pc_07 26 2001LITTLE ROCK PLANNING COMMISSION
PLANNING —REZONING —CONDITIONAL USE HEARING
MINUTE RECORD
JULY 26,2001
4:00 P.M.
I.Roll Call and Finding of a Quorum
A Quorum was present being nine (9)in number.
II.Members Present:Richard Downing
Judith Faust.
Mizan RahmanBillRector
Rohn Muse
Fred Allen,Jr.
Pam Adcock
Obray Nunnley,Jr.
Norm Floyd
Members Absent:Craig Berry
Bob Lowry
City Attorney:Cindy Dawson
III.Approval of the Minutes of the May 17,2001 and
June 14,2001 Meetings of the Little Rock Planning
Commission.The Minutes were approved as presented.
LITTLE ROCK PLANNING COMMISSION
PLANNING -REEONING -CONDITIONAL USE HEARING
JULY 26,2001
4:00 P.M.
I.'EFERRED ITEMS:
A.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 inoozporates the western side of Taylor Loop to Chenal
Parkway at the northern intersection of Chenal Valley Drive;
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 to
intersect Cantrell Road incorporating a segment of Taylor
Loop Road.
B.LU-01-19-05 A Land Use Plan Amendment in the Chenal
Planning District for various sites along
unnamed collectors and artezials 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 .
C.2-4807-E Chenal Valley Various Districts
to Various
Districts
D.5-7046 14003 Cantrell R-2 to C-4
E.5-7040 Boardman Accessory Dwelling C.U.P.;
5010 S.Katillius Road
F.LU01-17-01 A Z,and Use Plan Amendment in the Crystal
Valley Planning District from Single Family
to Service Trades District in the 13700 Block
of Crystal Valley Road.
II.NEW ITEMS:
1.2-4213-P Bowman Plaza (Lot 4)-C.U.P.
North side of Colonel Glenn Road,
approximately 1,200 feet west of Bowman Road
2.5-4649-B Pirst Baptist Chuzch Highland —C.U.P.
3800 West 18 Stzeet
3.Z-5461-A Mabelvale Middle School —C.U.P.
10811 Mabelvale West Road
4.Z-5485-8 Baseline Mini-Storage —Revised C.U.P.
8801 Doyle Springs Road
5.5-5723-C Terry Elementary School -C.U.P.
10800 Maze Lynn Road
6.Z-5738-A Bienvenue -C.U.P.
11300 Pinancial Centez Parkway
7.5-6520-A Pulaski Academy -Revised C.V.P.
19000 Block of Denny Road
8.5-6782-A Second Baptist Church -Revised C.U.P.
1709 Barzow Road
9.5-7061 K-Life C.U.P.
508 N.Ridgeway
10.Z-7066 Ross Adult Day Care -C.U.P.
2506 S.Valentine Street
11.5-7067 Ensco Pazkhill (Lot 3R,Phase 2)-C.U.P.
South side of Cozporate Hill Dr.,south
of West Markham Street
12.5-7068 Buona Manufactured Home —C.V.P.
14009 Lawson Road
13.8-1930-8 8200 Sayer Springs Road R-5 to 0-3
14.5-7021 Sprint PCS -Tower Use permit
6516 Mabelvale Cut-Off
15.5-7064 East of 24 and Jr.Deputy Road R-2 to My-12
15.1.LU01-11-02 A Land Use Plan Amendment in the 2-430
Planning District located east of West 24m
and Jr.Deputy Road;frcsa Park/Open Space to
Multi femily
16.5-2035-A Woods Short-Form PD-C located at
1320 M.L.King Blvd.
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17.G-25-182 Rename Falls Rlvd.to the First Tee Way
18.G-25-183 Rename Lee Avenue (west of University Avenue)
to Tribou's Way
19.Cloverdale/Watson Neighborhood Action Plan Update
20.Z-6909 Longley Baptist Church C.U.P.landscaping and
paving deferral
9900 Geyer Springs Road
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July 26,2001
ITEM NO.:A FILE NO.:MSP-01-01
Name:Mastex Street Plan Amendment —Chenal PlanningDistrict
Location:Various Locations in the Chenal Parkway and Rahling
Road ax'ea
R~t:R o M'A t 1'd Co ll to,R 1
'fyM'rterialtoCollector,and Realignment of Collector
Source:Tim Daters,White -Daters
PROPOSAL /REQUEST:
The request is a Mastex Stx'eet Plan Amendment for fouz changes inTownship2North,Range 14 West Sections 23,24,25 and 26.Theyaxe:1)to remove the Minor Arterial fox an extension of TaylorLoop(west)from Tayloz Loop at Lucky Lane to Chenal Paxkway atthenorthernintersectionofChenalValleyDxive;2)to remove aCollectorfromthepreviousnamedMinorArterialeastwardtoconnectwithRahlingRoadnorthofthePebbleBeechintexsection;3)To realign the La Marche Collector to intersect Taylor loopRoadatLuckyLane.Staff expanded the application to include:4)the western segment of Taylor Loop Road from Lucky Lane northtoCantrellRoadtoreclassifyfromaMinorAxterialtoaCollector.The lengths of the segments are 1)6290 feet,2)4745feet,3)2400 feet and 4)1688 feet.
ANALTSIS:
The bulk of the greater area is shown on the Future Land Use PlanasSingleFamilyorPark/Open Space.Thexe axe nodes of non-residential axeas along the azterials and px'imazily at theintersectionsofCantrellRoad,Chenonceau Boulevard,Chenal
Parkway,Kanis Road and Taylox Loop Road.The developmentpatternisforacoreofcommercialdevelopmentattheintersectionsofthosexoads.North of Cantrell Road atChenonceauBoulevardandsouthofChenalPaxkwaybetween theKanisRoadintersections,lies Mixed Office Commercial.Officeusesformabufferbetweenthecommex'cial uses and single-familyresidentialareaswithsomemulti-family adding to thetxansitioningprocess.
July 26,2001
ITEM NO.:A (Cont.)FILE NO.:MSP-01-01
The Regional Park 2000 i.s approximately five mi.les away and has600+acres.It will be a major'estination fox this section of
town as well as the entire city.This park is located onGarrisonRoadandwillbeaccessedviaCantxellRoador
Denny/Ferndale Cutoff.Access to these axtexials from the
neighborhoods via collectors oz other axterials is of vitalimportancetothesmoothflowoftraffic.
The pximary function of Px'incipal Arterials are to serve thzoughtxafficandtoconnectmajortrafficgenexatoz's or activitycenterswithinanurbanizedarea.These aztexials are usuallyspacedthreeormoremilesapart.The Pxincipal Axterials inthi.s area aze Chenal Parkway and Cantxell Road and fulfill thefunctionofPrincipalArterials.
Minox arterial.s provide the connections to and through an uxbanarea.Thei.r pximary function i.s to provide shoxt distance travelwithinandaroundtheurbanizedarea.Generally,these roads axespacedatone-mile intervals and have a right of way of 90 feet.Since a minor artexial typically is a high volume road,a minimumoffourtravellanesisrequired.Newly created ox majorconstructionofexistingroadsinrecommendedminorax'terials aretouseapprovedsectionsasshownintheMasterStxeetPlantext.
A lessex standard may be acceptable in areas of x'ugged topographyorotherareaswhex'e development will be limited.This lesserstandardcanonlybeusedincaseswhereunusualconditionswouldsubstanti.ally reduce or eliminate the amount of direct access totheroadandsubstantiallyreducethedensityofsurroundingdevelopment.The standard Minor Arterial i.s to be used in allcasesexceptwheretheCitystaffandPlanningCommissionfind anunusualconditionoccurs.The cuxb cuts should allow based ontheprimaryfunctionoftheroadistocazx'y traffic and onlysecondarilyistheroadtoprovideaccesstoadjoiningpzopexty.
Roadways that have very limited cuzbcuts and those that onlyallowlefttuxnlanesattheintersectingstreetscancazzyadditionaltrafficvolumewiththesamelevelofservice.Theremovalofthetuxningmovements(people exiting and entering thestreet)gzeatly enhances the safety of the street.
A Collector stxeet is the traffic connection from residentialstreetstoarterialsortoacti.vity centers,with secondaryfunctionofprovidingaccesstoadjoi.ning property.TheCollectorsystemshouldnotbecontinuous,but should direct
2
July 26,2001
ITEM HO.:A (Cont.)FILE HO.:MSP-01-01
traffic to arterials.This class of road is generally at.a
spacing of a quaxtez to half mile.
The amendments are as follows:
1)To xemove the Minor Arterial for an extension of Chenal ValleyDx'ive from Taylor Loop at Lucky Lane to Chenal Parkway at thenorthernintersectionofChenalValleyDrive.It is 6290 feet inlength.
This proposed Minor Arterial fits the definition of a MinoxAxteriaiasfollows.The spacing between Chenonceau Boulevaxd andRahlingRoadfulfillsthespacingrequirementofone-mileintervals.This arterial would provide connections to Cantxell
Road foz those people living on the northern undeveloped sectionsofChenalValleyDriveandvisavexsaforthosepeoplelivingonTaylorLoopRoadtoChenalParkway.It provides the "connectionstoandthrough"the area.
2)To remove a Collector from the pxevious named Minor AxtexialeastwardtoconnectwithRahlingRoadnorthofthePebbleBeechintersection.It is 4745 feet,in length.
Collectors should be spaced at a quarter to one half mile (1320to2640feetapart..)Looking at Chenal Valley Drive extension
(segment Nl in this application),thexe are two collectorssexvingtheareatotheeast;one at,Taylor Loop Road and theotheristhiscollector(N2 in this application)3200 feet to thesouth.With a length of almost two miles,four to eightcollectorswouldbethestandard.With the rugged terrain,alessexamountcouldservetheareaiflessdevelopmentoccurs intheruggedaxeas.When analyzing Taylor Loop/Rahling Road MinorArterial,there are thzee collectors to the west for a stxeetthatisalmostthreemilesinlength.Hormally,six to twelvecollectorswouldbethenorm.When these collectors were laidoutintheearlydesignstages,development patterns and
topography (rugged terrain)were analyzed and the pattern ofcollectorsandminorarterialswerelaidoutwithlessthan
noxmal spacing.
3)To realign the La Maxche Collector to intersect Taylor LoopRoadatLuckyLane.This segment is 2400 feet in length.
This segment would add a noxthezn segment onto the noxthexn endofLaMarchetoconnect,with Lucky Lane/Taylor Loop Road.Thiscollectorwouldreplacetwocollectorsandaminorartexial.
3
July 26,2001
ITEM NO.:A (Cont.)FILE NO.:MSP-01-01
Clearly,the spacing on this collector would be fax below the
normal spacing,even with x'educed numbexs factoring in the ruggedterrain.
4)Staff expanded the application to include the western segmentofTaylorLoopRoadfromLuckyIanenorthtoCantxellRoadtoreclassifyfxomaMinorArtexialtoaCollector.This segment is1688feetinlength.
If the other changes take place,it is more logical to have thissectionasacollectorthanaminoraxterial.It is eithez thecontinuationofacollectororaMinorArterial.
There axe Class Two Bikeways proposed on the followingcollectors:La Marche,Chenal Valley Dxive (southexn sectionthatintersectsRahlingRoad},and collector ()2 of thisapplication.There is also a Class One Bikeway pzoposed alongtheentirelengthofRahlingRoadandthateasternnoi'th-south
leg of Taylor Loop Road.A Class One Bikeway has totalsepaxationofthecyclistsandmotorists.Class Two bikeways arepavedsectionsthatarestripedforbikewaysthatarepax't of theroadway.These routes may be either a smooth paved shoulder or asectionofthepavedroadway.Removing these roads from themasterstreetplaninessencealterstheBikewayPlanalso.
STAFF RECOMMENDATIONS:
Deferral.Recommendation,held for additional information.
PLANNING COMMISSION ACTION:(JUNE 14,2001}
The item was placed on the consent agenda for deferral to theJuly26,2001 Planning Commission Meeting.A motion was madetoappxovetheconsentagendaandwasapprovedwithavoteof7ayes,0 noes,3 absent and 1 open position.
STAFF UPDATE:
Staff has recgxested additional information and time to reviewcuxrentinformationprovidedbyapplicant.Applicant has
requested a deferral to the August 23,2001 agenda via fax onJuly6,2001.
July 26,2001
ITEM NO.:A (Cont.)FILE NO.:MSP-01-01
PLANNING COMMISSION ACTION:(JULY 26,2001)
The item was placed on the consent agenda foz defezral to the
August 23,2001 Planning Commission meeting.A motion was madetoappzovetheconsent.agenda and was appzoved with a vote of
9 ages,0 noes and 2 absent.
5
July 26,2001
ITEM HO.:B 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.
~Rt:A 1:Co 't.o S'l P ly,'a 2:L
Density Residential and Public Institutional to
Single Family,Area 3:Single Family and Multi-familytoCommercial,Area 4:Single Family to Commercial.
Source:Timothy E.Daters,White-Daters 6 Associates,Inc.
PROPOSAL /REQUEST:
Land Use Plan amendment in the Chenal Planning District from:1.}Commercial to Single Family,2.)Low Density Residential andPublicInstitutionaltoSingleFamily„3.)Single Family and
Multi-family to Commercial,and 4.}Single Family to Commercial.
The Single Family category provides fox single-family homes atdensitiesnottoexceed6dwellingunitsperacre.Suchresidentialdevelopmentistypicallycharacterizedbyconventionalsinglefamilyhomes,but may also include patio or
garden homes and cluster homes,provided that the density remainlessthan6unitsperacre.
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 totheCityofLittleRock.Staff is not expanding the application.
EXISTING LAND USE AND ZONING:
Area 1:The property is vacant land curr'ently zoned C-2 ShoppingCenterandisapproximately16.1 +acres in size.The
neighboring property to the noxth is vacant land zoned MF-12
Multi-family.The property on the east side of Chanel Parkway isachurchonlandzonedC-2 Shopping Center to the northeast andtheremaininglandtotheeastiszonedR-2 Single Family.A
July 26,2001
ITEM NO.:B (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 insize.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 curzently zoned Planned
Commercial Development.and R-2 Single Family and is approximately18.0 +acres i.n 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 tothesouthiszonedR-2 Single Family.The vacant property to the
southwest is zoned MF-24 Multi-family and the vacant property tothenorthwestiszonedPlannedCommercialDevelopment.
Area 4:The property is vacant land currently zoned R-2 Single
Fami.ly 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 zonedR-2 Single Family.The remainder of the neighboring property isvacantlandzoned0-2 Office and Institutional.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On Apri.l 17,2001 a change was made from Multi-family,Single
Family,and Community Shopping to Communi.ty Shopping at the
southwest corner of the Chanel Parkway /Rahling RoadintersectionnexttoArea3.
On January 4,2000 a change took place from Office to MixedOfficeandCommercialat15500ChanelParkwayabout1milesoutheastofbothAreas3and4.
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 toPublicInstitutionalat715WellingtonVillageRoadabout1 milesoutheastofAreas3and4.
On September 1,1998 a change was made from Single Family toMulti-family on Chenal Valley Dri.ve next to Area 4.
On September',1998 a change was made fzom Multi-family to
Single Family on Rahling Road about 4 of a mile southeast of Area
2 and about 8 of a mile northeast of Area 4.
2
July 26,2001
ITEM NO.:B {Cont.}FILE NQ.: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 Ualley 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
Institutiona3.on the Future Land Use Pl.an.The surrounding landisshownaseitherPark/Open Space or Single Family.A largeareaofPark/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
a3.ong 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
Famxly.
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 tothewestalongthebanksofRockCreekisshownasPark/Open
Space.A small area to the northwest is shown as Low DensityResidential.
Area 4 is shown as Single Fami3y 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 Fami3.y.The remainder oftheneighboring3.and to the south and west is shown as Office.
MASTER STREET PLAN:
There are three functional classifications of streets in theareasaffectedbythisamendment.The first functionalclassificationdiscussedisthePrincipalArterial,which serves
through traffic and to connect major traffic generators oractivitycenterswithinanurbanizedarea.The second functional
3
July 26,2001
ITEM NO.:B (Cont.j FILE NQ.:LU01-19-05
classification noted is the Minor Axterial,which provides
connections to and through an urban axea.The third functional
classification mentioned is the Collector street,,which pxovides
a traffic connection from xesidential streets to arterials or to
activity centex's,with the secondary function of providing access
to adjoining property.
Area 1:This area is at the southwest cozner of the intersection
of Chenal Parkway and Chenal Valley Drive.Chenal Paxkway is a
Principal Arterial while Chenal Valley Drive to the west of the
parkway is shown as a collector and an unbuilt Minor Axterial to
the east.is unbuilt and is the subject of a Mastex Street Plan
Amendment on this agenda.
Area 2:This area is at,the southeast corner of the intersection
of the Chenal Valley Dxive extension and an unbuilt east-west
Collector Street from that minor arterial to Rahling Road.The
Chanel Valley Drive extension is shown as an unbuilt Minox
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 Pxincipal Artexial.The proposed collectox stxeet will
border Area 3 to the north.
Area 4:This area is located at the northeast,coxnez of the
Rahling Road and Chanel Valley Drive intersection.Rahling RoadisshownasaMinorArtexialwhileChenalValleyDriveisshown
as a Collectox Stx'eet.
The Mastez Stxeet Plan shows a Class I Bikeway on Chenal Paxkway
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 thx'oughout the city.Any developments should
address increased impacts on the floodway of the creek and the
4
July 26,2001
ITEM NO.:B (Cont.)FILE NO.:LU01-19-05
ecological balance of the natural axea that will affect run-offintoRockCreek.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The property under xeview is not located in an area covered by aCityofLittleRockrecognizedneighborhoodactionplan.
ANALYSIS:
The areas of review are in a developing ax'ea of Chenal Valley.The development pattern is for a coze of commercial developmentattheintex'sections of Chenal Parkway and Rahling Road andChenalValleyDriveandtheeastintersectionofKanisRoad.Office uses can form a buffex between the commercial uses andsingle-family residential axeas with some multi-family adding tothetransitioningprocess.
Axea 1 at the northex'n intersection of Chenal Pax'kway and ChenalValleyDriveisaproposedchangefromCommercial.to SingleFamily,which removes the only commercial for the western side oftheparkwayfxomRahlingRoadintersectiontoHighway10intersection.This commezcial area is outside of thatestablishedcoreofcommexcialuses.This area is also thesubjectofapreliminarysiteplanthatwassubmittedfoza newsingle-family neighborhood surrounding a proposed golf course.This paxt.of the proposed amendment will not affect any paxks andopenspaces.The proposed change to Single Family is lessintensethanthecurrentCommexcialandwillgeneratelesstrafficthanthecurrentuses.
Area 2 is at the intersecti.ons of a proposed minor arterial andtwoproposedcollectors.The proposed change is from I.ow DensityResidentialandPublicinstitutionaltoSingleFamily.At onetime,this was a location of a pax'cel of gxound that was slatedforapublicpark.The parcel that was slated for a public parkisnolongerslatedasapublicparkinthenew2001LittleRockParksandRecreationMastex'lan and is not owned by the city.This change will remove the option of different,types of housingintheChanelarea:namely town homes,and condominiums.Thispartoftheproposedamendment.will not affect any parks and openspaces.The proposed change to Single Family is less intensethanthecurrentCommercialandwillgeneratelesstz'affic thanthecurrentuses.
5
July 26,2001
ITEM NO.:B (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 pxoposed 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
neighboxhood and this multi-family could provide worker housing
foz the retail businesses.This multi-family also serves as partofthetxansitionwestwardalongKanisRoad.Any development ofthissiteshouldaddzessincreasedtraffic,impacts on the
floodway of the creek and the ecological balance of the natural
axes affecting the Potential Recreation Area along the banks of
Rock Cxeek.
Area 4 is the proposed change to Commercial from Single Family on
Rahling Road.It is not located in the core of Commercial useslocatedattheChenalParkway/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 amendmentwillnotaffectanyparksandopenspaces.In addition the
proposed change at this site will establish a land use that willactasatrafficgeneratox'ringing traffic into the neighborhood
from a larger area of the city.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations:
Aberdeen Couxt Propexty Owners Association,Bayonne Place
Pzopex'ty Owners Association,Carriage Creek Property OwnersAssociation,Eagle Pointe Property Owners Association,Glen
Eagles Property Ownexs Association,Hillsboxough Property OwnexsAssociation,Hunters Cove Property Owners Association,Hunters
Gxeen 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 areappropriate.The changes to Commercial in Areas 3 and 4 axe not
appropriate.
6
July 26,2001
ITEM NO.:B (Cont.)F1LE NQ.:LUOI-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 moti.on was madetoapprovetheconsent.agenda and was approved with a vote of
7 ayes,0 noes,3 absent and 1 open position.
STAFF UPDATE:
The applicant has requested a deferral to the August 23,2001
agenda vi.a fax on July 6,2001.
PLANNING COMMISSION ACTION:(JULY 26,2001)
The i.tern was placed on the consent agenda for deferral to the
August 23,2001 Planning Commission meeting.A motion was madetoapprovetheconsentagendaandwasapprovedwithavoteof
9 ayes,0 noes and 2 absent.
7
July 26,2001
1TEM NO.:C P1LE NO.:Z-4807-E
Owner:Deltic Timber Corporation
Applicant.:White-Daters
Location:Various sites in Chenal Valley
Request:Rezone from Various Districts to
Various Distxicts
Purpose:Future development
Size:8 tracts totaling 210+acres
Existing Use:Undeveloped
PUBLIC WORKS COMMENTS
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
Duguesne,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 axe located in the Chenal Planning District.
How each relates to the Plan will be explained in the "StaffAnalysis".Land Use Plan Amendments have been filed for some ofthesites;see item 1.1,LU01-19-05.
July 26,2001
ITEM NO.:C (Cont.)FILE NO.:Z-4807-E
The sites are not located in an area curxently covered by a
neighborhood Action Plan.No Action Plan is proposed fox the
near future.
STAFF ANAI ISIS
Deltic Timber Company has pxoposed the rezoning of S tracts in
Chenal Ualley.The identification number,acreage and xesoning
request fox each tract are as follow:
Tract 15 94.2 Acx'es 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 Acxes MF-18 to C-2
Tract 94 12.0 Acres R-2 to MF-18
Tract 102 4 103 28.6 Acres MF-6 to R-2
Txact 109 29.4 Acres Park to R-2
The tracts are indicated on the attached map.
Due to a pending Mastez Stxeet Plan Amendment,the applicant
has requested that the x'ezoning 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 infozmed the Commission of the need to defer the item.
There was no furthex discussion.
