pc_09 06 2001'I
LITTLE ROCK PLANNING COMMISSION
PLANNING —REZONING —CONDITIONAL USE HEARING
MINUTE RECORD
.SEPTEMBER 6,2001
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
Craig BerryBillRector
Bob Lowry
Fred Allen,Jr.
Pam Adcock
Obray Nunnley,Jr.
Norm Floyd
Members Absent:Milan Rahman
Rohn Muse
City Attorney:Steve Giles
III.Approval of the Minutes of the July 26,2001 Meeting of
the Little Rock Planning Commission.The Minutes were
approved as presented.
LITTLE ROCK PLANNING COMMISSION
PLANNING —REZONING —CONDITIONAL USE HEARING
SEPTEMBER 6,2001
4:00 P.M.
I.DEFERRED ITEMS:
A.Z-7046 14003 Cantrell Road R-2 to C-4
II.NEW ITEMS:
1.Z-7077 Morris Short-Form PCD
8100 Asher Avenue
2.Z-7079 NE corner of Fourche I-2 to C-3
Dam Pike and Lindsey Road
3.Z-7081 Shackleford West Blvd.0-3 to C-2
4.Z-4250-B Lubavitch of Arkansas —C.U.P.
11905 Fairview Road
5.Z-5254-B McClellan High School —C.U.P.
9417 Geyer Springs Road
6.Z-5470-A Little Rock Church —Revised C.U.P.
10701 Baseline Road
7.Z-7082 Elliott Manufactured Home —C.U.P.
8225 Brimer Road
8.Z-7083 Sipes Accessory Dwelling —C.U.P.
6609 Honeysuckle Lane
9.Z-3086-A Murchison Accessory Dwelling —C.U.P.
4014 South Lookout
10.G-23-308 Presidential Library Park Right-of-Way
Abandonments
11.Floodplain Management Plan
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Planning Commission September 6,2007
September 6,2001
ITEM NO.:A FILE NO.:Z-7046
Owner:Woody Taylor
Applicant:Tim Hardaway
Location:14003 Cantrell Road
Request:Rezone from R-2 to C-4
Purpose:Future development
Size:3.78+acres
Existing Use:Vacant residential structures
SURROUNDING LAND USE AND ZONING
North —Car wash and liquor store;zoned PD-C and
Shopping Center;zoned C-3
South —Undeveloped,wooded,vacant residentialstructure;zoned R-2
East —Undeveloped,one single family dwelling and
nonconforming Landscape Company;zoned R-2
West —Mini-warehouse development;zoned C-3
PUBLIC WORKS COMMENTS
1.Dedicate regulatory floodway to the City of Little Rock.2.Black Road is classified on the Master Street Plan as acollectorstreet.Dedicate right-of-way to 30 feet fromcenterline.
3.Cantrell Road is classified on the Master Street Plan as
a principal arterial.Dedication of right-of-way to 55feetfromcenterlinewillberequired.
With Buildin Permit:
4.Provide design of street conforming to "MSP"(MasterStreetPlan).Construct one-half street improvement tothesestreetsincluding5-foot sidewalks with planned
development.
5.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
6.Stormwater detention ordinance applies to this property.7.A Grading Permit for Special Flood Hazard Area,per Sec.8-283,will be required.
September 6,2001
ITEM NO.:A (Cont.)FILE NO.:Z-7046
8.A Development Pezmit for Flood Hazard Area,per Sec.
8-283,will be required.
9.Contact the ADPC&E for approval prior to start of work.10.Contact the USACE-LRD for approval prior to start of
work.
11.Contact the FEMA for conditional approval prior to start
of work.
PUBLIC TRANSPORTATION ELEMENT
The site is located on a CATA Express Route.
PUBLIC NOTIFICATION
All owners of property within 200 feet of the site,all
residents within 300 feet who could be identified and
the Pankey,Secluded Hills and Westbury Neighborhood
Associations were notified of the rezoning request.
STAFF REPORT
The site is bisected by a 200 foot wide floodway asillustratedontheattachedsurvey.The applicant has beguntheprocessofdeterminingifthefloodwaycanbereducedin
some manner.Future development of the site and staff'
determination of appropriate zoning 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 objectors
present.Staff recommended that the item be deferred to the
July 26,2001 meeting.There was no additional discussion.
The item was placed on the Consent Agenda and deferred as
recommended by staff.The vote was 7 ayes,0 noes,3 absent
and 1 open position.
2
September 6,2001
ITEM NO.:A (Cont.)FILE NO.:Z-7046
STAFF UPDATE:
Staff has had no further contact from the applicant.The
floodway issue remains unresolved.Staff recommends that
the item be deferred to the September 6,2001 agenda.
PLANNING COMMISSION ACTION:(JULY 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 ayes,0 noes
and 2 absent.
STAFF UPDATE:
Staff has had no further contact from the applicant.The
floodway issue remains unresolved.Staff recommends that
the item be withdrawn without prejudice,allowing it to berefiledifandwhenthefloodwayissuehasbeenaddressed.
PLANNING COMMISSION ACTION:(SEPTEMBER 6,2001)
The applicant was not present.There were no objectors
present.Staff presented the item and recommended that it
be withdrawn.There was no further discussion.
The item was placed on the Consent Agenda and withdrawn,
without prejudice.The vote was 8 ayes,0 noes and
3 absent.
3
September 6,2001
ITEM NO.:1 FILE NO.:Z-7077
NAME:Morris Short-Form PCD
LOCATION:8100 Asher Avenue
DEVELOPER:ENGINEER:
Ron Morris Jerry Earnhart
8100 Asher Avenue 11 Sheila DriveLittleRock,AR 72204 Greenbrier,AR
(501)568-5141 (501)679-3634
AREA:2.15+acres NUMBER OF LOTS:1 FT.NEW STREET:None
ZONING:ALLOWED USES:C-4 and I-2 uses
Current:R-3,C-3 and I-2
Proposed:PCD
PROPOSED USE:C-4 uses
VARIANCES/WAIVERS REQUESTED:None
A.PROPOSAL/REQUEST:
The applicant proposes to rezone the property at 8100 Asher
Avenue from R-3,C-3 and I-2 to PCD to allow continued useoftheexistingbuildingandsiteforC-4 uses.The
property has a mixture of zonings.This action by theapplicantwill"clean-up"the zoning.No changes areproposedfortheexistingbuildingorsite.The propertyhasahistoryofuseasC-4 and I-2 uses;including a lumberyardanddrivingschool.
The site is occupied by a large commercial building and apavedparkinglot.No specific hours of operation areproposedforanybusinesseswhichmightoccupythesite.AsingledrivewayaccessesthesitefromAsherAvenue.ThereisnoaccessfromWest44Street.Signage will conform tocommercialstandards.
September 6,2001
ITEM NO.:1 (Cont.)FILE NO.:Z-7077
B.EXISTING CONDITIONS:
The site contains one large commercial building.The
remainder of the site is paved virtually from property linetopropertyline.The site is enclosed by a 6 foot tallchain-link fence.One driveway accesses the site from Asher
Avenue.Properties to the north and west are occupied bysinglefamilyhomes.Vacant,I-2 zoned property is adjacenttotheeast.A fire station,church and school are locatedacrossAsherAvenuetothesouth.
C.NEIGHBORHOOD COMMENTS:
All owners of property located within 200 feet of the site,all residents within 300 feet who could be identified andtheJohnBarrowandWestwoodNeighborhoodAssociationswerenotifiedoftheproposedrezoning.Staff has spoken withrepresentativesofeachassociation.To staff's knowledge,there is no opposition to the rezoning.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Asher Avenue is classified on the Master Street Plan as a
principal arterial.Dedication of right-of-way to 55feetfromcenterlinewillberequired.
2.44 "Street is classified on the Master Street Plan as a
commercial street.Dedication of right-of-way to 30 feet
from centerline is required.
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:No Comments.
Entergy:No Comments.
ARKLA:No Comments.
Southwestern Bell:No Comments.
Water:Contact Central Arkansas Water if larger and/or
additional water meter(s)are required.
Fire Department:No Comments.
Count Plannin :N/A
2
September 6,2001
ITEM NO.:1 (Cont.)FILE NO.:Z-7077
CATA:No Comments.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:
The site is located in the Boyle Park Planning District.
The adopted plan recommends Mixed Use for the site.
Insomuch as no changes are being made in the site or in the
types of uses that have historically occupied the site,staff believes the requested PCD conforms to the Plan.
The request conforms to the goals and objectives of the
John Barrow Neighborhood Action Plan which was adopted in
June,1996.
Landsca e Issues:
Since there is no expansion of either the building or the
existing parking area,no additional landscaping or buffers
are required.
