R-2/0 —2
zoning line bisects the Fellowship Bible Church property
ownership.
Otherwise,to staff'knowledge there are no outstanding
issues associated with the site plan.Staff feels that the
proposed office building will have no adverse impact on the
general area.
I.STAFF RECOMMENDATIONS:
Staff recommends approval of the site plan subject to the
following conditions:
1.Compliance with the requirements as noted in paragraphs
D and E of this report.
2.Any site lighting must be low-level and directed away
from adjacent property.3.The ground-mounted sign will have a maximum height of
six (6)feet and a maximum area of 64 square feet.
4.Staff supports the variance to allow reduced building
setback along the south property line.
5.Staff also supports the variance to allow 100 percentoff-site parking.Parking for the office building is
to be provided on the property to the south,with the
approval of the conditional use permit (Item 7.on this
agenda),or within other Fellowship Bible Church owned
parking areas.
4
June 14,2001
ITEM NO.:7.1 (Cont.)FILE NO.:Z-6149-D
PLANNING COMMISSION ACTION:(JUNE 14,2001)
The applicant requested at the public hearing that the
application be deferred to the July 12,2001 Planning Commission
agenda.This was due to the fact that only seven (7)planning
commissioners were present at the public hearing.
There was a motion to defer the application to the July 12,2001
agenda.The motion passed by a vote of 7 ayes,0 nays,3 absent
and 1 open position.
5
&fane 14,2001
ITEM NO.:8 FILE NO.:Z-6663-A
NAME:Hall High School —Conditional Use Permit
LOCATION:6700 "H"Street
DEVELOPER:ARCHITECT:
Little Rock School District Wittenberg Deloney and Davidson
810 West Markham Street 400 West Capitol Avenue,Ste.1800
Little Rock,AR 72201 Little Rock,AR 72201-4857
AREA:27.76 acres NUMBER OF LOTS:1 FT.NEW STREET:0
ZONING:R —2 ALLOWED USES:School
PROPOSED USE:School expansion
VARIANCES/WAIVERS REQUESTED:
1.A variance to allow an alternate sidewalk design along "H"
Street.
2.A variance to allow a reduced number of required parking
spaces.
3.A variance to allow an increased building height for the
proposed gymnasium.
A.PROPOSAL/REQUEST:
The Little Rock School District requests a Conditional Use
Permit to allow for the expansion of the existing Hall High
School at 6700 "H"Street.The property is zoned R-2.
The proposal is for 72,698 square feet of building
expansions and parking expansion as follows:
1.A 21,324 square foot classroom addition (18 classrooms)
on the east end of the existing school building (17
feet in height).
2.A 6,509 square foot science building addition (2
classrooms and 1 laboratory)on the north side of the
June 14,2001
ITEM NO.:8 (Cont.)FILE NO.:Z-6663-A
school building (17 feet in height).3.A 4,865 square foot addition to the cafeteria within an
interior courtyard area (18 feet in height).
4.A new 40,000 square foot gymnasium (54 feet in height).
5.35 new parking spaces near the southeast corner of the
property.
The proposed classroom expansions will bring the total
number of classrooms to 81.The classroom expansions will
allow for the removal of seven (7)portables classrooms
which are currently located along the east side of the
student/faculty parking area.
The applicant is requesting a variance to allow a reduced
number of required parking spaces to serve the school site.
The ordinance requires a minimum of six (6)parking spaces
per classroom,which would be a minimum requirement of 486
spaces.There are currently 211 parking spaces on the site.
With redesign of the existing parking areas and new parking,
the number of parking spaces on the site will be 230.The
applicant notes that there will be no increase in enrollment
at the school,and that the current number of parking spacesisadequatetoservethisschooluse.
The applicant is also requesting a variance to allow an
alternate sidewalk design along "H"Street.The typical
sidewalk standards call for a two (2)foot landscape strip
between the back of the street curb and the sidewalk.Based
on the topography along the majority of the "H"Street
frontage,the applicant is requesting to place the sidewalkatthebackofthestreetcurb(with no landscape strip).
In order to construct the sidewalk along "H"Street a short
retaining wall will be constructed along the north side of
the walk.
The applicant is also requesting a variance to allow the
building height for the gymnasium to exceed the maximum
height allowed in R-2 zoning of 35 feet.The proposed
gymnasium will have a building height of approximately 54feet.The existing auditorium building immediately east of
the proposed gymnasium has a building height of
approximately 70 feet.
The applicant has also shown an area for bus loading on thesiteplan,within the existing student/facility parkingarea.This bus loading zone will be in the area where three
(3)of the portable classrooms will be removed.The current
bus loading area is at the east end of the school building
where the new classroom addition is proposed.
2
June 14,2001
ITEM NO.:8 (Cont.)FILE NO.:Z-6663-A
B.EXISTING CONDITIONS:
The property at 6700 "H"Street contains the existing Hall
High School campus.There are two (2)access points from
"H"Street,two (2)from McKinley Street and one (1)access
point from Hughes Street.The northern portion of the
property is undeveloped and very steep.There are single
family residences to the north along Evergreen Street.
There are also single family residences across the boundary
streets to the south,east and west.
C.NEIGHBORHOOD COMMENTS:
As of this writing,staff has received several phone calls
from persons requesting information on this application.
The Evergreen Neighborhood Association was notified of the
public hearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Redesign site plan to incorporate bus parking on site.
Contact Bill Henry for details.(340-4852)
2.Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards.
3.Repair or replace any curb and gutter or sidewalk that is
damaged in the public right-of-way prior to occupancy.
4.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
5.Stormwater detention ordinance applies to this property.
6.A Sketch Grading and Drainage Plan,per Sec.29-186(e),
will be required.
7.A Grading Permit,per Sec.29 —186(c)(d),will be
required.
E.UTILITIES,FIRE DEPARTMENT AND CATA:
Wastewater:School served by private sewer system.Not
adversely affected by additions.
Entergy:A 10 foot utility easement is requested from "H"
Street,along the west and north sides of the existing
school building.
ARKLA:No Comment received.
Southwestern Bell:No Comment.
3
June 14,2001
ITEM NO.:8 (Cont.)FILE NO.:Z-6663-A
Water:No Comment.
Fire Department:No Comment.
CATA:Project site is located near bus route ¹8 and has no
effect on bus radius,turnout and route.
F.Landsca e Issues:
Areas set aside for landscaping and buffers within the new
vehicular use areas to be developed meet with ordinance
requirements.
An upgrade in landscaping toward full compliance with the
Landscape Ordinance will be required equal to the expansion
percentage proposed.
G.SUBDIVISION COMMITTEE COMMENT:(MAY 24,2001)
Doug Eaton and Jack See were present,representing the
application.Staff briefly described the proposed
conditional use permit,noting that some additional
information needed to be shown on the site plan.The
project was briefly discussed.
The area for bus loading was discussed.Mr.Eaton explained
that the bus loading area was currently at the east end of
the school building where the classroom expansion is
proposed.Mr.Eaton noted that the bus loading area would
be relocated to the student/faculty parking area and shown
on the site plan.
The Public Works requirements were discussed.The sidewalk
construction along "H"Street was discussed at length.Mr.
Eaton noted that the sidewalk would need to be constructed
at the back of the curb line,based on the topography along
"H"Street.He noted that the sidewalk would require a
short retaining wall along its north side,and if the walk
were pulled back from the curb line,the retaining wall
would have to be increased in height.Tad Borkowski,of
Public Works,noted that the applicant needed to request a
variance to allow the sidewalk to be constructed at the back
of the "H"Street curb line.
4
June 14,2001
ITEM NO.:8 (Cont.)FILE NO.:Z-6663-A
The landscape requirements were also discussed.Bob Brown,
of the Planning Staff,noted that an upgrade in landscaping
would be required based on the percentage of building
expansion.
After the discussion,the Committee forwarded the
conditional use permit to the full Commission for final
action.
H .ANALYSI S:
The applicant submitted a revised site plan to staff on
May 30,2001.The revised plan addresses the issues as
raised by staff and the Subdivision Committee.The revised
plan shows the height/area for the building additions,
existing dumpster location,existing ground-mounted sign
location,existing portable classrooms which will be removed
and an off-street bus loading zone.
The applicant has also submitted a building elevation (from
"H"Street)of the proposed gymnasium building.The
elevation notes that the exterior will have a facade which
will be mostly brick veneer to match the existing school
building.A copy of the elevation has been attached for
Planning Commission review.
The minimum number of parking spaces for a school of this
size is 486 spaces (six (6)per classroom).With revisions,
the total number of parking spaces on the site will be 230
spaces,19 more spaces than currently exist on the site.