The item was placed on the Consent Agenda and appxoved foz
defexxal to the July 26,2001 meeting.The vote was 7 ayes,
0 noes,3 absent and 1 open position.
STAFF UPDATE:
Due to the unresolved Master Street Plan issue,the applicant
has requested that the item be defexred to the August 23,2001
agenda.
2
July 26,2001
ITEM NO.:C (Cont.)FILE NO.:Z-4807-E
PLANNING COMMISSION ACTION:(JULY 26,2001)
The applicant was present.There were no objectors present.Staff informed the Commission of the applicant'wish to havetheitemdeferred.
The item was placed on the Consent Agenda and deferred to
the August 23,2001 meeting.The vote was 9 eyes,0 noes and
2 absent.
3
July 26,2001
ITEM NO.:D FILE NO.:I-7046
Ownex".Woody Taylor
Applicant:Tim Hardaway
Location:14003 Cantrell Road
Request:Rezone fx'om R-2 to C-4
Purpose:Futux'e development
Size:3.78i acres
Existing Use:Vacant residential structuxes
SURROUNDING LAND USE AND ZONING
North —Car wash and liquor store;zoned PD-C and
Shopping Center;zoned C-3
South —Undeveloped,wooded,vacant xesidentialstructure;zoned R-2
East —Undeveloped,one single family dwelling and
nonconforming Landscape Company;zoned R-2
West —Mini-warehouse development;zoned C-3
PUBLIC WORKS COMMENTS
1.Dedicate regulatory floodway to the City of Little Rock.2.Black Road is classified on the Master Street Plan as acollectorstxeet.Dedicate xight-of-way to 30 feet fx'omcenterline.
3.Cantrell Road is classified on the Mastex"Street Plan asapxincipalax'terial.Dedication of xight-of-way to 55feetfx'om centerline will be required.
With Buildin Permit:
4.Provide design of street conforming to "MSP"(MasterStreetPlan}.Constxuct one-half street improvement tothesestreetsincluding5-foot sidewalks with planned
development.
5.Plans of all work in right-of-way shall be submitted for
appxoval prior to start of work.
6.Stormwatex detention ordinance applies to this property.7.A Grading Permit for Special Flood Hazard Area,per Sec.8-283,will be requixed.
July 26,2001
ITEM HO.:D {Cont.)FiLE NQ.:Z-7046
8.A Development Permit for Flood Hazard Axes,per Sec.
8-283,will be xequired.9.Contact the ADPCEE for approval prior to start of work.10.Contact the USACE-LRD fox appxoval priox to start of
work.
11.Contact,the FBK fox conditional approval prior to startofwork.
PUBLIC TRANSPORTATION ELEMENT
The site is located on a CATA Express Route.
PUBLIC NOTIFICATION
All owners of property within 200 feet of the site,allresidentswithin300feetwhocouldbeidentifiedand
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 asillustratedontheattachedsurvey.The applicant.has beguntheprocessofdeterminingifthefloodwaycanbereducedin
some mannex.Future development of the site and staff's
determination of appropriate soning will be influenced bytheoutcomeofthatstudy.The item needs to be deferred atleastonecycletoallowforapreliminarydeterminationto
be made.
PLANNING COMMISSION ACTiON:(JUNE 14,2001)
The applicant was not present.There were no objectorspresent.Staff xecommended that the item be deferred to theJuly26,2001 meeting.There was no additional discussion.
The item was placed on the Consent Agenda and deferred as
xecommended by staff.The vote was 7 eyes,0 noes,3 absent
and 1 open position.
2
July 26,2001
ITEM NO.:D (Cont.)FILE NO.:Z-7046
STAFF UPDATE:
Staff has had no fux'ther contact from the applicant.the
floodway i,ssue xemains unxesolved.Staff recommends that
the item be defexred to the Septembex 6,2001 agenda.
PLANNING COMMISSION ACTION:(JUXY 26,2001)
The applicant was not present.There were no objectors
present.Staff informed the Commission of the need to defer
the item.
The item was placed on the Consent Agenda and deferred to
the September 6,2001 meeting.The vote was 9 eyes,0 noes
and 2 absent.
3
July 26,2001
ITEM NO.:E 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,PikeLittleRock,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 xeduced 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)xequest aconditionalusepexmittoallowconstructionofanaccessorydwellingontheR-2 zoned propexty at 5010 S.KatilliusRoad.There is cuxx'sntly a 3,200 square foot {two-story)principal dwelling and a 922 square foot,accessory buildingunderconstructiononthepropsxty.
The Boardmans pxopose to utilize the 922 squaxs footaccessorybuildingasadwellingfortheir75yearoldmother.They note that their mother is healthy and active
and wishes to remain independent.Therefore,separate
July 26,2001
ITEM NO.:E PILE NO.:Z-7040
utilities axe requested for the accessory dwelling.Aspropertyowners,the Boardmans will occupy the principaldwelling.
The proposed accessory dwelling will be approximately 13feetinheightandbeconnectedtotheprincipalstructure
by way of a covered carport/breezeway.The applicants arerequestingavariancetoallowreducedseparationbetweentheaccessoryandprincipalbuildings.The minimum requiredsepaxationissix(6)feet.The stxuctures are separated byapproximatelytwo{2)feet.
The applicants are also requesting a vaxiance to allow anaccessozydwellinginexcessof700squarefeet,the maximumsizeallowedbyordinance.As noted previously,theproposedaccessorydwellingis922squazefeet{heated andcooledspace).
The property is proposed to be accessed at two (2)pointsalongWildwoodDrive.There wi3.1 be a driveway to serve thegaragefortheprincipaldwellingandadrivetoservetheaccessorydwelling.
B.EXISTING CONDITIONS:
Thex'e is a two-stozy singl.e family residence and accessorybuilding(dwelling)currently under construction on theproperty.The street (Wildwood Dxive)along the north sideofthepropertyiscuzrentlyunderconstruction.
There axe single family xesidences to the north and southalongthewestsideofS.Katillius Road,with a singlefamilyresi.dence and x'anch acx'oss S.Katillius Road to theeast.The new Ualley Falls Estates is located furthersouth.There is undeve3.oped R-2 zoned property to the west.
C.NEIGHBORHOOD COMMENTS:
The Johnson Ranch Neighboxhood Association was notified ofthepublichearing.As of this writing„staff has receivednocommentfromtheneighborhood.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No Comment.
2
July 26,2001
ITEM NO.:E FILE NO.:Z-7040
E.UTILITIES FIRE DEPARTMENT AND CATA:
Wastewater:Sewer main extension required with easementstoserveproperty.
Entezgy:No Comment.
ARKLA:No Comment received.
Southwestexn Bell:No Comment,received.
Water:No objection.Requires that all property be asinglelot.Must have frontage to a Public Water Main.
Fire Department:No Comment.
Count Plannin :No Comment received.
CATA:Pxoject site is not located on dedicated bus route
and has no effect on bus radius,turnout and route.
F.LANDSCAPE ISSUES:
No Comment.
G.SUBDIVISION COMMITTEE COMMENT:(MAY 24,2001)
Lisa Boardman was present,repxesenting the application.Staff briefly described the proposed conditional use permit,noting that some additional information needed to be on thesiteplan.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'Subdivision),but that the finalplatwasneverfiledandxecorded.Staff instructed Mrs.
Boardman to meet with the developer and pursue a final platoftheproper'ty.This issue was discussed at length.
After the discussion,the Committee forwaxded the
conditional use permit to the full Commission for finalaction.
3
July 26,2001
ITEM NO.:E FILE NQ.:Z-7040
H.ANALYSIS:
The app3.icants 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)dzives 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)vaxiances associated with the px'oposed accessory
dwelling.The first is a variance to a3.low reduced
separation between the two dwellings.The minimum requiredsepaxationissix(6)feet.The dwellings are separated byapproximateiytwo(2)feet,.
The second vaxiance is to allow an accessory dwelling inexcessof700squarefeet,the maximum size a3.lowed byordinanceforanaccessorydwelling.The proposed accessory
dwelling is 922 square feet in area {heated and cooled
space).Staff feels that the variance requests axe
reasonable and supports the variances as requested.
To staff'knowledge,the only outstanding issue associated
with this application relates to the final platting of thesubdivision.As noted previously,this property is part of
(Lot 2,Alien'Subdivision)an appxoved preliminary plat.
However,the final plat was nevex filed with staff and
recox'ded with the County.In selling this 0.70 acxe
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 therefoxe,they have requested adeferralofthisapplicationtotheJuly26,2001 agenda.
This should allow time fox the final plat pxocess to be
completed.
4
July 2 6,2 001
ITEM NO.:E 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 entireAllen's Subdivision must.be recorded.2.The landowner must occupy one (1)of the dwellings.3.Staff supports the variance to allow xeduced 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 squarefeet,heated and cooled axea).
PLANNING COMMISSION ACTION:(JUNE 14,2001)
Staff informed the Commission that the applicant submitted aletteronMay29,2001 requesting that the application be
deferxed to the July 26,2001 agenda.Staff supported the
defer'x'al reques't.
The Chaixman placed the item before the Commission fox inclusion
wi.thin the Consent Agenda for deferral to the July 26,2001
agenda.A motion to that effect was made.The motion passed byavoteof7ayes,0 nays,3 absent and 1 open position.
PLANNING COMMISSION ACTION:(JULY 26,2001)
Staff presented a positive recommendation on this application,astherewerenofurtherissuesforresolution.Thexe were noobjectorstothismatterpxesent.
Staff informed the Commission that condition ()1 within the staff
recommendation (paragraph I.of this report)would be changed asfollows:
"The final plat for Alien'Subdivision must be
completed within 30 days.The accessory dwelling is
not to be occupied until the final plat is
completed."
5
July 26,2001
ITEM NO.:E FILE NO.:Z-7040
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
9 eyes,0 nays and 2 absent.
6
July 26,2001
ITEM NO.:F FILE NO.:LU01-17-01
Name:Land Use Plan Amendment —Crystal Valley Planning
Dxs'trio't
Location:13714 Crystal Valley Road
R~t:S'l F 'ly t S *'d D t
't'ource:Franklin Riggs
PROPOSAL /REQUEST:
Land Use Plan amendment in the Crystal Valley Planning District
fxom Single Family to Service Trades District.The Service
Trades District provides for a selection of office,warehousing,
and industxi.al park activities that primaxily serve other officeserviceorindustri.al businesses.The distxict is intended toallowsupportservicestothesebusinessesandtoprovideforuseswithanofficecomponent,.A Planned Zoning Di.strict is
required for any development not wholly office.The applicant
wishes to develop the property for mini-storage buildi.ngs.
Staff is not expanding the appli.cation since the Land Use Plan inthisaxeswasreviewed17monthsago.
EXISTING LAND USE AND ZONING:
The applicant'property contains two vacant buildings on land
zoned R-2 Single Family and is approximately 1.27+acres in size.
The property to the noxth and east,is zoned R-2 Single Family andoccupiedbysingle-family houses built on large lots.Apartmentsbuiltaxoundagolfcoursearelocatedonlandtothesouthzoned
MF-6 Multi-family.The property to the west is a residence andbuildingszonedPlannedCommercialDevelopment.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On May 6,2000 multiple changes to Single Family,Public
Institutional.,Commercial,Mixed Office and Commex'cial,SuburbanOffice,Sexvice 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 fxom Single Family to Suburban
July 26,2001
ITEM NO.:F {Cont.)FILE NO.:LU01-17-01
Office on Crystal Valley Road at Gold Leaf Drive about 1 mile
east of the appli.cant'propexty.
On August 5,1997 a change was made fxom Multi-family to Single
Family south of Baseline Road and east of Wimbledon Loop about
2/3 of a mi.le 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
propexty across the street to the south of the application area.
MASTER STREET PLAN:
This section of Cxystal Valley Road is shown as a Collector
Street on the Master Street Plan.A Collector Street is thetrafficconnectionfromresidentialstxeetstoarterialsor toactivitycenters,with the secondary function of providing accesstoadjoiningproperty.The Master Stx'eet 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 Collectox'treet.as specified in the DesignSpecificationsfoundinSection3oftheMasterStreetPlan.
PARKS:
The Little Rock Parks and Recreation Master'lan shows a 100-Year
Floodplain,and a Potential Greenbelt,along the banks of Haw
Bxanch of Fouxche Creek.The plan recommends the presexvation of
open spaces in flood plains to connect create Greenbelts that
will serve as green space corridors throughout the city.Any
development of thi.s site should address increased impacts on the
floodway of the cxeek and the ecological balance of the natural
area that will affect run-off into Haw Branch.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The Office and Commexcial Development.Goal contains three action
statements x'elative to this application.The first statement
requested a three-year moratorium on Land Use Plan amendments in
the neighborhood action plan study axes.The second action
statement suppoxted the use of "...Planned Zoning Districts to
influence moxe neighborhood friendly and better quality
developments."The third acti.on statement called fox limiting
commexcial and office development to the area along Stagecoach
Road between Baseline Road and Otter Creek Road.
2
July 26,2001
ITEM NO.:F {Cont.)FILE NO.:LU01-17-01
ANALYSIS:
The applicant'property is located in an area of growingresidentialdevelopments.Most of the developed land in the
immediate axea 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 chax'aeter.The
proposed land use would place incompatible uses in an area thatismainlyresidentialincharacter.There is cux'x'ently vacant
property located along Stagecoach Road that is shown as
Commercial.1'n time,commercial land uses in the axea havesiftedtowardsStagecoachRoadwhilethemoreintenseland uses
have concentx'ated 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 x'esidential streets to arterials or to activitycenters,with the secondary function of px'oviding access to
adjoining property.The open space along Haw Branch will not beaffectedbythelanduseplanchangesproposed.
NEIGHBORHOOD COMMENTS:
Notices were sent,to the following neighborhood associations:
Crystal Valley Property Ownexs 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 ax'ea characterized by the ongoing
development of a variety of xesidential uses.
PLANNING COMMISSION ACTION:(JUNE 14,2001)
The item was placed on the consent agenda foz defezzal to the
July 26,2001 Planning Commission Meeting.A motion was madetoappxovetheconsentagendaandwasapprovedwithavoteof
7 ayes,0 noes,3 absent and 1 open position.
3
July 26,2001
ITEM NO.:F (Cont.)FILE NO.:LU01-17-01
PLAHH1HG COMMISSION ACTION:(JULY 26,2001)
Brian Minyaxd,City Staff,made a brief presentation to the
commission.
David Cannon,representative of the client,spoke on behalf oftheapplication.Mr.Cannon addressed the compatibility of the
zoning of the neighboring properties wi.th the applicant's
proposed.use.Mr.Cannon asked the Planning Commission to thinkaboutaself-storage facility located on Green Mountain Drive andpointedoutthatitisnotlocatedonanaxterialstxeetandislocatednearresidentialuses.Mr.Cannon closed his remarks bystatingthattheLandUsePlansupportedtheestablishmentofastoragefacilityandthattheOtiexCreek/Crystal Valley
Neighborhood Action Plan supported the application request.
Franklin Riggs,the applicant,spoke on behalf of his application
and stated that he c3.eared the propexty of existing structures,cleaned the px'operty,and leveled the land for future use.
Mr.Canon stated that the px'operty acx'oss the street was zonedforCommercialuses.
Commissioner Obrary Nunn3ey mentioned that the applicant.wasdiscussingazoningissueandaskedwhytherewasnotasimultaneouszoningapplicationtodiscuss.Mx.Minyard,CityStaff,replied that the applicant:wanted to file for a Land UsePlanAmendmentonaseparateagendapriortofilingaZoningapp3.ication.
Bob Turner,City Staff,stated that the Public Works Department
would requixe half stxeet improvements on Crystal Valley Road,
shown as a Collectox'treet.on the Master Street Plan,whichbordersapplicant's property on two sides.
Oley Rooker,President of the Crystal Valley Property OwnersAssociation,stated three reasons why the Pzoperty OwnersAssociationopposedtheapplication.First,Cxystal Valley Roadmakesadangerous45degreeangleturnnexttotheapplicant'spropertyandresultedinatraffichazard.(Staff Comment:Thecurveisactuallya90degreecurve.)Second,several mini-
stozage warehouses are already located in the area coveied by theOttexCreek/Crystal Valley Neighborhood Action Plan.Third,the business the applicant wishes to establish would cause anincreaseintraffic.
4
July 26,2001
ITEM HO.:F (Cont.)FILE HO.:LU01-17-01
Susan Hardin,804 Konrad Court,spoke in opposition to the
application with claims that the applicant operated a contractors
yazd and burned tx'ash on the pxoperty.Oley Rookex'dded a
comment that the proposed mini-storage facility would increase
crime in the neighborhood.
Commissioner Hunnley asked Mr.Rookex if the Crystal Valley
Property Owners Association opposed the I.and Use Plan Amendment.
Mr.Rooker stated that the Property Owners Association would
prefer that the property remain Single Family on the Future Land
Use Plan.
A motion was made to appxove the item as presented.The item was
denied with a vote of 0 ayes,9 noes,and 2 absent.
5
July 26,2001
ITEM NO.:1 FILE NO.:Z-4213-F
NAME:Bowman Plaza (Lot 4)—Conditional Use Permit
LOCAT1ON:North side of Colonel Glenn Road,approximately1,200 feet west.of Bowman Road
DEVELOPER:ENGINEER:
Bosn Enterprises,LLC McGetrick and McGetrick
10600 Colonel Glenn Road 319 E.Markham St ,Suite 202LittleRock,AR 72204 Li.ttle Rock,AR 72201
AREA:8.816 acres NUMBER OF LOTS:1 FT.NEW STREET:0
SONING:0-3 ALLOWED USES:Office
PROPOSED USE:Parking lot
VARIANCES/WAIVERS REQUESTED:None requested.
A.PROPOSAL/REQUEST:
The applicant,Boen Enterprises,requests a conditional usepermittoallowfortheconstructionofparkinglotson0-3zonedproperty(Lot 4,Bowman Plaza).The proposed parkingwillinitiallyserveasoverflowparkingforthebuildingsonIota1and2,Bowman Plaza to the east,and then serve afutureofficebuildingwhichwillbebuiltonLot4.Atotalof200parkingspacesisproposed.
The parking will be made up of two (2)separate parking lotsasshownontheattachedsiteplan.The eastern lot will beatalowerfinishedgradebecauseoftheexisting
topography.
The parking lots will be accessed by way of a single drivefromColonelGlennRoad,whi.ch will cross Lot 3,BowmanPlaza.This drive will line up with Iawson Road to the
July 26,2001
ITEM NO.:1 {Cont.j FILE NO.:Z-4213-F
south.The applicant has noted that a cross-access easementwillbeprovidedacrossLot3whenLots3and4axefinalplatted.
The proposed site plan also shows a 50 foot wide undi.sturbedbuffezareaalongthenorthandwestpropertylines.Theapplicantnotesthatthi.s buffer area should provide thexeguiredscreening.
B.EXISTIHG CONDITIONS:
Some site work has taken place (clearing and grading)on Lot4,Bowman Plass over the past year or so.Ther'e is a newoffice/warehouse building Lot 1,Bowman Plaza at the
northwest corner of Colonel Glenn and Bowman Roads,with Lot
2 of this subdivision currently under development.There isamobilehomeparktothenorth,with R-2 zoned property tothewestandsouthwest.There are commercial uses to thesouthatthesoutheastand,southwest corners of Colonel
Glenn and Lawson Roads.
C.NEIGHBORHOOD COMMENTS:
As of this wxiti.ng,staff has xecei.ved no comment from theneighborhood..The John Barrow Neighborhood Association wasnotifiedofthepublichearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Colonel Glenn Road is classified on the Master Street
Plan as a principal arterial.Dedication of right-of-way
to 55 feet from centerline will be reguixed.2.Provide design of stzeet conforming to '*MSP"(MasterStreet,Plan).Construct one-half street improvements tothisstreeti.ncluding 5-foot sidewalk with planned
development.
3.Plans of all work in x'ight-of-way shall be submitted for
appzoval prior to start of work.
4.Stoxmwater detention ordinance applies to this property.5.Easements fox proposed stormwater detention facilities
axe required.
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer available,not adversely affected.
2
July 26,2001
ITEM NO.:1 (Cont.}FiXE NO.:Z-4213-F
Entergy:No Comment.
ARKLA:No Comment received.
Southwestexn Bell:No Comment.
Watex:The existing 16"water main is on the south side of
Colonel Glenn Road.Any future watex needs for this
property should be installed prior to road improvements.
Fire Department:Place fire hydx'ants pex city code.
Contact Dennis Free at 918-3752 fox details.
Count Plannin :No Comment received.
CATA:Pxoject site is not located on a dedicated bus route
and has no effect.on bus radius,tuxnout and route.
F.Landsca e Issues:
Each intexiox landscape island must be increased to at least
300 square feet in azea.
A six-foot high opaque screen is xequixed along the noxthern
and western perimeters of the site.This screen may be a
wooden fence with its face side directed outward ox dense
evezgreen plantings.Cxedit towaxd fulfilling this
requi.xement can be given fox'xisting vegetation thatsatisfiesthisyear-round xequirement.
An irrigation system to water landscaped areas is required.
Prior to a building permit.being issued,an approved
landscape plan stamped with the seal of a Registexed
Landscape Architect will be xequired.
G.SUBDIVISION COMMITTEE COMMENT:(JULY 5,2001}
Pat McGetrick was present,representing the application.Staff briefly described the proposed conditional use permit,.Staff noted that an access easement would be requixed acxoss
Lot 3 to sexve Lot 4 and that these two (2}lots needed to
be final platted at the same time.
The Public Works and landscaping xequirements were bxieflydiscussed.Bob Brown,of the Planning Staff,noted that the
3
July 26,2001
ITEM NO.:1 (Cont.)FILE NO.:2-4213-F
zntexior landscape islands must be incxeased to a minimum of
300 square feet in area.Mr.McGetrick noted that a 50 foot
wide undisturbed area will be maintained along the nozth and
west property lines,and that this axea should provide the
required scx'eening.
After the discussion,the Committee forwarded the
application to the full Commission for final action.
H.ANALYSIS:
The applicant submitted a zevised site plan on July 11,2001.The revised plan addxesses the issues as xaised bystaffattheSubdivisionCommitteemeeting.The site plan
shows the increased interiox landscape islands as required.
As noted earliex,the proposed paxking will initially sex've
as ovexflow parking for the developments to the east„and
then serve a future office building on this lot.The 200
parking spaces as proposed will be enough to sexve an officebuildingwithapproximately95,000 square feet.
The pxoposed parking areas will be accessed by a dxiveway
from Colonel Glenn Road,which will cross Lot 3,BowmanPlaza.The applicant has noted a cross-access easement willbededicatedwhenLots3and4arefinalplatted.