G.SUBDIVISION COMMITTEE COMMENT:(AUGUST 16,2001)
The applicant was present.Staff presented the item and
made a request that the applicant provide signage details
and typical hours of operation.The applicant stated
signage would conform to commercial standards.In responsetoaquestionfromstaff,the applicant stated there would
be no access from 44 Street,other than for the fire doorslocatedintherearofthebuilding.Public Works staff
noted the right-of-way requirements.Staff noted that there
would be no additional landscaping or buffers required since
there is no expansion of either the building or the existing
parking area.
The Committee detezmined there were no additional issues and
forwarded the item to the full Commission.
H .ANALYSIS:
The request before the Commission is to rezone this 2.15+
acre tract from R-3,C-3 and I-2 to C-4.No changes are
proposed for the site.The property contains a large
commercial building and a paved parking lot.The property
has a history of use as C-4 and I-2 uses.The applicant is
requesting C-4 uses.The owner proposes to use the site foz
3
September 6,2001
ITEM NO.:1 (Cont.)FILE NO.:Z-7077
office and retail uses.Mini-warehouses within the existing
building is a possible use as well.
To staff'knowledge,there are no outstanding issues.This
rezoning is more of a "clean-up"issue.The site will
continue to be used as it has since it was originally
developed.
I .STAFF RECOMMENDATIONS:
Staff recommends approval of the PCD rezoning request
subject to compliance with Public Works Comments outlined in
paragraph D.of this report.
PLANNING COMMISSION ACTION:(SEPTEMBER 6,2001)
The applicant was present.There were no objectors present.Staff presented the item and a recommendation of approval subjecttocompliancewiththeconditionsoutlinedinthe"Staff
Recommendation"above.There was no further discussion.
The item was placed on the Consent Agenda and approved as
recommended by staff.The vote was 8 ayes,0 noes and 3 absent.
4
September 6,2001
ITEM NO.:2 FILE NO.:Z-7079
Owner:City of Little Rock Port Authority
Applicant:Port Authority;Paul Latture,Director
Location:NE corner of Lindsey Road and Fourche
Dam Pike
Request:Rezone from I-2 to C-3
Purpose:Develop as convenience store
Size:3 acres
Existing Use:Undeveloped
STAFF REPORT:
This issue was approved by the Board of Directors on August 22,
2001.As such,no action is needed by the Commission and the
item should be withdrawn.
STAFF RECOMMENDATION:
Staff recommends that the item be withdrawn.
PLANNING COMMISSION ACTION:(SEPTEMBER 6,2001)
The applicant was not present.There were no objectors present.Staff presented the item and recommended that it be withdrawn.
The item was placed on the Consent Agenda and approved for
withdrawal.The vote was 8 ayes,0 noes and 3 absent.
September 6,2001
ITEM NO.:3 FILE NO.:Z-7081
Owner:James Trice
Applicant:McGetrick and McGetrick
Location:Lot 3,Artz Park;South side of
Shackleford West Blvd.,east of
Centerview
Request:Rezone from 0-3 to C-2
Purpose:Future commercial development
Size:2.175 acres
Existing Use:Undeveloped
SURROUNDING LAND USE AND ZONING
North —New office building and wooded tract;zoned C-2
South —Office Park;zoned 0-3
East —New office building;zoned C-2
West —Wooded;zoned 0-3
PUBLIC WORKS COMMENTS
1.Driveways shall conform to Sec.31-210 or Ordinance 18,031.2.Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards.3.Repair or replace any curb and gutter or sidewalk that is
damaged in the public right-of-way prior to occupancy.4.All driveways shall be concrete aprons per City Ordinance.5.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
6.Stormwater detention ordinance applies to this property.7.Grading permit will be required on this development.
S.Obtain permits prior to doing any street cuts or curb cuts.
Obtain barricade permit prior to doing any work in the right-
of-way.Contact Traffic Engineering at 501-340-4854 (Derrick
Bergfeld)for more information.
9.Hauling of fill material on or off site over municipalstreetsandroadsrequiresapprovalpriortoagrading permit
being issued.Contact Public Works Traffic Engineering at
621 S.Broadway,501-340-4854 (Derrick Bergfeld)for more
information.
10.Prepare a letter of pending development addressing street
September 6,2001
ITEM NO.:3 (Cont.)FILE NO.:Z-7081
lights as required by section 31-403 of the Little Rock code.
contact Traffic Engineering at 340-4880 (Steve Philpott)for
more information regarding street light requirements.
PUBLIC TRANSPORTATION ELEMENT
The site is not located on a CATA Bus Route.
PUBLIC NOTIFICATION
All owners of property located within 200 feet of the site,all
residents within 300 feet of the site who could be identified and
the Sandpiper and John Barrow Neighborhood Associations were
notified of the rezoning request.
LAND USE ELEMENT
The site is located in the I-430 Planning District.The adopted
Plan recommends Community Shopping for this site as well as all
other properties that front onto Shackleford West Blvd.This C-
2,Shopping Center Commercial,rezoning request conforms to the
adopted plan.The site does not lie within an area currently
covered by an adopted Neighborhood Action Plan.It is within the
expanded area of the John Barrow Neighborhood Action Plan whichisnowbeingupdated.Staff does not anticipate any Land Use
Plan changes that would affect this property.
STAFF ANALISIS
The request before the Commission is to rezone this 2.175+acretractfrom"0-3"General Office to "C-2"Shopping Center
Commercial district.The tract is undeveloped,overgrown and has
been cleared of timber.An unspecified commercial development is
proposed for the site once it is rezoned.
The tract is located on the south side of Shackleford West Blvd.,
east of Centerview Drive.New office buildings are located on
the C-2 zoned properties to the north and east.A large office
park is located on the 0-3 zoned properties to the south.The0-3 zoned property to the west is undeveloped and wooded.Other
uses in the immediate vicinity include an automobile dealership
now under construction to the east and medical offices.The
2
September 6,2001
ITEM NO.:3 (Cont.)FILE NO.:Z-7081
requested C-2 zoning is compatible with uses and zoning in the
area.
The adopted Land Use Plan recommends "CS"Community Shopping for
the site.C-2 zoning conforms to the adopted Plan.
STAFF RECOMMENDATION
Staff recommends approval of the requested C-2 zoning.
PLANNING COMMISSION ACTION:(SEPTEMBER 6,2001)
Pat McGetrick was present representing the application.There
was one objector present.Staff presented the item and a
recommendation of approval.
Mr.McGetrick stated there was no specific development being
proposed for the site.He stated development of the site would
comply with the ordinance requirement for site plan review.
Mr.McGetrick stated the proposed zoning was compatible with
zoning in the area and conformed to the Land Use Plan.
Hank Kelley addressed the Commission in opposition to the issue.
He stated he had developed a new office building on the property
adjacent to the east and was concerned that any development on
the subject property be compatible with his office development.
Mr.Kelley stated the properties along Shackleford West Blvd.
were more appropriate for office development than for commercial
development.He stated he was working with a client on a
potential office project for the property at the corner of
Shackleford West Blvd.and Centerview.Mr.Kelley stated he was
not opposed to "friendly"neighborhood commercial development but
he was afraid of some of the potential uses permitted in C-2.He
asked that the applicant submit a Planned Development.
In response to a question from Commissioner Nunnley,Mr.Kelley
listed several uses in C-2 that he was concerned about.
Commissioner Floyd commented that most of those uses listed by
Mr.Kelley were not appropriate for development on this site.He
stated the economics of the situation would address Mr.Kelley's
concerns.
3
September 6,2001
ITEM NO.:3 (Cont.)FILE NO.:Z-7081
Chairman Downing commented that he saw office uses being
developed in the area.He asked staff why C-2 was appropriate.
Dana Carney,of the Planning Staff,responded by describing the
zoning and land use pattern in the area.He questioned whether
C-2 was inappropriate or if the Land Use Plan was no longer valid
because some of the adjacent,C-2 zoned tracts had been developedforofficeuses.Mr.Carney reiterated staff's support for the
rezoning.
Mr.Kelley restated his opposition based on the office
development in the area.
Chairman Downing asked staff how long the area had been zoned C-2
and how long the Land Use Plan had recommended Community
Shopping.Staff responded 10-15 years in each case.It was
noted that the area was reviewed as part of the Kanis Road Study
and it was recommended that the Land Use Plan not be changed.
Commissioner Herry commented that the proposed zoning would
promote a desired mixture of uses.
A motion was made to approve the requested C-2 zoning.The
motion was approved by a vote of 8 ayes,1 noes and 2 absent.
4
September 6,2001
ITEM NO.:4 FILE NO.:Z-4250-B
NAME:Lubavitch of Arkansas —Conditional Use Permit
LOCATION:11905 Fairview Road
DEVELOPER:ENGINEER:
Lubavitch of Arkansas None
19 Woodstock Court
Little Rock,AR 72227
AREA:7.38 acres NUMBER OF LOTS:1 FT.NEW STREET:0
ZONING:R-2 ALLOWED USES:Single Family Residential
PROPOSED USE:Jewish Educational Center/
Synagogue
VARIANCES/WAIVERS REQUESTED:None requested.
