pc_01 21 1999subLITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUM59LRY AND MINUTE RECORD
JANUARY 21,1999
4:00 P.M.
I.Roll Call and Finding of a Quorum
A Quorum was present being eleven in number.
II.Approval of the Minutes of the December 3,1998,December 17,1998 and January 7,1999 Meetings.The minutes were approvedasmailed.
III.Members Present:Rohn Muse
Judith FaustBillPutnam
Mizan Rahman
Hugh Earnest
Richard Downing
Obray Nunnley
Bob Lowry
Craig Berry
Herb Hawn
Pam Adcock
Members Absent:None
City Attorney:Stephen Giles
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
JANUARY 21,1999
I.DEFERRED ITEMS:
A.Grey Rock --Short-Form PD-C (Z-6199-B)
B.Osborne —Short-Form PD-I (Z-6528)
C.Industrial Oils Unlimited —Subdivision Site Plan (S-1227)
II.PRELIMINARY PLATS:
1.Doyne Subdivision —Preliminary Plat (S-1232)
2.S &R Subdivision --Preliminary Plat (S-1234)
III.PLANNED ZONING DEVELOPMENTS:
3.Anderson —Short-Form POD (Z-5967-B)
4.Pinter —Short-Form PD-0 (Z-5984-A)
5.Breshear's —Revised PD-C (Z-6481-A)
6.Secure Vision Communications —Short-Form PD-0 (Z-6610)
IV.SITE PLAN REVIEWS:
7 .Arkansas Systems (Lot 7)—Zoning Site Plan (Z-6051-D)
8.KidCo —Zoning Site Plan (Z-6271-A)
9.Eagle Hill Apts.(Phase 3)—Subdivision Site Plan
(S-1212-A)
10.Magnolia Park Apartments —Subdivision Site Plan (S-1229)
11.Comcast —Subdivision Site Plan (S-1230)
12 .Office Max —Subdivision Site Plan (S-1231)
13.Chenal Office Plaza —Subdivision Site Plan (S-1233)
14.Harvest Foods (Stagecoach Road Site)—Zoning Site Plan
(Z-3454-I)
Agenda,Page Two
IV.SITE PLAN REVIEWS:(Cont.)
15.Harvest Foods (Cantrell Road Site)—Subdivision Site Plan(S-1236)
16.Harvest Foods (Asher Avenue Site)—Subdivision Site Plan(S-1237)
V.CONDITIONAL USE PERMITS:
17 .Hodges Sonic Drive-In —Conditional Use Permit (Z-3454-H)
18.Mount St.Mary Academy —Revised Conditional Use Permit(Z-4100-B)
19.Tidwell Carwash/Detailing —Conditional Use Permit(Z-4463-B)
20.The Summit Church —Revised Conditional Use Permit(Z-5405-A)
21.Calvary Church of the Nazarene —Conditional Use Permit(Z-6058-A)
22.Lewis Catering —Conditional Use Permit (Z-6611)
23.L.R.Fire Station (Oaks Bluff Road)—Conditional Use Permit(Z-6613)
VI.OTHER MATTERS:
24.Alley Right-of-Way Abandonment (Block 4,McGehee Addition)(G-23-291)
25.Kanis Road Master Street Plan Amendment to modify the designstandardsfromShacklefordRoadtotheintersectionofKanisRoadandChenalParkway.
26.Design Overlay District for the Kanis Road Corridor fromShacklefordRoadtotheintersectionofKanisRoadand.Chenal Parkway.
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January 21,1999
ITEM NO.:A FILE NO.:Z-6199-B
NAME:Grey Rock --Short-Form PD-C
LOCATION:Northeast corner of Chenal Parkway and Gamble Road
DEVELOPER:ENGINEER:
Moses/Nosari Real Estate McGetrick and McGetrick Engineers
201 East Markham Street 319 East Markham St.,Ste.202LittleRock,AR 72201 Little Rock,AR 72201
AREA:3.0 acre NUMBER OF LOTS:1 FT.NEW STREET:0
ZONING:PCD ALLOWED USES:C-3 Commercial Uses
PROPOSED USE:Automobile Dealership
VARIANCES WAIVERS RE VESTED:None requested.