Otherwise,to staff'knowledge there are no outstandingissuesassociatedwiththisapplication.The pxoposed
parking axeas conform to the ordinance standards withrespecttostallsizeandmaneuveringarea,and should have
no advexse impact on the general axes.
I .STAFF RECOMMENDATIONS:
Staff recommends approval of the conditional use permitsubjecttothefollowingconditions:
1.Compliance with the requirements as noted in paxagraphs
D,E and F of this zepoxt.
2.Provide access easement across Lot 3 to serve Lot 4.3.Lots 3 and 4 must,be final platted prior to a building
permit being issued.
4
Zuly 26,2001
ITEM NO.:2 FILE NO.:Z-4649-B
NAME:First Baptist Church Highland Park —Conditional Use Permit
LOCATION:3800 West 18 Street
DEVELOPER:ENGINEER:
First Baptist Chuzch Bartlett and West Engineers,Inc.
Highland Park 1701 Centezview,Suite 210
3800 West 18 Street Little Rock,AR 72211-4312LittleRock,AR 72204
AREA:Approximately 0.97 acre NUMBER OF LOTS:1
FT.NEW STREET:0
ZONING:R-3 ALLOWED USES:Church
PROPOSED USE:Church expansion
VARIANCES/WAIVERS REQUESTED:
1.A variance to allow a reduced number of parking spaces.2.A variance to allow reduced building setbacks.
A.PROPOSAL/REQUEST:
The applicant,First Baptist.Church Highland Park,requestsaconditionalusepermittoallowexpansionstotheexistingchurchbuildingat3800West18Street(zoned R-3).Thebuildingadditionswillbeforadditionalclassrooms,officespaceandstoragespace,and will not increase the church'sseatingcapacity(801 seats).
The proposed building expansions include a 2,920 square foot,addition to the building's west side and a 2,120 square footadditiontotheeastside.The proposed additions willalignwiththeexistingbuildingsetbacks,which do notconformtotheordinancerequiredminimumsetbacksfor R-3
July 26,2001
ITEM NO.:2 (Cont.)FILE NO.:Z-4649-B
zoned property.Therefore,the applicant is requesting asetbackvarianceforthenewadditions.
The property is accessed from the alley which runs along theproperty'north boundary,with three (3)access drives from
West 18 Street.No changes in access are proposed withthissiteplan.
There are currently four (4)existing ground-mounted signsalongWest18Street.There are also no changes proposedinsignage.
The approximate building height proposed is 31 feet (meanheightoftheslopedroof).The maximum building heightallowedinR-3 zoning is 35 feet.The church's steeple doesnotexceedthe70foot,maximum height allowed for this typeofstructure.
The overall parking for the church will be reduced from 170spacesto155spaceswiththeproposedbuildingexpansions.There will be 44 on-site spaces and 111 approved off-sitespacesacrossWest18Streettothesouthandsoutheast.
The existing seating capacity for the church is 801 seats,which requires 160 parking spaces.Therefore the applicantisrequestingavariancetoallowareducednumberofparkingspaces.
The proposed site plan shows the required right-of-waydedicationalongPineandOakStreets.The requireddedicationextendsintotheexistinglandscapedareas alongbothstreetsandtheexistingparkingareaalongOakStreet.There are also two {2)existing ground-mounted signs whichwouldbeinthenewright-of-way.The applicant willrequestafranchiseforcontinueduseofthelandscape andparkingareasandsigns.
B.EXISTiNG CONDITIONS:
There is an existing church building and parking on the siteat3800West18Street.There is off-site parking acrossWest18Streettothesouthandsoutheast.There are alsosinglefamilyresidencesacrossWest18Streettothesouth.There are two {2)commercial buildings andadditionalsinglefamilyresidencesacrossPineStreet tothewest.There is one (1)vacant single family residence
and an old church building immediately north,with singlefamilyresidencesfurthernorthacrossWest17Street.The Stephens Elementary School is located across Oak Streettotheeast.
2
July 26,2001
ITEM NO.:2 (Cont.)FILE HO.:Z-4649-B
C.NEIGHBORHOOD COMMENTS:
As of this writing,staff has xeceived no comment.fxom the
neighborhood.The Hope,Love,Midway and Stephens Area Faith
Neighborhood Associations were notified of the public
hearing.
D .ENGINEERING COMMENTS:
PUBLIC WORKS COND1TIONS:
1.Repair or replace any curb and gutter'r sidewalk that is
damaged in the public right-of-way pxior to occupancy.2.Pxoperty frontage needs to have the sidewalks and xamps
brought up to the curxent ADA standards.
3.Plans of all wox'k in right-of-way shall be submitted for
approval prior to start of work.
4.Additional right-of-way on all streets will be required.
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLi!CKING:
Wastewater:Sewer available,not adversely affected.
Entergy:No Comment.
AEQM:No Comment received.
Southwestern Bell:Ho Comment.
Watez:The Little Rock Fire Department needs to evaluate
this site to determine whether additional public and/or
private fixe hydrant(s)will be required.
Fixe Department:A fixe hydrant is needed at 18 and Oak.
Contact Dennis Fxee at 918-3752 for details.
Count Plannin :No Comment xeceived.
CATA:Project site is located near bus route 416 and has
no effect on bus radius,turnout and x'cute.
F.Landsca e Issues:
A landscape upgrade toward compliance with the Landscape
Ox'dinance will be required equal to the building expansion
proposed.
3
July 26,2001
ITEM NO.:2 (Cont.)FILE NO.:2-4649-B
Landscaping in the public right-of-way will require a cityfzanchise.
G.SUBDIVISION COMMITTEE COMMENT:(JULY 5,2001)
Thomas Graham was present,representing the application.Staff briefly described the conditional use permit.,notingthatsomeadditionalinformationwasneeded.Staff notedthatavaxianceneededtoberequestedforreducedbuildingsetbacks.In response to a question from staff,Mr.Graham
noted that the building expansion would not increase thechurch's seating capacity.
The Public Works requirements were briefly discussed.It
was noted that additional right-of-way would be required fox
Pine and Oak Streets.Mr.Graham noted that a franchise
would be requested fox the landscaping which would be in the
new right-of-way along Pine and Oak Streets and the parkingareaalongOakStreet.The landscaping issues were alsodiscussed.
After the discussion,the Committee forwarded the
conditional use permit to the full Commission for finalaction.
H.ANALYSIS:
The applicant submitted a revised site plan to staff on
July 11,2001.The revised plan addresses the issues asraisedbystaffattheSubdivisionCommittee.Public Works
has reviewed the revised site plan and notes no outstandingissues.
As noted in paragraph A.,the applicant is requesting avariancetoallowreducedfrontandrearbuildingsetbacks.
The proposed building expansions align with the existing
building setbacks,which do not conform to the ordinance
required minimum setbacks.The ordinance requires minimumfrontandrearyardsetbacksof25feet.The front buildingsetbackrangesfrom15to17feet,with the rear yardsetbackbeingappx'oximately four (4)feet,adjacent to thealley.Based on the fact that the proposed building
expansions extend no further into the required setbacks thantheexistingbuilding,staff will suppoxt the requestedvariance.
4
July 26,2001
ITEM NO.:2 (Cont.j FILE NO.:Z-4649-B
The applicant is also requesting a vaxiance to allow a
xeduced number of paxking spaces.The ordinance requires a
minimum of 160 paxking spaces to sexve a church of thissize.There are 155 paxking spaces total {on-site and off-site)which are proposed for the church use.Staff supports
the variance request based on the fact that the deficient
number of spaces represents only approximately three (3)percent of the required minimum number of parking spaces.
To staff's knowledge,there are no outstanding issues
associated with the proposed conditional use permit.Stafffeelsthatthexequestedchurchbuildingexpansionwillhave
no adverse impact on the general area.
I .STAFF RECOMMENDATIONS:
Staff recommends approval of the conditional use pezmitsubjecttothefollowingconditions:
1.Compliance with the zequirements as noted in paragraphs
D,E and F of this report.
2.Staff recommends approval of the variance to allow
xeduced building setbacks.3.Staff also recommends approval of the variance for
reduced number of parking spaces.4.Any site lighting must be low-level and dixected away
from adjacent.xesidential property.5.The applicant must obtain a franchise for continued useoftheexistinglandscapeandparkingareasandtwo(2)
ground-mounted signs along Pine and Oak Streets.
PLANNING COMMISSION ACTION:(JULY 26,2001)
Staff presented a positive recommendation on this application,astherewerenofurtherissuesforresolution.There were no
objectors to this matter pxesent.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for appxoval as recommended by staff.
A motion to that,effect was made.The motion passed by a vote of
9 ayes,0 nays and 2 absent.
5
July 26,2001
ITEM NO.:3 FILE NO.:Z-5461-A
NAME:Mabelvale Middle School —Conditional Use Permit
LOCATION:10811 Mabelvale West Road
DEVELOPER:ENGINEER:
Little Rock School District The Renshaw Firm
810 West Maxkhsm Street 620 East Markham StreetLittleRock,AR 72201 Little Rock,AR 72201
AREA:16.5 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 a reduced number of parking spaces.2.A variance for reduced driveway spacing.
A.PROPOSAL/REQUEST:
The applicant,Little Rock School District,recpxests aconditionalusepermittoallowbuildingexpansionsat theexistingMabelvaleMiddleSchoollocatedat10811Mabelvale
West,Road.The proposed project consists of classroomadditionsalongthesouthsideoftheexistingschoolbuildingsandadditionstotheadministrativeoffices,library and cafeteria along the east side.
The classroom additions will be a total building area ofapproximately5,210 scpxare feet for five (5)additionalclassrooms,bringing the total number of classrooms to 42.
The building addition along the east side will amount toapproximately10,197 scgxare feet.There will be also be asmallmechanicalroomadditionatthesouthwestcorneroftheclassroomsandahandicaptoiletadditiononthewestside.The building additions will not exceed 26 feet in
July 26,2001
ITEM NO.:3 (Cont.)FILE NO.:Z-5461-A
height.The additional classx'ooms will allow one (1)existing portable building to be removed from the site.
As part of the application,the applicant is reguesting avariancetoallowareducednumberofparkingspaces.Thetotalnumberofclassxoomswouldrequireaminimumof252parkingspaces.There are *total of 144 paxking spaces onthesite.The applicant.pxoposes to add 21 spaces at thesoutheastcoxneroftheexistingparkingareaforatotal of165spaces.The applicant notes that the 165 parking spaceswillbesufficienttoservetheschool's parking needs.
The applicant is also requesting a variance fox reduceddrivewayspacingforthefour(4)existing drives alongMabelv*le West Road.The ordinance requires that drivewaysbesetbackatleast150feetfromsidepxopertylinesandhaveaminimumof300feetofspacingbetweendrives.Theeasternmostandwesternmostdrivesaresetbackapproximately25feetfxomthesidepropertylines.The spacing betweentheindividualdrivesrangesfxom130feetto240feet.
B.EXISTING CONDITIONS:
There is a multiple building school development on the sitewithassociateddrivesandparking.Thexe is a church and asinglefamilyxesidencetothenorthacxossMabelvaleWestRoad.There is vacant C-3 zoned property to the west andvacant,I-2 zoned property to the south.There is a postofficeandadditionalvacantlandtotheeast.
C.NEIGHBORHOOD COMMENTS:
As of this writing,staff has received no comment from theneighborhood.The Mavis Circle,Pinedale and SWLR UPNeighborhoodAssociationswerenotifiedofthepublichearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Mabelvale West Road is classified on the Master Street
Plan as a minox'rterial.A dedication of right-of-way
45 feet from centerline will be re&paired.2.Driveways shall conform to Sec.31-210 ox Ordinance18,031.
2
July 26,2001
ITEM NO.:3 {Cont.)FILE NO.:Z-5461-A
3.Provide design of street confoxming to "MSP"(MasterStreetPlan).Construct one-half street impxovements to
this street including 5-foot sidewalk 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.
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer available,not adversely affected.
Entergy:No Comment.
ARKLA:No Comment received.
Southwestern Bell:No Comment received.
Water:The Little Rock Fire Department needs to evaluatethissitetodeterminewhetheradditionalpublicand/orprivatefirehydrant(s)will be required.
Fire Department:Place fixe hydrants pex city code.
Contact Dennis Free at 918-3752 fox'etails.
Count Plannin :No Comment received.
CATA:Pxoject site is located near bus routes 17 and 17A,but has no effect on bus radius,turnout and route.CATA
would like to be infoxmed of construction start date and anyconcernsthatmaycauseroutingdelays.
F.Landsca e Issues:
A landscaping upgrade toward compliance with the Landscape
Ordinance will be required ecpxa3.to the expansion proposed.
G.SUBDIVISION COMMITTEE COMMENT:(JULY 5,2001)
Doug Eaton and Buddy Vogler were present,representing theapplication.Staff briefly described the proposedconditionalusepermit,noting that some additional
information was needed.Staff noted that bus circulation
needed to be shown on the plan.
The Public Works xecgxirements were briefly discussed.It
was noted that a vax'iance needed to be reguested for the
3
July 26,2001
ITEM NO.:3 {Cont.}FILE NQ.:Z-5461-A
spacing of the existing driveways along Mabelvale West Road.
This issue was briefly discussed.Public Woxks
representatives indicated suppoxt of the variance.
Bob Brown,of the Planning Staff,explained that an upgradeinlandscapingwouldberequired.
After the discussion,the Committee forwarded the
application to the full Commission for final action.
8 .ANALYSIS:
The applicant submitted a revised site plan to staff on
July 11,2001.The revised plan addresses the issues asrai.sed by staff and the Subdivision Committee.Theadditionalinformationasrequestedhasbeenshown on theplan.Public Works has reviewed the revised plan and notes
no issues.
As noted in paragxaph A.,the applicant is requesting avariancetoallowareducednumberofparkingspaces.Theapplicantnotesthatthetotalparkingproposedisenough toservetheschoolneeds.Staff suppox'ts the variance asrequested.
The applicant is also xequesting a variance for zeduced
dxiveway spacing.Public Works supports the vaxiance asrequested.The existing drives pxovide for sepaxate bus andprivatepassengervehiclecix'culation for student drop-off
and pick-up.
There are two {2)existing ground-mounted signs in front oftheschoolcomplex.The westexnmost sign will extend intotheright-of-way with the new dedication.This sign shouldberelocatedandmovedbackatleastfive{5)feet from the
new right-of-way line.
Otherwise,to staff's knowledge,thexe are no outstandingissuesassociatedwiththeconditionalusepezmit.Stafffeelsthattheproposedschoolexpansionswillhaveno
adverse impact on the general area.The proposed buildingadditionsconformtotheordinancerequixementsforsetbacks
and height.
July 26,2001
ITEM MO.:3 (Cont.)FILE NO.:2-5461-A
I.STAFF RECOMMENDATIONS:
Staff recommends approval of the conditional use permit,subject to the following conditions:
1.Compliance with the xequixements as noted in paragraphs
D,E and F of this repoxt.2.Any site lighting must be low-level and dix'ected away
from adjacent x'esidential property.3.The dumpster area must be screened on three (3)sides
with an eight (S)foot high opaque fence or wall.4.The westernmost gxound-mounted sign must be moved back atleastfive(5)feet from the new right-of-way line.5.Staff recommends appx'oval of the vaxiance for reduced
number of parking spaces.6.Staff recommends approval of the variance to allow
reduced driveway spacing.7.The existing poxtable building must be x'emoved with the
new building construction.
PLANMIMG COMMISSION ACTION:(JULY 26,2001)
Staff presented a positive recommendation on this application,astherewerenofurtherissuesforresolution.There were noobjectoxstothismatterpresent.
The Chaixman placed the item before the Commission for inclusionwithintheConsentAgendaforappxovalasx'ecommended by staff.
A motion to that effect was made.The motion passed by a vote of9ayes,0 nays and 2 absent.
5
JUIY 26,2001
1TEM NO.:4 FIIE NO.:Z-5485-B
NAME:Baseline Mini-Storage —Revised Conditional Use Pexmit
LOCATION:8801 Doyle Springs Road
DEVEI OPER:ARCHITECT:
Worrell Monroe Mills Pumphxey Architectux'e
8801 Doyle Springs Road 500 President Clinton Ave.,Ste.20LittleRock,AR 72209 Little Rock,AR 72203
AREA:1.228 sexes NUMBER OF LOTS:1 FT.NEW STREET:0
ZONING:C-3 ALLOWED USES:Mini-warehouses
PROPOSED USE:Expansion of existing
mini-warehouse facility
YARIANCES/WAIVERS REQUESTED:
1.Deferxal of sidewalk construction along Doyle Springs Road.2.Vaxiance to allow a reduced rear yard setback.3.Variance to allow a reduced front yard setback.
A.PROPOSAL/REQUEST:
The applicant,Worrell Monroe Mills,requests a revisedconditionalusepermittoallowfortheexpansionoftheexistingmini-warehouse facility at 8801 Doyle Spxings Road.The expansion is proposed in two (2)phases.
Phase I will include the addition of 19 mini-storage unitsnearthenorthwestandsouthwestcornexsofthesite.Therewillbeone(1)5 foot by 10 foot unit and eighteen (18)10 foot by 10 foot units.Phase II includes the addition oftwelve(12)5 foot by 10 foot mini-storage units along theeastsideofthepropertyanda342squarefootadditiontothepropertymanager's house.
July 26,2001
ITEM NO.:4 (Cont.}FILE NO.:Z-5485-B
The applicant is requesting a variance to allow a reducedrearyardsetbackfoxthemini-stozage units in Phase II.The units have a proposed setback from the rear pxopertylineof15feet.The oxdinance requires a minimum xeax yardsetbackinC-3 zoning of 25 feet.
The applicant i.s also requesting a variance to allow areducedfrontyaxdsetback.The pxoposed building at thenorthwestcoxnerofthepropertyisapproximately22feetfromthefzontpropextyline,after additional x'ight-of-waydedication.The ordinance requires a minimum setback of 25feet.
The applicant is also requesting a deferral of sidewalkconstructionforthispxopertyfrontagealongtheeast sideofDoyleSpringsRoad.There is an existing sidewalk on thewest.side of Doyle Springs Road.The applicant notes thatnosidewalkcurrentlyexistsalongthissideofDoyleSpringsRoadfoxeitheroftheadjacentpzopex'ties,orbetweenBaselineRoadandI-30.
The existing mini-storage facility is fenced on all sideswithasix(6)foot chainlink fence.The applicant notesthatthefencewillbecoveredwithanappliedopaquewoodscreenalongthenorth,south and east property lines.
There is also an existing ground-mounted sign along DoyleSpringsRoadwhichwillbeentirelyintheright-of-way withtheadditionalrequireddedication.There are no additionalsignspx'oposed.
B.EXIST1NG CONDITIONS:
There is an existing mini-warehouse facility located on thispxoperty,which consists of three (3)mini-waxehousebuildings,a small office and a residence for the propertymanager.
Theze is a daycaze center,an auto xepair business andsinglefamilyresidencestotheeastalongNox'th Street.There is a vacant gas station with caz wash to the south,atthenortheastcornerofBaselineandDoyleSpringsRoads.There is a baxber shop and single family zesidences to thenoxth.A church is located across Doyle Spzings Road to thewest,with single family residences to the nozthwest.
C.NEIGHBORHOOD COMMENTS:
The Upper Baseline,TiiTindamexe and SWLR UP NeighborhoodAssociationswexenotifiedofthepublicheaxing.Staff hasreceivedaphonecallfromtheUpperBaselineNeighbox'hoodAssociationexpressingsupportofthisapplication.
2
July 26,2001
ITEM NO.:4 (Cont.)FILE NO.:Z-5485-B
D.ENG1NEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Comply with Fixe Code for fire access between buildings.2.Doyle Springs Road is classified on the Master Street
Plan as a collectox stxeet.Dedicate right-of-way to 30feetfromcentex'line.
3.Property frontage needs to have the sidewalks and ramps
bxought up to the current ADA standards.
4.Repair ox replace any cuxb and gutter or sidewalk that is
damaged in the public xight-of-way pxior to occupancy.5.The proposed addition does not,pxovide adequate radii for
SU-30 vehicles to make 90-degree turns.Redesign to
provide adequate turning radii.
E.UTILITlES AND FIRE DEPARTMENT jCOUNTY PLANNING:
Wastewatex:Sewer available,not adversely affected.
Entergy:No Comment.
ARKLA:No Comment x'eceived.
Southwestexn Bell:No Comment..
Water:No Comment.
Fire Depax'tment:Private fire hydrants will be required.
Contact Dennis Free at 918-3752 fox details.
Count Plannin :No Comment received.
CATA:Project site is located near bus route 415„but has
no effect on bus radius,turnout and route.
F.Landsca e Issues:
The land use buffexs along the northern and southern
perimeters must not drop below a width of 9 feet.The
Landscape Ordinance requires a minimum width in these areasof6.7 feet.
3
July 26,2001
ITEM NO.:4 (Cont.)FILE NO.:Z-5485-B
A 6-foot high opaque screen,either a wooden fence with itsfacesidedix'ected outward or dense evergxeen plantings,is
required along the northern,southern and eastern
perimeters.
G.SUBDIVISION COMMITTEE COMMENT:(JULY 5,2001)
Woxzell Monroe Mi,lls was present,xepresenting theapplication.Staff briefly explained the revised
conditional use permit,noting that the site plan needed toberedesignedtoprovidetheproperturningradiiaroundtheexistingandproposedbuildingsfoxtrucks.Staff alsonotedthatsomeadditionalinfoxmationwasneededonthesiteplan.The issue of redesigning the site plan wasdiscussedatlength.
The Public Works requirements were briefly discussed.It
was noted that a 3.ittle over three (5)feet of right-of-waydedicationwasxequired.
The landscape requirements were bxiefly discussed.
After the discussion,the Committee forwarded theapplicationtothefullCommissionforfinalaction.
H.ANALYSIS:
The applicant submitted a revised site plan to staff onJuly13.,2001.The revised plan addresses the issues asraisedbystaffandtheSubdivisionCommittee.The plan hasbeenx'edesigned to provide the appx'opxiate turning radii fortxucksaxoundthemini-waxehouse buildings.Public Workshasreviewedtherevisedplanandnotesthatthereaxenooutstandingissues.
As noted in paragraph A.,the existing ground-mounted signalongDoyleSpringsRoadwillbeentirelyintheright-of-
way after the additional right-of-way i,s dedicated.Theapplicantmustmovethesignatleastfive(5)feet backfromthenewright-of-way line,or obtain a franchise fromtheCitytoleavethesigninitscurrentlocation.