A.PROPOSAL/REQUEST:
The applicant,Lubavitch of Arkansas,requests a conditionalusepermittoallowforthedevelopmentofaJewishEducationalCenter/Synagogue on the R-2 zoned property at11905FairviewRoad.Please see the attached letters (datedJuly30,2001 and August 22,2001)from the applicant for adetaileddescriptionoftheproposeduseoftheproperty.
The applicant proposes to develop the property in thefollowingphases:
AREA
PHASE I:Existing Buildings 1,312 sq.ft.
(Approx.)
Construction of a portion of
the new parking area.(16 spaces)
September 6,2001
ITEM NO.:4 (Cont.)FILE NO.:2-4250-B
PHASE Zl:New Building:Social Hall,2,538 sq.ft.
Kitchen,Office,Classrooms
Construction of remainder of
parking area.(18 spaces)
PHASE III:Addition to New Building 2,184 sq.ft.
PHASE IV:New Residence 3,300 sq.ft.
The applicant notes that the height of the new buildings
will not exceed the 35 foot maximum height allowed in R-2
zoning.The applicant also notes that if the existingresidentialstructurecannotberenovated,Phase II as shown
on the proposed site plan would become the first phase.
B.EXISTING CONDITIONS:
There is an existing single family residential structure and
detached garage structure located near the northeast corneroftheproperty.The west and south portions of the
property are wooded.
There are single family residences to the east across
Fairview Road,along Summit Road.There is also a single
family residence immediately north,with an office buildingfurthernorthatthesouthwestcornerofFairviewRoadandPleasantRidgeRoad.There are single family residences to
the south,with a church and office buildings to the
southeast.The property immediately west is zoned PRD andcontainsamultifamilydevelopment.
C.NEIGHBORHOOD COMMENTS:
The Walton Heights-Candlewood,Pleasant Forest and Pleasant
Valley Neighborhood Associations were notified of the publichearing.As of this writing,staff has received several
phone calls and one (1)office visit from persons requesting
information on this application.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Fairview is classified on the Master Street Plan as a
commercial street.Dedicate right-of-way to 30 feet
from centerline.
2.Provide plan and profile of street conforming to "MSP"
(Master Street Plan).Construct one-half street
improvements to this street including 5-foot sidewalk
with planned development.Match street to south if
2
September 6,2001
ITEM NO.:4 (Cont.)FILE NO.:Z-4250-B
improved.Full width street re-grading will be
required.
3.Driveways shall conform to Sec.31-210 or Ordinance
18,031.The proposed driveway will have serious sight
distance problems,making it unsafe.Obtain a variance
and move driveway as close to southern property line as
possible.
4.Appropriate handicap ramps will be required per current
ADA standards.
5.All driveways shall be concrete aprons per City
Ordinance.
6.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
7.Grading permit will be required on this development.
8.Stozmwater detention ordinance applies to this property.9.Direction of flow for water courses leaving the
property.
10.Drainage area size and runoff coefficient for water
courses entering the tract are required.
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer available,not adversely affected.
Entergy:No Comment received.
ARKLA:No Comment received.
Southwestern Bell:If customer needs excess phone lines,
please contact Marco Barker at 373-3715.
Water:If there are facilities that need to be adjusted
and/or relocated,contact Central Arkansas Water.That
work would be done at the expense of the developer.Onsitefireprotectionwillberequiredwhentherear
portion of the property is developed.
Fire Department:Private fire hydrants may be required.
Contact Dennis Free at 918-3752 for details.
Count Plannin :No Comment.
CATA:No Comment received.
3
September 6,2001
ITEM NO.:4 (Cont.)FILE NO.:2-4250-B
F.Landsca e Issues:
A portion of the proposed street buffer drops below the
minimum width allowed of 22 feet.The full width
requirement is 44 feet.
The proposed plan does not allow for the eight percent
(1,047 sq.ft.)of landscaping within the interior of the
paved area.
A six foot high opaque screen,either a wooden fence or
dense evergreen plantings,is required to screen this
property from the residential properties to the north and
south.
An irrigation system to water landscaped areas will be
required.
The City Beautiful Commission recommends preserving as manyexistingtreesasfeasibleonthistree-covered site.ExtracredittowardfulfillingLandscapeOrdinancerequirements
can be given when preserving trees of six inch caliper orlarger.
G.SUBDIVISION COMMITTEE COMMENT:(AUGUST 16,2001)
The applicant was present.Staff presented the item and
noted that additional information was needed on building
heights,seating capacity in the main worship area,signage
and fencing.Staff also noted that portions of the
perimeter and interior landscaping and buffers fell below
ordinance minimums.The main discussion centered on accesstoFairviewRoad.Public Works staff noted the sightdistanceproblemswiththenortherndriveway.It was
suggested that the site plan be "flipped"to move the
driveway to the south,away from the crest of the hill.In
response to a question from the applicant,Bob Turner of
Public Works stated that street improvements could be madeinphasescorrespondingtothephaseddevelopmentofthesite.
The applicant was advised to provide a revised site planaswellasanswerstothequestionsraisedbystaffby
August 22,2001.
4
September 6,2001
ITEM NO.:4 (Cont.)FILE NO.:Z-4250-B
The Committee determined there were no other issues and
forwarded the item to the full Commission.
H.ANALYSIS:
The applicant submitted a revised site plan to staff on
August 22,2001.The applicant also submitted the
additional infozmation as requested by the Subdivision
Committee.The r'evised plan addresses the issues as raised
during the staff review and discussed at the Subdivision
Committee meeting.
The proposed site plan has been "flipped",with the new
proposed driveway being moved from near the north propertylinetonearthesouthline,as requested by Public Works.
Public Works has reviewed the revised site plan and notes no
outstanding issues.As noted at the Subdivision Committee
meeting,Public Works will allow the street improvements to
Fairview Road to be made in phases,corresponding to the
phased development of the site.
The revised plan also shows additional interior and
perimeter landscape areas.The Planning Staff has also
reviewed the revised plan and notes that the landscape and
buffer areas provided confozm to ordinance requirements.
As noted in the applicant's letter dated August 2,2001,
there will be a maximum of 60 persons attending prayerservices.The minimum ordinance parking requirement would
be 15 spaces.The applicant proposes to construct 16
parking spaces with Phase I and 18 spaces with Phase II,for
a total of 34 spaces.Staff supports the parking plan as
proposed.
Staff feels that the applicant has done a good job in
addressing the issues as raised by staff and the Subdivision
Committee,and revising the proposed site plan accordingly.
With compliance with the conditions as noted in the next
paragraph,staff feels that the proposed Jewish Educational
Center/synagogue will have no adverse impact on the
surrounding properties or general area.The proposed future
buildings conform to ordinance standards with respect to
building setbacks and height.The proposed development
occupies only approximately 22 percent of the total overall
property.
5
September 6,2001
ITEM NO.:4 (Cont.)FILE NO.:Z-4250-B
I.STAFF RECOMMENDATIONS:
Staff recommends approval of the conditional use permit
subject to the following conditions:
1.Compliance with the requirements as noted in paragraphs
D,E and F of this report.
2.Any site lighting must be low-level and directed away
from adjacent residential property.3.Any future fencing must conform to City Ordinance
standards.
4.The ground-mounted sign will have a maximum height of
six (6)feet and a maximum area of 72 square feet.
S.The use of the property will be limited to the uses
and hours of operation as described in the attached
applicant'letters dated July 30,2001 and August 22,
2001.
PLANNING COMMISSION ACTION:(SEPTEMBER 6,2001)
Staff presented a positive recommendation on this application,as
there were no further issues for resolution.There were no
objectors to this matter present.
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 ayes,0 nays and 2 absent.
6
~—$25o-i3
LUBAVITCH OF ARKANSAS
h"'II51tr p
"5 h 5Ã'III55
19 WOODSTOCK COURT PHONE (501)221-7940
LITTLE RocK,ARKANsAs 72227 FAX (501)221-7338
RABBI PINCHUS CIMENT
EXECUTIVE DIRECTOR
July 30,2001
Dept.of Planning and Development
Little Rock Planning Commission
To Whom It May Concern 4
Proposed usage for 11905 Fairview Drive
As we have assessed our growth as well as the needs of the community it has become clear that
there is a need for a permanent facility that will house our communal activities.
We are endeavoring to start a daily atter school program,of Jewish studies,which will serve the
Jewish community of Little Rock.If the after school program is a success we would then study
the possibility of beginning a Jewish day school.
Our adult educational programs would meet approximately twice a week in the evening and once
a week during the daytime hours.