The applicant is requesting a variance from this parking
requirement.Staff supports the variance based on the fact
that the school enrollment will not increase and the
applicant notes that there is adequate parking currently on
the site to serve the school use.
The applicant is also requesting a variance to allow the
sidewalk along "H"Street to be constructed along the back
of the curb line.As noted earlier,this request is made
because of the existing topography along "H"Street and an
attempt to keep the retaining wall along the north side of
the walk as short as possible.Public Works has indicated
support of this variance request.
Also noted in paragraph A.,the applicant is requesting a
variance to allow an increased building height for the
proposed gymnasium building.The maximum height allowed in
R-2 zoning is 35 feet.The proposed gymnasium will have a
height of approximately 54 feet.Staff supports the
variance request given the fact that the existing auditorium
building is taller than the proposed gymnasium and has had
5
June 14,2001
ITEM NO.:8 (Cont.)FILE NO.:Z-6663-A
no apparent adverse impact on the general area.Staff's
support is also based on the fact that the exterior of the
gymnasium building will be designed to match the existing
school building.
To staff'knowledge,there are no outstanding issues
associated with this application.Staff feels that the
proposed school expansions will have no adverse impact on
the general area.All of the proposed building setbacks
conform to the R-2 zoning standards.
I.STAFF RECOMMENDATIONS:
Staff recommends approval of the conditional use permit
subject to the following conditions:
1.Compliance with the requirements as noted in paragraphs
D,E and F of this report.2.Any site lighting must be low-level and directed away
from adjacent property.3.Staff supports the variance for a reduced number of
required parking spaces.
4.Staff also supports the variance to allow sidewalk
construction along "H"Street to be at the back of the
curb line.5.Staff also supports the variance to allow increased
building height for the proposed gymnasium.
6.All bus loading/unloading must be off-street.
7.The existing portable classrooms must be removed with the
new building construction.
8.The exterior of the proposed gymnasium building must be
constructed to match the existing school building.
PLANNING COMMISSION ACTION:(JUNE 14,2001)
Doug Eaton was present,representing the application.There were
two (2)persons present with concerns.Staff briefly described
the conditional use permit with a recommendation of approval
subject to the conditions as noted in paragraph I.of the agenda
report.
Doug Eaton,Director of Facility Services for the Little Rock
School District,addressed the Commission in support of the
application.He provided several reasons for the proposed
expansions to the school.
Dewayne Vance noted that he was concerned with traffic at the
intersection of "H"and Hughes Streets.He noted safety concerns
at this intersection.He noted support of removing the portable
6
June 14,2001
ITEM NO.:8 (Cont.)FILE NO.:Z-6663-A
classrooms from the property and no concern with the proposed
height of the gymnasium building.He also stated that he was
satisfied that the bus drop-off/pick-up would be off-street.
Rosemary Brandt addressed the Commission.She stated that she
had no objection to the proposed school expansions.She noted
that she wished to see the existing pine trees near the southeast
corner of the property preserved.She also stated that she would
like the trim work on the existing and proposed buildings painted
a color other than white.
Commissioner Lowry noted that he would like assurance that the
proposed additions would not increase the traffic flow.Mr.
Eaton noted that the enrollment at the school would not increase
and that there is currently no parking problem at the school.
Commissioner Lowry asked about the existing pine trees at the
southeast corner of the property.Mr.Eaton noted that the plan
was to preserve as many of the trees as possible.This issue was
discussed.Mr.Eaton noted that all of the trees east of the new
drive (east side of building)would be preserved.
There was a motion to approve the conditional use permit as
recommended by staff.The motion passed by a vote of 7 ayes,
0 nays,3 absent and 1 open position.
7
~~ne 14,2001
ITEM NO.:9 FILE NO.:Z-6814-A
NAME:Otter Creek Elementary School —Conditional Use Permit
LOCATION:16000 Otter Creek Parkway
DEVELOPER:ENGINEER:
Little Rock School District The Johnson-McAdams Firm
810 West Markham Street 11300 N.Rodney Parham Rd.,Ste.310
Little Rock,AR 72201 Little Rock,AR 72212
AREA:8.857 acres NUMBER OF LOTS:1 FT.NEW STREET:0
ZONING:R-2 ALLOWED USES:School
PROPOSED USE:School Expansion
VARIANCES/WAIVERS REQUESTED:None requested.
A.PROPOSAL/REQUEST:
The Little Rock School District requests a Conditional Use
Permit to allow for the expansion of the existing Otter
Creek Elementary School at 16,000 Otter Creek Parkway.The
property is zoned R-2.
The proposal is for a 9,150 square foot building addition at
the southeast corner of the existing school building.The
addition will have a maximum height of 16 feet.An existing
portable classroom on the north side of the existing school
building will be removed with the proposed expansion.The
building addition will allow for seven (7)additional
classrooms to the existing 20 classrooms.One (1)of the
existing classrooms will be converted to office space,
leaving a total of 26 classrooms.
There are 23 existing paved parking spaces along the south
side of the school building.This paved parking area along
with existing gravel parking at the northwest corner of the
school building will be redesigned and reconstructed at the
June 14,2001
ITEM NO.:9 FILE NO.:Z-6814-A
time of building expansion.The new parking areas will
contain a total of 33 parking spaces.The redesign of the
interior parking areas also allows for circulation and drop-
off areas for passenger vehicles and buses.
B.EXISTING CONDITIONS:
There is an existing elementary school building on the site,
with paved parking along the south side of the building and
gravel parking along the building's west side.There is a
portable classroom along the north side of the existing
school building.There are two (2)existing access points
from Otter Creek Parkway.
There are single family residences to the north and east.
There is a creek along the property'south boundary,with
single family residences and the Otter Creek Community
Center further south.There is undeveloped MF-6 zoned
property and single family residences across Otter Creek
Parkway to the west.
C.NEIGHBORHOOD COMMENTS:
The Otter Creek and SWLR UP Neighborhood Associations were
notified of the public hearing.As of this writing,staff
has received no comment from the neighborhood.
D .ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards.
2.Repair or replace any curb and gutter or sidewalk that is
damaged in the public right-of-way prior to occupancy.
3.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
4.Stormwater detention ordinance applies to this property.
E.UTILITIES,FIRE DEPARTMENT AND CATA:
Wastewater:Sewer available,not adversely affected.
Entergy:No Comment received.
ARKLA:No Comment received.
Southwestern Bell:No Comment received.
Water:No Comment.
2
June 14,2001
ITEM NO.:9 FILE NO.:2-6814-A
Fire Department:No Comment.
CATA:Project site is not located on a dedicated bus route
and has no effect on bus radius,turnout and route.
F .LANDSCAPE ISSUES:
The proposed street buffer width along Otter Creek Parkway
drops below the minimum requirement of 14 feet and the
Landscape Ordinance minimum of 9-feet.
The proposed northernmost parking lot does not allow for the
9-foot wide minimum land use buffering along a portion of
the northern perimeter.Utility easements cannot count as
part of the land use buffer.
A 6-foot high opaque screen,either a wooden fence with its
face side directed outward or dense evergreen plantings,is
required north of the proposed northern parking lot.
An irrigation system to water landscaped areas will be
required.
Curb and gutter will be required to protect landscaped areas
from vehicular traffic.
G.SUBDIVISION COMMITTEE COMMENT:(MAY 24,2001)
Doug Eaton and Jamie Guidry were present,representing the
application.Staff briefly reviewed the conditional use
permit application and noted that additional information
needed to be shown on the site plan.Staff noted that two
(2)of the areas of new parking needed to be revised to meet
the minimum standards for stall size and maneuvering area,
and that the main interior drive needed a minimum width of
20 feet.
The Public Works requirements were briefly discussed.The
applicants noted no issues with the Public Works issues.
The landscape requirements were briefly discussed.Bob
Brown,of the Planning Staff,noted that the landscape
buffer along Otter Creek Parkway and the land use buffer
along the north property line (north side of new parking
area)needed to be slightly increased.
3
June 14,2001
ITEM NO.:9 FILE NO.:Z-6814-A
After the discussion,the Committee forwarded the
conditional use permit to the full Commission for final
action.
H .ANALYSIS:
The applicant submitted a revised site plan to staff on May
29,2001.The revised plan addresses some of the issues as
raised by staff at the Subdivision Committee meeting.The
height and area of the proposed building addition,existing
dumpster location and existing fencing have been shown on
the plan.The existing portable classroom has also been
labeled "to be removed."
However,there are additional issues which have not been
addressed with the revised plan.These include the
following:
1.Existing/proposed ground —mounted signage with details
has not been shown.