Also noted in paragraph A.,the applicant is requestingvariancesforreducedfrontandx'ear yard setbacks for the
new mini-waxehouse stxuctuzes.Staff feels that the
4
July 26,2001
ITEM HO.:4 (Cont.)FILE NO.:Z-5485-B
vaziance requests axe xeasonable and should have no adverse
impact on the adjacent pxoperties.
The applicant has also requested a deferral of sidewalk
construction along Doyle Spxings Road.Public TiiTorks
recommends approval of the sidewalk defexxal for five (5)years,until adjacent development on unti.l a public streetproject,whichever occurs first.
Othexwise,there are no outstanding issues associated withrevisedcondi.tional use permit.The xequested expansion oftheexistingmini-warehouse development should have no
adverse effect on the general axea.
I .STAFF RECOMMENDATIONS:
Staff recommends approval of the revised conditional use
permit subject to the followi.ng conditions:
1.Compliance with the requixements as noted in pazagzaphs
D,E and F of this repox't.
2.Any site lighting must be low-level,and directed away
from adjacent residential propex'ty.3.The dumpster area must be screened on three (3)sides
with a eight (8)foot high opaque fence or wall.4.Staff recommends appxoval of the defezral of sidewalkconstructionalongDoyleSpringsRoadforfive(5)years,until adjacent development or until a public streetpx'oject,whichevex occurs first.5.Staff supports the variance to allow a reduced xeax yaxdsetback.
6.Staff also supports the vari.ance to allow a reduced front
yaxd setback.
7.The existing ground-mounted sign must be moved at leastfive(5)feet back from the new right-of-way line,oz theappli.cant must obtain a franchise.
PLANHIHG COMMISSION ACTION:(JULY 26,2001)
Staff presented a positive xecommendation on this applicati.on,astherewerenofux'ther issues for resolution.There wexe noobjectoxstothismatterpresent.
The Chaixman placed the item before the Commission fox inclusion
within the Consent Agenda for approval as recommended by staff.
5
July 26,2001
ITEM HO.:4 (Cont.}FILE HO.:2-5485-B
A motion to that effect was made.The motion passed by a vote of
9 ayes,0 nays and 2 absent.
6
July 26,2001
1TEM NO.:5 FILE NO.:Z-5723-C
NAME:Terry Elementary School —Conditional Use Permit
LOCATION:10800 Mars Lynn Road
DEVEIOPER:ARCHITECT:
Little Rock School District The Borne Firm
810 West Markham Street 2601 Kavanaugh Blvd.,Suite g7X.ittle Rock,AR 72201 Little Rock,AR 72205
AREA:13.98 acres NUMBER OF IOTS:1 FT.NEW STREET:0
ZONING:R-2 ALLOWED USES:School
PROPOSED USE:School expansion
VARIANCES/WAIVERS RE UESTED:
1.A variance to allow reduced driveway spacing.
A.PROPOSAL/RE UEST:
The applicant,Little Rock School District,requests aconditionalusepermittoallowabuildingadditionandothersiteimprovementstotheexistingTexryElementarySchoolsiteat10,800 Mare Lynn Road.The proposed additionandimprovementsincludethefollowing:
1.5,600 square foot media center addition.2.Remodel of existing media center into classrooms.3.Removal of thx'ee (3)poxtable classroom buildings fromthesite.4.New site design consisting of a bus loading/unloadingtrafficloopandseparatepublicloading/unloadingtrafficloop,and xedesigned parking areas.5.New ADA ramp to playgxound.
The new media center addition will be made along the westsideoftheexistingschoolbuilding.The addition will notexceed18feetinheight.
July 26,2001
ITEM NO.:5 (Cont.)PILE NO.:Z-5723-C
There are two (2)existing access drives fxom Mara LynnRoad.The new vehicular use area design includes three (3)drives.The easternmost drive will serve the drop-off/pick-
up area for private passengex vehicles.The two (2)westernmost drives will serve the bus cix'culation area.Thetwo(2)westernmost drives are in approximately the samelocationsastheexistingdrives.
The applicant is requesting a variance for reduced drivewayspacing.The ordinance requires that the diives beseparatedbyaminimumof250feet.The two western drivesaxeseparatedby150feet,with the separation of the twoeasternmostdrivesbeing165feet.The two existing drivesonthepxopertyaresepax'ated by approximately 180 feet.
After adding the new media center and converting the oldmediacentertoclassrooms,there will be a total of 27classroomsonthesite.The additional classrooms willallowthethxee(3)existing portable buildings,which arelocatedontheeastsideoftheexistingschoolbuilding,toberemovedfromthesite.
The proposed site plan shows a total of 74 parking spaces,axeductionintheexistingparkingoffive(5)spaces.Theordinancerequiresaminimumof27paxkingspaces.
There are three (3)existing ground-mounted signs along Mars
Lynn Road.No new signage is proposed with thisdevelopment.
B.EXISTING CONDITIONS:
There is an existing school building with paved parkingareasonthesite.A large portion of the propexty isundevelopedandwooded.There ax'e multifamily residences tothesouthacrossMaxaLynnRoad,with single familyresidencestothewestandnorth.There are also somemultifamilydwellingstothewest.The future ImmanuelBaptistChuxchsiteisacx'oss Shackleford Road to the east,with a mixture of commex'cial uses to the southeast.
C.NEIGHBORHOOD COMMENTS:
As of this wxiting,staff has received two (2)phone callsfrompersonsrequestinginformationonthisapplication.
The Walnut,Ualley and Beverly Hills property ownex'sassociationswerenotifiedofthepublichearing.
2
July 26,2001
ITEM HO.:5 (Cont.)FILE HO.:E-5723-C
D.ENG1HEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Eliminate one dxiveway and connect parking lots.2.Align eastexnmost dxive with Monterey Drive.3.Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards.4.Repair ox"replace any curb and gutter oz sidewalk that is
damaged in the public right-of-way prior to occupancy.5.Plans of all work in right-of-way shall be submitted for
approval prior to start,of work.6.Stormwatez detention ordinance applies to this pxoperty.
V.Easements for proposed stormwater detention facilitiesarezequized.
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewatex:Sewer available,not adversely affected.
Entexgy:A 15 foot easement is requested along theexistingpowerline.Contact utility for details.
No Comment received.
Southwestern Bell:Ho Comment.
Water:lf thex'e are facilities that need to be adjusted
and/ox xelocated,contact Central Arkansas Water.That
work would be done at the expense of the developer.
Fire Department:Private fire hydrants may be required.Contact Dennis Free at 918-3752 for details.
Count Plannin :Ho Comment received.
CATA:Project site is not located on a dedicated bus route
and has no effect on bus xadius,turnout and route.
F.Landsca e Issues:
Areas set aside fox buffers and landscaping meet withordinancerequirements.
3
July 26,2001
ITEM NO.:5 (Cont.)FILE NO.:E-5723-C
G.SUBDIVISION COMMITTEE COMMENT:(JULY 5,2001)
Doug Eaton,Robin Borne and Eaxni.e Peters were present,
repzesenting the app3.ication.Staff briefly descxibed the
proposed conditional use permi.t,noting that some additi.onal
infoxmation was needed.
The Public Works requirements were di.scussed.The proposed
number of driveways (4)and the locations of the drives werediscussedatlength.Public Works repxesentatives notedthatthetwo{2)eastex'nmost drives shown (on the oxiginal
submitted plan)needed to be combined into one (3.)drive andalignedwithMontereyDrivetothesouth.Mr.Eaton notedthathethoughtthefour{4)drives as proposed would
pxovide better circulation,but that he would look intoclosingone(1)of the easternmost drives.
Bob Bxown,of the Planning Staff,noted that the areas setasideforbuffexsandlandscapingconformedwithozdinancestandards.
After the discussion,the Committee forwaxded theapplicationtothefullCommissionforfinalaction.
H.ANALYSIS:
The applicant submitted a x'evised site plan to staff on
July 11,2001.The revised plan addxesses the issues asraisedbystaffandtheSubdivisionCommittee.The
additiona3.items as xequested by staff have been shown ontherevisedplan.
The original plan submitted foz staff xeview had four (4)access drives fxom Mare Lynn Road.The two (2)eastexnmostdrivesasshownontheox'igina3.plan have been combined into
one (1)drive and wi.ll align with Montexey Dx'ive to the
south,as requested by Publi.c Works.This dri.ve is to have
a maximum width of 36 feet.Public Works has reviewed therevisedplanandnotesnooutstandingissues.
As noted in pax'agx'aph A.,the applicant is requesting avaxiancefordrivewayspacingforthethree(3)proposeddx'ives a3.ong Mare Lynn Road.Given the fact that it is theapplicant'intent to separate the bus and passengex vehiclecirculations,staff can support the vari.ance as requested.
4
July 26,2001
ITEM NO.:5 (Cont.)FILE NO.:2-5723-C
To staff'knowledge,there are no outstanding issues
associated with this application.The proposed building
addition and vehicular use area revisions should have no
adverse impact on the general area.The pxoposed buildingadditionconformstotheoxdinancerecgxirementsfoxsetbacks
and height.
I.STAFF RECOMMENDATIONS:
Staff recommends approval of the conditional use permitsubjecttothefollowingconditions:
1.Compliance with the recpxirements as noted in paragraphs
D,E and F of this report.
2.Any site li.ghting must be low-level and directed away
from adjacent.residential property.3.The dumpstex area must be screened on thxee (3)sides
with an eight (8)foot high opacpxe fence or wall.4.Staff recommends approval of the variance to allow
reduced driveway spacing.5.The three (3)existing pox'table buildings must be removed
with the new building construction.
PLANNING COMMISSION ACTION:(JULY 26,2001)
Staff presented a positive xecommendation on this application,astherewexenofurtherissuesforxesolution.Thexe were noobjectorstothismatterpresent.
The Chairman placed the item before the Commission for inclusion
wi.thin the Consent Agenda for approval as recommended by staff.
A motion to that effect was made.The motion passed by a vote of9ayes,0 nays and 2 absent.
5
July 26,2001
ITEM NO.:6 FILE NO.:2-5738-A
NAME:Bienvenu —Condi.tional Use Permit
LOCATION:11300 Financial Center Parkway (Suite 800)
DEVELOPER:SURVEYOR:
Robert M.Goff and Associates McGetrick and McGetrickP.O.Box 29 319 E.Max'kham St ,Suite 202LittleRock,AR 72203 Little Rock,AR 72201
AREA:1.45 acres NUMBER OF LOTS:1 FT.NEW STREET:0
ZONING:0-3 ALLOWED USES:General Office
PROPOSED USE:General Of'fice and Massage
Therapy
VARIANCES/WAIVERS REQUESTED:None requested.
BACKGROUND:
The pxoperty at 11300 Financial Center Parkway is zoned 0-3 andcontainasexistingofficebuilding.In 0-3 zoning,accessorycommercialusesareallowedtooccupyamaximumoften(10)percent of the total building floor axes.Ten (10)percent oftheexistingofficebuildingatthissiteiscuxrentlyoccupiedbyaccessorycommexci.al use.
A.PROPOSAL/REQUEST:
The applicant,Dr.Hal Bienvenu,M.D.,is requesting aconditionalusepexmittoallowapproximatelyten(10)percent (98 square feet)of hi.s medical office space (Suite800)to be occupied fox therapeutic massage.Dx.Bienenvunotesthatthetherapeuticmassagewillbebyaduly-licensed massage therapist,and the massage thexapy willincludebothpre-operative and post-operative therapies foxpatientspxepaxingforandrecoveringfromcosmeticandxeconstructi.ve surgeries as well as patients needing
July 26,2001
ITEM NO.:6 FILE HO.:Z-5738-A
therapeutic massage for txeatment of musculoskeletalconditions.The massage therapy is to be pexformed underthesupervisionandguidanceofalicensedArkansas
physician and will function as a part of Dx.Bienvenu's
medical practice.This application is a use issue only,as
no changes are pxoposed to the existing site plan.
B.EXISTING CONDITIONS:
There is an existing office building with paved parking area
on the site.There is a bank located,immediately east ofthesite,with other office uses further east and a hotel tothenortheast.There are single family residences to thenorth.There is a mixture of uses,including office,commercial and a hotel,to the south across Financial Centex
Parkway.There is a mixture of commercial uses to the westalongFinancialCentex'arkway/Chenal Parkway.
C.NEIGHBORHOOD COMMENTS:
The Birchwood Neighborhood Association was notified of thepublichearing.As of this writing,staff has received no
comment from the neighborhood.
D.ENGINEERIHG COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Repair or replace any curb and guttex or sidewalk that is
damaged in the public right-of-way px'ior to occupancy.2.Propexty fiontage needs to have the sidewalks and xamps
brought up to the current ADA standards.
E.UTILITIES AND F1RE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer available,not adversely affected.
Entergy:No Comment.
ARKLA:No Comment received.
Southwestern Bell:Ho Comment.
Water:No Comment.
Fire Department:No Comment.
Count Plannin :No Comment.received.
2
July 26,2001
ITEM NO.:6 (Cont.)FiLE NO.:8-5738-A
CATA:Project site is located on bus xoute ¹5,but has noeffectonbusradius,tuxnout and xoute.
F.Landsca e Issues:
No Comment.
G.SUBDIVISION COMMITTEE COMMENT:(JULY 5,2001)
Fletcher Hanson was present,repxesenting the application.Staff bxiefly explained the pxoposed conditional use permit,noting that no changes were proposed to the existing siteplan.
There being no technical/site design issues to discuss,the
Committee forwarded the application to the full Commissionforfinalaction.
H.ANALYSIS:
As noted in paragraph A.,the appl.icant is requesting aconditionalusepermit,to allow massage therapy as part.of acosmetic/xeconstructive surgery clinic.The massage therapywilloccupyappxoximatelyten(10)percent (98 square fest)of the medical office space (Suite 800).This conditionalusepexmitisonlyauseissue,as no changes are proposedtotheexistingdevelopedsite.
Staff feels that the requested conditional use permit to
occupy 98 square feet of a cosmetic/reconstructive surgeryclinicfozmassagetherapyisreasonableandshouldhavenoadverseimpactonthegeneralarea.
I.STAFF RECOMMENDATIONS:
Staff recommends approval of the conditional use permitsubjecttocompliancewiththePublicWorksrequirement,asnotedinpaxagraphD.of this report.
PLANNING COMMZSSION ACTION:(JULY 26,200l)
Staff presented a positive recommendation on this application,astherewezenofurthexissuesfozresolution.There wexe noobjectoxstothismatterpxesent.
3
July 26,2001
ITEM NO.:6 (Cont.)FILE NO.:Z-6738-A
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for appxoval as xecommended by staff.
A motion to that effect was made.The motion passed by a vote of
9 eyes,0 nays and 2 absent.
4
July 26,2001
ITEM NO.:7 FILE NO.:Z-6520-A
NAME:Pulaski Academy —Revised Conditional Use Permit
LOCATION:19,000 Block of Denny Road
DEVELOPER:ARCHITECT:
Pulaski Academy Roark Perkins Perry Yelvington12701HinsonRoad7113West2StxeetLittleRock,AR 72212 Little Rock,AR 72201
AREA:Approximately 59.86 acxes NUMBER OF IOTS:1
FT.NEW STREET:0
ZONING:R-2 ALLOWED USES:School ox Single Family Residential
PROPOSED USE:School —Revised Plan
VARIANCES/WAIVERS REQUESTED:None requested.
BACKGROUND:
On August 6,1998,the Planning Commission approved a conditionalusepexmitforPulaskiAcademyatthe19,000 block of Denny Road.The appxoval allowed the phased construction of a multigxadeschoolcomplexonR-2 soned land.The approval included a mastexdevelopmentplanfortheproperty,with Phase I beingconstx'uction of the early childhood development building and thedrivesandparkingassociatedwiththatbuilding.Future phasesweretobesubmittedtostaffforadministx'ative approval as longascompliancewiththeapprovedMasterPlanwasachieved.
A.PROPOSALlREQUEST:
The applicant,Pulaski Academy,requests a revisedconditionalusepermit,fox'he previously appxoved schoolmasterplanatthe19,000 block of Denny Road.The school
July 26,2001
ITEM HO.:7 (Cont.)FILE HO.:E-6520-A
was unable to obtain approximately two (2)acres of propertyalongDennyRoad,therefore,this property has been removed
fxom the Master Plan.The school has obtained an additional15acresalongthewestproper'ty line,which has beenincorporatedintotherevisedMastexPlan.
As noted earlier,the previously approved Phase I was to betheearlychildhoodcenterbuildingandassociateddrivesandparking.The applicant has revised the phasing plan tomakephases1and2developmentoftheathleticfieldsandathleticfieldfacilities.The following is the proposedphasingplanfortheoverallschooldevelopment(10 to 20yeardevelopmentplan):
Phase 1A Athletic Field Development (no spectators)—EastEndofSite
Phase 1B Track and Practice Field —TiiTest End of SitePhase2ParkingDevelopmentforSpectatorUseofFieldsandAthleticFieldFacilitiesDevelopmentPhase3EaxlyChildhoodCenter(3 to 5 years in future)
Loop Road Connection to Denny
Phase 4 Lower School Facility
Phase 5 Maintenance Facility
Phase 6 Commons
Phase 7 Middle School Facility
Phase 8 Uppex'chool Facility
Phase 9 Gymnasium
~Other identified facilities may be developed along withphases3thru9.
~Some phases (3 thx'u 9)may be combined.
~Required parking will be constxucted with each facilityordevelopment.
The following xepresent the proposed changes to thepreviouslyapprovedMasterPlan:
1.The early childhood center and pax'king between theschoolbuildingsandDennyRoadhavebeenshiftedfurtherbackfromthestreet.(Because of the loss ofthetwoacresofpropertyalongDennyRoad.)2.Soccer field with tzack,outdoor education area withpavilionandapoxtionoftheearlychildhoodcentexandlooproadaxelocatedwithintheadded15acres.3.An indoox practice facility has been added at the southendofthefootballfield.4.The tennis courts and baseball/softball fields havebeenshiftedfurtherbackfromDennyRoad.
2
July 26,2001
ITEM NO.:7 (Cont.)FILE NO.:E-6520-A
5.A gazebo structuxe has been added to the tennis courtazea.
6.One {1)access dxive from Denny Road has beeneliminated.7.The overall numbex of parking spaces has increased from534to588spaces.
A copy of the previously approved Master Plan and proposedRevisedMasterPlanaxeattachedforPlanningCommissionxeview.As with the pxeviously approved Mastex Plan,thestreetimprovementstoDennyRoadwillbeconstructedwiththeindividualdevelopmentofeachphase.
B.EXISTING CONDITIONS:
This R-2 zoned property is currently undeveloped,treecoveredland.This site is surrounded by R-2 property.Aczoss Denny to the north are lazge txacts with singlefamilyresidences.To the west and south are undevelopedtreecoveredtracts.To the southeast is anothex lax'getxactwithasinglefamilyresidence.
C.NEIGHBORHOOD COMMENTS:
As of this wxiting,staff has x'eceived no comment fxom thesurxoundingpropertyowners.Thexe was no establishedneighborhoodassociationtonotify.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Denny 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.Provide design of street conforming to "MSP"(Mastex"Stxeet Plan).Construct one-half street improvements tothisstreetincluding5-foot sidewalk with planned
development.
3.Driveways shall conform to Sec.31-210 or Ordinance18,031.
4.Stoxmwatex detention ordinance applies to this propexty.5.Easements fox pxoposed stormwatez detention facilities
aze required.
6.Coordinate internal traffic circulation with traffic
engineex'.Show phasing plan.7.Pxovide left turn lane on Denny Road.8.Incxease length of taper {fox xight turn lane and mergelans)as per MUTCD.
3
Uuly 26,2001
ITEM NO.:7 {Cont.)FILE NO.:2-6520-A
E.UTILIT1ES AND FIRE DEPARTMENT/COUNTY PLANNINQ:
Wastewatex:Sewer not available to site at this time.Seeattachedoxigi.nal memo concerning sewer service to site.
Entexgy:Utility easements have been requested along all
property lines ranging fxom 10 to 15 feet in width.Contact utility for details.
ARKLA:No Comment received.
Southwestexn Bell:No Comment..
Water:Contact Central Arkansas Watex'egarding
constxuction of the parking area and drive over theexistingrawwaterright-of-way.
Fire Department:Fire hydxants will be requixed.CheckwithFireDepartmentonturningradius.Contact
Dennis Free at 918-3752 for details.
Count Plannin :No Comment received.
CATA:Project site is not located on a dedicated bus routeandhasnoeffectonbusradius,turnout and route.
F.Landsca e Issues:
A portion of the southern cut and fill axes fox the px'oposedsoccex'ield does not allow for the minimum land use bufferwidthatanygivenpointofninefeet.The full land usebufferwidthaveragerequiredalongthesouthernandwesternsiteperimetexsis50feet.
A 6-foot high opaque scxeen,either a wooden fence with itsfacesidedirectedoutwardoxdenseevergreenplantings,isrequixedalongthesouthernandwesternsiteperimeters.
An ixxigation system to water l.andscaped areas will berequired.
Prior to a building permit being issued,an appxovedlandscapeplanwiththestampofthesealofaRegisteredLandscapeArchitectwillbexequired.
4
July 26,2001
ITEM NO.:7 (Cont.)FILE NQ.:E-6520-A
The City Beautiful Commission recommends preserving as manytxeesasfeasibleonthistree-covered site.Extra credit
toward fulfilling landscape Ordinance xequixements can be
given when preserving trees of 6 inch caliper and larger.
G.SUBDIVISION COMMITTEE COMMENT:(JULY 5,2001)
Fred Perkins,Tim Deters,Chris Barrier and Ken McIntyre
were present,representing the application.Staff brieflydescribedthezevisedMasterPlannotingthatsomeadditionalinfoxmationwasneeded.
ln response to a question fzom staff,the proposed phases ofconstructionwerediscussed.The required street
improvements with phases 1 and 2 were discussed.Public
Works noted that a left turn lane and tapers on Denny Road
would be required fox the easternmost drive with Phase 1development.
The additional Public Works requirements were alsodiscussed.Street improvements and traffic issues werediscussedatlength.
The landscape issues were also discussed.Bob Brown,of thePlanningStaff,noted that the south buffer at the proposedsoccerfieldneededtobeincreasedtoaminimumofnine(9)feet.The applicants indicated that the plan would berevisedaccordingly.
Aftex the discussion,the Committee forwarded theapplicationtothefullCommissionforfinalaction.