Prayer services would be on Friday evening at sundown as well as on Saturday morning.With
growth the public prayer services may take place on more days of the week.
We will be hosting special events (i.e.guest lecturers,family celebrations)and holiday programs
that would take place infrequently throughout the year.
If the existing building can be renovated for our needs it is our intention to utilize it.If it cannot,
we would have to begin with a new structure.
Please find enclosed copies of a recent survey as well as a study site plan for this land.We vtdll
attend the meeting on August 16,2001 to address any further questions that you may have.
Respectfully,
Rabbi Pinchus Ciinent
Executive Director
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REBEOS LmVOIIE~
2-$2.5o -8
LUBAVITCH OF ARKANSAS
'I"'its'Itt p"0 II'IR'Issue
19 WOODSTOCK COURT PMQNE (501)221-7940
LITI'LE RocK,ARKANsAs 72227 FAX(501)221-7338
RABBI PINCMUS CIMENT
EXECUTIVE DIRECTOR
August 22,2001
Dept.of Planning and Development
Little Rock Planning Commission
To Whotn It May Concern
Updated Proposed usage for 11905 Fairview Drive
This letter is in reply to the comments from the Subdivision Committee meeting on
August 16,2001.
The after school program would run Monday thru Friday from 3:30 p.m.-6:00 p.m.with
an initial anticipated enrollment of approximately 25 children.
Our adult educational programs would meet approximately twice a week in the evening,
from 7-9 p.m.and once a week during the daytime hours from 12:30-1:30p.m.with an
approximate attendance o f 10-18 people.
Prayer services would be on Friday evening at sundown as well as on Saturday morning.
We anticipate a group of 12-30 people.With growth,the public prayer services may take
place on more days of the week.The maximum number of regular participants would be
60.
Any new structure will conform to ordinance setback requirements and will be within the
35 feet high limit.Any fencing that may be used on this site will conform to all city
ordinances,(no fencing is presently being planned).
Respectfully,
Rabbi Pinchus Ciment
%u'I
I
mERII05 L'lllVOBE~
September 6,2001
ITEM NO.:5 FILE NO.:Z-5254-B
NAME:McClellan High School —Conditional Use Permit
LOCATION:9417 Geyer Springs Road
DEVELOPER:ARCHITECT:
Little Rock School District Stuck Associates Architects
801 West Markham Street 1308 S.Main StreetLittleRock,AR 72201 Little Rock,AR 72202
AREA:14.5 acres NUMBER OF LOTS:1 FT.NEW STREET:0
ZONING:R-2 ALLOWED USES:School —Nonconforming/Single
Family Residential
PROPOSED USE:Addition to existing school
VARIANCES/WAIVERS REQUESTED:None requested.
A.PROPOSAL/REQUEST:
The applicant,Little Rock School District,is requesting aconditionalusepermittoallowforabuildingadditiontotheexistingMcClellanHighSchoolcampusat9417GeyerSpringsRoad.The proposed building addition will belocatedontheeastsideoftheexistingmainschoolbuilding,within an existing paved parking area.The
proposed addition will be 8,900 square feet in area andincludeseven(7)permanent classrooms,multi-media offices
and additional restroom facilities.The height of thebuildingadditionwillbeapproximately15feet.
The new permanent classroom addition will allow six (6)existing portable classroom buildings to be removed from thesite.The portable classroom buildings to be removed arelocatedalongtheeastpropertylineandnotedontheattachedsiteplansketch.In addition to the proposedclassroomsexpansion,five (5)areas within the existing
main school building will be renovated,including the main
September 6,2001
ITEM NO.:5 (Cont.)FILE NO.:Z-5254-B
entrance to the building.
The applicant notes that after the building expansion and
removal of portable classrooms,there will be a total of 77
classrooms on the site.There will also be 210 parking
spaces around the main school building,with a largeexistingparkingareaonthewestsideofthefootball
stadium.
B.EXISTING CONDITIONS:
The 14.5 acre site is occupied by the existing McClellan
High School campus.School buildings and parking arelocatedwithinthenorthportionoftheproperty,with theathleticfieldsandadditionalparkingwithinthesouthportion.
There is office zoning and single family residences to thenorth,with single family residences to the east.There is
a mixture of multi-family and single family uses to thesouth.There is also a mixture of uses and zoning(including a church,day care center and funeral home)across Geyer Springs Road to the west.
C.NEIGHBORHOOD COMMENTS:
As of this writing,staff has received no comment from the
neighborhood.The Santa Monica,O.U.R.,Allendale and SWLR
UP Neighborhood Associations were notified of the publichearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards.
2.Repair or replace any curb and gutter or sidewalk thatisdamagedinthepublicright-of-way prior to
occupancy.
3.Provide existing topographic information at maximum fivefootcontourintervalandthe100-year base flood
elevation.
4.A grading permit and development permit for special
flood hazard area is required prior to construction.5.Southwick Street is classified on the Master Street Plan
as a commercial street.Dedicate right-of-way to 30feetfromcenterline.
6.Provide design of street conforming to "MSP"(MasterStreetPlan).Construct one-half street improvements to
2
September 6,2001
ITEM NO.:5 (Cont.)FILE NO.:8-5254-B
this street including 5-foot sidewalks with planned
development.Applies to Southwick Street.
7.Remove portion of driveway apron extending into gutter on
Southwick Street.
8.Traffic is not to increase on McClellan Drive.
9.Prepare a letter of pending development addressing street
lights as required by Section 31-403 of the Little Rock
code.Contact Traffic Engineering at 340-4880 (Steve
Philpott)for more information regarding street light
requirements.
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer available,not adversely affected.
Entergy:No Comment received.
ARKLA:No Comment received.
Southwestern Bell:No Comment.
Water:The Little Rock Fire Department needs to evaluate
this site to determine whether additional public and/or
private fire hydrant(s)will be required.If additional
fire hydrant(s)are required,they will be installed at
the Developer'expense.
Fire Department:No Comment.
Count Plannin :No Comment.
CATA:No Comment received.
F.Landsca e Issues:
Since the building expansion proposed is less than ten
percent,no additional landscaping is required by
ordinance.
G.SUBDIVISION COMMITTEE COMMENT:(AUGUST 16,2001)
The applicant was present.Staff presented the item and
noted that additional information was needed on building
heights,the number of classrooms,parking,fencing,
signage and the dumpster location.Staff noted that the
areas where the portable classrooms are currently located
should be re-sod after their removal.Public Works
3
September 6,2001
ITEM NO.:5 (Cont.)FILE NO.:Z-5254-B
Comments were presented and discussed.The applicant
stated McClellan Drive would continue to serve as emergency
access only.
The applicant was advised to provide a revised site plan
and answers to the questions raised by staff by August 22,
2001.
The Committee determined there were no outstanding issues
and forwarded the item to the full Commission.
H.ANALYSIS:
The applicant submitted a revised site plan to staff on
August 22,2001.The revised plan addresses the issues as
raised by staff and the Subdivision Committee.The
applicant also provided the additional information as
requested by the Subdivision Committee.
The applicant has noted that there will be a total of 77
classrooms after the proposed building addition and removal
of the existing portable classroom buildings.The minimum
parking requirement for a school of this size is 462
spaces.After the building expansion,there will be 210
paved parking spaces remaining on the east and west sides
of the main school building.There is also a rather large
existing parking area (paved and gravel)located on the
west side of the football stadium.Staff is comfortable
that there is enough existing parking on the site to meet
the minimum requirement and serve the school use.
As noted in paragraph A.,six (6)portable classroom
buildings located along the east property line will be
removed with the new building addition.The area where the
portable classrooms are located must be re-sod after their
removal.
To staff's knowledge,there are no outstanding issues
associated with the conditional use permit application.
With compliance with the conditions as noted in the next
paragraph,staff feels that the proposed building expansion
will have no adverse effect on the general area.
4
September 6,2001
ITEM NO.:5 (Cont.)FILE NO.:2-5254-B
I.STAFF RECOMMENDATIONS:
Staff recommends approval of the conditional use permit
subject to the following conditions:
1.Compliance with the requirements as noted in paragraphs D
and E of this report.
2.Any site lighting must be low-level and directed away
from adjacent residential property.3.The dumpster area must be screened on three (3)sides
with an eight (8)foot high opaque fence or wall.
4.The six (6)existing portable classroom buildings must be
removed with the new building construction.
5.The area where the portable classrooms are located must
be re-sod after their removal.
6.McClellan Drive is to continue to be used for emergency
access only.
PLANNING COMMISSION ACTION:(SEPTEMBER 6,2001)
Staff presented a positive recommendation on this application,as
there were no further issues for resolution.There were no
objectors to this matter present.
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 ayes,0 nays and 2 absent.