2.Two (2)of the new proposed parking areas have not been
redesigned to provide minimum stall size and
maneuvering area.
3.The main interior drive has not been revised to a
minimum width of 20 feet.
4.The required street buffer along Otter Creek Parkway
has not been shown (west side of northernmost parking
area).
5.The required land use buffer (north side of the
northernmost parking area)has not been shown.
6.Screening along the north property line has not been
shown.
The applicant has informed staff that a revised site plan
addressing these issues will be submitted for staff review
prior to the public hearing.
As noted earlier,the proposed new parking area will provide
a total of 33 parking spaces to serve the school
development.The ordinance requires a minimum of 26 parking
spaces for a school of this size.
Staff feels that with resolution of the site plan issues as
noted in this paragraph,the proposed expansion plan for the
Otter Creek Elementary School should have no adverse impact
4
June 14,2001
ITEM NO.:9 FILE NO.:Z-6814-A
on the general area.The proposed building expansion
conforms to ordinance standards for building setbacks and
height.
I .STAFF RECOMMENDATIONS:
Staf f recommends approval of the Conditional Use Permit
subject to the following conditions:
1.Compliance with the requirements as noted in paragraphs D
and F of this report.
2.Any site lighting must be low-level and directed away
from adjacent property.
3.The dumpster area must be screened on three (3)sides
with an eight (8)foot opaque fence or wall.
4.A revised site plan must be submitted which satisfies the
issues (items 1 thru 6)as noted in paragraph H.of this
report.
5.The existing portable classroom must be removed with the
new building addition construction.
PLANNING COMMISSION ACTION:(JUNE 14,2001)
The staff presented a positive recommendation on this
application,as there were no further issues for resolution.
There were no objectors to this matter.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for approval as recommended by staff.
A motion to that effect was made.The motion passed by a vote of
7 ayes,0 nays,3 absent,and 1 open position.
5
June 14,2001
ITEM NO.:10 FILE NO.:Z-7033
NAME:Elements of Design —Conditional Use Permit
LOCATION:2400 Cantrell Road (Suites 113 and 114)
DEVELOPER:SURVEYOR:
Elements of Design,Inc.Garver Engineers
2400 Cantrell Road,1010 S .Battery Street
Suites 113-114 Little Rock,AR 72202
Little Rock,AR 72202
AREA:Approx.21 acres NUMBER OF LOTS:1 FT.NEW STREET:0
ZONING:I-3 ALLOWED USES:Industrial
PROPOSED USE:Industrial and Retail
VARIANCES/WAIVERS REQUESTED:None requested.
A.PROPOSAL/REQUEST:
The applicant requests a Conditional Use Permit to allow aretailfurniturestorewithinSuites113-114 at 2400
Cantrell Road.The property is zoned I-3 (Industrial),
which requires a Conditional Use Permit for general retail
uses.There is no new building or parking construction
proposed with this conditional use permit.
The proposed retail furniture store will be located in the
northernmost (rear)building within the existing warehouse
complex at 2400 Cantrell Road.This building also houses
the Cajun's Wharf Restaurant,as noted on the attached siteplan.
The hours of operation for the furniture store are 8:00 a.m.to 5:00 p.m.,Monday-Friday.The applicant notes that theretailsalesoffurnitureisonlyasmallpercentageof
June 14,2001
ITEM NO.:10 FILE NO.:Z-7033
the business,as nearly 98 percent of the business is
wholesaling to interior designers.The applicant also notes
that some pre-owned furniture is taken in on consignment.
B.EXISTING CONDITIONS:
The property at 2400 Cantrell Road contains an existing
office/warehouse (with some retail/restaurant uses)
development.The Arkansas River is located along the
property's north boundary.The Junior Deputy ball park islocatedimmediatelywestofthesite,with a mini-warehouse
development to the east.There is a small apartment complex
and single family residences/zoning across Cantrell Road to
the south.
C.NEIGHBORHOOD COMMENTS:
As of this writing,staff has received no comment from the
neighborhood.The Hillcrest and Capitol View Stifft Station
Neighborhood Associations were notified of the public
hearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Continuous traffic problems with lack of driveway
channelization at the west entrance need to be addressed
with Traffic Engineering.Have the property owner
contact Bill Henry at 340-4852 for details.
E .UTILITIES FIRE DEPARTMENT AND CATA:
Wastewater:Sewer available,not adversely affected.
Entergy:No Comment.
ARKLA:No Comment received.
Southwestern Bell:No Comment received.
Water:No Comment.
Fire Department:No Comment.
CATA:Project site is located on bus route ¹21 and has noeffectonbusradius,turnout and route.
2
June 14,2001
ITEM NO.:10 FILE NO.:Z-7033
F.LANDSCAPE ISSUES:
No Commen t .
G.SUBDIVISION COMMITTEE COMMENT:(MAY 24,2001)
David Peterson and Brenda Pearce were present,representing
the application.Staff briefly described the proposed
conditional use permit,noting that no new building or
parking construction was proposed.
Tad Borkowski,of Public Works,briefly discussed the
traffic problems which exist at the west entrance to this
property.Mr.Borkowski noted that the applicant needed to
have the property owner contact Public Works to discuss this
issue.
After the discussion,the Committee forwarded the
conditional use permit to the full Commission for final
action.
H.ANALYSIS:
As noted in paragraph A.,the applicant proposes to operate
a retail furniture store at 2400 Cantrell Road within the
existing office/warehouse development.The property is
zoned I-3 and requires a conditional use permit for this
type of retail use.This particular conditional use permit
is only a use issue,as no new building or parking
construction is proposed.
There is adequate existing parking on the site to serve the
office/warehouse (with some retail/restaurant uses)
development.A recent site inspection by staff revealed
only a fraction of the parking spaces in use at that
particular time.
There should be no outstanding issues associated with this
conditional use permit.Staff feels that the request is
reasonable and that the proposed retail furniture store will
have no adverse impact on the general area.
3
June 14,2001
ITEM NO.:10 FILE NO.:Z-7033
I.STAFF RECOMMENDATIONS:
Staff recommends approval of the conditional use permit
subject to the Public Works condition as noted in paragraph
D.of this report.
PLANNING COMMISSION ACTION:(JUNE 14,2001)
The staff presented a positive recommendation on this
application,as there were no further issues for resolution.
There were no objectors to this matter.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for approval as recommended by staff.
A motion to that effect was made.The motion passed by a vote of
7 ayes,0 nays,3 absent,and 1 open position.
4
June 14,2001
ITEM NO.:11 FILE NO.:Z-7040
NAME:Boardman Accessory Dwelling —Conditional Use Permit
LOCATION:5010 S.Katillius Road
DEVELOPER:SURVEYOR:
Kenneth and Lisa Boardman Donald W.Brooks
812 Legato Drive 20820 Arch Street Pike
Little Rock,AR 72205 Hensley,AR 72065
AREA.0.70 acre NUMBER OF LOTS:1 FT.NEW STREET:0
ZONING:R-2 ALLOWED USES:Single Family Residential
PROPOSED USE:Single Family Residential and
Accessory Dwelling
VARIANCES/WAIVERS REQUESTED:
1.A variance to allow reduced separation between a principal
building and accessory building (dwelling).
2.A variance to allow an accessory dwelling in excess of
700 square feet.
A.PROPOSAL/REQUEST:
The applicants (Kenneth and Lisa Boardman)request a
conditional use permit to allow construction of an accessory
dwelling on the R-2 zoned property at 5010 S.Katillius
Road.There is currently a 3,200 square foot (two-story)
principal dwelling and a 922 square foot accessory building
under construction on the property.
The Boardmans propose to utilize the 922 square foot
accessory building as a dwelling for their 75 year old
mother.They note that their mother is healthy and active
and wishes to remain independent.Therefore,separate
June 14,2001
ITEM NO.:11 FILE NO.:Z-7040
utilities are requested for the accessory dwelling.As
property owners,the Boardmans will occupy the principal
dwelling.
The proposed accessory dwelling will be approximately 13feetinheightandbeconnectedtotheprincipalstructure
by way of a covered carport/breezeway.The applicants are
requesting a variance to allow reduced separation between
the accessory and principal buildings.The minimum required
separation is six (6)feet.The structures are separated by
approximately two (2)feet.
The applicants are also requesting a variance to allow an
accessory dwelling in excess of 700 square feet,the maximumsizeallowedbyordinance.As noted previously,the
proposed accessory dwelling is 922 square feet (heated and
cooled space).
The property is proposed to be accessed at two (2)points
along Wildwood Drive.There will be a driveway to serve the
garage for the principal dwelling and a drive to serve the
accessory dwelling.