H .ANALYSI 8:
The applicant,submitted a x'evised Mastez Plan drawing tostaffonJuly11,2001.The revised plan addresses theissuesasraisedbystaffduringthereviewoftheapplicationanddiscussedbytheSubdivisionCommittee.Theapplicantsubmittedaphasingplanforthedevelopment{asoutlinedinparagraphA.),information on number of pre-school employees,total number of classx'ooms (67 plus othermiscellaneousrooms-labs,art,dance,choral,etc.),fencinginformation,dumpster locations and gx'ound-mounted signlocations.
5
July 26,2001
ITEM NO.:7 (Cont.)FILE HO.:5-6520-A
Publi.c Works has reviewed the revised plan and notes onlyoneoutstandingi.ssue.Public Works has concexn regardingtheintersectionofthetwo(2)interior drives near thenorthwestcorneroftheproper'ty.Public Works would likethisintersecti.on xedesigned with a larger radius fox theringxoadandadifferentintersectionanglefoxthetwo (2)drives.Staff will attempt to x'esolve this issue prior tothepublicheari.ng.
As noted in paragraph A.,the overall number of parkingspaceshasincreasedfrom534to588spaces.The minimumparkingrequirementforaschoolofthissizeis261spacesplusstackingspaceforbusesandstudent,drop-off/pick-up.Staff suppoxts the parking plan as pzoposed.
As approved with the previous Mastex Plan,the street
improvements to Denny Road will be constr'ucted in phases,with the indi.vidual phase development of the school site.The appli.cant must meet with Public Works to determine theimprovementsrequiredwheneachphaseisdeveloped.
Otherwise,to staff's knowledge,there are no outstandingissuesassociatedwiththexevi.sed conditional use permitapplication.The revisions to the previ.ously approvedMasterPlanarexeasonableinstaff'opinion and shouldhavenoadverseimpactonthegener'al area.
I.STAFF RECOMMEHDAT1QNS:
Staff recommends approval of the revised conditional usepermitsubjecttothefollowingconditions:
l.All of the conditions of appx'oval associated with thepreviouslyapprovedMasterPlanshallremainineffect.2.Compliance with the requirements as noted in paragraphs
D,E and F of this report.3.All site lighting must be directed away from adjacentresidentialzonedproperty.4.All signage must comply with the ordinance standardsforofficezonedproperty.5.All dumpster areas must be screened on three (3)sideswithanei.ght (S)foot high opaque fence or wall.
6
July 26,2001
ITEM HO.:7 (Cont.)PILE NO.:2-6520-A
PLANHIHG COMMISSION ACTION:(JULY 26,2001)
Staff presented a positive recommendation on this application,as
there were no further issues for resolution.Thexe were no
objectors to this matter px'esent.
Staff noted that all Public Works issues had been resolved.
The Chaixman placed the item before the Commission fox 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
9 ayes,0 nays and 2 absent.
7
Nfly ROCk 22'.Cap)(o y-(.gz -rf
~sf@~otyy L)r¹e Rock,Arkansas 72202
501/376-2903
Fax:501/376-3541 or 501/688-1463
To:Jim Lawson
Neighborhoods a Planning
City of Little Rock
From:James Boyd
Engineering Supervisor
Detailed Design r Construction
Subject:Pulaski Academy Sewer Service
Comments:
Little Rock Wastewater Utility personnel have met with a
representative of Pulaski Academy and their Engineer,Tim
Daters of the White-Daters firm.The property in questionforannexationandforaConditionalUsePermitisnear theintersectionofDennyRoadandKanisRoad.The property lies
in t'wo drainage basins:I)The Northern part of the propertyliesintheLittleMaumelleBasin(This property is the
southern most property in the basin)2)The Southern part of
the property lies in the Rock Creek Basin which is served bythe24"Outfall installed by SID ¹247
Servicing this property with sewer from the Utility's System
was discussed and the Utility agreed to the following items:
1.Prior to receiving any service Pulaski Academy would have
to be annexed into the City of Little Rock or be given
permission to receive sewer service from the City ofLittleRockBoardofDirectors2.If item one is satisfied then Pulaski Academy would be
allowed to connect Phase I of their project to an
existing private force main serving Wildwood at this
time.Since the force main is owned by Wildwood,their
agreement in this matter will be required.The Academy
would construct a new pump station along their north
property line,tie the existing Wildwood force main intotheirsystem,and abandon the pump station just north oftheirpropertybeingoperatedbyWildwoodatthistime.
All pump stations and force mains shall remain private
and be owned and operated by Pulaski Academy.Phase I
would be pumped to the Chenal Valley area (At the same
location Wildwood is discharging at this time)and payallapplicablefeesrequiredbytheUtilitybasedonflow
calculations to be supplied to the Utility by the White-
Daters Firm.
3.When Phase II and III are built and ready for sewer the
point of tie in will either remain the same or Pulaski
Academy will be required to move the point of tie in from
the Chenal Valley Area to the 24"Outfall installed by
SID N247.This decision will be made by the Utility based
on flow data received by the White-Daters Firm and
monitored flow information from Phase I.All addition
fees required for these phases will be paid at the time
of connection of each phase to the system.
4.Applicable fees include standard connection fees,
Capacity Contribution Fees if applicable,and Sewer Main
Reimbursement Fees i.f applicable.All fees will be
calculated based on standard Utility procedures.
5.The Utility's System in this area is adequate to handle
the discharge from the Pulaski Academy Project.Any
future connections in this area will depend on the
remaining capacity with the Utility's System at the time
sewer service is requested.
July 26,2001
ITEM NO.:8 FILE NO.:Z-6782-A
NAME:Second Baptist Church —Revised Conditional Use Permit
LOCATION:1709 Barrow Road
DEVELOPER:ARCHITECT:
Second Baptist Church Kei.th Miller and Associates,Inc.
1709 Barrow Road 7701 Kanis RoadLittleRock,AR 72204 Little Rock,AR 72204
AREA:4.615 acres NUMBER OF LOTS:1 FT.NEW STREET:0
ZONING:R-2 AILOWED USES:Chur'ch
PROPOSED USE:Church Addition
VARIANCES/WAIVERS REQUESTED:None recpxested.
A.PROPOSAL/REQUEST:
The applicant,Second Baptist Church,recgxests a revi.sedconditionalusepermittoallowaFamilyLifeCenterbuildingadditiontotheexistingchurchbuildingat1709BarrowRoad.The Family life Center will include a
gymnasium and additi.onal classrooms.
The proposed addition will be 13,500 scpxare feet in areawithabuildi.ng height of approximately 32 feet (mean heightofslopedroof).The addition will be located on the northsideoftheexistingchurchbuilding,with a "one-way exitonly"drive along the addition'north side.All of theparkingareawestoftheproposedbuildingadditionwill bereconstructedatthetimeofthenewbuildingconstruction.
A small area of parking immediately east of the additionwillalsobereconstructed,and handicap spaces will beaddedonthesouthsideoftheexistingchurchbuilding.Anewsteeplestructureatthefrontofthechurchbuilding(70 feet in height)will replace the existing church steeplestructure.
July 26,2001
ITEM NO.:8 (Cont.)FILE NO.:Z-6782-A
Thexe are 154 existing parking spaces on the site.With therevisionsinpaxking,the total number of parking spaceswillbe144.
B.EXISTING CONDXTIONS:
There is an existing two-story brick church building on thesite,with areas of paved parking along the building'snorth,south and east sides.There are single familyzesidencestothesouth,with vacant 0-3 zoned pxoperty tothenoxth.There is a mixture of commercial uses furthernorthalongBarrowRoad.There is an apartment complexacrossBarrowRoadtothewest,with office uses to thesouthwest.There is also a multifamily development to theeast.
C.NEIGHBORHOOD COMMENTS:
As of this writing,staff has received no comment fxom theneighborhood.The John Barrow and Bxownwood TexraceNeighborhoodAssociationswerenotifiedofthepublichearing.
D.ENGINEERING COMhKNTS:
PUBXXC WORKS CONDITIONS:
1.Barrow Road is classified on the Master Street Plan as aminorartexial.A dedication of xight-of-way 45 feetfromcenterlinewillberecpxired.2.Property frontage needs to have the sidewalks and rampsbxoughtuptothecurrentADAstandaxds.3.Repaix'nd replace any curb and gutter or sidewalk thatisdamagedinthepublicright-of-way priox to occupancy.4.Plans of all work in right-of-way shall be submitted forapprovalpriortostartofwork.5.Stormwater detention ordinance applies to this propex'ty.
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer available,not adversely affected.
Entexgy:No Comment.
ARKLA:No Comment x'eceived.
Southwestex'n Bell:No Comment.
2
July 26,2001
ITEM NO.:8 (Cont.)FILE NO.:Z-6782-A
Water:The Little Rock Fire Department needs to evaluatethissitetodeterminewhetheradditi.onal public and/orprivatefirehydrant(s)will be requixed.If additionalfixehydxant(s)axe required,they will be installed attheDeveloper's expense.
Fire Department:Fix'e hydrants will be required.Contact
Dennis Free at 918-3752 for details.
Count Plannin :No Comment received.
CATA:Project site is not located on a dedicated bus route
and has no effect on bus radius,turnout and route.
F.Landsca e Issues:
A landscaping upgrade toward compliance with the Landscape
Ordinance equal to the expansion proposed will be xequixed.
G.SUBDIVISION COMMITTEE COMMENT:(JULY 5,2001)
Charles Blake was present,representing the application.Staff briefly descxibed the revised conditional use permit,noting several items which needed to be shown on the
pxoposed site plan.Mr.Blake noted that the site plan
would be revised accordingly
The Public Works requirements were briefly discussed.It
was noted that Barrow Road required right-of-way dedicationof45feetfromcenterline.Mr.Blake indicated that therequiredxight-of-way was dedicated with a previousconditionalusepezmi.t.
Bob Brown,of the Planning Staff,explained that as upgradeinlandscapingwillberequi.red.This issue was brieflydiscussed.
After the discussion,the Committee forwarded the Revi.sedConditionalUsePermittothefullCommissionforfi.nalaction.
H.ANALYS1S:
The applicant submitted a revised,site plan to staff on
July 9,2001.The revised plan addresses the issues asraisedbystaffduringthex'eview of this application.
3
July 26,2001
ITEM NO.:8 (Cont.)FILE NO.:Z-6782-A
As noted in pax'agraph A.,there will be 144 parking spaces
on the site,aftex revisions.The existing chuxch seatingcapacityis550seats.Thi,s requires a minimum of 110
parking spaces (1 space for each 5 seats for churchesconstructedpx'ior to Novembex 1,1988).Staff has no
problems with the parking plan as proposed.
The proposed Family Life Center building addition conformstotheminimumozdinancerequixementsfoxbuildi.ng setbacks
and height.The proposed areas of xevised parking also
conform to the ordinance standards.Staff feels that the
proposed building addition and parking revisions to theexistingchurchsitearereasonableandshouldhavenoadvexseimpactonthegeneralarea.
I .STAFF RECOMMENDATIONS:
Staff recommends approval of the conditional use pexmi.tsubjecttothefollowingconditions:
1.Compliance with the requirements as noted in paxagraphs
D,E and F of this report.2.Any site lighting must be low-level and directed awayfromadjacentresidentialproperty.3.The driveway along the north side of the pxoposedbuildingadditionmustbeaone-way,exit-only drive.4.The dumpster ax'ea must be screened on three (3)sideswithaeight(8)foot high opaque fence or wall.
P~ING COMMISSION ACTION:(JDLY 26'001)
Staff presented a positive recommendation on this application,astherewerenofurtherissuesforresolution.There wexe noobjectorstothismattexpresent.
The Chairman placed the item before the Commission fox inclusionwithi.n the Consent Agenda foz approval as recommended by staff.
A motion to that effect was made.The motion passed by a vote of9eyes,0 nays and 2 absent.
July 26,2001
ITEM NO.:9 FILE NO.:Z-7061
NAME:K-Life —Conditional Use Permit
LOCATION:508 H.Ridgeway
DEVELOPER:SURVEYOR:
St.Andrew's Church Forrest Marlar,Jr.
6711 West Markham Stxeet 4505 JFK Blv'd.Little Rock,AR 72205 No.Little Rock,AR 72116
AREA:.24 acre NUMBER OF LOTS:1 FT.NEW STREET:0
ZOHIHG:R-3 ALLOWED USES:Single Family Residential
PROPOSED USE:Single Family Residential and
Youth Ministry Program
VARIAHCES/WAIVERS REQUESTED:
Waiver of the conditional use permit filing fee
A.PROPOSAL/REQUEST:
The applicant,St.Andrew's Chuxch,requests a conditionalusepermittooperateachurchyouthministryprogramfromthepropertyat508N.Ridgeway.The existing one-story(1,760 squaxe feet)single family stx'ucture will also beusedasaxesidencefortwoyouthministryprogxamstaffmembers.The youth ministry progxam is associated with K-Life,a nonprofit oxganization based in Conway which workswithjuniorandseniorhighchildreninthecommunity.Attached is a copy of the applicant'covex'ettex whichgivesadetaileddescriptionoftheproposedactivities totakeplaceonthispxoperty.
This application is a use issue only,as no changes areproposedtotheexistingsiteplan.Based on the fact thatthechurchandK-Life are nonpx'ofit organizations,a waivexofthe$180.00 filing fee has been requested.
July 26,2001
ITEM NO.:9 (Cont.)F1LE NO.:Z-7061
B.EXISTIHG CONDITIONS:
The property at 508 N.Ridgeway contains an existing one-story frame single family residence which is approximately1,760 square feet in axes.There is a single cax drivewayfromRidgeway,with a carpoxt for one (1)vehicle.Thegeneralaxesismadeupofsinglefamily,two-family andmultifamilyxesidencesandzoning.Pulaski Heights MiddleSchoolislocatedtothesouthwest.
C.NEIGHBORHOOD COMMENTS:
As of this writing,staff has xeceived thxee (3)letters andapetitionfrompersonsopposingtheproposeduseoftheproperty.The Hillcxest,Capitol View Stifft Station andCedarHillTerraceNeighbox'hood Associations were notifiedofthepublichearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No Comments.
E.UTILITIES AHD FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer available,not adversely affected.
Entergy:No Comment received.
No Comment received.
Southwestexn Bell:No Comment.
Water:No Comment.
Fixe Department:Ho Comment.
Count Plannin :No Comment xeceived.
CATA:project site is located near bus routes ¹1 and ¹8
and has no effect on bus radius,turnout,and route.
F.Landsca e Issues:
Ho Comments.
2
July 26,2001
ITEM NO.:9 (Cont.)FILE NO.:I-7061
Q.SUBDIVISION COMMITTEE COMMENT:(JULY 5,2001)
Revezend Thomas Johnston was present,representing theapplication.Staff briefly described the pxoposedconditionalusepermit,noting that no changes were proposedtotheexistingsiteplan.Reverend Johnston providedadditionaldescriptionofthepxoposeduse.
Commissionez Berry asked if the applicant had contacted theHillcrestNeighborhoodAssociation.Revexend Johnston notedthatsomeofthemembersofthechurchhadcontactedtheneighborhoodassociation.
Jim Lawson,Director of Planning and Development.,asked ifanyoftheyouthinthepxogramcouldcomebythepxopertyatanytime.Reverend Johnston stated that they could.
Commissioner Bex'zy suggested that the applicant consider
making the conditional use permit for this pxoposed useonly,so that the property would xevert back to singlefamilyresidentialshouldtheuseceasetooperateat thislocation.There was some additional discussion.
Aftex the discussion,the Committee forwarded the issue tothefullCommissionfoxfinalaction.
H.ANALYSIS:
As noted in paragraph A.,the applicant is requesting aconditionalusepermittooperateachuxchyouthministryprogramfromthesinglefamilyresidentialpropertyat508N.Ridgeway.The pxoposed youth ministry program willconsistofweeklymeetingsandotherscheduledmeetings andactivitiesforyouthranginginagefromfoux'th gxade tohighschool.The number of children at themeetings/activities will range from 3 to 50.
There is parking on the site fox two (2)vehicles,a singlecarcarportanddriveway.This will allow parking for thetwo(2)staff membex's which will x'eside on the property.There is no othex'ff-street parking at this site.Theapplicanthasnotedthattheyouthwhodxivetothemeetings/activities will park at the Pulaski Heights MiddleSchoolandwalktotheresidence.
3
July 26,2001
ITEM NO.:9 (Cont.)FILE NO.:Z-7061
Although staff feels that the K-Life Youth Ministry is a
quality program and does not question the program's
integxity,there are several concerns about operating a
program of its size at this residential location.Staff is
concerned with the frequency of the meetings/activities,the
number of youth who wi3.1 be attending some of the functions,
the amount,of traffic at and around the site that the use
will generate,and the lack of off-street parking and
drop-off/pick-up axeas.Staff feels that the level ofactivitywhichtheproposedusewi13.general will have an
adverse,negative impact on the adjacent residential
pxoperties and the general axea,and therefore,cannot
support the requested conditional use permit.
STAFF RECOMMENDATIONS:
Staff recommends denial of the requested conditional use
permit.Staff suggests that the Commission take a separatevoteregardingthexequestedwaiverofthefilingfee.
PLANNING COMMISSION ACTION:(JULY 26,2001)
Revex'end Thomas Johnston and othexs were present,repx'esenting
the application.There were several persons present to opposetheapplication.
The Planning Commission discussed deferxing the application sothattheapplicantcouldmeet.with the neighborhood and attempt.to work out their issues of concern.Jim Lawson,Dixectoz of
P3.arming and Development,explained the possibility of adeferx'al.The applicants met outside the Board room (during thediscussionofanothexitem)to discuss the issue of deferral.
Reverend Johnston addressed the Commission and the neighbors.He
apologized to the neighbors for not meeting with them to discusstheirconcerns.He stated that he wished to withdraw theapplication.He noted that all activities would be transitionedtoanotherlocation.
There was a discussion about what activities might take place ontheproperty.Rev.Johnston mentioned what the constitutional
rights might be regarding the use of this property.Chairman
Downing asked if the property would be used as a residence.Rev.
Johnston noted that one (1)person would reside on the property.
4
July 26,2001
1TEM NO.:9 {Cont.)FXLE NO.:5-7061
Thexe was a discussion pertaining to what the property could be
used for under the existing residential zoning.Staff noted thatthepxopexty{use)is currently under enforcement and asked the
Commission foz a tx'ansition time for the youth pxogxam activitiestoceaseatthislocation.Rev.Johnston stated that all of theregularlyscheduledmeetingsat508N.Ridgeway would be ceased
immedi.ately.
Dana Carney,of the Planning Staff,noted that the Commissioncouldwithdzawtheapplication,and that staff would monitor thesiteandproceedwithenforcement,if necessary.
There was a motion to withdraw the application,withoutprejudice.The motion passed by a vote of 9 ayes,0 nays and
2 absent.
5
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rW+3
St.Andrew's Church 9-7o((
6711 West Markham Street (zp-Little Rock,Arkansas 72205 /pm~)
614-6061 (phone),614-6062 (fax)
e-mall:tjsaintandrews-lr.org
June 7,2001
Mr.Dana Carney
Zoning and Subdivision Manager
Department of Planning k Development
723 %'est Markham Street
Little Rock,Arkansas 72201-1334
Re:Application for Conditional Use Permit
Property Address:508 North Ridgeway,Little Rock,Arkansas
Applicant:St.Andrew's Church
Dear Mr.Carney:
Please consider this as the cover letter setting forth the request by the Applicant,
St.Andrew's Church,for a conditional use permit at the property located at 508 North Ridgeway,
Little Rock,Arkansas.This letter will address the nature and character of the proposed use and is
intended to include all information necessary to inform the Commission of the circumstances
involved in this matter.
St.Andrew's Church ("Church")was officially incorporated in the State of Arkansas on
Pebruary 4,1998 (a copy of the Certificate of Incorporation of a Domestic Non-Profit Corporation
is attached hereto).I have also attached a copy of our Mission and Values so that you can have a
better insight into the heart of St.Andrew's Church.
During its short life,the Church has vigorously developed its youth ministry programs,both
for the children of its members and in terms of outreach to Little Rock and the surrounding
community as a whole.In 2000,the Church determined that it could be even more effective in this
regard by engaging a third party to assist the Church in its mission.Accordingly,the Church
entered into a relationship with K-Life,a nonprofit organization based in Conway and headed by
State Representative Steve Schall.
K-Life began in St.Louis in 1979 through a desire to give junior and senior high kids a year-
round experience of activities and relationships consistent with the philosophy of the Kanakuk
Kamps in southwest Missouri.Since then,K-Life has grown to include sixteen chapters in six states.
Mr.Dana Carney
June 7,2001
Page 2
K-Life is a community-wide interdenominational Christian ministry of discipleship and fellowship
for youth and their families.K-Life works alongside churches and families in the community to teach
and encourage kids to be strong in the Lord in spite of all the negative pressures they face as
teenagers.Weekly meetings consist of songs,games,skits and talks that contain a lesson with a
relevant life application from the Bible.Kids can also join Bible study "small groups"that meet
weekly with K-Life staff or volunteer leaders.K-Life currently has another chapter in west
Little Rock formed in conjunction with the membership of Summit Church in 2000.Nearly all of
the K-Life chapters nationwide are located in metropolitan areas similar to Little Rock.
In early 2001,K-Life assigned Scott Wozniak to head the midtown K-Life program
administered by the Church.Mr.Wozniak is a 2000 graduate with honors from Ouachita Baptist
University with a Bachelor of Music in Musical Theater.He is an experienced leader of youth
ministries,and also has years of experience in the leadership of the Kanakuk Kamps in southwest
Missouri.On March 22,2001,the Church entered into a written rental agreement with Mr.Mitchell
Mhoon,the owner of the property at 508 North Ridgeway,for a one year lease,and since that time
Mr.Wozniak has resided at the property.
The proposed use of the property is to primarily serve as a residence for Mr.Wozniak as the
person responsible for administering the K-Life program for the Church.The Church plans to have
another person on staff in the K-Life program beginning in fall 2001,and this person will also reside
at the property with Mr.Wozniak.
In addition to serving as a residence for the leaders of the Church's K-Life program,the
property will also be used by Mr.Wozniak to host two meetings per week in the early evening hours
during the school year,and less frequently (perhaps every other week or less)in the summer months.