BACKGROUND:
On November 21,1996,the Planning Commission approved a
preliminary plat for Lots 1-4,Grey Rock Subdivision.On
December 3,1996,the Board of Directors approved Ordinance No.
17,332 establishing the Grey Rock —Long-Form PD-C (Target)for
Lot 1 of the suMivision.Lot 4 of the subdivision included asectionofRockCreekandfloodwayandwastobededicatedto the
City of Little Rock Parks Departments Lots 2 and 3 were left for
future development.
On July 7,1998,the Board of Directors approved Ordinance No.17,765 establishing the Grey Rock —Short-Form PCD for Lots 2 and
3 of the SuMivision.The approved development included a 26,400
square foot commercial building and 139 parking spaces.The
building was approved for C-3 permitted uses.Ordinance No.17,766 and No.17,767 were also approved by the Board ofDirectorsonJuly7,1998.Ordinance No.17,796 granted a waiverofboundarystreetimprovementsforthepropertyandOrdinance
No.17,767 removed this property from the Master Parks Plan.
January 21,1999
SUBDIVISION
ITEM NO.:A Cont.FILE NO.:Z-6199-B
A.PROPOSAL RE UEST:
The applicant proposes to rezone Lots 2 and 3,Grey Rock
Subdivision from PCD to PD-C for a single-use commercial
development.The applicant proposes to construct a 33,900
square foot building on the property with 176 parking
spaces.The applicant plans to use the property as an
automobile dealership (new cars).The 176 parking spaces
would be for new cars,a few newer used cars,employee and
customer parking.
The applicant proposes to use 13,000 square feet of the
building as showroom and office space,with the remaining
20,900 square feet being used as a service and repairfacility.Operating hours would be from 6:30 a.m.to 6:30
p.m.Monday through Friday,with the showroom open on
Saturday.The applicant also proposes to abandon the north
section of Gamble Road as previously approved and agreed to
by the City's Parks and Recreation Department.Access to a
future park site to the north will be gained from the north
end of the existing Gamble Road.
B.EXISTING CONDITIONS:
The site has been cleared and some site preparation work has
been done.There is a mixture of commercial uses located to
the east along the north side of Chenal Parkway with a
medical clinic and a multifamily development to the west
across Gamble Road.Vacant C-3 zoned property and an auto
dealership are located to the south across Chenal Parkway.
Rock Creek is located to the north.
C.NEIGHBORHOOD COMMENTS:
As of this writing,staff has received no negative comment
from the neighborhood.The St.Charles,Parkway Place and
Gibralter Heights/Point West/Timber Ridge Neighborhood
Associations were notified of the public hearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Dedicate right-of-way per Chenal Parkway standards and
construct improvements including reconstruction of Gamble
intersection to MSP standards for commercial
intersection.2.Development permit required.3.All above ground power poles shall be relocated to
100'romright-of-way or be located underground at
developer's expense per Section 36 zoning requirements.
2
January 21,1999
SUBDIVISION
ITEM NO.:A Cont.FILE NO.:Z-6199-B
4.Dedicate right-of-way and construct a turn-around for
vehicles at the end of Gamble Road.5.Relocate existing culvert under fill area or provide
equal capacity bypass.6.Request variance of Section 29 for height of wall planned
adjacent to floodway from Planning Commission and address
construction type and appearance.7.Provide internal circulation (access easement)to Target
Center.(Commercial Street Standards)
E.UTILITIES AND FIRE DEPARTMENT COUNTY PLANNING:
Wastewater:Sewer available along Gamble Road.Sewer main
extension required with easements to serve the east end
of property.
AP&L:No Comment.
Arkla:No Comment.
Southwestern Bell:A 5 foot utility easement is requested
along the east and west property lines.A 10 foot
easement is requested along the north property line.
Water:Development fee,based on the size of connections,
will apply in addition to normal fees.Easements for 8"
water main and 42"raw water line should be shown.Thesefacilitiesmustbeprotectedduringandafter
construction.
Fire Department:Place fire hydrants per city code.
Contact Dennis Free at 918-3752 for
detailed'ount
Plannin :No Comment received.
