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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 BARRETT ROAD RDAO Public Hearing ARKANSAS ItemstCVD4a4 8 -IM 9 m PRIER VALIEI NARKH40 Rl II7rIlcR UTY I%15 K4NI5 Rll 11013 IDM kk VMUIT CM I-4JO RMNEIELT N 0 M ROOSEIGJ UIRSON 1-440 3 2IANStR1RI4MRRKE 3 UIY tMRS30R3TIUNER D0000 RMIES VALLEY UVIU MtI50 8 „ 04%LINE ~E 6 DIXON OTTER 40ELV41E 555 IR MST CUT 35UNKER 0+IAKSONI3 OREHER41E4NDER YIN SPCS.4 I OTF 7 CU Dtt UIY INIIS A5HER Pf 4 145M 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 wnl Ic 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