Typically,these meetings will occur on Monday and Tuesday of the week,with the first meeting for
middle school age youngsters and the second meeting for high school age young adults.Over the
past few weeks,meetings for the middle school age group have ranged from 10 to 30 persons in
attendance from 6:30 p.m.to 8:00 p.m.Since this age group cannot drive,anywhere from 10 to 20
vehicles would be present in the neighborhood in a 10-15 minute period before and after the start and
end of the meeting to drop off and pick up the students.The meeting on Tuesdays for high school
age students begins at 7:00 p.m.and ends at 8:30 p.m.These meetings have consisted of 10 to 20
students,and do not involve vehicles on the street in front of the property,since all of these students
drive to the meeting or ride with other licensed drivers.The students have been instructed to park
at the Pulaski Heights Middle School property located on Lee Street just around the comer from the
property;the students then walk to the residence.The meetings are primarily conducted inside the
residence,and consist of prayer,discussion,songs and games.The noise level is in character with
the current zoning of the property.
Mr.Dana Carney
June 7,2001
Page 3
The residence is occasionally used on other days of the week for much smaller bible study
groups consisting of approximately 3 to 10 youngsters.One or two times a week,some of the
students will come by the house in groups of up to 4 or 5 kids simply to talk with Mr.Wozniak and
play games.Approximately every 2-3 months,a group consisting of from 5 to 20 fourth and fifth
grade students may meet at the house on a weekday evening from 6:30p.m.to 8:00p.m.Once every
two months or so,Mr.Wozniak plans to have a function at the house involving approximately
40 or 50 kids along the same parameters as those identified in the twice weekly meetings.
The Church respectfully submits that its application for a conditional use permit fully
complies with the standards and guidelines set forth in the Commission's zoning regulations.The
Church welcomes any member of the Commission and the Board of Directors to attend one or more
of the meetings to see first hand the manner in which the Church proposes to use the property in
accordance with this application,The Church also requests that the Commission waive any fees
associated with the application,since the Church is organized as a nonprofit organization pursuant
to the Internal Revenue Code and has no income.
Reverend Thomas ston
Enclosures
cc:Members of the Little Rock Planning Commission
Members of the Little Rock Board of Directors
Everette L.Martin,Esq.
Jay Bequette,Esq.
14
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July 26,2001
ITEM NO.:10 FILE NO.:Z-7066
NAME:Ross Adult Day Care —Conditional Use Permit
LOCATION:2506 S.Valentine Street
DEVELOPER:SURVEYOR:
Rhonda Ross Forrest Marlar,Jr.2506 S.Valentine Street 4505 JFK Blvd.Little Rock,AR 72204 No.Little Rock,AR 72116
AREA:.16 acre NUMBER OF LOTS:1 FT.NEW STREET:0
ZONING:R-3 ALLOWED USES:Single Family Residential
PROPOSED USE:Adult Day Care Center
VARIANCES/WAIVERS REQUESTED:None requested.
A.PROPOSAL/REQUEST:
The appli.cant,Rhonda Ross,requests a conditional usepermittoconvertthe929squarefootsinglefamilyresidenceat2506S.Valentine Street,to an adult day carecenter.The pr'oposed adult day care will serve a maximum offour(4)clients,with operating hours of 7:00 a.m.to 5:00p.m.{with extended hours available to 7:00 p.m.),MondaythroughFriday.The day care will have a total of two {2)employees.
The only proposed changes to the property are a futurecoveredpatio,enlazgement of the existi.ng drive foz anaddi.tional parking space and some additional landscaping.The applicant proposes to maintain the residenti.alappearanceoftheproperty.
The applicant is also proposing a small wall sign toidentifytheproperty.The sign will have an area ofapproximatelyone(1)square foot and be attached to theValentineStreetsideoftheexistingstr'ucture.
July 26,2001
ITEM NO.:10 (Cont.)FILE HO.:S-7066
B.EXISTING CONDITIONS:
There is an existing one (1)story bxick and fxame singlefamilyresidenceonthesite.There are single familyresidencestothenorth,south,west and east acrossValentineStreet,with the Garland School building furthernorthacrossWest.25 Street.There is a mixture of usesfurthertothesouthalongAsherAvenue.
C.NEIGHBORHOOD COMMENTS:
The Goodwill,Love,Midway and Stephens Area Faith
Neighborhood Associations were notified of the publichearing.As of this wxiting,staff has received no commentfromtheneighborhood.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Show parking and drop-off for employees and customers.2.Plans of all work in right-of-way shall be submitted for
approval priox'o start of work.
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLAHN1NG:
Wastewater:Sewer available,not advex'sely affected.
Entergy:No Comment.
ARK':No Comment received.
Southwestexn Bell:No Comment.
Water:No Comment.
Fire Department:No Comment.
Count Plannin :No Comment received.
CATA:Pxoject site is located near bus routes $14 and ()16
and has no effect on bus radius,turnout and route.
F.Landsca e Issues:
No Comment.
2
July 26,2001
ITEM NO.:10 (Cont.)FILE NO.:Z-7066
G.SUBDIVISION COMMITTEE COMMIT:(JULY 5„2001)
Rhonda Ross,Claudia Starks and Barbara Douglas wexepxesent,representing the application.Staff brieflydescribedtheproposedconditionalusepermit,.In responsetoaquestionfromstaff,Mrs.Ross noted that there wouldbstwo(2)employees on the site.
The issue of signage was briefly discussed.Staff noted the
type of business proposed needed no signage for advertising,only a small sign to identify the building.This wasdiscussedfurther.After the meeti.ng,Mrs.Ross noted thatonlyaons{1)square foot wall sign would be requested.
The issue of parking was also discussed.Mrs.Ross notedthattheexistingdrivefromValentineStreetwouldbe
widened to provide a drop-off/pick-up space.It was notedthattherewasexistingparkingonthesiteforthetwo(2)employees (carport and driveway).
After the discussion,the Committee forwaxded theapplicationtothefullCommissi.on for final action.
H.ANALYSIS:
The applicant,is x'equesting a conditional use pexmit.toallowanadultdaycarecenterat2506S.Valentine Street.The pxoposal is to convert the existing 929 squaxe footresidentialstructurefox'he day care use.The applicantproposestomaintaintheresidentialappearanceofthepxoperty,with the only proposed changes heing a futurecoveredpatio,additional landscaping and widening of theexistingdri.veway to provide an additional parking space.
There are two {2)existing paxking spaces on the site{carport and driveway),which will be used for employeeparking.The proposed addi.tional space will be fordrop-off/pick-up,The applicant has noted that thedrop-off/pick-up times are expected to be staggexed.Theordinancerequiresaminimumofthree(3)parking spaces toserveadaycareuseofthissize.Staff has no problemwiththepaxkingplanasproposed,.
Staff feels that the adult day care as proposed,with onlytwo(2)employees and four (4)clients,will be compatible
3
July 26,2001
ITEM NO.:10 (Cont.)FIIE NO.:Z-7066
with the suxroundi.ng properties.With compli.ance with the
condi.tions as noted in paragraph I.of this report,the
pxoposed use should have no adverse impact on the genexalarea.
I.STAFF RECOMMENDATIONS:
Staff recommends approval of the conditional use permitsubjecttothefollowingconditions:
1.Compliance with the Public Works requirements as noted in
paragraph D.of this report.2.The use is limited to a maximum of two (2)employees and
four (4)clients at any given time.3.Signage shall be limited to a wall sign with a maximum
area of one (1)square foot and attached to the ValentineStreetsideofthebuilding.
4.Compliance with the State Department of Human Serviceslicensingreguirementsforadult,day cares.
PLANNING COMMISSION ACTION:(JULY 26,2001)
Staff presented a positive recommendation on this application,astherewerenofurthexi.ssues fox resolution.There were noobjectoxstothismatterpresent.
The Chairman placed the item before the Commission for inclusionwithintheConsentAgendafox'pproval as xecommended by staff.
A motion to that effect was made.The motion passed by a vote of9ayes,0 nays and 2 absent.
4
t'uiy 26,2001
ITEM NO.:11 FILE NO.:Z-7067
NAME:Ensco Pazkhill (Lot 3R,Phase 2)—Conditional Use Permit,
LOCATION:South side of Corporate Hill Drive,south of
West,Markham Stzeet
DEVELOPER:ENGINEER:
Mazkham Street Development Bartlett and West Engineers,Inc.2226 Cottondale Lane 1701 Centerview,Suite 210LittleRock,AR 72202 Little Rock,AR 72211-4312
AREA:2.31 acres NUMBER OF LOTS:1 FT.NEW STREET:0
ZONING:0-2 ALLOWED USES:Office
PROPOSED USE:Hotel
VARIANCES/WAIVERS RE UESTED:
A variance to allow increased building height.
A.PROPOSALlREQUEST:
The applicant,Markham Street Development,requests aconditionalusepermit.to allow construction of a hotel onthe0-2 zoned property along the south side of CozpozateHillDzive(Lot 3R,Phase 2,Ensco Parkhill Addition).Thedevelopmentwillconsistofathree-story hotel buildingwithapproximately35,000 scgxare feet of building area and70guestrooms.
There will be a total of 81 parking spaces to serve thehoteldevelopment.There are 24 existing parking spaces onLot3R,Phase 2,Ensco Pazkhill Addition which wereconstructedaspartoftheofficedevelopmenttothe west onLot2R.There are cross-access easements between the two(2)lots.The new parking on Lot 3R will tie into theexistingparkinglot.
July 26,2001
ITEM NO.:11 (Cont.)FILE NO.:Z-7067
There will be two (2)access points from Coxporats HillDriveandone(1)access through Lot 2R to the west.Therewillbeasmallamountofparkingalongthsnozthsidsofthebuilding,with a driveway along the building's east sidstoaccessthepaxkinginthsxear.
The height of the main hotel building will be approximately43feet(mean height of ths sloped roof),with the height oftheproposedtowerfeaturebeing62feettothepeakoftheroof.Ths maximum height a13.owed in 0-2 zoning is 45 feet,
up to 120 feet with increased building setbacks.Theapplicanthasrequestedavariancefortheincreasedbuildingheight.of the towex structuxs.The applicant hassubmittedasouthbuildingelevationshowingthetowerfeature.
B.EXISTING COND1TIONS:
The property is undeveloped and wooded.There axe existingofficebuildingstotheeast,west and north acrossCorporateHillDrive.Interstate 630 is located to thssouth.
C.NEIGHBORHOOD COMMENTS:
Ths Treasure Hills and Santa Fe Heights NeighbozhoodAssociat;iona were notified of the public hearing.As ofthiswriting,staff has received one (1)phone call from apersonrequestinginformationonthisapplicati.on.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Propexty frontage needs to have ths sidewalks and xampsbxoughtuptothecurrentADAstandaxds.2.Repair or replace any curb and guttex ox sidewalk that is
damaged in the public right-of-way pxioz to occupancy.3.All driveways shall be concx'ete aprons per City
Oxdinance.
4.Plans of all work in right:-of-way shall be submitted forappzovalpriortostaxtofwork.5.Stormwatex dstenti.on ordinance applies to this pzoperty.
E.UTILITIES AND FIRE DEPARTMENT/COUNTI PLANNING:
Wastewater:Sewer available,not advexsely affected.
Capacity Contribution Analysis Required.Contact LittleRockWastewaterUti3.ity fox detai.ls.
2
July 26,2001
ITEM HO.:ll (Cont.)FILE HO.:Z-7067
Entexgy:No Comment.
ARKLA:No Comment received.
Southwestern Bell:No Comment.
Water:If there axe facilities that need to be adjusted
and/ox relocated,contact Central Arkansas Water.That
work would be done at the expense of the developex'.An
acreage chaxge of 4150/acre applies in addition to the
normal connection charge for this parcel.(2.3 acres
8150/acx'e —$345.00).
Fire Department:Private fire hydrants may be required.Contact Dennis Fxee at 918-3752 for detai,ls.
Count Plannin :Ho Comment xeceived.
CATA:Project site is located on bus route ()5,but has noeffectonbusradius,turnout and route.
F.Landsca e Issues:
The plan submitted does not allow for the average on-sitestreetbufferwidthrequiredalongCorporateHillDr.of 24 feet.
An irrigation system to water landscaped areas will berequired.
The intexior landscape islands within the proposed northern
parking lot are 270 square feet short of the 8%
(672 sq.ft.)required by the Landscape Oxdinance.
G.SUBDIVISION COMMITTEE COMMENT:(JULY 5 2001)
Thomas Gxaham was present,representing the application.Staff briefly described the conditional use permit,,notingthatsomeadditionalinformationwasneeded.Staff notedthatavarianceneededtoberequestedfortheproposedbuilding'tower feature.
The Public Works requirements were briefly discussed.
Public Works representatives noted that the slope of the
driveway along the east property line must not exceed 12pexcent.
3
July 26,2001
ITEM NO.:11 (Cont.)FILE NO.:Z-7067
The landscaping issues were also discussed.Bob Brown,ofthePlanningStaff,noted that the street.buffer alongCorporateHillDr.shou3.d average 24 feet.Mr.Graham notedthatthesiteplanwouldbezevisedaccordingly.
After the discussion,the Committee forwarded theapplicationtothefullCommissionforfinalaction.
H.ANALYSIS:
The applicant submitted a revised site plan to staff on July11,2001.The revised plan addxesses all of the issuesraisedduxingthestaffreviewandSubdivisionCommitteemeeting.The building has been shi.fted back from CorporateHillDriveandthestreetbuffernowconformstoorCh.nancestandards.Public Norks has reviewed the revised site planandnotesnooutstandingissues.
As noted in pazagraph A.,the applicant is requesti.ng avariancetoallowincxeasedbuildingheightforthetowerstructureatthesoutheast,corner of the proposed hotelbuilding.Based on the fact that this tower structure i,s asornamentalfeature,staff has no problem with the varianceasrequested.
There are 81 parking spaces proposed to serve the hotel use.The ordinance requires a minimum of 77 paxking spaces.Staff also supports the parking plan as proposed.
The px'oposed site plan shows a gx'ound-mounted sign alongCozporateHillDxiveatthepropexty's easternmost accessdrive.The sign and any wall-mounted signage must notexceedtheox'dinance standaxds for office zoned property.
Otherwise,to staff'knowledge there no outstanding issuesassociatedwiththeconditionalusepermit,.The pxoposedhotelshouldhavenoadverseimpactonthegenexalarea.
STAFF RECOMMENDAT1ONS:
Staff xecommends approva3.of the conditional use permitsubjecttothefol3.owing conditions:
1.Compliance with the requirements as noted in paragraphs
D,E and F of this report.
4
July 26,2001
ITEM NO.:11 (Cont.)FILE NO.:Z-7067
2.The px'oposed gxound-mounted sign must not exceed the
ordinance standards for office zoned property.3.The dumpster area must be screened on three (3)sides
with an eight (8)foot high opaque fence or wall.4.Staff xecommends appxoval of the variance for theincreasedbuildingheightofthebuilding's tower
featux'e.
5.The slope of the driveway along the propexty'eastsidemustnotexceed12pexcent.
PLANNING COMMISSION ACTION:(JULY 26,2001)
Staff pxesented a positive recommendation on this application,astherewerenofurtherissuesfoxresolution.There were noobjectorstothismattexpresent.
The Chairman placed the item before the Commission for inclusionwithintheConsentAgendaforapprovalasrecommendedbystaff.
A motion to that effect was made.The motion passed by a vote of
8 ayes,1 nay and 2 absent.
5
July 26,2001
ITEM NO.:12 FILE NO.:Z-7068
NAME:Bussa Manufactured Home —Conditional Use Permit
LOCATION:14009 Lawson Road
DEVELOPER:SURVEYOR:
Jamie Calvert,Bussa Laha Engineers
16525 Lawson Road P.O.Box 190251LittleRock,AR 72210 Little Rock,AR 72219
AREA:1.0 acre NUMBER OF LOTS:1 FT.NEW STREET:0
ZONING:R-2 ALLOWED USES:Single Family Residential
PROPOSED USE:Single Family Residential
(manufactured home)
VARIANCES/WAIVERS REQUESTED:None requested.
A.PROPOSAL/REQUEST:
The applicant,Jamie Calvert Bussa,reguests a conditionalusepermittoallowfortheplacementofamultisectionalmanufacturedhomeontheR-2 zoned property at 14009 LawsonRoad.The manufactured home will be either a double-wide oratriple-wide,and the applicant has submitted a si.te planshowingamaximumbuildingcoverage.
The manufactured home will be located near the center of theproperty,with a driveway along the east property line and acarportontheeastsideofthehouse.The site plan alsoshowsanaccessorystoragebuildingi.n the rear yard.
B.EXISTING CONDITIONS:
The site is vacant and grass-covered.The general area isprimarilymadeupofsinglefamilyresidencesonlargelots.
July 26,2001
ITEM HO.:12 (Cont.)FILE NO.:Z-7068
There are several mobile and manufactuxed homes in the axes.Thex'e is a church on the propex'ty immediately west,and ahorsexanch/boaxding facility to the east.
C.NEIGHBORHOOD COMMENTS:
The SWLR UP Neighborhood Association was notified of thepublichearing.As of this wxiting,staff has received nocommentfromtheneighborhood.
D.EHGINEERIHG COMMENTS:
PUBLIC WORKS CONDITIONS:
1.See Pulaski County Administrator for minimum floorelevationrequirements.
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLAHNIHG:
Wastewater:Outside service boundary,no comment.
Entergy:A 30-foot utility easement is requested alongexistingoverheadpowerline.Contact utility fordetails.
ARKLA:No Comment received.
Southwestern Bell:No Comment.
Water:Ho Comment.
Fire Department:No Comment.
Count Plannin :Ho Comment received.
CATA:Project site is not located on a dedicated bus route
and has no effect on bus radius,tuxnout and route.
F.Landsca e Issues:
No Comment.
G.SUBDIVISION COMMITTEE COMMENT:(JULY 5,2001)
Jamie Bussa was px'esent,representing the application.Staff briefly described the proposed conditional use permit.Staff noted that the applicant needed to prove that this
2
July 26,2001
ITEM NO.:12 (Cont.)FILE NO.:I-7068
property is a legal lot of record.Staff also noted that a
driveway and a parking space needed to he shown on the plan.
Ths Public Woxks Comment zegaxding minimum floor elevation
was bxiefly discussed.Ms.Bussa stated that she had mst
with Pulaski County personnel and discussed the minimum
required floor elevation.
There hsing no furthex issues for discussi.on,the Committee
forwaxded the app3.ication to the full Commission for finalaction.
H.ANALYSIS:
The applicant submitted a revised site plan to staff on
July 11,2001.The revised plan addresses the issues asxaisedbystaffatthsSubdivisionCommitteemeeting.The
dxivsway and parking (carport)have been shown on the si.teplan.Ths app3.icant has also submitted the required deed
infozmati.on showing that this pzopexty is a 3.egal lot ofxecozd.
Otherwise,there should be no outstanding issues associated
with this application.With compliance with the minimumsitingstandardsfaxmanufacturedhomes{as noted in thenextparagraph),the manufactured home should have
absolutely no adverse impact on the sux'rounding propertiesorgeneralaxes.
I.STAFF RECOMMENDATIONS:
Staff recommends approval of the conditional use permitsubjecttothefollowingconditi.ons:
1.Compliance with the requirements as noted in paragxaphs D
and E of this report.
2.Compliance with the following ordinance required minimumsitingstandardsformanufacturedhomes:a.A pitched xoof of three (3)in twelve (12)ox.
fouxteen (14)degrees oz greater.
b.Removal of all transpox't elements.c.Psxmanent foundation.
d.Exterior wall finished so as to be compatible with
the neighborhood.e.Orientation compatible with placement of adjacentstructuxes.
3
July 26,2001
ITEM NO.:12 (Cont.)FILE NO.:Z-7068
f.Underpinning with permanent materials.
g.All homes shall be multisectional.
h.Off-street parking pex single-family dwelling
standard.
PLANNIHG COMMISSION ACTION:(JULY 26,2001)
Staff presented a positive recommendation on this application,astherewerenofurtherissuesforresoluti.on.There wexe noobjectorstothismattexpxesent.
The Chairman placed the item before the Commission for inclusionwithintheConsentAgendaforapprovalasrecommendedbystaff.
A motion to that effect was made.The motion passed by a vote of
9 ayes,0 nays and 2 absent.
4
July 26,2001
ITEM HO.:13 FILE NO.:Z-1930-B
Owner:Union National Bank
Applicant:Richburg Rickett Consulting Engineers
Location:8200 Geyex Springs Road
Recpxest:Rezone from R-5 to 0-3
Purpose:Expand adjacent bank parking lot
Size:2.8+acres
Existing Use:Wooded,undeveloped
SURROUNDING IAND USE AND BONING
North —Wooded,single family and multiple commercialuses;zoned C-3 and R-2
South —Pxivate school and church;zoned R-2
East -Multiple commercial uses;zoned C-3 and C-1
West —Private school and church;zoned R-2
PUBLIC WORKS COMMENTS
1.83 Street,Frenchmen'Lane,and Nova Lane are classified on
the Master Street Plan as commercial streets.Dedicate
right-of-way to 30 feet.from centerline.
2.A 20 feet radial dedication of right-of-way is required atallcorners.
With Buildin Permit:
3.Provide design of street conforming to "MSP"(Master Street
Plan).Construct one-half street improvement to thesestreetsincluding5-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.Stoxmwatex detention oxdinance applies to this property.6.Easements for proposed stoxmwater detention facilities are
required.
PUBLIC TRANSPORTATION ELEMENT
Bus routes extend down Geyer Springs Road,east of the site.
July 26,2001
ITEM NO.:13 (Cont.)FILE NO.:Z-1930-8
PUBLIC NOTIFICATION
All ownexs of property located within 200 feet of the site,allresidentswithin300feetwhocouldbeidentifiedandtheCloverdale,Windamere and SWLR UP Neighboxhood Association werenotifiedofthexezoningrequest.
LAND USE PLAN ELEMENT
The site is located in the Geyer Spx'ings West Planning District.
The adopted plan recommends Office for the site,The requestconformstotheadoptedPlan.
The site lies within the area covered by the CloverdalelWatson
Neighborhood Action Plan.The Plan was adopted on March 18,1997.An update of that Plan is on the Commission'July 26,2001 agenda.Some of the specific goals and objectives of thePlanupdateare:
~Support,Land Use and 2oning changes that will improve the
community with minimum negative impacts.
~Protest any plans for new businesses located in the center ofresidentialareas.
~Protect any plans for new multi-family housing in theneighborhood.
~Suppoxt non-residential changes in areas shown on Future LandUsePlanassuch.
It is staff'opinion that this specific R-5 to 0-3 rezoningmeetsthegoalsandobjectivesofthePlanupdate.