CATA:Not currently served by a Central Arkansas Transit,
but near Route ¹5 (West Markham).No foreseeable adverse
impacts on transit.
F.ISSUES TECHNICAL DESIGN:
Plannin Division:
This request is in the Chenal Planning District.The
property is shown as Commercial on the Land Use Plan.This
area is part of the Rock Creek Neighborhood Plan,which was
heard at the Planning Commission on October 29,1998.This
request is in conformance with the Land Use Plan.
Landsca e Issues:
Areas set aside for landscaping and buffers meet with
ordinance requirements with the possible exception of the
building landscaping proposed.The Landscape Ordinance
requires a three foot wide landscaping strip between the
public parking areas and building.Two thirds of this
requirement can be transferred to other areas of the site.
3
January 21,1999
SUBDIVISION
ITEM NO.:A Cont.FILE NO.:2-6199-B
Areas set aside for building landscaping should beidentified.
Since the property to the north is residential,it will be
necessary to provide a 6 foot high opaque screen.This
screen may be a wooden fence with its face side directed
outward or dense evergreen plantings.This screen should be
placed at the higher elevation to provide maximum screening.
Prior to a construction permit,detailed landscape plans
must be approved by Bob Brown,Plans Review Specialist.Mr.
Brown may be reached at 371-4864.
Q.ANALYSIS:
An issue which needs to be worked out relates to the right-
of-way for Chenal Parkway.Currently,the right-of-way for
Chenal Parkway has varying widths along this propertyfrontage.In final platting the property,the applicant can
show a straight right-of-way dedication of 55 feet from thecenterlineofChenalParkway.However,this will leave a
couple of "pockets"of right-of-way which will still be
owned by the city due to previous purchase.The applicant
needs to work with Public Works and the City Attorney's
Office to resolve this issue prior to final platting the
property.
Another issue which needs to be resolved relates to a 40footaccesseasementwhichrunsacrossthefrontofLots 2
and 3,abutting Lot 1 (Target)of the subdivision.Theaccesseasementwasshownonthepreliminaryplatofthe
suMivision and was to provide cross-access between the
Target site and this site.This proposed use being an
automobile dealership,the applicant does not want thecross-access primarily for security purposes.This issue
needs to be worked out between the owners of this property
and the Target property.The applicant indicated to the
SuMivision Committee that a deferral would be requested in
order to work out this issue.
The proposed site plan must comply with the Chenal/Financial
Center Design Overlay District with respect to site signage,lighting and utilities.The proposed ground-mounted sign
must be of "monument"type,with a maximum area of 100
square feet and a maximum height of 8 feet.
Parking lot lighting must be designed and located in such a
manner so as not to disturb the scenic appearance of thecorridor.Lighting must be directed to the parking areas
and not reflected to adjacent parcels.
All lighting and other utilities on lots adjacent to Chenal
Parkway which are located in front of the rear line of the
4
January 21,1999
SUBDIVISION
ITEM NO.:A Cont.FILE NO.:Z-6199-B
building shall be underground.No overhead utilities shall
be constructed within 100 feet of the Chenal Parkway right-
of-way.
With the Chenal Overlay issues and the landscape and buffer
ordinances being complied with,along with the issues
relating to right-of-way dedication and cross-access
easement being resolved,the proposed development should
have no adverse impact on the general area.
H.STAFF RECOMMENDATIONS:
Staff recommends approval of the PD-C zoning with the
following conditions:
1.Compliance with the requirements noted in paragraphs D,E
and F of this report.2.The Chenal right-of-way and cross-access issues need to
be resolved as discussed in paragraph G.3.The site must comply with the Chenal/Financial Center
Design Overlay District ordinance with respect to site
signage,lighting and utilities.4.A portion of Gamble Road right-of-way will be abandoned
as requested by Parks.5.The site must be final platted.
SUBDIVISION COMMITTEE COMMENT:(NOVEMBER 5,1998)
Pat McGetrick was present,representing the application.Staff
gave a brief description of the proposed development,noting the
Chenal Overlay requirements.