B.EXISTING CONDITIONS:
There is a two-story single family residence and accessory
building (dwelling)currently under construction on the
property.The street (Wildwood Drive)along the north sideofthepropertyiscurrentlyunderconstruction.
There are single family residences to the north and south
along the west side of S. Katillius Road,with a single
family residence and ranch across S.Katillius Road to theeast.The new Valley Falls Estates is located further
south.There is undeveloped R —2 zoned property to the west.
C.NEIGHBORHOOD COMMENTS:
The Johnson Ranch Neighborhood Association was notified of
the public hearing.As of this writing,staff has received
no comment from the neighborhood.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No Comme n t .
2
June 14,2001
ITEM NO.:11 FILE NO.:Z-7040
E .UTILITIES,FIRE DEPARTMENT AND CATA:
Wastewater:Sewer main extension required with easements
to serve property.
Entergy:No Comment.
ARKLA:No Comment received.
Southwestern Bell:No Comment received.
Water:No objection.Requires that all property be a
single lot.Must have frontage to a Public Water Main.
Fire Department:No Comment.
Count Plannin :No Comment received.
CATA:Project site is not located on dedicated bus route
and has no effect on bus radius,turnout and route.
F.LANDSCAPE ISSUES:
No Commen t .
G.SUBDIVISION COMMITTEE COMMENT:(MAY 24,2001)
Lisa Boardman was present,representing the application.
Staff briefly described the proposed conditional use permit,
noting that some additional information needed to be on the
site plan.Staff noted that a variance needed to be
requested to allow an accessory dwelling in excess of 700
square feet.
Staff noted that this property was part of an approved
preliminary plat (Allen's Subdivision),but that the final
plat was never filed and recorded.Staff instructed Mrs.
Boardman to meet with the developer and pursue a final plat
of the property.This issue was discussed at length.
After the discussion,the Committee forwarded the
conditional use permit to the full Commission for final
action.
3
June 14,2001
ITEM NO.:11 FILE NO.:Z —7040
H.ANALYSIS:
The applicants submitted a revised site plan to staff on
May 29,2001.The revised plan provides the additional
information as requested by staff at the Subdivision
Committee meeting.The proposed height and area for the
principal and accessory dwellings have been shown on the
plan.
As noted in paragraph A.,there will be two (2)drives from
Wildwood Drive to access the property.These drives will
provide the required two (2)parking spaces to serve the
dwellings.
Also noted in paragraph A.,the applicants are requesting
two (2)variances associated with the proposed accessory
dwelling.The first is a variance to allow reduced
separation between the two dwellings.The minimum required
separation is six (6)feet.The dwellings are separated by
approximately two (2)feet.
The second variance is to allow an accessory dwelling in
excess of 700 square feet,the maximum size allowed by
ordinance for an accessory dwelling.The proposed accessory
dwelling is 922 square feet in area (heated and cooled
space).Staff feels that the variance requests are
reasonable and supports the variances as requested.
To staff'knowledge,the only outstanding issue associated
with this application relates to the final platting of the
subdivision.As noted previously,this property is part of
(Lot 2,Allen's Subdivision)an approved preliminary plat.
However,the final plat was never filed with staff and
recorded with the County.In selling this 0.70 acre
property to the Boardmans,the developer created an illegal
subdivision based on the fact that the final was never
recorded.Staff feels that the final plat must be recorded,
solving the illegal subdivision issue,prior to the Planning
Commission acting on this application.Staff has informed
the applicants of this,and therefore,they have requested a
deferral of this application to the July 26,2001 agenda.
This should allow time for the final plat process to be
completed.
4
June 14,2001
ITEM NO.:11 FILE NO.:Z-7040
Otherwise,staff supports the conditional use permit for the
accessory dwelling.The proposed accessory dwelling should
have no adverse impact on the general area.
I .STAFF RECOMMENDATIONS:
Staff recommends approval of the conditional use permit
subject to the following conditions:
1.The final plat for this property along with the entire
Allen's Subdivision must be recorded.
2.The landowner must occupy one (1)of the dwellings.
3.Staff supports the variance to allow reduced separation
between the principal and accessory structures.
4.Staff also supports the variance to allow the accessory
dwelling to be in excess of 700 square feet (922 square
feet,heated and cooled area).
PLANNING COMMISSION ACTION:(JUNE 14,2001)
Staff informed the Commission that the applicant submitted aletteronMay29,2001 requesting that the application be
deferred to the July 26,2001 agenda.Staff supported the
deferral request.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to the July 26,2001
agenda.A motion to that effect was made.The motion passed by
a vote of 7 ayes,0 nays,3 absent and 1 open position.
5
June 14,2001
ITEM NO.:12 FILE NO.:Z-7041
NAME:Limberg Duplex —Conditional Use Permit
LOCATION:5307 Lee Avenue
DEVELOPER:SURVEYOR:
Itzberg,LLC Donald W.Brooks
101 E.Washington 20820 Arch Street Pike
No.Little Rock,AR 72114 Hensley,AR 72065
AREA:0.137 acre NUMBER OF LOTS:1 FT.NEW STREET:0
ZONING:R-3 ALLOWED USES:Single Family Residential
PROPOSED USE:Duplex
VARIANCES/WAIVERS REQUESTED:None requested.
A.PROPOSAL/REQUEST:
The applicant reques ts a Conditional Use Permit to allow f or
the construction of a duplex on the vacant lot at 5307 Lee
Avenue.The property is zoned R —3,Single Family
Residential.
The proposed duplex will have a total building area of 2,900
square feet,with 1,474 square feet for the front unit and
1,426 square feet for the rear unit.The proposed duplex
structure will have a maximum overall height (from ground
level to roof peak)of 32 feet (2 stories).The applicant
notes that the proposed duplex structure will be designed to
match the style of many other residential structures in the
Hillcrest area,and look like a single family residence from
the front.A preliminary front/side building elevation is
attached for Planning Commission review.
June 14,2001
ITEM NO.:12 FILE NO.:Z-7041
The applicant proposes to access the property by way of an
existing 15 foot wide paved alley along the south propertyline.Parking for five (5)vehicles is proposed off the
alley within the rear yard.
B.EXISTING CONDITIONS:
The property at 5307 Lee Avenue is a vacant,undevelopedlot.There is a paved alley along the property's south
boundary.There are single family residences to the east,
west,south and across Lee Avenue to the north.
C.NEIGHBORHOOD COMMENTS:
As of this writing,staff has received several phone calls
regarding this item,some expressing opposition.The
Hillcrest Neighborhood Association was notified of the
public hearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Petition Traffic Engineer to make alley one-way.
E .UTILITIES,FIRE DEPARTMENT AND CATA:
Wastewater:Sewer available,not adversely affected.
Entergy:No Comment.
ARKLA:No Comment received.
Southwestern Bell:No Comment.
Water:No Comment.
Fire Department:No Comment.
CATA:Project site is located on bus route ¹8 and has no
effect on bus radius,turnout and route.
F.LANDSCAPE ISSUES:
No Comment.
2
June 14,2001
ITEM NO:12 FILE NO.:Z-7041
G.SUBDIVISION COMMITTEE COMMENT:(MAY 24,2001)
Jim Limberg was present,representing the application.
Staff briefly described the proposed conditional use permit,
noting that a few additional labels needed to be shown on
the site plan.
The original site plan submitted for this development showed
two (2)driveways from Lee Avenue.Staff noted that these
drives needed to be removed,with access to the property
being from the existing paved alley.
The Public Works Comment was briefly discussed.Tad
Borkowski,of Public Works,noted that the alley along the
south property line needed to be one —way.This is due to
the fact that the applicant will have access/parking from
the alley,and the existing alley width will not allow two-
way traffic.
After the discussion,the Committee forwarded the
conditional use permit to the full Commission for final
action.
H.ANALYSIS:
The applicant submitted a revised site plan to staff on
May 29,2001.The revised plan addresses the issues as
raised by staff and the Subdivision Committee.The two (2)
driveways as originally shown on the proposed site plan have
been removed,with access to the property being from the
existing alley.The proposed building height and area have
also been shown on the site plan.
The ordinance requires a minimum of three (3)parking spaces
to serve a duplex.The proposed site plan shows five (5)
spaces off the existing paved alley.Staff has no problem
with the parking plan as proposed.
Public Works has noted that the existing alley needs to be
one-way,as the alley width will not handle two-way traffic.
The applicant has noted that he will meet with the traffic
engineer on this issue.
Otherwise,to staff'knowledge there are no outstanding
issues related to the conditional use permit application.