5
September 6,2001
ITEM NO.:6 FILE NO.:Z-5470-A
NAME:Little Rock Church —Revised Conditional Use Pezmit
LOCATION:10701 Baseline Road
DEVELOPER:ENGINEER:
Little Rock Church None
10701 Baseline Road
Little Rock,AR 72209
AREA:7.23 acres NUMBER OF LOTS:1 FT.NEW STREET:0
ZONING:R-2 ALLOWED USES:Church/Single Family
Residential
PROPOSED USE:Church Expansion
VARIANCES/WAIVERS REQUESTED:None requested.
BACKGROUND:
On July 30,1991,the Planning Commission approved a conditionalusepezmitfortheLittleRockChurchat10701BaselineRoad.
The approved site plan included a 12,000 square foot churchbuilding,paved parking for 110 vehicles,a future softballfield,future pavilion with outside seating and a future accessdrivealongthewestpropertyline.To date,the church
building,paved parking area and an access drive along the eastpropertylinehavebeenconstructed.
A.PROPOSAL/REQUEST:
The applicant,Little Rock Church,requests a revisedconditionalusepermittoallowforthetemporaryplacementofaone-story modular classroom building foz a maximum of36months.During that time the church will consider more
permanent solutions to their need for increased space,resulting in a future revised conditional use permitapplicationforthepezmanentaddition(s).
September 6,2001
ITEM NO.:6 (Cont.)FILE NO.:Z-547G-A
The proposed site plan shows two (2)possible locations for
the modular classroom building,both of which are located
along the south side of the existing church building.The
church will decide which location will best serve their
needs,and place the building in that location.The
temporary placement of the modular classroom building is the
only proposed change to the previously approved site plan.
B.EXISTING CONDITIONS:
There is an existing church building and associated paved
parking area located on the property at 10701 Baseline Road.
There is undeveloped R-2 zoned property to the west,I-1
zoned property to the east,and PD-I and 0-3 zoned propertytothesouth.There is one (1)single family residence and
undeveloped R-2 zoned property across Baseline Road to the
north,with an auto salvage yard to the northeast and other
commercial uses to the northwest.
C.NEIGHBORHOOD COMMENTS:
The SWLR UP Neighborhood Association was notified of the
public hearing.As of this writing,staff has received no
comment from the neighborhood.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Baseline Road is classified on the Master Street Plan as
a principal arterial.Dedication of right-of-way to 55
feet from centerline will be required.
2.100-foot error in contours was noted.
3.Driveways shall conform to Sec.31-210 or Ordinance
18,031.Future access not approved as a result of 1999
passage of Ordinance.
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer available,not adversely affected.
Entergy:No Comment received.
ARKLA:No Comment received.
Southwestern Bell:No Comment received.
Water:The Little Rock Fire Department needs to evaluate
this site to determine whether additional private fire
2
September 6,2001
ITEM NO.:6 (Cont.)FILE NO.:Z-5470-A
hydrant(s)will be required.If additional fire
hydrant(s)are required,they will be installed at the
Developer's expense.
Fire Department:Private fire hydrants may be required.
Contact Dennis Free at 918-3752 for details.
Count Plannin :No Comment.
CATA:No Comment received.
F.Landsca e Issues:
Since the proposed modular building represents less than a
ten percent building expansion,no additional landscaping is
required.
G.SUBDIVISION COMMITTEE COMMENT:(AUGUST 16,2001)
The applicant was present.Staff presented the item and
noted that additional information was needed on building
heights,signage,fencing,the seating capacity in the
sanctuary,parking and the dumpster location.Staff made
note of the existing,gravel,overflow parking area and
stated that continued use of that unimproved area could be
supported through the life of the temporary building (36
months),after which it would need to be removed or an
additional C.U.P.applied for to allow development of an
additional parking lot.Public Works Comments were
discussed.It was noted that the previously approved,but
never built,western driveway would need to be removed from
the plan.Staff commented that the issue of a second
driveway could be revisited at the time of future review of
either building or parking lot expansion.
The applicant was advised to provide a revised site plan and
answers to the questions raised by staff by August 22,2001.
The Committee determined there were no other issues and
forwarded the item to the full Commission.
3
September 6,2001
ITEM NO.:6 (Cont.)FILE NO.:Z-5470-A
H.ANALYSIS:
The applicant submitted a revised site plan to staff on
August 21,2001.The revised plan addresses the issues as
raised by staff and the Subdivision Committee.The revised
plan labels the height (one-story)of the proposed modular
classroom building along with other existing features
(fencing,signage,etc.).The applicant has also removed
the future western drive from the site plan,as requested by
Public Works.
The applicant notes that the existing sanctuary has a
seating capacity of 440 persons,and that the existing paved
parking area contains 110 spaces.The amount of existing
parking conforms to the minimum ordinance standards for a
church of this size.
As noted at the Subdivision Committee meeting,there is an
existing gravel overflow parking area along the south side
of the existing church building.Staff will support the
continued use of the gravel parking area for the life of the
temporary classroom building (36 months maximum).At the
end of that time,the gravel area must cease to be used for
parking.If additional parking is needed,a revised
conditional use permit application must be submitted showing
this area to be paved and landscaped as per City Ordinance
standards.
Otherwise,to staff's knowledge there are no outstanding
issues associated with the revised conditional use permit.
The proposed temporary classroom building (either location)
conforms to ordinance standards with respect to building
setbacks and height,and should have no adverse impact on
the general area.
I.STAFF RECOMMENDATIONS:
Staff recommends approval of the revised conditional use
permit subject to the following conditions:
1.Compliance with the requirements as noted in paragraphs
D and E of this report.
2.The temporary modular classroom building is allowed for
a maximum of 36 months.
4
September 6,2001
ITEM NO.:6 (Cont.)FILE NO.:Z-5470-A
3.The existing gravel overflow parking area is limited to
the life of the temporary classroom building,as noted
in paragraph H.of this report.
4.The dumpster area must be screened on three (3)sides
with an eight (8)foot high opaque fence or wall.
5.Any site lighting must be low-level and directed away
from adjacent residential zoned property.
6.Any additional signage must conform to the ordinance
requirements for office zoned property.
7.The applicant must obtain a building permit for the
temporary classroom building placement.
PLANNING COMMISSION ACTION:(SEPTEMBER 6,2001)
Staff presented a positive recommendation on this application,as
there were no fuz'ther issues for resolution.There were no
objectors to this matter present.
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 ayes,0 nays and 2 absent.
5
September 6,2001
ITEM NO.:7 FILE NO.:Z-7082
NAME:Elliott Manufactured Home —Conditional Use Pezmit
LOCATION:8225 Brimer Road
DEVELOPER:SURVEYOR:
Christopher and Shonitra Elliott James L.Butler
8301 West 37 Street 5323 J.F.K.Blvd.Little Rock,AR 72103 No.Little Rock,AR 72116
AREA:0.33 acre NUMBER OF LOTS:1 FT.NEW STREET:0
ZONING:R-2 ALLOWED USES:Single Family Residential
PROPOSED USE:Single Family Residential—
Manufactured Home
VARZANCES/WAIVERS REQUESTED:None requested.
A.PROPOSAL/REQUEST:
The applicants,Christopher and Shonitra Elliott,request aconditionalusepermittoallowfortheplacementofamultisectionalmanufacturedhomeontheR-2 zoned propertyat8225BrimerRoad.The manufactured home will be adouble-wide,with 1,456 square feet of floor area (28 feet
by 52 feet).
The proposed manufactured home will be located within thenorthone-half of the property.The proposed site plan
shows a porch,deck and carport which will be attached tothemanufacturedhome.The site plan also shows anaccessorystoragebuildingintherearyard.
The site will be accessed by way of a two-caz driveway fromBrimerRoad.The drive will be located near the northeastcorneroftheproperty.
September 6,2001
ITEM NO.:7 (Cont.)FILE NO.:Z-7082
B.EXISTING CONDITIONS:
The site is undeveloped and grass-covered.There are single
family residences to the west and north across Brimer Road.
There are two (2)duplexes on the property immediately to
the east,with single family residences further east.There
are single family residences (including two mobile homes)to
the south.There are several mobile homes in this generalarea.
C.NEIGHBORHOOD COMMENTS:
As of this writing,staff has received several phone calls
from persons requesting information on this application.
Two (2)of the callers expressed opposition to the proposed
manufactured home.The Legion Hut,Shiloh,West Baseline
and SWLR UP Neighborhood Associations were notified of the
public hearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.The minimum Finish Floor elevation of 306.0 is required
to be shown on plat and grading plans.
2.A development permit for Flood Hazard Areas is required
per Sec.8-283.
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer available,not adversely affected.
Entergy:No Comment received.
ARKLA:No Comment received.
Southwestern Bell:No Comment.