STAFF ANALYSIS
The xequest before the Commission is to rezone this 2.8f acretractfrom"R-5"Urban Residence Distxict to "0-3"GeneralOfficeDistrict.The tract is wooded and undeveloped with theexceptionofasmall,bank parking lot that was previouslyapprovedbytheBoardofAdjustment.The bank,which frontsontoGeyerSpringsRoad,is being remodeled and the paxking lot
2
July 26,2001
ITEM NO.:13 (Cont.}FILE NO.:Z-1930-B
is to be expanded.The Board of Adjustment may no longer
appxove parking variances of the nature pxeviously granted forthissite.The bank has determined that it would be appropx'iatetorezonetheentiretractfromR-5 to 0-3,although only asmallportionwillbeusedfortheexpandedparkinglot.
Staff is supportive of the x'ezoning request.The site is
bounded on the noxth and east by multiple commercially zonedproperties.Churches and schools,both public and private,arelocatedtothesouthandwest.The proposed 0-3 zoning is
compatible with uses and zoning in the area and serves as anappropriatetxansitionfromtheheavilycommercialGeyerSpringsRoadcorridortotheschools,churches and residences located tothesouthandwest.
The 0-3 request conforms to the adopted Land Use Plan and meetsthegoalsandobjectivesoutlinedintheupdated
Cloverdale/Watson Neighborhood Action Plan.
STAFF RECOMMENDATION:
Staff x'ecommends approval of the requested 0-3 zoning.
PLANNING COMMISSION ACTION:(JULY 26,2001}
The applicant was present.There were no objectoxs present.Staff pxesented the item and a xecommendation of approval.Aletterofsupporthadbeenx'eceived from Janet Berx'y,pxesidentofSWLRUP.The applicant offered no additional comments.
The item was placed on the Consent Agenda and approved by a voteof9ayes,0 noes and 2 absent.
3
July 26,2001
ITEM HO.:14 FILE NO.:Z-7021
NAME:Sprint PCS —Tower Use Permit
LOCATION:6516 Mabelvale Cut-Off
OWNER/APPLICANT:Ralph and Maria Watkins/Crafton
Communications on behalf of Sprint PCS
PROPOSAL:To constxuct,a Wireless Communication
Facility with support structure on R-2
zoned property.
ORDINANCE DESIGN STANDARDS:
1.Site Location:
The WCF is to be located on a poxtion of the asphalt-paved
parking lot at the northeast corner of the propertyoccupiedbySkateworldSkatingRinkat6516Mabelvale Cut-Off.
2.Com atibilit with Nei hborhood:
The WCF is well situated for placement in a built-up area.
A large area of undeveloped,wooded px'operty extends tothenorth.A vacant tract is adjacent to the east,and alaxgeapartmentcomplexislocatedapproximately200feetfarthereast.The remaindex of the 750+foot deepSkatewoxldpropextyextendstothesouth.The rear lotlineofsevexalsinglefamilyhomesislocated175+feetwestofthesite.With compliance with the ordinance
required,screening and landscaping,the use should becompatiblewiththeneighboxhood.
All owners of property located within 200 feet of thesite,all residents within 300 feet who could beidentifiedandtheSWLRUP,Santa Monica,Yorkwood,O.U.R.and Allendale Neighborhood Associations weze notified oftheT.U.P.x'equest.
3.On-Site Drives and Parkin
The WCF site is located on the back coiner of the SkatingRink's asphalt paved parking lot.Access to the site is
July 26,2001
ITEM NO.:14 {Cont.)FXLE NO.:Z-7021
by way of a 24'ccess easement thxough the parking lotfromMabelvaleCut-Off.There is more than adequateparkingspaceavailableaxoundtheWCFforthetechnicians
who will occasionally visit the site.
4.Screenin and Suffers:
The applicant intends to fully comply with the landscapingandscreeningrequizementsfox'CF as outlined inOxdinanceNo.18,173.The site will be enclosed by an
8'all,opaque,wood fence.A 6'erimeter landscape stripwillbeplacedaroundthesite.Each peximeter of thelandscapestripwillcontain2treesandseveralevergreenshrubs,30"in height.spaced 30"on center.
5.Public Works Comments:
Ho Comments.
6.Utilit and Fixe De t.Comments:
Ho Comments.
7.Staff Anal sis:
Cxafton Communi,cations,on behalf of Sprint PCS,pzoposestoconstructaWirelessCommunicationFacility{WCF)on theR-2 zoned pxoperty at 6516 Mabelvale Cut-Off.The pxopextyisoccupiedbyaskatingrinkandanasphalt-paved parkinglot.The WCF is proposed to be located in the noxtheastcorneroftheparkinglot,at the rear of the pzoperty.The WCF will consist.of a 150'all support structure,equipment platform,power pack,landscaping and screeningwithina62'62"lease area.The suppozt stzucture willbedesigntoaccommodateatleastoneadditionalcarxier.Sprint states that search attempts were made to find sitesinthespeci.fic need area in which the possibility of co-locating on an existing structure would be possible.Hosuchsiteswexefound.
The proposed WCF complies with all provisions of the Codewithtwoexceptions.The 150'all suppox't structure islocated31feetfromtheabuttingx'esidential property tothenorthand37.5'rom the abutting residential propertytotheeast.The Code requires WCF with suppox't structuresthatabutx'esidential property to be set back a di.stance at
2
July 26,2001
ITEM NO.:14 (Cont.)FILE NO.:Z-7021
least the height of the tower,measured from the base of
the towez to the property line of the residential lot.
Staff suppoxts this T.U.P.application and the two
associated setback variances.As was previously mentioned,
the WCF is sited as well as can be expected in a built-uparea.The residential properties to the noxth and east,,those affected by the reduced setbacks,aze undeveloped.
The propex'ty to the north is heavily wooded.The propertytotheeasthasbeenclearedandisnotlikelytobe
developed as single family.The proposed WCF conforms toallother'spects of the Code regaxding setbacks,
landscaping and screening.The nearest occupied single
family homes ax'e located west of the site.The WCF leaseareaecpxipmentplatformandtowerarelocated135+,145f
and 175+feet respectively from the rear property line ofthoseresidentialproperties.
Staff does not believe the zecpxested Tower Use Permit will
negatively impact nearby propexties.
8.Staff Recommendation:
Staff recommends approval of the requested T.U.P.subjecttocompliancewiththeWCFdevelopmentstandaxdsofSection36-593 and the WCF landscaping and screening provisions of
Ordinance No.18,173.
Staff recommends approval of the recreated setback
variances foz reduced setbacks on the north and east sides.
SUBDIVISION COMMITTEE COMMENT:(JUNE 21,2001)
The applicant was not present.He had called staff and
explained his inability to attend due to illness.Staff
presented the item and made note of the requested vaxiances.
There were no outstanding issues and,after a brief discussion,the Committee forwarded the item to the full Commission.
PLANNINS COMMISSION ACT1ON:(JULY 26,2001)
David Prejean,of Cx'afton Communications,was present
xepresenting the application.There was one interested paztypresent.A letter had been submitted by Janet Berry,president
3
July 26,2001
ITEM NO.:14 (Cont.)FILE NO.:Z-7021
of SWLR UP,in which Ms.Herry questioned the need fox'hetower.Staff pxesented the item and a recommendation of
appx'oval subject to compliance with the conditions as noted.
Commissionex Floyd noted that there were other towers in thearea.He questioned why Sprint could not co-locate on anexistingtower.
David Prejean responded that the height and location of theothextowerswouldnotallowSpx'int to provide coverage to theaxesinquestion.He px'esented a propagation map to suppoxt hiscontention.The Commission spent time reviewing the map.
Commissioner Floyd noted that the gate to the lease area was onthesouthside,making it visible from the street.He statedhisdesiretoseethegateplacedonthewestsideoftheleasearea.Dana Cax'ney,of the Planning Staff,responded that it,wasstaff'desixe to have the gate on the south side,since theeast,west and noxth sides wexe directly visible from adjacent,R-2 soned px'opex'ties;particularly the west side.
In x'esponse to a question from Commissioner Floyd,Mr.Pxejeanstatedthathewouldcomplycompletelywiththelandscapingandscreeningrequirements.
Troy Laha,of 7 Althea Circle,voiced his concern about theproliferationoftowexsintheCity.
A motion was made to approve the application,subject tocompliancewiththeconditionsproposedbystaff.The vote was6ayes,2 noes and 3 absent;approving the application.
July 26,2001
ITEM NO.:15 FILE NO.:Z-7064
Ownex:Raymond C.Cook Real Estate Txust
Applicant:James E.Hathaway,Jx.
Locatxon:East of 24 and Jr.Deputy;behind
Good Shepherd
Request:Rezone from R-2 to MF-12 withconditions
Purpose:Future expansion of Good Shepherd
Ecumenical Retirement Center Campus
Size:84.5i acres
Existing Use:Undeveloped,wooded
SURROUNDING ~USE AND ZONING
North —Single family;zoned R-2
South —Single family;zoned R-2
East —Single family;zoned R-2
West —Single family;zoned R-2 and Good Shephexd
Campus;zoned MF-18 and R-6
PUBLIC WORKS COMMENTS
1.Px'ovide traffic impact study to Publi.c Works before
Planning Commi,ssion.Public Works withholds
recommendation until impact studies are xeviewed.
PUBL1C TRANSPORTATION ELEMENT
A CATA Bus Route does provide service to the Good Shepherd
Campus via Aldersgate Road.
PUBLIC NOTIFICATION
All owners of property located within 200 feet of the site,all residents within 300 feet of the site who could beidentifiedandtheJohnBaxxow,Sewex District 147,TwinLakes,Campus Place,Kensington and Twin Lakes "B"
Neighborhood Associations were notified of the rezoningrequest.
July 26,2001
ITEM NO.:15 {Cont.)FILE NO.:Z-7064
The officers of all of the above neighborhood associations
were invited to a meeting hosted by the applicant on July 9,2001.Those present were briefed on the proposal and given
an opportunity to question the appl.icant.Additional
neighborhood meetings were held on July 16 and 17,2001.
All 140+persons who were notified of the rezoning wexe
invited to attend one of these meetings.Two persons
attended the July 16 meeting.Ten persons attended the
July 17 meeting.
LAND USE ELEMENT
The site is located in the I-430 Planning District.The
adopted plan cuxxently recommends Park/Open Space for thesite.The site is not on the City'Master Parks Plan as afutureparksite.A Plan Amendment has been filed asking
that.the site be reclassified as Low Density Residential.
See Item 15.1,LU01-11-02 .Staff is supportive of the
proposed change.In light of the conditions proposed by theapplicant,the rezoning should be compatible with theoverallneighborhood.
STAFF ANALYSIS
The request befoxe the Commission is to rezone this
undeveloped 84.5i acre tract from "R-2"Single Family to"MF-12"with the following conditions proposed by theapplicant:
l.A permanent 50'uffer strip of undisturbed natuxal
vegetation shall be created around the entire peximetexoftheProperty—except for that portion of the
perimeter which shuts the current Good Shepherd campus.
2.All current and future access to the Property shall beviaAldersgateRoadthxoughtheexistingGoodShepherd
campus.No access to the Property shall be permitted
from Junior Deputy,Romine ox Kensington Roads.
2
July 26,2001
ITEM NO.:15 (Cont.j FILE NO.:Z-7064
3.No building taller than 25'n height may be constructedwithin150'f that portion of the peximeter of the
Property which is adjacent to any ownership other than
Good Shepherd.
4.The use of the Property shall be limited only to housingfortheelderlyasdefinedintheLittleRockZoning
Ordinance together with other bui3.dings dixectly relatedtohousingfox'he elderly such as a chapel,wellnesscenter,and an administration building.
5.The maximum number of living units to be built,on the
Property shall be limited to 10 units per gross acre.
An associated land use plan amendment has been filed askingthatthesitebereclassifiedfromPK/OS to LDR.Once thepropertyisrezoned,it will be deve3.oped fox future
expansion of the adjacent Good Shepherd Ecumenical
Retirement Center Campus.
Staff is suppoxtive of the rezoning request and land useplanamendment.Although the site is vixtually surrounded
by single fami3.y homes,the conditions proposed by theapplicantwillassurethattherewillbelittleimpact onthosehomesbytherezoning.The bui3.ding height,use,access and density limitations proposed by the applicantwillhelptomitigatetheimpactandfurtherinsurethedevelopment.'s compatibility with the neighborhood.
Of those conditions px'oposed by the applicant,staffdisagreeswithonlyone.The applicant has pxoposed a
50'ufferstripofundisturbednaturalvegetationaroundthe
peximetex of the site —except for that portion of theperimetexwhichabutstheGoodShephezdCampus.Staff wouldpx'efer to see that buffer'tx'ip increased to 100 feet.A100footstxipcomprisesarelativelysmallportionofan84.5f acre site.The perimeter dimensions of the site azelarge;2,086 feet on the north,2,173 feet on the east and2,700+feet.on the west.A 100 foot buffex'ould provide atruevisualscreen,even during winter months.
Public Works has xaised concezns about access to the siteviaAldersgateRoad.There will be no othex access to thesite.Although the sole proposed use for the site,eldex'lyhousing,genex'ates a smaller vehicle requix'ament than othez
3
July 26,2001
ITEM NO.:15 (Cont.)FILE NO.:Z-7064
residential uses,Public Works questions whether Aldersgate
Road is sufficient to accommodate even that increase intraffic.
Development of this 84+acre site will require further
Planning Commission review over the next many years as the
vari.ous phases of the development occur.
STAFF RECOMMENDATION
Staff x'ecommends approval of the xequested rezoning with
conditions 2,3,4 and 5 as pxoposed by the applicant.Staff recommends that condi.tion 1 proposed by the applicant
be amended to xequixe a 100 foot buffez rather than a 50footbufferandthatthebuffezbezonedOS,Open Space.
PIBSKING COMMISS1ON ACTION:{JULY 26,2001)
This item was discussed concurrently with item 15.1,LU01-11-02 .James Hathaway was present representing the
application.There were several interested parties present;
only one had indicated opposition.Letters of support had
been received from the John Baxrow and Pennbzook/Clovezhill
Neighborhood Associations.Staff pxesented the item and a
zecommendation of approval with,one exception to the
conditions proposed by the applicant.Staff recommendedthata100footwidebufferberetainedaroundthesite,
rathex than the 50 foot proposed by the applicant.
Bob Tux'ner,Directox of Public Works addressed the
Commission and voiced his department's concerns about
Aldersgate Road and its intexsection with Kanis Road.He
noted that the intersection now warxanted a txaffic signal.
He surmised that the si.tuation at the intersection would befurtherworsenedbytheadditionoftrafficfromthesiteinquestion.
Commissioner Nunnley asked if limited access to the site was
a safety concern.Mr.Turner xesponded that.he agreed withnotallowingaccesstothesitethroughtheadjacentresidentialneighborhood.He noted that Aldersgate Road
would eventually connect to Shacklefozd Road,providingalternativeaccess.
4
July 26,2001
ITEM NO.:15 {Cont.)FIIE NO.:I-7064
Commissioner Rector commented that Mr.Turner seemed most
concerned with traffic at the intersection of Aldersgate andKanis;not on Aldexsgate itself.Mr.Turner confirmed thathisprimaryconcernwastheintersection.
Commissioner Faust asked Mr.Turner if he was xecommendingthattherezoningnotbeapproved.Mx.Turnex xespondedthathewasnotmakingthatsuggestion;that he was pointingoutconcernshehadfortrafficattheintersection.
Commissioner Rahman asked if the other streets could not beusedtoprovideaccesstothesite.Mr.Tux'ner respondedthathewouldprefertoseenoaccessthroughthesingle-family neighboxhood from this proposed Institutional
development.
James Hathaway addressed the Commission in support of theapplication.Mx'.Hathaway made the following points
xegardi.ng the issue:
1.The land use amendment application would be changed to
LDR,Low Density Residential.
2.Providing a 100 foot.buffer as requested by staff wouldnotprovidethat,much more screening but would have theeffectofincxeasingthedensityofthedevelopmentwithinthesite.As a result of that increaseddensity,there would be less open space available
within the site.Mx.Hathaway stated the applicant
would offer a 75 foot buffer.
3.The 500 current residents of Good Shepherd now own 150cars.The average age of the residents is 84.At fullbuild-out,the proposed 84.5 acre site would not
genexate anywhexe near the amount of traffic suggested
by Public Works.
4.Good Shephex'd is not asking fox appxoval of a
development at this time;the Commission will have
ample opportunity over time to look at each aspect ofdevelopment.Good Shepherd just needs to know that
they have an approved density {{)of units)to know ifitisfeasibletobuythesite.
Roy West,of 2604 Romine Road,presented a petition signed
by residents of properties adjacent to the site.In the
5
July 26,2001
ITEM NO.:15 (Cont.)FILE NO.:Z-7064
petition,the residents voiced support foz the pxoposal,
with the conditions proposed by the applicant and with a 100footbuffer,not a 50 foot buffer.Staff did not xeceive a
copy of the petition.
Nancy Elliott,of 2522 Romine Road,stated that most,
neighborhood residents felt fortunate that Good Shepherd
wants to purchase the propex'ty.She also voiced support for
Good Shepherd'plan not,to bring traffic through the
neighborhood.Ms.Elliott stated the petition contained 62signaturesofpexsonswhodesirea100footbuffer.
Viola Belton,of 2119 Romine Road,stated that she also
agreed that it was good to know that Good Shepherd was theapplicant.Ms.Belton did xeitexate Mr.Tuxner'concexns
about traffic.
Kathleen Oleson,of the League of Women Voters spoke in
support of the Land Use Plan Amendment to LDR.
In response to a question from Commissioner Nunnley,staffstatedthat.a deeper buffer would provide better,year-xoundscreening.Commissionex Nunnley responded that he agreedwiththeapplicant'contention that a deeper buffer wouldconcentxatethedensityofthedevelopmentwithinthesite.
Mr.Hathaway stated the depth of the buffer is not,as
impoxtant as the density of the vegetation within thebuffer.He stated the applicant would provide a 75 foot,undisturbed buffex.He suggested that specific scxeeningquestionscouldbeaddressedatthetimeaspecific
development is proposed.
A motion was made to approve the application,with theconditionsproposedbytheapplicant,including a 75 foot
wide,undisturbed buffer.The motion was approved by a voteof8ayes,0 noes and 3 absent.
6
July 26,2001
ITEM NO.:15.1 FIIE NO.:LU01-11-02
Name:Land Use Plan Amendment —I-430 Planni.ng District
Location:W.24th St.and Zuni.or Deputy Rd.
R~t:P k/Op Sp to M 1t'-F 'ly
Source:James E.Hathaway,Jx.,The Hathaway Group
PROPOSAL /REQUEST:
Land Use Plan amendment located in the I-430 Planni.ng District
from Park/Open Space to Multi-Fami.ly.Multi-Family accommodatesxesidentialdevelopmentoften(10)to thirty-six (36)dwellingunitspexacx'e.The applicant wishes to expand the Good ShepardEcumenicalRetixementCenterbydevelopinghousi.ng for seniorcitizens.
Staff is not expanding the applicati.on since the Land Use Plan inthisareaiscurrentlyunderxeview.
EXISTING LAND USE AND ZONING:
The property is vacant land currently zoned R-2 Single Family andisappxoximately85+acres in size.A pond occupies
approximately 5.47+sexes of the property near the boundary oftheGoodShepardRetixementCenter.The px'operty to the west iszonedMF-18 Multifamily with a small parcel zoned R-6 High-Rise
Apartment District.The property to the southwest is developedfoxtheGoodShepardEcumenicalRetirementCenter.A strip oflandlocatedalongthebanksofastreamatthesouthwestcorneroftheapplicant's property is zoned Open Space.The land alongthestxeamisapaxkbelongingtotheKensingtonPlacePxoperty
Ownexs Association.The xemainder of the surrounding land is
zoned,R-2 Single Family and is fully developed with si.ngle-familyhousing.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On March 6,2001 a change took place fxom Single Family to Officeat1911JohnBaxxowRoadabouta4mileeastoftheapplicant'sproperty.
On Septembex 19,2000 a change took place fx'om Single Family toOfficeat2109JohnBarrowRoadabout.a 4 mile east of theapplicant'property.
July 26,2001
ITEM NO.:15.1 (Cont.j FILE NO.:LU01-11-02
On April 6,1999 a change took place from Single Family to
Suburban Office on the west side of Aldersgate Road about 1/3 ofamilenozthwestoftheapplicant'property.
On March 2,1999 a change took place from Suburban Office toOfficeonthesouthwestcornerofKanisRoadandShackleford WestBoulevaxdabout1milenoxthwestoftheapplicationarea.
On March 2,1999 a change was made from Mixed Office CommexcialtoCommunityShoppingonthesouthwestcoxneroftheKanisRoad
and Shackleford Road intexsecti.on about 2/3 of a mile northwestoftheamendmentarea.
On December 1,1998 a change was made from Multi-Family to MixedOfficeandCommercialonthenorthsideofLabetteDrivewestofJohnBarrowRoadabout.4/10 of a mile noxtheast of the axea inquestion.
On July 7,1998 a change took place fxom Single Family to MixedOfficeandCommercialonJohnBarxowRoadnoxthofW.40 Streetabout.9/10 of a mile southeast of application area.
The applicant'property is shown as Park/Open Space.The landtothesouthwestisshownasMulti-Family while a strip of
Paxk/Open Space shown along the banks of a stream flowing south
from the applicant's propezty.The x'emainder of the surroundinglandisshownasSingleFamily.Most of the recent changes intheareahavetakenplacealongKanisandJohnBarrowRoadsresultinginareductionoftheamountoflandavailableforresidentialuseswithmost,changes to categoxies with an officecomponent.
MASTER STREET PLAN:
Romine Road and the part of Junior Deputy north of Romine are
shown on the Mastez Stx'eet Plan as Collector Streets.Theremaindex'f Juniox Deputy Road,Marlyn Dxive,Belshize Dxive,and Kensington Drive ai'e classified as Residential Streets.The
segment of W.24 Street (referred to in the location of thisapplicationarea)is an un-built Residential Street.The MasterStreetplanalsoshowsaClassIIBikewayfollowingJuniorDeputyRoadandRomineRoadfromKanisRoadtoW.32"Street.
Development of this amendment area would have a greater impact ontheJuniorDeputy/Romine Road Collector Street since theportionofJuniorDeputyRoadfrontingthepropeztydeadends tothesouthoftheapplicationareaandW.24 Street is un-built,
Marlyn Drive is a stub-out off of Romine Road able to pxovideaccessintothenorthernportionofthepzopexty.If MarlynDxiveisextendedtoaccesstheapplicant,'property,traffic
2
July 26,2001
ITEM NO.:15.1 {Cont.)FILE NO.:LU01-11-02
patterns on Romine Road will be affected.Kensington Drive willalsobeimpactedsinceBelshireDriveisastub-out that isaccessedfromtheeastbyKensingtonDrive.