3
June 14,2001
ITEM NO.:12 FILE NO.:Z-7041
The proposed duplex structure conforms to the building
setback and height requirements for R-3 zoning.Staff feels
that the proposed duplex structure represents a good in-fill
project that should have no adverse impact on the general
area.
I .STAFF RECOMMENDATIONS:
Staff recommends approval of the conditional use permit
subject to compliance with the Public Works condition as
noted in paragraph D.of this report.
PLANNING COMMISSION ACTION:(JUNE 14,2001)
The applicant requested at the public hearing that the
application be deferred to the July 12,2001 Planning Commission
agenda.This was due to the fact that only seven (7)planning
commissioners were present at the public hearing.
There was a motion to defer the application to the July 12,2001
agenda.The motion passed by a vote of 7 ayes,0 nays,3 absent
and 1 open position.
~une 14,2001
ITEM NO.:13 FILE NO.:Z-7043
NAME:Dreher Accessory Dwelling —Conditional Use Permit
LOCATION:8114 Lowell Lane
DEVELOPER:SURVEYOR:
Ed and Tanga Dreher Ollen Dee Wilson
8114 Lowell Lane 2400-B Pike Avenue
Little Rock,AR 72227 No.Little Rock,AR 72114
AREA:0.19 acre NUMBER OF LOTS:1 FT.NEW STREET:0
ZONING:R-2 ALLOWED USES:Single Family Residential
PROPOSED USE:Single Family Residential and
an Accessory Dwelling
VARIANCES/WAIVERS REQUESTED:None requested.
A.PROPOSAL/REQUEST:
The applicant requests a Conditional Use Permit to allow an
accessory dwelling on the property at 8114 Lowell Lane.
There is an existing 1,931 square foot single family
residence on the property,and the applicant proposes to
construct a 396 square foot accessory dwelling in the rear
yard.The structure will be 13 feet —8 inches in height
and be constructed to match the exterior of the existing
principal dwelling.
The applicant has noted that the accessory dwelling will be
for a disabled family member.The applicant has also noted
that separate utilities for the accessory dwelling are not
desired,and that the property owner will occupy the
principal dwelling.
June 14,2001
ITEM NO.:13 FILE NO.:Z-7043
B.EXISTING CONDITIONS:
There is a 1,931 square foot (one-story)brick single family
residence on the property at 8114 Lowell Lane.The propertyisaccessedbywayofan18footwidedrivewayfromLowell
Lane.There is a small metal storage building at the
northwest corner of the property,which is labeled "to be
removed"on the attached site plan.
The property is located in an area of single family
development.There are existing single family residences onallsidesoftheproperty.
C.NEIGHBORHOOD COMMENTS:
As of this writing,staff has received two (2)phone calls
from persons requesting information on this application.
The Andover Square and Tall Timber Neighborhood Associations
were notified of the public hearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No Commen ts .
E.UTILITIES,FIRE DEPARTMENT AND CATA:
Wastewater:Sewer main located in easement on north
property line.No construction within the existing
easement.Contact Little Rock Wastewater for details.
Entergy:No Comment.
ARKLA:No Comment received.
Southwestern Bell:No Comment.
Water:No objection.Requires that all property be a
single lot.
Fire Department:No Comment.
CATA:Project site is not located on a dedicated bus route
and has no effect on bus radius,turnout and route.
2
June 14,2001
ITEM NO.:13 FILE NO.:Z-7043
F.LANDSCAPE ISSUES:
No Commen t .
G.SUBDIVISION COMMITTEE COMMENT:(MAY 24,2001)
Ed and Tanga Dreher were present,representing the
application.Staff briefly described the proposed
conditional use permit,noting that some additional minor
information needed to be shown on the site plan.
In response to questions from staff,the Drehers noted that
the exterior of the accessory dwelling would match the
existing principal dwelling and that they as property owners
would reside in the principal dwelling.The Drehers also
noted that separate utilities were not desired for the
accessory dwelling.
After the discussion,the Committee forwarded the
conditional use permit to the full Commission for final
action.
H.ANALYSIS:
The applicant submitted a revised site plan to staff on
May 29,2001.The applicant has shown the additional
notations on the site plan as required by staff.The
height/area of the proposed accessory dwelling and existing
fence heights have been shown on the site plan.The
applicant has also labeled the existing metal storage
building at the northwest corner of the property "to be
removed."
The ordinance requires a minimum of two (2)parking spaces,
one (1)for each dwelling.The existing 18 foot wide drive
from Lowell Lane will provide parking for two (2)vehicles.
To staff'knowledge,there are no outstanding issues
associated with the proposed conditional use permit.The
proposed accessory dwelling should have no adverse impact on
the general area,as the proposed building setbacks,height,
area and rear yard building coverage conform to ordinance
standards.
3
June 14,2001
ITEM NO.:13 FILE NO.:Z-7043
I.STAFF RECOMMENDATIONS:
Staff recommends approval of the accessory dwelling subject
to the following conditions:
1.Compliance with the utility requirements as noted in
paragraph E.of this report.
2.There will be no separate utilities for the accessory
dwelling.
3.The exterior of the accessory dwelling will be
constructed to match the principal dwelling.
4.The landowner must occupy one (1)of the dwellings.
PLANNING COMMISSION ACTION:(JUNE 14,2001)
Ed and Tanga Dreher were present,representing the application.
There were three (3)persons present with concerns.Staff
briefly described the conditional use permit with a
recommendation of approval subject to the conditions as noted in
paragraph I.of the agenda report.
Ed Dreher addressed the Commission in support of the application.
He noted that he wished to have a place for his disabled father
to live.
William Hildebrand addressed the Commission.He stated that he
did not want the accessory dwelling to become a rental unit.Jim
Lawson,Director of Planning and Development,stated that the
Commission could add a condition that would not allow the
structure to be a rental unit.
Mrs.Peter Sammartino also addressed the Commission.She also
noted concern with the unit becoming a rental unit after the
Dreher'family member moved out.She stated that she had no
objection otherwise.
There was a motion to approve the conditional use permit as
recommended by staff,with the following added condition:
The accessory dwelling will be for an immediate
family member of the property owner only.
The motion passed by a vote of 7 ayes,0 nays,3 absent and
1 open position.
4
June 14,2001
ITEM NO.:14 FILE NO.:MSP-01-01
Name:Master Street Plan Amendment —Chenal Planning
District
Location:Various Locations in the Chenal Parkway and Rahling
Road area
Receuest:Remove Minor Arterial and Collector,Reclassify Minor
Arterial to Collector,and Realignment of Collector
Source:Tim Daters,White —Daters
PROPOSAL /REQUEST:
The request is a Master Street Plan Amendment for four changes in
Township 2 North,Range 14 West Sections 23,24,25 and 26.They
are:1)to remove the Minor Arterial for an extension of Taylor
Loop (west)from Taylor Loop at Lucky Lane to Chenal Parkway at
the northern intersection of Chenal Valley Drive;2)to remove a
Collector from the previous named Minor Arterial eastward to
connect with Rahling Road north of the Pebble Beech intersection;
3)To realign the La Marche Collector to intersect Taylor Loop
Road at Lucky Lane.Staff expanded the application to include:
4)the western segment of Taylor Loop Road from Lucky Lane north
to Cantrell Road to reclassify from a Minor Arterial to a
Collector.The lengths of the segments are 1)6290 feet,2)4745
feet,3)2400 feet and 4)1688 feet.
ANALYSIS:
The bulk of the greater area is shown on the Future Land Use Plan
as Single Family or Park/Open Space.There are nodes of non-
residential areas along the arterials and primarily at the
intersections of Cantrell Road,Chenonceau Boulevard,Chenal
Parkway,Kanis Road and Taylor Loop Road.The development
pattern is for a core of commercial development at the
intersections of those roads.North of Cantrell Road at
Chenonceau Boulevard and south of Chenal Parkway between the
Kanis Road intersections,lies Mixed Office Commercial.Office
uses form a buffer between the commercial uses and single-family
residential areas with some multi-family adding to the
transitioning process.
The Regional Park 2000 is approximately five miles away and has
June 14,2001
ITEM NO.:14 (Cont.)FILE NO.MSP-01-01
600+acres.It will be a major destination for this section of
town as well as the entire city.This park is located on
Garrison Road and will be accessed via Cantrell Road or
Denny/Ferndale Cutoff.Access to these arterials from the
neighborhoods via collectors or other arterials is of vital
importance to the smooth flow of traffic.
The primary function of Principal Arterials are to serve through
traffic and to connect major traffic generators or activity
centers within an urbanized area.These arterials are usually
spaced three or more miles apart.The Principal Arterials in
this area are Chenal Parkway and Cantrell Road and fulfill the
function of Principal Arterials.