Water:An acreage charge of $150 per acre applies in
addition to normal charges for connection to this
property.
Fire Department:No Comment.
Count Plannin :No Comment.
CATA:No Comment received.
2
September 6,2001
ITEM NO.:7 (Cont.)FILE NO.:Z-7082
F.Landsca e Issues:
No Comment.
G.SUBDIVISION COMMITTEE COMMENT:(AUGUST 16,2001)
The applicant was not present.The Committee briefly
reviewed the proposed site plan and the staff comments.Staff noted that the applicant needed to show fencing,
driveway location and parking for the proposed residence on
a zevised site plan.Staff noted that the applicant would
be contacted and provided with the staff comments.
Aftez the discussion,the Committee forwarded the
Conditional Use Permit to the full Commission for final
action.
H.ANALYSIS:
The applicant submitted a revised site plan to staff on
August 20,2001.The revised plan addresses the issues asraisedbystaffattheSubdivisionCommitteemeeting.Therevisedplanshowstheproposeddrivewaylocation,parkingfortwo(2)vehicles (cazport)and fencing.
Otherwise,to staff's knowledge,there are no outstanding
issues associated with this application.The proposed
manufactured home conforms to the setback requirements for
single family residences in R-2 zoning.With compliance
with the minimum siting standards for manufactured homes (asnotedinthenextparagraph),the proposed manufactured home
should have absolutely no adverse impact on the surrounding
properties or general area.
I .STAFF RECOMMENDATIONS:
Staff recommends approval of the conditional use permitsubjecttothefollowingconditions:
1.Compliance with the requirements as noted in paragraphs
D and E of this report.
2.Compliance with the following ordinance required
minimum siting standards for multisectional
manufactured homes:
3
September 6,2001
ITEM NO.:7 (Cont.)FILE NO.:Z-7082
a.A pitched roof of three (3)in twelve (12)or
fourteen (14)degzees or greater.
b.Removal of all transport elements.c.Permanent foundation.
d.Exterior wall finished so as to be compatible with
the neighborhood.e.Orientation compatible with placement of adjacent
structures.f.Underpinning with permanent materials.
g.All homes shall be multisectional.
h.Off-street parking per single-family dwelling
standard.
PLANNING COMMISSION ACTION:(SEPTEMBER 6,2001)
Christopher and Shonitra Elliott were present,representing the
application.Staff briefly described the proposed Conditional
Use Permit with a recommendation of approval as noted in
paragraph I.of the agenda report.There were several persons
present in opposition.
Christopher Elliott addressed the Commission in support of the
application.He expressed his wish to establish a home on this
property.He presented photos of the general area and the
proposed manufactured home for Commission review.
Joseph Reba,president of the Legion Hut Neighborhood Association
addressed the Commission in opposition to the application.He
presented a petition of opposition.He stated that the
neighborhood association voted to oppose the conditional use
permit.He noted concern that the property values in the area
would decrease.
Debra Benner also spoke in opposition.She noted concern with
the appearance of manufactured homes.She also noted that the
opposition to the conditional use permit was not a racial issue.
John Bergin also addressed the Commission in opposition.He
noted that he circulated the petition of opposition in the
neighborhood.He noted that the major objection to the
manufactured home had to do with the possibility of decreased
property values.
B.J.Wyrick also addressed the Commission in opposition.She
noted that many of the older mobile homes that had been in the
4
September 6,2001
ITEM NO.:7 (Cont.)FILE NO.:Z-7082
area had been removed.She asked the Commission to support the
neighborhood association with respect to the opposition to this
application.
Troy Laha of Southwest Little Rock United for Progress noted that
he supported the Legion Hut Neighborhood Association in their
opposition.
Christopher Elliott noted that the appraised value of the
property with the manufactured home on it would be approximately
$75,000.He noted that the property would be well maintained.
He noted that his intent was to create a place for his family to
live and be part of the community.Shonitra Elliott also
addressed the Commission in support of the application.
Commissioner Nunnley asked Mr.Elliott if he owned the property.
Mr.Elliott noted that the property was part of the mobile home
packaged deal and that he did not currently own the lot.
Commissioner Nunnley noted that there was concern pertaining to
the deterioration of mobile homes over a period of time.Mr.
Elliott made additional comments regarding his intent to maintain
the property.
Commissioner Faust noted support of the application.She noted
that the City should provide options for homebuyers.She noted
that many people could not afford stick-built homes.Commissioner
Allen noted agreement with Commissioner Faust.
Commissioner Adcock made comments regarding property values in
the area.She noted that there were stick-built homes in the
area for sale and listed at prices less than $75,000.
Commissioner Floyd noted agreement with Commissioner Adcock's
comments.He noted that there were stick-built homes in the area
for sale.Mrs.Elliott noted that they were not paying $75,000
for the manufactured home,but that was the appraised value of
the property with the manufactured home on it.She also noted
that the financing available for manufactured homes was suitable
to their needs.Commissioner Berry asked if property values
should be an issue for the Commission to consider with this type
of application.Stephen Giles,Deputy City Attorney noted that
the claim that property values would decrease without evidence
was speculative.He noted,however,that with the proper
evidence the issue of decreasing property values could be
considered by the Planning Commission.
5
September 6,2001
ITEM NO.:7 (Cont.)FILE NO.:Z-7082
Chairman Downing noted that the Board of Directors has made a
distinction between stick-built homes and manufactured homes and
typically,did not support applications for manufactured homes.
He noted that he felt compelled to abide by the Board ofDirectors'ecision.
There was a motion to approve the conditional use permit as
recommended by staff.The motion failed by a vote of 3 ayes,
6 nays and 2 absent.The application was denied.
6
September 6,2001
ITEM NO.:8 FILE NO.:Z-7083
NAME:Sipes Accessory Dwelling —Conditional Use Permit
LOCATION:6609 Honeysuckle Lane
DEVELOPER:SURVEYOR:
Michael Sipes Donald W.Brooks
6609 Honeysuckle Lane 20820 Arch Street Pike
Little Rock,AR Hensley,AR 72065
AREA:3.14 acres NUMBER OF LOTS:1 FT.NEW STREET:0
ZONING:R-2 ALLOWED USES:Single Family Residential
PROPOSED USE:Accessory Dwelling
VARIANCES/WAIVERS REQUESTED:
A variance to allow an accessory dwelling in excess of
700 square feet.
A.PROPOSAL/REQUEST:
The applicant,Michael Sipes,requests a conditional use
permit to allow for the placement of a 16 foot by 80 foot
(maximum size)manufactured home on the R-2 zoned propertyat6609HoneysuckleLane.The manufactured home will serve
as an accessory dwelling for a disabled parent of the
property owner.The accessory dwelling is proposed to belocateddirectlybehind(east of)the existing single familyhouse.
The property owner,Mr.Sipes,will reside in the existingprincipaldwelling.He notes that the accessory dwellingwillbeusedonlyforafamilymemberandnotrented.Healsonotesthattherewillbenoseparateutilities.
September 6,2001
ITEM NO.:8 (Cont.)FILE NO.:Z-7083
The property is accessed by way of an existing driveway from
Honeysuckle Lane.Adequate parking exists to serve both
dwellings.
As part of the conditional use permit application,the
applicant is requesting a variance to allow an accessory
dwelling in excess of 700 square feet,the maximum size
allowed by ordinance.The proposed accessory dwelling will
have a maximum size of 1,280 square feet (16 feet by 80feet).
B.EXISTING CONDITIONS:
There is an existing single family residence and anaccessorygaragelocatedwithinthewesternportion of the
property.The eastern portion of the property is heavily
wooded.
The general area is primarily made up of single familyresidencesonlargelots.There are several mobile homes
and nonconforming commercial buildings in the general area.
C.NEIGHBORHOOD COMMENTS:
As of this writing,staff has received several phone calls
from persons requesting information on this application.
The Stagecoach-Dodd,Pecan Lake and SWLR UP NeighborhoodAssociationswerenotifiedofthepublichearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No Comment.
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer available,not adversely affected.
Entergy:No Comment received.
ARKLA:No Comment received.
Southwestern Bell:No Comment received.
Water:No separate water service will be provided unless
approved by the City of Little Rock.
Fire Department:No Comment.
2
September 6,2001
ITEM NO.:8 (Cont.)FILE NO.:Z-7083
Count Plannin :No Comment.
CATA:No Comment received.
F.Landsca e Issues:
No Comment.
G.SUBDIVISION COMMITTEE COMMENT:(AUGUST 16,2001)
The applicant was present.Staff presented the item and
noted that a variance would be required since the accessory
dwelling exceeds 700 square feet in area.There were no
other issues raised by staff.
The Committee determined there were no other issues and
forwarded the item to the full Commission.