PARKS:
The 2001 Little Rock Parks and Recxeation Plan does not show any
pax'ks or open spaces thai would be di.rectly affected by this
amendment.This property is not shown on the new Master PaxksPlan.A small stream originating on thi.s px'operty flows into
Brodi.e Cx'eek.Any development of this property should address
increased impacts on the floodway of the stream and theecologicalbalanceofthenaturalareathatwillaffect run-offintoBrodieCreek.
C1TY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The applicant's property is located in an area covezed by the
John Barrow Neighborhood Action Plan.The plan contains a
Housing 6 Neighborhood Revitalization Goal of improving theovezallappearanceandsafetyoftheneighborhood.The goallistedanobjectiveofenhancingthehousingopportunitiesforseniorsinthearea.The action statement supporting the
enhancement of housing opportunities foz seniors encourages the
development of additional affordable housing in the John Bazrow
Neighborhood area.The appearance and safety goal is supported
by the objectives of reviewing the appropriateness of existing
zoning classifications and also a goal of determining designstandardsfoxnewconstructionofsingle,two,and multi-family
housing in the area.The plan recommends a policy to detexmineifexistingzoningclassificationscompromisetheintexesttorevitalizethehousingandinfx'astructure and impx'ove the overallappearanceoftheJohnBaxxowNei.ghborhood Area.The finalapplicableactionstatementstatesthatthedesignfornewconstructionshouldbeaestheticallypleasingandcompatible withexistingarchitectuxei.n the area.
ANALYSIS:
Most of the single-family homes neighboring the subject propertyfaceRomineRoadandKensingtonDrive.The Ecumenical RetirementcenterisalargecampusozientedtowardsAldersgateRoadacross
from Camp Aldersgate.Currently the only street frontage for thesubjectpropertyisonJuniorDeputyRoad.The houses on thewestsideofJuniorDeputyRoadfacethesubjectproperty.The
property does not,front.on Romine Road or Kensington Dri.ve but
3
July 26,2001
ITEM NO.:15.1 {Cont.)FILE NO.:LUOI-11-02
could be accessed fxom those streets via Maxlyn Drive andBeishireDrive.
The main conflict in compatibility would concern any possible
development on the northwest poxtion of the applicant's propertythatcouldfaceJuniorDeputyRoadandasaresultfacethesingle-family residences across the stxeet.Another conflict ofusesexistbetweentheapplicant'pxoperty and the houseslocatedonRomineRoadandKensingtonDrive.Without,sufficientbuffexs,the neighbozing pxoperties would be impacted by intenseresidentialusesontheapplicant,'px'opexties .Any developmentofthi.s property would need to have a sufficient buffer between
any buildings and parking lots and the neighboring single-familyresidences.Potential development of this property would alsoaffectthetrafficpatternsinthesingle-family azea depending
on the placement of new structures on the px'operty,making areviewoftrafficpatternsnecessary.
The pond located on the property occupies a significant poxtionoftheproperty.As a result,less land may be available {if the
pond is not filled)allowing a higher concentration of dwellingunitsperacreonasmalleramountofland.Since the
measurement of dwelling units per acze would include acreage fortheentireproperty,each structure built on the property couldcontainalargeramountofdwellingunitsandremainwithinthepzoperdensityallowed.Since the applicant can locate large
open areas any where on the propex'ty with other areas of highdensity,there is a great unknown as to the actual impact due tomassingandscaleontheexistinghomes.
A change to Low Density Residential would allow fox a lowerdensityofdwellingunitsonthepxoperty.Since Single FamilyandMulti-Family units already exist in the neighborhood,LowDensityResidentialwouldprovideforhousingtypesnotalreadyavailableintheneighborhood.Low Density Residential wouldalsoprovideabufferbetweenthelessintenseSingleFamily totheeastandthemoreintenseMulti-Family to the west by cappingthedensityatalowerlevel.Leaving a buffer of Park/Open
Space along the edges of the pxoperty next to the areas shown asSingleFamilyandwouldalsominimizetheconflictbetweenintensityoflanduses.As an alternative,a Planned Developmentcouldalsoprovideforthereviewofthescaleandmassingoffuturedevelopmentonthepropertytominimizeimpacton
neighboxing properties.
July 26,2001
ITEM NO.:15.3.(Cont.)FILE HO.:LU01-11-02
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations:
Campus Place Property Owners Association,Kensington Place
Property Owners Association,Pennbxook/Clover Hill Place Property
Owners Association,Sandpipex Neighborhood Association,SewexDistrict4147,Twin Lakes "A"Neighborhood Association,Twin
Lakes "B"Neighboxhood Association,and Westbxook NeighborhoodAssociation.Staff has received four comments fxom arearesidents,all of which are neutral but concexned.
STAFF RECOMMENDATIONS:
Staff believes the change to Multi-Family is not appropxiate.A
change to Low Density Residential would be moxe preferable with astxipofPark/Open Space to buffer between intensities in use.
PLANNING COMMISSION ACTION:(JULY 26,2001)
Brian Minyard,City Staff,made a brief presentation to the
commission.Dana Carney made a pxesentation of item 15 so thediscussioncouldcoincidewiththediscussionforitem15.1.
See item 15 for a complete discussion concerning the zoningapplicationforachangefxomR-2 Single Family to MF-12
Multi-family.
Commissioner Hoxm Floyd asked if the Commission would be
approving a change fzom Pazk/Open Space to Multi-family oz LowDensityResidential.Mr.Minyard,City Staff,stated that theapplicantcouldasktohavetheapplicationamendedtorequest a
change to Low Density Residential instead of Multi-family.
Jim Hathaway,representative of the applicant,spoke on behalf oftheapplication.Mr.Hathaway stated that the applicant wishedtoamendtheapplicationtorequestachangetoIowDensityResidentialinsteadofMulti-family.
Kathleen Olsen,repx'esenting the Little Rock League of WomenVoters,stated support for the amended change to Low DensityResidential.
Commissioner Floyd asked if the change to Low Density Residential
would moot the zoning application for MF-12 Multi-family.Jim
Lawson,City Staff,stated that the applicant also added a
5
July 26,2001
ITEM NO.:15.1 {Cont.)FILE NO.:LU01-11-02
condition to the zoning application that would limit the densityto10unitspexacre.Mr.Lawson stated that the change to MF-10
Multi-fami.ly would fi.t the requirements of the low DensityResidentiallandusecategory.
A moti.on was made to appxove the i.tern as amended by theapplicant.The item was approved as amended,by the applicantfoxachangefromPark/Open Space to Low Density Residential
with a vote of 7 ayes,1 noes,and 3 absent.
6
July 26,2001
ITEM NO.:16 FILE NO.:Z-2035-A
NAME:Woods —Short-Form PD-C
LOCATION:1320 Dr.Martin Luthex King Jr.Drive
DEVELOPER:ENGINEER:
Ron Bene Woods Architecture Innovations Group2200S.Main 2200 S.MainLittleRock,AR 72206 Little Rock,AR 72206(501)372-2230 (501)372-2230
AREA:0.45 acres NUMBER OF IOTS:1 FT.NEW STREET:N/A
ZONING:Curxent C-3 and R-5
ALLOWED USES:General Commercial and Multi-Family
PROPOSED USE:C-1 and C-3 uses
VAR1ANCES/WAIVERS REQUESTED:
1.Driveway spacing vaxiance for dxiveway onto Martin Luthex KingDrive.
BACKGROUND:
Thxee,50'ots located at the NW corner of Dx.Martin LutherKing,Jx.Drive and Daisy Gatson Bates have been replatted into asinglelot.The southern 2/3 of the new lot is zoned C-3 and thenorthern1/3 is zoned R-5.The applicant originally asked thatthenorthern1/3 be rezoned to C-3 to match the remainder of thelot..He was advised to amend the application to a PlannedDevelopment,including the whole site,since the land use planrecommendsMKwhichrequiresaPlannedDevelopment.
Zu3.y 26,2001
ITEM NO.:16 FILE NO.:Z-2035-A
A.PROPOSAL/REQUEST:
A PD-c is recreated to include as permitted uses,those useslistedas"by-right"in the C-1 Neighboxhood Commercial andC-3 General Commercial districts.The proposed use is asmallrestauzant{2,100 scpxaze foot)with drive-through
windows on either side and seating for 33 in the diningroom.
B.EXISTING CONDITIONS:
The property is vacant.An R-5 zoned apartment building isadjacenttothenoxth.A large area of commercial andofficesoning,including the Childken's Hospital campus,extends north and west of the site.C-3 zoned propertiesaxelocatedsouthandeastofthesiteandtheproperty tothewestiszoned0-3.Uses in the area include vacantlots,boarded residential stx'uctures,beauty shops,officesandasmallcommercialshoppingcentex.
C.NEIGHBORHOOD COMMENTS:
All ownezs of property located within 200 feet of the site.All residents within 300 feet who could,be identified andtheCentxalHigh,Downtown and Wright Avenue NeighborhoodAssociationswerenotifiedoftherezoning.As of thiswriting,staff has received no comments,either verbal ozwxitten.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDIT1ONS:
1.West 14 Street is classified on the Master Street Planasacollectorstreet..Dedicate xight-of-way to 30 feet
fxom centerline.
2.A 20 feet radial dedication of right-of-way is requiredatthecornerofWest14StreetandDr.Martin Luther
King,Zz.Dxive.
With Buildin Permit:3.Property frontage needs to have the sidewalks and rampsbxoughtuptothecurrentADAstandards.4.Repair or replace any cux'b and gutter or sidewalk that is
damaged in the public right-of-way prioz to occupancy.5.Driveways shall conform to Sec.31-210 ox Ordinance18,031.
2
July 26,2001
ITEM NO.:16 FiXE NO.:E-2035-A
E.UTILXTIES FXRE DEPARTMENT AND CATA:
No Comments received as of this writing.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:
The site is located in the Central City Planning District.
The adopted Plan recommend MZ,mixed Use for the site.ThepxoposedPD-C conforms to the Plan.The site lies within anareanotcovex'ed by an adopted Neighboxhood Action Plan.
Landsca e Issues:
Ax'ea set aside fox buffers and landscaping meet ordinancerequirements.Screening is xequired where the site isadjacenttoresidentialproperty.The dumpstex must beenclosedbyan8'all screening fence on 3 sides.
G.SUBDIVISION COMMITTEE COMMENT:(JULY 5,2001)
Ron Woods was present,representing the application.Staffpresentedtheitemandcommentedthatchangesneededtobemadetotheintexnalcixculationpattern.It was noted thattheplanneededtobeadjustedtoaccommodatethexequiredright-of-way dedication and still provide the appropriateamountoflandscaping.The applicant.was advised to submitthex'evised site plan by Wednesday,July 11,2001.
The Committee determined there were no othez outstandingissuesandforwardedtheitemtothefullCommission.
H.ANALYSIS:
The applicant proposes the rezoning of the C-3 and R-5 zonedlotlocatedat1320Dx'.Martin Luther King,Jx.Blvd.to PD-C.Pxoposed uses are to be those pexmitted by-right in theC-1 and C-3 districts.The use proposed by the applicant isasmallxestauxantwithdrive-through pick-up windows oneitherside.The 2,100 squaze foot building will containseatingfor33persons.A single driveway accesses the sitefxomM.L.King.The driveway splits to access the twodrive-through lanes and to access the 15 space paxking lot.The site has a single exit point;onto the adjacent alley
3
July 26,2001
ITEM NO.:16 FILE NO.:2-2035-A
and then to Daisy Bates.This circulation pattern should
provide good movement.thx'ough the site and also provides
good stacking space in each drive-through lane.The
pxoposed hours of operation axe 10:00 a.m.—11:00 p.m.
Sunday through Thursday and 10:00 a.m.to 1:00 a.m.Friday
and Satuxday.Signage will conform to commexcial standards.Site lighting will be low-level,directed away from theresidentialproperties.Dumpster pick-up will be during
daytime hours.The 15 parking spaces fall below the
ordinance typical requirement of 21 for this sized
restaurant.This xestaurant clearly is oriented to drive-
through business with only a small amount of inside dining.
Staff believes the proposed use is appropriate for thissite,2j3 of which is now zoned C-3.The applicant has
worked with staff to address all concerns regarding
landscaping and circulation.The proposed rezoning conformstotheadoptedLandUsePlanandiscompatiblewithusesand
zoning in the area.
I .STAFF RECOMMENDATIONS:
Staff recommends approval of the requested PD-C zoningsubjecttocompliancewiththerequirementsoutlinedin
paragraphs "D"and "F".
Staff recommends appxoval of the driveway spacing variancetoallowthedrivewayontoM.L.King Blvd.as shown.
PIA5KING COMMISSION ACTION:(JULY 26,2001)
The applicant was present.There were no objectoxs present.Staff presented the item and a recommendation of approval,subject to compliance with the conditions as noted.Staff also
xecommended approval of the driveway spacing variance.Thexe was
no further discussion.
The item was placed on the Consent Agenda and approved as
recommended by staff.The vote was 9 ayes,0 noes and 2 absent.
4
July 26,2001
ITEM NO.:17 FILE NO.:G-25-182
Name:Falls Blvd.Street Name Change
Location:Fal,ls Blvd.,west of University Avenue
Petitioner:City of Little Rock Department of Parks
and Recreation
R~t:Rename Falls Blvd.,west.of University Avenue,to The Fixst Tee Way
Ahuttin Uses and Ownezshi s:
Falls Blvd.is boxdsxed on the north hy ITT Technical Institute
and on the south by Landers Fozd.Neither business takes a FallsBlvd.address.Both have addresses on University Avenue;4520and4600respectively.
Nsi hborhood Effect.:
Changing the street name will have no effect on the neighborhood.
Nsi hhorhood Position:
All abutting husxnesses and the Westwood and SWLR UP NeighborhoodAssociationswerenotified.No neighborhood position has beenvoiced.
Effect on Public Services:
There will be no effect on Public Services.One street name signwillneedtohechanged.
STAFF ANALYS1S:
The City of Little Rock Department of Parks and Reczsation isrequestingthatthenameofFallsBlvd.be changed to The FirstTeeWay.This shox't street dead-ends into the Jack StephensYouthGolfAcademyproperty.No other pzopsxties take an addressfromFallsBlvd.Ths px'oposed stx'sst name change will have no
July 26,2001
ITEM NO.:17 FILE NQ.:G-25-182
effect on abutting properties and is an appxopriate way torecognizethisimportantadditiontotheCity'Park program.
STAFF RECOMMENDATIOH:
Staff recommends approval of the requested street name change.
PLANNING COMMISSION ACTION:(JULY 26,2001)
The applicant was present.Thexe were no objectors pxesent.Staff presented the item and a recommendation of appxoval.There
was no further discussion.A lettex of support had been received
from J'anat Berry,president.of SWLR UP.
The item was placed on the Consent Agenda and appxoved by a voteof9ayes,0 noes and 2 absent.
2
July 26,2001
ITEM NO.:18 FILE NO.:G-25-1S3
Name:Lee Avenue Street Name Change
Location:Lee Avenue,west.of Univex'sity Avenue
Petitioner:City of Little Rock
R~t:Rename Lee Avenue,west of University Avenue,to Tribou'Way
STAFF REPORT:
Staff requests that this item be withdrawn,without prejudice.It may be xefiled for a latex date after furthex discussion withabuttingpropertyowners.
PLANNING COMMISSION ACTION:(JULY 26,2001)
Staff presented the item and recommended that it be withdrawn,without pxejudice.Thexe was no further discussion.
The item was placed on the Consent Agenda and approved for
withdrawal by a vote of 9 ayes,0 noes and 2 absent.
July 26,2001
ITEM NO.:19
Name:Cloverdale /Watson Neighborhood Action Plan
STAFF REPORT:
As part of the review cycle for neighborhood action plans,the
Planning and Development Staff contacted the original Steering
Committee of the March 1997 Clovexdale /Watson Schools
Neighborhood Action Plan in late 2000.Some of the original
committee members were no longer available;instead,curxent
neighborhood association pxesidents participated.Starting in
January 2001,the new steering committee met on a bi-weekly basis
during the winter and spring to evaluate progress on the existing
plan and to modify,delete,and/or add goals and objectives totheirplantoupdateit.Staff analyzed each goals and objective
through contacting various city departments and other entities astowhethertheobjectivehasbeenaccomplished,initiated or notinitiated.This occurxed prior to the meetings with the steering
committee.This infoxmation was checked against.the
neighborhood'experience.12%of the objectives had been
accomplished,31%had been initiated and 48%not,initiated.Someoftheinitiatedobjectivesareon-going objectives that will
never be accomplished (i.e.:reduce crime),therefoxe,the
updates will not show 100%accomplished.
These revised goals and objectives were then taken to the
neighboxhood associations at theix x'egular association meetings
fox their buy-off on the new dxaft.The edits wexe accepted bytheneighborhoodassociationsnotedontheplan.In addition,
comments on the new goals and objectives were solicited from thedirectorsofvariouscitydepaxtments:Public Wox'ks,Parks,Police,Fix'e,and Housing and Neighborhood Programs.
This update is coming to the Planning Commission for a xesolutionofsupportbecausethereisanadditionalGoal(Zoning and Land
Use)along with its'ccompanying objectives.A repxesentativeoftheSteeringCommitteewillbepxesentingthegoalsandobjectives.
As part of the neighborhood planning effoxts,changes to the
Future Land Use Plan axe forthcoming.These plan changes are
scheduled to be pxesented at a planning commission meeting thisfall.
July 26,2Q01
ITEM NO.:19
At this time,the steering committee requests the city via theLittleRockPlanningCommissionandtheBoardofDixectozsaccept
the action plan as a resolution and help the neighborhood work
toward the goals presented in the plan.
PLANNING COMMISSION ACTION:(JULY 26,2001)
Brian Minyazd,City Staff,made a brief presentation to the
commi.ssion.Mz.Minyaxd stated that the revision of the
Cloverdale /Watson Neighborhood Action Plan was heing presentedtothePlanningCommissionbecauseoftheadditionofIandUse
and Zoning Goals and Objectives.
Mr.Minyard also stated that Harold Zook,a member of the
Steering Committee,wished to express support for the revisions
to the Cloverdale /Watson Neighborhood Action Plan but could not
attend the meeting.Mr.Kook,as an individual and as the
Pxesident of the Chicot Neighborhood Association,appxoved of the
plan as presented by staff.Mr.Kook stated that the
Neighboxhood Action Plan met the needs of the Chicot NeighborhoodAssociation.
Troy Laha,Chairman of the Steering Committee,spoke in supportoftheCloverdale/Watson Neighborhood Action Plan xevision.
Mx.Laha wanted to include a statement,that although some Goals
and Objectives would not be totally met,continual pxogress would
be made to fulfill those Goals and Objectives.Mr.Laha also
wanted to see standards implemented for new housing built to
replace housing destroyed due to fire or natural disasters.
Mx.Laha stated that,such standazds should protect the value ofexistinghousingbymakingsurethatthereplacementhousing
would be compatible with existing housing.
Commissioner Judith Faust asked where the Land Use changes would
be located.Mr.Laha replied that most of the proposed changes
would take place along Chicot Road.Mx.Minyaxd,City Staff,
added that.the changes would effect the houses facing Chicot Road
and be coming befoxe the planning commission later this fall.
Commissioner Norm Floyd mentioned that the graphic in the packet
did not show the proposed changes.Mr.Minyard,City Staff,stated that the packets do not show the proposed changes.
A motion was made to appxove the item as presented.The item was
approved with a vote of 9 ayes,Q noes,and 2 absent.
2
July 26,2001
ITEM NO.:20 FILE HO.:Z-6909
Name:New Iongley Baptist Church —Conditional Use
Permit;landscaping and paving deferral
Location:9900 Geyer Springs Road
Owner/A licant:Zongl'ey Baptist Church;Dr.G.Martin Young,
Pastor
~P*o o 1:Longley Baptist Church is requesting a 12
month deferxal of the paving and landscaping
xequirements for a new church facility that is
curxently under construction.
~St ff R o t:
On September 14,2000,the Planning Commission approved a
Conditional Use Pezmit allowing fox construction of a new church
on the R-2 zoned property located at 9900 Geyer Springs Road.
The approved plan consists of a single bui.lding housing a 700seatsanctuaryandassociatedclassroomsandofficesand189on-site parking spaces.Ho additional uses such as private schoolorday-care were requested.The church is to occupy only aportionofthe16acresite;leaving genexous buffers on the
south and west peximeters where the site is adjacent to single
family zesidences.The chuxch is now undex'onstruction andcostshaveexceededthechurch'expectations.The church is now
requesting a 12 month deferral of the paving and landscaping
requirements.The 12 month period is to commence upon completionofthebuilding.
Staff is supportive of the requested deferral,with conditions.
An appropriate length of the driveway(s)must.be paved to assurethatgravelfromtheparkinglotisnotpulledontothestreet.
Any xequired screening where the site is adjacent to xesidential
properties must be installed at.this time.Only a temporarycextificateofoccupancyistobeissuedforthestructure and
the 12 month deferral is to commence upon the issuance of the
temporary C.O.
Residents within 300 feet of the site and the Santa Monica,
Allendale,O.U.R.and SWLR UP Neighborhood Associations werenotifiedofthedeferralrequest.
July 26,2001
ITEM NO.:20 FILE NO.:z-6909
Staf f Recommendation:
Staff recommends approval of the requested 12 month deferral of
the paving and associated landscape xequirements subject to
compliance with the following conditions:
1.The driveway(s)accessing the site from Geyex Springs Road
must be paved to a distance of 100 feet from the street to
prevent gravel being pulled out onto the road.
2.Any required screening where the site is adjacent to
residential properties is to be installed at this time.
3.Only a temporary Cex'tificate of Occupancy is to be issued for
the structure and the 12 month deferral is to commence uponissuanceofthetemporaryC.O.
4.Compliance with all othex conditions imposed at the time of theoriginalapprovaloftheC.U.P.(Z-6909,September 14,2000).
PLANNING COMMISSION ACTION:(JULY 26,2001)
The applicant was present.Thexe were no objectors present.Aletterofsupporthadbeenx'eceived from Janet Berry,pxesidentofSNLRUP.Staff presented the item and a recommendation of
approval subject to compliance with the conditions as noted.
Thexe was no furthex discussion.
The item was placed on the Consent Agenda and approved as
recommended by staff.The vote was 9 ayes,0 noes and 2 absent.
2
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There being no further business befoxe the Commission,the
meeting was adjourned at 6:20 p.m.
Date
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