Minor arterials provide the connections to and through an urban
area.Their primary function is to provide short distance travel
within and around the urbanized area.Generally,these roads are
spaced at one-mile intervals and have a right of way of 90 feet.
Since a minor arterial typically is a high volume road,a minimum
of four travel lanes is required.Newly created or major
construction of existing roads in recommended minor arterials are
to use approved sections as shown in the Master Street Plan text.
A lesser standard may be acceptable in areas of rugged topography
or other areas where development will be limited.This lesser
standard can only be used in cases where unusual conditions would
substantially reduce or eliminate the amount of direct access to
the road and substantially reduce the density of surrounding
development.The standard Minor Arterial is to be used in all
cases except where the City staff and Planning Commission find an
unusual condition occurs.The curb cuts should allow based on
the primary function of the road is to carry traffic and only
secondarily is the road to provide access to adjoining property.
Roadways that have very limited curbcuts and those that only
allow left turn lanes at the intersecting streets can carry
additional traffic volume with the same level of service.The
removal of the turning movements (people exiting and entering the
street)greatly enhances the safety of the street.
A Collector street is the traffic connection from residential
streets to arterials or to activity centers,with secondary
function of providing access to adjoining property.The
Collector system should not be continuous,but should direct
traffic to arterials.This class of road is generally at a
spacing of a quarter to half mile.
2
June 14,2001
ITEM NO.:14 (Cont.)FILE NO.:MSP-01-01
The amendments are as follows:
1)To remove the Minor Arterial for an extension of Chenal Valley
Drive from Taylor Loop at Lucky Lane to Chenal Parkway at the
northern intersection of Chenal Valley Drive.It is 6290 feet in
length.
This proposed Minor Arterial fits the definition of a Minor
Arterial as follows.The spacing between Chenonceau Boulevard and
Rahling Road fulfills the spacing requirement of one-mile
intervals.This arterial would provide connections to Cantrell
Road for those people living on the northern undeveloped sections
of Chenal Valley Drive and visa versa for those people living on
Taylor Loop Road to Chenal Parkway.It provides the "connections
to and through"the area.
2)To remove a Collector from the previous named Minor Arterial
eastward to connect with Rahling Road north of the Pebble Beech
intersection.It is 4745 feet in length.
Collectors should be spaced at a quarter to one half mile (1320
to 2640 feet apart.)Looking at Chenal Valley Drive extension
(segment ¹1 in this application),there are two collectors
serving the area to the east;one at Taylor Loop Road and the
other is this collector (¹2 in this application)3200 feet to the
south.With a length of almost two miles,four to eight
collectors would be the standard.With the rugged terrain,a
lesser amount could serve the area if less development occurs in
the rugged areas.When analyzing Taylor Loop/Rahling Road Minor
Arterial,there are three collectors to the west for a street
that is almost three miles in length.Normally,six to twelve
collectors would be the norm.When these collectors were laid
out in the early design stages,development patterns and
topography (rugged terrain)were analyzed and the pattern of
collectors and minor arterials were laid out with less than
normal spacing.
3)To realign the La Marche Collector to intersect Taylor Loop
Road at Lucky Lane.This segment is 2400 feet in length.
This segment would add a northern segment onto the northern end
of La Marche to connect with Lucky Lane/Taylor Loop Road.This
collector would replace two collectors and a minor arterial.
3
June 14,2001
ITEM NO.:14 (Cont.)FILE NO.:MSP-01-01
Clearly,the spacing on this collector would be far below the
normal spacing,even with reduced numbers factoring in the rugged
terrain.
4)Staff expanded the application to include the western segment
of Taylor Loop Road from Lucky Lane north to Cantrell Road to
reclassify from a Minor Arterial to a Collector.This segment is
1688 feet in length.
If the other changes take place,it is more logical to have this
section as a collector than a minor arterial.It is either the
continuation of a collector or a Minor Arterial.
There are Class Two Bikeways proposed on the following
collectors:La Marche,Chenal Valley Drive (southern section
that intersects Rahling Road),and collector ¹2 of this
application.There is also a Class One Bikeway proposed along
the entire length of Rahling Road and that eastern north-south
leg of Taylor Loop Road.A Class One Bikeway has total
separation of the cyclists and motorists.Class Two bikeways are
paved sections that are striped for bikeways that are part of the
roadway.These routes may be either a smooth paved shoulder or a
section of the paved roadway.Removing these roads from the
master street plan in essence alters the Bikeway Plan also.
STAFF RECOMMENDAT IONS:
Deferral.Recommendation,held for additional information.
PLANNING COMMISSION ACTION:(JUNE 14,2001)
The item was placed on the consent agenda for deferral to the
July 26,2001 Planning Commission Meeting.A motion was made
to approve the consent agenda and was approved with a vote of
7 ayes,0 noes,3 absent and 1 open position.
4
June 14,2001
ITEM NO.:15 FILE NO.:LU01-17-01
Name:Land Use Plan Amendment —Crystal Valley Planning
District
Location:13714 Crystal Valley Road
Rectuest:Single Family tc Service Trades District
Source:Franklin Riggs
PROPOSAL /REQUE ST:
Land Use Plan amendment in the Crystal Valley Planning District
from Single Family to Service Trades District.The Service
Trades District provides for a selection of office,warehousing,
and industrial park activities that primarily serve other office
service or industrial businesses.The district is intended to
allow support services to these businesses and to provide for
uses with an office component.A Planned Zoning District is
required for any development not wholly office.The applicant
wishes to develop the property for mini-storage buildings.
Staff is not expanding the application since the Land Use Plan in
this area was reviewed 17 months ago.
EXISTING LAND USE AND ZONING:
The applicant's property contains two vacant buildings on land
zoned R-2 Single Family and is approximately 1.27+acres in size.
The property to the north and east is zoned R-2 Single Family and
occupied by single-family houses built on large lots.Apartments
built around a golf course are located on land to the south zoned
MF-6 Multi-family.The property to the west is a residence and
buildings zoned Planned Commercial Development.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On May 6,2000 multiple changes to Single Family,Public
Institutional,Commercial,Mixed Office and Commercial,Suburban
Office,Service Trades District,Parks /Open Space,and Mixed
Use were made within a 1-mile radius to the south and east of the
study area.
On May 19,1998 a change was made from Single Family to Suburban
Office on Crystal Valley Road at Gold Leaf Drive about 1 mile
June 14,2001
ITEM NO.:15 (Cont.)FILE NO.:LU01-17-01
east of the applicant'property.
On August 5,1997 a change was made from Multi-family to Single
Family south of Baseline Road and east of Wimbledon Loop about
2/3 of a mile southwest of the property in question.
On October 15,1996 multiple changes were made to Low Density
Residential,Parks /Open Space,and Public Institutional at
Baseline,Col.Carl Miller and Crystal Valley Roads including the
property across the street to the south of the application area.
MASTER STREET PLAN:
This section of Crystal Valley Road is shown as a Collector
Street on the Master Street Plan.A Collector Street is the
traffic connection from residential streets to arterials or to
activity centers,with the secondary function of providing access
to adjoining property.The Master Street Plan does not show any
bikeways that would be affected by this application.Any
development of this property would be subject to half street
improvements for a Collector Street as specified in the Design
Specifications found in Section 3 of the Master Street Plan.
PARKS:
The Little Rock Parks and Recreation Master Plan shows a 100-Year
Floodplain,and a Potential Greenbelt,along the banks of Haw
Branch of Fourche Creek.The plan recommends the preservation of
open spaces in flood plains to connect create Greenbelts that
will serve as green space corridors throughout the city.Any
development of this site should address increased impacts on the
floodway of the creek and the ecological balance of the natural
area that will affect run-off into Haw Branch.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The Office and Commercial Development Goal contains three action
statements relative to this application.The first statement
requested a three-year moratorium on Land Use Plan amendments in
the neighborhood action plan study area.The second action
statement supported the use of "...Planned Zoning Districts to
influence more neighborhood friendly and better quality
developments."The third action statement called for limiting
commercial and office development to the area along Stagecoach
Road between Baseline Road and Otter Creek Road.
2
June 14,2001
ITEM NO.:15 (Cont.)FILE NO.:LU01-17-01
ANALYSIS:
The applicant'property is located in an area of growing
residential developments.Most of the developed land in the
immediate area consists of apartments and single-family homes.
The residential development to the east of the applicant's
property increases in intensity and to the west also increases
with the apartment development at Eagle Hill Apartment complex.