H .ANALYSIS:
The applicant submitted a revised site plan to staff on
August 20,2001.The revised plan addresses the issues
raised during the staff review.The revised site plan notesthatthemaximumsizeoftheaccessorydwellingwillbe16feetby80feet.
As noted in paragraph A.,the applicant is requesting a
variance to allow the accessory dwelling to be in excess of
700 square feet,the maximum size allowed by ordinance for
an accessory dwelling.The proposed accessory dwelling will
have a maximum area of 1,280 square feet.The existing
principal dwelling is approximately 2,280 square feet inarea.Staff feels that the request is reasonable for this3.14 acre site and supports the variance as requested.
To staff'knowledge,there are no outstanding issues
associated with this application.With compliance with the
minimum siting standards for manufactured homes and the
other conditions as noted in the next paragraph,staff feelsthattheproposedaccessorydwellingwillhavenoadverse
impact on the surrounding properties or general area.The
proposed building setbacks and height for the accessory
dwelling conform to ordinance requirements.
3
September 6,2001
ITEM NO.:8 (Cont.)FILE NO.:Z-7083
I.STAFF RECOMMENDATIONS:
Staff recommends approval of the conditional use pezmit
subject to the following conditions:
l.One (1)of the dwelling units must be occupied by the
property owner.
2.The accessory dwelling must be used for a family member
only and not rented.
3.The accessory dwelling will not have separate utilities.
4.The accessory dwelling (manufactured home)must conform
to the following minimum siting standards:
a.A pitched roof of three (3)in twelve (12)or fourteen
(14)degrees or greater.
b.Removal of all transport elements.c.Permanent foundation.
d.Exterior wall finished so as to be compatible with the
neighborhood.
e.Orientation compatible with placement of adjacent
structures.f.Underpinning with permanent materials.
g.Off-street parking per single-family dwelling standard.
5.Staff recommends approval of the variance to allow the
accessory dwelling to exceed 700 squaze feet in area.
The accessory dwelling is to have a maximum size of
16 feet by 80 feet (1,280 square feet).
PLANNING COMMISSION ACTION:(SEPTEMBER 6 ~2 00 1 )
Michael Sipes was present,representing the application.Staff
briefly described the proposed Conditional Use Pezmit with a
recommendation of approval as noted in paragraph I.of the agenda
report.There was one person present in opposition.
Michael Sipes addressed the Commission in support of the
conditional use permit.He explained the proposed use of the
accessory dwelling.He noted that the accessory dwelling was to
be foz his elderly mother who had recently had several strokes.
He noted that the accessory dwelling would be so that she could
live independently and have privacy,but live close enough to him
to have his help if she needed it.
Troy Laha of Southwest Little Rock United for Progress was
present and addressed the Commission.He stated that he
4
September 6,2001
ITEM NO.:8 (Cont.)FILE NO.:Z-7083
understood that there was going to be neighborhood opposition to
this application,and the only reason he was at the meeting was
to support the neighborhood association.He noted that he would
like to see a condition attached to the conditional use permit
stating that the accessory dwelling would be removed from the
property when Mr.Sipes'other no longer needed it.Chairman
Downing asked Mr.Laha why he felt this condition should be added
to staff's conditions of approval.Mr.Laha explained.
Commissioner Nunnley also noted that the accessory dwelling
should be for Mz.Sipes'other only and removed from the
property when she no longer needs it.Commissioner Berry askedifotherlikeapplicationshadbeenforfamilymembersonlyin
the past.Tony Bozynski,Assistant Director of Planning and
Development,noted that these types of applications had been
dealt with in many different ways by the Planning Commission in
the past.This issue was briefly discussed.
Commissioner Lowry asked Mr.Sipes if he would agree to amend the
conditional use permit application and agree to a condition that
the application be for his mothez only with a 5-year time limit
whichever was longer.Mr.Sipes noted that he agreed to amend
the application to include this condition.Commissioner Lowry
asked Mr.Laha if he was agreeable to this added condition.Mr.
Laha responded that he was in agreement.
Commissioner Adcock asked about the location of the proposed
accessory dwelling.She asked if it could be moved further back
from Honeysuckle Lane.Mr.Sipes explained that the proposed
placement of the accessory dwelling would be next to the existing
driveway.He noted that this was because his mother was on a
walker and could not walk very far.He also noted that the
manufactured home was located in this area,due to the fact that
the utilities would be tied into the existing single-family
structure.This issue was briefly discussed.The issue of whoistoliveintheaccessorydwellingwasdiscussed.Chairman
Downing noted that he was against having the conditional use
permit for Mr.Sipes'other only and no other family members.
Commissioner Nunnley noted support for the conditional use permit
with a condition that it be for Mr.Sipes'other only,therebytailoringtheapplicationtoMr.Sipes'pecific situation and
need.Commissioner Faust quoted the definition of an "accessory
dwelling"from the Zoning Ordinance.She noted agreement with
Chairman Downing.She also noted that the accessory dwelling
should be for Mr.Sipes'amily members and not just his mother.
This issue was further discussed.
5
September 6,2001
ITEM NO.:8 (Cont.)FILE NO.:Z-7083
There was a motion to approve the conditional use permit as
recommended by staff and with the amendment to the application
that the conditional use permit be for Mr.Sipes'other only or
for five years whichever was longer.
Commissioner Floyd asked if the manufactured home accessory
dwelling was exempt from the minimum siting standards regarding
orientation.Staff noted that the manufactured home accessory
dwelling was not exempt from the criteria.There was additional
discussion pertaining to the placement of manufactured home and
the agreed amendment to the application by Mr.Sipes.Dana
Carney,of the Planning Staff,noted that staff would support a
variance to allow the orientation of the proposed manufactured
home accessory dwelling to be perpendicular to the street rather
than parallel to the street.He noted that staff felt that the
proposed location of the accessory dwelling was appropriate.
This issue was briefly discussed.Commissioner Lowry added this
variance to the previous motion.
The Planning Staff asked foz clarification on the amendment to
the application.Commissioner Lowry stated that the amendment
was to have the accessory dwelling on the site for five years or
for as long as Mr.Sipes'other lived there whichever was
longer.
Commissioner Faust noted support for the application,even though
she did not agree with the stated amendment to the application.
She stated that the she felt the additional condition should not
be placed on the application.
Commissioner Nunnley asked to make the issue of accessory
dwelling conditional use permits an item to be discussed at the
next Planning Commission informal meeting.He asked staff if
they would provide some history as to how these types of
applications had been handled in the past.
Chairman Downing called for a vote on the previous motion.The
motion was approved by a vote of 9 ayes,0 nays and 2 absent.
The conditional use permit was approved.
6
September 6,2001
ITEM NO.:9 FILE NO.:Z-3086-A
NAME:Murchison Accessory Dwelling —Conditional Use Permit
LOCATION:4014 South Lookout
DEVELOPER:SURVEYOR:
Helen E.Sloan (Murchison)White-Datezs and Associates
4014 South Lookout 24 Rahling Circle
Little Rock,AR 72205 Little Rock,AR 72223
AREA:.424 acre NUMBER OF LOTS:1 FT.NEW STREET:0
ZONING:R-2 ALLOWED USES:Single Family Residential
PROPOSED USE:Accessory Dwelling
VARIANCES/WAIVERS REQUESTED:None requested.
A.PROPOSAL/RE UEST:
The applicant,Helen E.Sloan,requests a conditional use
permit to allow for the renovation of the existing one-storyaccessorybuildingforuseasanaccessorydwelling.Theexistingaccessorybuildingisapproximately755squarefeetinareaandlocatedatthenorthwestcorneroftheproperty.
In addition to the renovation of the accessory building,the
applicant proposes to construct a 70 square foot addition atthenorthwestcorneroftheexistingstructure.Theexistingaccessorybuildingmeetstheminimumbuildingsetbackrequirementswiththeexceptionofthenortheast
corner of the building,which is set back only one (1)foot
from the north property line (minimum of 3 foot setback
required).This existing setback is considered
nonconforming.
The applicant proposes to utilize approximately 525 squarefeetoftheaccessorybuildingastheaccessorydwelling.
The remaining 300 square feet will be used as a one-car
garage.The structure is one-story in height (less than 20
September 6,2001
ITEM NO.:9 (Cont.)FILE NO.:Z-3086-A
feet).
The applicant has noted that no separate utilities will be
provided to the accessory dwelling.The applicant also
noted at the Subdivision Committee meeting that the
accessory dwelling will not be rented.The accessory
dwelling will be used as a guesthouse or residence for a
property caretaker.
B.EXISTING CONDITIONS:
There is an existing two-story brick and frame single familyresidenceandanaccessorybuildingonthesite.There aresinglefamilyresidencestothenorth,east and west.
Allsopp Park is located across South Lookout to the south.