Most of the land to the north remains rural in character.The
proposed land use would place incompatible uses in an area thatismainlyresidentialincharacter.There is currently vacant
property located along Stagecoach Road that is shown as
Commercial.In time,commercial land uses in the area have
sifted towards Stagecoach Road while the more intense land uses
have concentrated along I-30.The proposed change in this
amendment will place an intense land use on a collector street
that is built to link less intense residential traffic toarterials.A Collector street is intended to serve as a traffic
connection from residential streets to arterials or to activity
centers,with the secondary function of providing access to
adjoining property.The open space along Haw Branch will not be
affected by the land use plan changes proposed.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations:
Crystal Valley Property Owners Association,Plantation House
Homeowners Association,and Otter Creek Homeowners Association.
Staff has received 1 comment from area residents.The comment
was neutral.
STAFF RECOMMENDATIONS:
Staff believes this change is not appropriate.The applicant's
property is located in an area characterized by the ongoing
development of a variety of residential uses.
PLANNING COMMISSION ACTION:(JUNE 14,2001)
The item was placed on the consent agenda for deferral to the
July 26,2001 Planning Commission Meeting.A motion was made
to approve the consent agenda and was approved with a vote of
7 ayes,0 noes,3 absent and 1 open position.
3
June 14,2001
ITEM NO.:16 FILE NO.:LU01-02-01
Name:Land Use Plan Amendment —Rodney Parham Planning
District
Location:Area 1:2610 Reservoir Rd.and Area 2:
1818 Reservoir Rd.
~Re eat:Single Family and Multi-family tc Public
Institutional
Source:Staff
PROPOSAL /REQUEST:
Land Use Plan amendment in the Rodney Parham Planning District
from Single Family (Area 1)and Multi-family (Area 2)to Public
Institutional.The Public Institutional category includes all
public parks,recreation facilities,greenbelts,flood plains,
and other designated open space and recreational land.These
changes are recommended by the Reservoir Neighborhood Action Plan
to recognize existing uses in the neighborhood.
EXISTING LAND USE AND ZONING:
Area 1:The property at 2610 Reservoir Road is currently zoned
R-2 Single Family with a Conditional Use Permit for a church and
is approximately 1.72+acres in size.All of the surrounding
property is zoned R-2 Single Family which is developed with
single-family residences.
Area 2:The property at 1818 Reservoir Road is currently zoned R-
2 Single Family with a Conditional Use Permit for a church and is
approximately 4.82+acres in size.The property to the northwest
is zoned R-2 Single Family and occupied by houses while the
property to the North is zoned MF-12 Multifamily for an apartment
complex.The remaining property is zoned R-5 Urban Residence and
occupied by apartment complexes.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On December 12,2000 multiple changes were made to Low Density
Residential,Public Institutional,Office,and Commercial at
various locations along Markham Street in the vicinity west of
June 14,2001
ITEM NO.:16 (Cont.)FILE NO.:LU01-02-01
the Markham Street /Brookside Drive intersection about 1 mile
south of Area 2 and near the Reservoir Road /Rodney Parham Road
intersection about &~of a mile south of Area 2.
On August 17,1999 a change was made from Multi-family,and
Office to Commercial on Andover Court about a '&mile east of Area
1 and 8 of a mile northeast of Area 2.
On October 20,1998 a change was made from Suburban Office to
Commercial and Single Family to Suburban Office on Markham Center
Drive about 1 mile southwest of Area 2.
On November 18,1997 a change was made from Multi-family to
Suburban Office on Indian Trail about 2/3 of a mile east of Area
1 and about 1 mile northeast of Area 2.
On November 7,1996 various changes were made in the vicinity of
the Cantrell Road /Mississippi Street intersection about 2/3 of
a mile east of Area 1 and about 1 mile northeast of Area 2.
Area 1 is shown as Single Family on the Future Land Use Plan.
The property east of Area 1,on the east side of Reservoir Road,
is shown as Park/Open Space.The rest of the property
surrounding Area 1 is shown as Single Family.
Area 2 is shown as Multi-family on the Future Land Use Plan.All
of the property surrounding Area 2 is shown as Multi-family
except for a piece of property at the northwest corner that is
shown as Single Family.
MASTER STREET PLAN:
Reservoir Road is shown on the Master Street Plan as a Minor
Arterial.The Master Street Plan lists the Reservoir Connection
West Bikeway as a Class I Bikeway connecting Reservoir Road to
Reservoir Park.
PARKS:
The Little Rock Parks and Recreation Master Plan shows Reservoir
Park on the east side of Reservoir Road as an existing park.The
proposed amendment will not affect Reservoir Park given that it
is in recognition of existing uses.The Parks and Recreation
Master Plan also shows a 100-Year Floodplain,and a Potential
Greenbelt,along the banks of Grassy Flat Creek.The plan
recommends the preservation of open spaces in flood plains to
connect create Greenbelts that will serve as green space
corridors throughout the city.
2
June 14,2001
ITEM NO.:16 (Cont.)FILE NO.:LU01-02-01
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
Both study areas are located in an area covered by the Reservoir
Neighborhood Action Plan.These amendments are a result of the
neighborhood planning process.
ANALYS I S:
Both areas recommended for change are located in a built out
residential area.The two properties are centrally located on a
street that serves as the main access for the surrounding
neighborhoods.Both of the properties in question are churches
oriented towards,and accessed from,Reservoir Road.In both
cases the recommended changes to Public Institutional would
recognize existing land uses.Any future development of this
property as a result of this amendment should consider the
impacts of such changes on the traffic patterns and drainage of
this area.However,any impacts on traffic or drainage will be
minimal due to the size of the properties in question.Reservoir
Park and the open space along Grassy Flat Creek will not be by
the land use plan changes proposed.This proposed amendment
recognizes existing land uses at the properties in question.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations:
Birchwood Neighborhood Association,Beverly Hills Property Owners
Association,Colony West Homeowners Neighborhood Association,
Echo Valley Property Owners Association,Rainwood Cove Property
Owners Association,Santa Fe Heights Neighborhood Association,
Sturbridge Property Owners Association,Treasure Hills
Neighborhood Association,Walnut Valley Neighborhood Association,
and Heights Neighborhood Association.Staff has not received any
comments from area residents or neighborhood associations at this
time.
STAFF RECOMMENDATIONS:
Staff believes the change is appropriate.
3
June 14,2001
ITEM NO.:16 (Cont.)FILE NO.:LU01-02-01
PLANNING COMMISSION ACTION:(JUNE 14,2001)
This item was placed on the consent agenda for approval.A
motion was made to approve the consent agenda and was approved
with a vote of 7 ayes,0 noes,3 absent and 1 open position.
4
June 14,2001
SUBDIVISION
ITEM NO.:17 FILE NO.:G-23-307
Name:Alley between Arch Street
and Gaines Street in Block
125,Original City of Little
Rock —right-of-way
Abandonment.
Location:Approximately 300 feet of
Alley north of West 4Street.
Owner/A licant:Federal Government /Gerri
Barsotti USGSA
Receuest:To abandon the 20 feet wide
by 300 feet long alley
right-of-way in Block 125
Original City of Little
Rock.
STAFF REVIEW:
1.Public Need for this alle
Alley is currently constructed as a public alley with
narrow pavement providing access to adjacent parking.
2.Master Street Plan
Master Street Plan reflects no need for this section
of the alley.
3.Need for Ri ht-of-Wa on Ad'acent Streets
There is sufficient right-of-way on West 4 ,Gainesth
and Arch Streets.Additional 5 feet of right-of-way is
needed for West 3'treet.
4.Develo ment Potential
Federal Government plans to incorporate alley in future
Building expansion.
1
June 14,2001
SUBDIVISION
ITEM NO.:17 FILE NO.:G-23-307
5.Nei hborhood Land Use and Effect
The general area is made up of a mixture of commercial
and office uses.
6.Nei hborhood Position
All abutting property owners and tenants were notified
of the public hearing.
7.Effect on Public Services or Utilities
Entergy —has no objection to the abandonment but
requested 20 feet easement to access existing lines.
ARKLA —has no objection to the abandonment.
Southwestern Bell —has no objection to the abandonment
but requested easement to access existing line.
Water Works —has no objection.
Wastewater Utility —has no objection but retain as an
easement.
Fire Department —has no objection.
Neighborhood and Planning —has no objection to
abandonment.
8.Reversionar Ri hts
All Reversionary rights will extend to the property
owner.
9.Public Welfare and Safet Issues
Abandoning this alley will have no adverse effects on
the public welfare and safety.
2
June 14,2 001
SUBDIVISION
ITEM NO.:17 FILE NO.:G-23-307
STAFF RECOMMENDATION:
Staff recommends approval of alley abandonment,north of
West 4 Street in Block 125 Original City of Little Rock
subject to:
1.Dedication of 5 feet of right-of-way on West 3"Street
per Master Street Plan.
SUBDIVISION COMMITTEE COMMENTS:(May 24,2001)
The application was discussed briefly.Committee forwarded
the item to the full Commission for final approval.
PLANNING COMMISSION ACTION:(June 14,2001)
Bob Turner,Director of Public Works introduced the item,
explaining the Federal government'General Services
Administration intended to incorporate the alley into the
existing parking lot.
Dorothy Roberts,Realty Specialist with the General Services
Administration,stated that the main purpose for requesting
the abandonment of the alleyway was for security purposes
and to add additional parking spaces.She stated that the
GSA has no plans to build a structure on the property.
Commissioner Faust stated that she was unconvinced that
abandoning the right-of-way was in the public interest.
Ms.Roberts stated that the GSA also plans to remove the
existing US Postal Service mailboxes.
Steven Giles,City Attorney,stated that a federal land
grant to the City of Little Rock in the 1800s made the
right-of-way in fee simple absolute.Even if the Board of
Directors closed the alleyway by Ordinance,a quitclaim deed
from the City might be required.
3
June 14,2001
SUBDIVISION
ITEM NO.:17 FILE NO.:G-23-307
Mr.Turner stated that some of the utilities had asked the
City to maintain an easement.As the Ordinance is written,
the federal government would have the right to fence the
area and restrict access.However,the GSA would have to
petition the City to abandon the easement if it later
decided to build on the property.
Commissioner Lowery asked Mr.Giles if there was any way to
insert a revert clause into the abandonment,in the event of
future construction.
Mr.Giles stated that there was probably no way to insert
that type of clause.In his opinion,a franchise would be a
preferable alternative.He stated that the City would retain
ultimate control of the right-of-way and could grant
temporary control to the property to the owner to use the
alley for its purposes that do not conflict with municipal
purposes.
Chairman Downing summarized the Commission'discussion as
follows:
If the City granted a franchise,the GSA would have the
right to close the alley,fence it,restripe it,and
create parking.The alley would remain the property of
the City.If the GSA later wished to build on the
alley,it would have to petition the City to revoke the
franchise and abandon the right-of-way at that time.
The applicant would have to submit an application for
franchise that would be an Ordinance to be passed by
the Board of Directors.
Mr.Turner explained that a franchise application to Public
Works is approved administratively based on review by
Traffic Engineering,among other factors.
Commissioner Lowery made a motion that the item be passed as
written.The item failed to pass by a vote of 0 ayes,7
nays,3 absent,and 1 open.
4
14,2001
ITEM NO.:18 FILE NO.:Z-7048
NAME:City of Little Rock Visitor's Center Parking
Lot Conditional Use Permit
LOCATION:619 East 6 Street
OWNER/APPLICANT:City of Little Rock
PROPOSAL:Build a parking lot on the R-4A zoned
property located at 619 East 6 Street.
ORD I NANCE DE S I GN S TANDARD S:
1.SITE LOCATION:
The property is located at the southeast corner of the
intersection of East 6 and Ferry Streets.
2.COMPATIBILITY WITH NEIGHBORHOOD:
All owners of property located within 200 feet of the site
and the Downtown and McArthur Park Neighborhood
Associations were notified of the request.
The property is located at the northeast corner of an
R-4A zoned Neighborhood.The properties across 6 Street
and Ferry Street are zoned UU.Residential properties,
containing a variety of residential uses,extend to the
south and west.A large hotel is located across Ferry
Street to the east.Offices and the City'Visitor Center
are located to the north.The property is '&block west of
the 6 Street exit of I-30.With attention given to
properly screening and landscaping the site,the proposed
parking lot should be compatible with the neighborhood.
3 .ON S I TE DRIVE S AND PARKING:
The application consists solely of developing a small
parking lot on this site.The parking lot contains 14,
standard vehicle parking spaces and 3,RV spaces.A
single,one-way drive accesses the site from East 6
Street.A second,one-way drive exits the site onto Ferry
Street.A variance is requested to allow the Ferry Street
driveway which does not meet Ordinance spacing
requirements.
June 14,2001
ITEM NO.:18 (Cont.)FILE NO.:Z-7048
4 .SCREENING AND BUFFERS:
Areas set aside for landscaping and buffers meet with
ordinance requirements.
A 6-foot high opaque screen,either a wooden fence with its
face side directed outward or dense evergreen plantings,is
required along the southern and western perimeters.
Curb and gutter or another approved border is required to
protect landscaped areas from vehicular traffic.
A water source will be required within 75 feet of all
landscaped areas.
5.PUBLIC WORKS COMMENTS:
1.A 20-foot radial dedication of right-of-way is required
at the corner of East 6 and Ferry Streets.
2.Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards.
3.Repair or replace any curb and gutter or sidewalk thatisdamagedinthepublicright-of-way prior to
occupancy.
4.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
5.Driveways shall conform to Sec.31-210 or Ordinance
18,031.
6.UTILITY,FIRE DEPT.AND CATA COMMENTS:
No issues.
7 .STAFF ANALYS I S:
The City of Little Rock proposes to construct a small
parking lot on the vacant,R-4A zoned property located at
the southwest corner of East 6 and Ferry Streets.The
parking lot is to serve the City's new Visitor Center whichistobelocatedintherenovatedCurranHall,across 6 "
Street to the north.This small parking lot contains 14
standard vehicle parking spaces and 3 oversized,RV spaces.
Single driveways are located on East 6 and Ferry Streets.
2
June 14,2001
ITEM NO.:18 (Cont.)FILE NO.:Z-7048
The property is located at the northeast corner of an R-4A
zoned neighborhood,in an area of mixed uses.The
properties immediately north and east of the site contain
uses including offices,a large motel and a service
station.The 6 Street exit ramp off of I-30 is 'c block
east of the site.The properties south and west of the
site contain a variety of residential uses,both single
family and multifamily.
The parking lot has been designed to conform to the City'
Landscape and Buffer requirements.Screening will be
required on the southern and western perimeters,where the
parking lot is adjacent to residentially zoned properties.
A single ground-mounted sign will be located at the 6 "
Street entrance,east of the driveway.The sign is less
than 3 feet in height and has an area of 6 square feet
(2'3').Lighting will consist of 7,pole-mounted lights
mounted around the perimeter of the parking lot.Each pole
will be no more than 9.5 —10 feet in height.Sidewalks
and handicap ramps will be installed on the street
frontages.
The property is located within the boundary of the McArthur
Park Historic District.The Historic District Commission
is scheduled to review this issue at its June 7,2001
meeting.Approval is expected and no unusual conditions
are anticipated.
A variance is requested to allow the driveway spacing,as
shown.The driveways will be one-way entrance and exit and
are necessary to accommodate the traffic flow and the
expected RV traffic.
Staff believes the proposed parking lot is an appropriate
use of the site.Proper screening and landscaping should
assure compatibility with the surrounding neighborhood.
8 .STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use
permit subject to compliance with the following conditions:
1.Compliance with the City's Landscape and Buffer
Ordinances.
3
June 14,2001
ITEM NO.:18 (Cont.)FILE NO.:Z-7048
2 .Compliance with Public Works Comments .
3.Signage and site lighting are to be as proposed.
4.Approval must be received from the Historic District
Commission.
Staff also recommends approval of the requested driveway
spacing variance.
SUBDIVISION COMMITTEE COMMENTS:(MAY 24,2001)
Tad Borkowski,of Public Works,was present representing the
applicant.Staff presented the issue.Public Works and
Landscaping Comments were presented,as noted.Additional
information was requested on signage and lighting.Mr.
Borkowski explained the need for the driveway spacing variance.
The Committee determined there were no other outstanding issues
and forwarded the item to the full Commission for final
resolution.
PLANNING COMMISSION ACTION:(JUNE 14,2001)
The applicant was present.There were no objectors present.
Staff presented the item and a recommendation of approval
subject to compliance with the conditions outlined in the "Staff
Recommendation"above.The Commission was informed that the
Historic District Commission had not reviewed the issue but that
the C.U.P.included the condition that approval must be received
from the Historic District Commission.There was no further
dxscuss3.0n.
The item was placed on the Consent Agenda and approved as
recommended by staff.The vote was 7 ayes,0 noes,3 absent and
1 open position.
4
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June 14,2001
There being no further business before the Commission,the
meeting was adjourned at 5:00 p.m.
Date 7-z -@'
Se r ary Chairman