C.NEIGHBORHOOD COMMENTS:
The Hillcrest,Cedar Hill Terrace,Prospect Terrace and
Heights Neighborhood Associations were notified of the
public hearing.As of this writing,staff has received
several phone calls from persons requesting information onthisapplication.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Repair or replace any curb and gutter or sidewalk that is
damaged in the public right-of-way prior to occupancy.
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Location of sewer service unknown.No
objection to Conditional Use Permit.Contact Little Rock
Wastewater Utility for details.
Entergy:No Comment received.
ARKLA:No Comment received.
Southwestern Bell:No Comment.
Water:No separate water service will be provided unless
approved by the City of Little Rock.
Fire Department:No Comment.
Count Plannin :No Comment.
2
September 6,2001
ITEM NO.:9 (Cont.)FILE NO.:Z-3086-A
CATA:No Comment received.
F.Landsca e Issues:
No Comment.
G.SUBDIVISION COMMITTEE COMMENT:(AUGUST 16,2001)
The applicant was present.Staff presented the item and
asked if the property owner would reside in the principal
dwelling and exactly how much of the existing accessory
structure would be utilized as an accessory dwelling.The
applicant responded that the principal dwelling would be
occupied by the property owner.He stated the accessory
dwelling would not be rented out but would be occupied as a
guest house or by a caretaker.Public Works Comments were
presented.
The Committee determined there were no outstanding issues
and forwarded the item to the full Commission.
H.ANALYSIS:
The applicant submitted additional information to staff on
August 22,2001.As a result of the Subdivision Committee
review,no revised site plan was required.The applicant
noted at the Subdivision Committee meeting that the
accessory dwelling would be used as a guest house or as a
residence for a property caretaker,and not rented.It was
also noted that the property owner would reside in the
principal dwelling.
The applicant informed staff that approximately 525 square
feet of the 825 square foot accessory building would be
utilized as the accessory dwelling.Therefore,no variance
is required for the accessory dwelling's size (700 square
feet maximum allowed).Adequate parking exists on the site
to serve both dwellings.
Otherwise,to staff'knowledge there are no outstanding
issues associated with the application.Staff feels that
the use of a portion of the accessory building as an
accessory dwelling will have no adverse impact on the
adjacent properties or general area.
3
September 6,2001
ITEM NO.:9 (Cont.)FILE NO.:Z-3086-A
I.STAFF RECOMMENDATIONS:
Staff recommends approval of the conditional use permit
subject to the following conditions:
1.Compliance with the requirements as noted in paragraphs
D and E of this report.
2.The accessory dwelling must be used as a guest house or
residence for property owner or caretaker and not
rented.
3.The accessory dwelling will not have separateutilities.
4.One (1)of the dwelling units must be occupied by the
property owner.
PLANNING COMMISSION ACTION:(SEPTEMBER 6,2001)
Staff presented a positive recommendation on this application,as
there were no further issues for resolution.There were no
objectors to this matter present.
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 ayes,0 nays and 2 absent.
4
September 6,2001
SUBDIVISION
ITEM NO.:10 FILE NO.:G-23-308
Name:Presidential Library Park
Location:East of I-30 and North of
East 3'treet.
Owner/A licant:Public Works —Bob Turner
~Rt:To abandon the 60 feet wide
by 1750 feet long East 2"
Street from Collins Street
to John Street,Byrd Street
60 feet wide by 520 feet
long from East 3 Street to
Arkansas River Bank,and 60feetwideby400feetlong
Industrial Drive from East2"to Arkansas River bank
and 60 feet wide by 320feetlongEnglishAvenue
from East 2"to Arkansas
River Bank right-of-way and
incorporate with proposePresidentialLibraryPark.
1.Public Need for This Ri ht-of-Wa
East 2",Byrd Street is currently constructed as a
public streets with 36 feet wide pavement providing
access to industrial and office property.
2.Master Street Plan
Master Street Plan lists East 2"as a collector street
at this location.
3.Need for Ri ht-of-Wa on Ad'acent Streets
All streets in area have sufficient R-O-W.
4.Develo ment Potential
City of Little Rock wants to include existing streets
in future park project.
1
September 6,2001
SUBDIVISION
ITEM NO.:10 FILE NO.:G-23-308
5.Nei hborhood Land Use and Effect
The general area is made up of an industrial uses.
6.Nei hborhood Position
All abutting property owners were notified of the
public hearing.
7.Effect on Public Services or Utilities
Entergy -has no objection to the abandonment.
ARKLA —has no objection to abandonment.
Southwestern Bell -has no objection to the
abandonment.
Water Works —has no objection.
Wastewater Utility —has no objection.
Fire Department —has no objection.
Neighborhood and Planning -has no objection to
abandonment.
8.Public Welfare and Safet Issues
Abandoning this street will have no adverse effects on
the public welfare and safety.
STAFF RECOMMENDATION:
Staff recommends approval of right-of-way abandonment asfiled.
2
September 6,2001
SUBDIVISION
ITEM NO.:10 FILE NO.:G-23-308
SUBDIVISION COMMITTEE COMMENT:(August 16,2001)
Applicant was present.This item was discussed briefly.
Committee forwarded the item to the full Commission forfinalapproval.
PLANNING COMMISSION ACTION:(September 6,2000)
Staff presented a positive recommendation on this
application,as there were no further issues for
resolution.The Chairperson placed the item before the
Commission for inclusion within the Consent Agenda for
approval as recommended by staff.The motion to approve the
application passed by a vote of 9 ayes,0 nays,2 absent.
3
September 6,2001
ITEM NO.:11
NAME:Floodplain Management Plan
STAFF REPORT:
In order to meet the requirements of FEMA (Federal Emergency
Management Agency)and attempt to improve the flood insurance
rating for the City,a Floodplain Management Plan has been
drafted.This Plan was developed using a committee.This
committee was made up of professionals (engineers,planners,
emergency mangezs,and others)who work on floodplain related
issues.In addition the various neighborhoods and citizen-based
groups were contacted to solicit volunteers to work on this
effort.In March 2001,the committee was formed and began work
on developing a Plan.This committee met at least bi-monthly
through July 2001,with a public forum in August to receive
public comment on the draft Plan.The Plans Committee received a
briefing on the Plan at their August 15 meeting.
The intent of the Floodplain Management Plan is to identify and
reduce the flood dangers in the City.After working several
months,the committee believes that the draft developed will help
produce a better and safer City.A copy of the draft plan has
been distributed to each Commissioner for their review.
STAFF RECOMMENDATION:
Approval
PLANNING COMMISSION ACTION:(SEPTEMBER 6 ~200 1 )
Bob Turner,Director of Public Works,stated that this Plan is
being brought to the Commission as pazt of the City'
participation in the federal flood insurance program.During thefederalreviewoftheCity's efforts last year,it was suggestedthataFloodplainManagementPlanshouldbeadopted.This plan
provides the City with a guide for future floodplain/floodwayissues.Mr.Turner reviewed some general recommendations of the
Plan.With the Plan in place,the City does not have to waituntilafterafloodeventtogoaftermoniestoremovestructures
in flood prone areas.In addition,with the Plan,private
property owners will be eligible for a discount in this flood
insurance rate.The Plan was developed by citizens from various
agencies and groups around the City to provide a general guide onfloodrelatedissues.
September 6,2001
ITEM NO.:11
There were several questions about numbers in a chart attached as
an appendix in the Plan.This information was provided to the
City hy FEMA (Federal Emergency Management Agency).Staff agreedtoworkwithFEMAtoassurethatallthenumberswerecorrect.
As part of the discussion,Mr.Turner confirmed that the
representative loss involving more than ten structures has
mandated the necessity of having this Plan.
Commissioners Lowry moved approval of the Plan.The Floodplain
Management Plan was approved unanimously (8 for,0 against and 3absent).
2
PLANNING COMMISSION VOTE RECORD
DATE ~CD~swm~~SG-bilhc~
MEMBER II
RECTOR,BILL v'
DOWNING,RICHARD e
FLOYD,NORM ~V
NUNNLEY,OBRAY l.
BERRY,CRAIG v'
v'DCOCK,PAM e R ~
RAHMAN,MIZAN
LOWRY,BOB v
ALLEN,FRED,JR.ez v~
FAUST,JUDITH
v'USE,ROHN A A
MEMBER
RECTOR,BILL
DOWNING,RICHARD
FLOYD,NORM
NUNNLEY,OBRAY
BERRY,CRAIG
ADCOCK,PAM
RAHMAN,MIZAN
LOWRY,BOB
ALLEN,FRED,JR.
FAUST,JUDITH
MUSE,ROHN
/i
Meeting Adjourned (4'4"P.M.
V AYE +NAYE ~ABSENT ~ABSTAIN ~RECUSE
September 6,2001
There being no further business before the Commission,the
meeting was adjourned at 6:00 p.m.
Date ''
~&4