Bob Turner,of Public Works,reviewed the Public Works
requirements with the applicant and Committee.Mr.Turner notedthatavariancewouldneedtoberequestedfortheheightoftheretainingwallwhichwillbeconstructedalongthenorthpropertyline.
The cross-access easement between this property and the Target
property was mentioned by staff.Mr.McGetrick noted that adeferralwouldberequestedtoprovidetimetoresolvethisissue.
After the brief discussion,the Committee forwarded the
application to the full Commission for resolution.
PLANNING COMMISSION ACTION:(DECEMBER 3,1998)
Staff informed the Commission that the applicant had submitted aletterrequestingthattheitembedeferredtotheJanuary21,
5
January 21,1999
SUBDIVISION
ITEM NO.:A Cont.FILE NO.:Z-6199-B
1999 agenda.Staff supported the deferral as requested.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to the January 21,1999
agenda.A motion to that effect was made.The motion passed by
a vote of 7 ayes,0 nays and 4 absent.
STAFF UPDATE:
The applicant submitted a letter to staff on January 4,1999
requesting that this item be deferred to the March 4,1999
agenda.There are issues relating to the proposed site plan
which the applicant is continuing to work out.Staff supports
the deferral as requested.
PLANNING COMMISSION ACTION:(JANUARY 21,1999)
Staff informed the Commission that the applicant had submitted aletterrequestingthattheitembedeferredtotheMarch4,1999
agenda.Staff supported the deferral as requested.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to the March 4,1999
agenda.A motion to that effect was made.The motion passed by
a vote of 11 ayes and 0 nays.
6
January 21,1999
ITEM NO.:B FILE NO.:Z-6528
NAME:Osborne —Short-Form PD-I
LOCATION:North side of East 17 Street,between Fletcher and
Boyce Streets
DEVELOPER:ENGINEER:
Jim Osborne Chester D.Phillips
1115 Bond Street 8118 West Markham StreetLittleRock,AR Little Rock,AR 72206
AREA:Approx.1.75 acres NUMBER OF LOTS:1 FT ~NEW STREET:0
ZONING:R-3/R-5/I-2 ALLOWED USES:Single-family,
Multifamily,Light
Industrial
PROPOSED USE:Office/Warehouse
VARIANCES WAIVERS RE VESTED:None requested.
BACKGROUND:
On August 6,1998,the Planning Commission approved a Land Use
Plan change for this property from Single-Family to Industrial
with a PZD required.On September 1,1998,the Board of
Directors passed Ordinance ¹17,807 amending the Land Use Plan as
approved by the Planning Commission.
A.PROPOSAL RE UEST:
The applicant proposes to rezone the property from R-3/
R-5/I-2 to PD-I to allow for the construction of an
office/warehouse building.The proposed 24,000 square foot
building will have a height of 24 feet.A total of 19,000
square feet will be used as warehouse space,with 2,000
square feet of office and a 3,000 square foot shop area.
The applicant is proposing 19 parking spaces along the south
side of the building with a paved area along the east side
of the building for truck access.
The applicant has noted that the business will have a total
of six (6)employees with operating hours of 8:00 a.m.to
January 21,1999
SUBDIVISION
ITEM NO.:B Cont ~FILE NO.:Z-6528
5:00 p.m.Monday through Friday.The applicant has also
noted that there will be no large truck access from East 17Street.All large truck access will be from FletcherStreet.
The proposed warehouse building will be of prefabricated
metal construction.There will be no windows or doors on
the west side of the building.The applicant has noted that
the building will be an earth tone color in order to blend
in more with the landscaping and lessen the visual impact on
the residential property to the west and south.
There is a small area along the north side of the proposed
building which will be for a possible future building
addition.The building addition will have to be approved by
the Planning Commission at that future date,as the
applicant is not showing the addition on this proposed site
plan.
B.EXISTING CONDITIONS:
The property currently contains three (3)old residential
structures.The general area contains a mixture of single-
family,office and industrial uses and zoning.There are
industrial uses located north and east of the site,with
single-family residential uses to the west and south.
Additional industrial uses are located approximately one
block further west and several blocks further south.
C.NEIGHBORHOOD COMMENTS:
All property owners within 200 feet of the site as well as
the East End Civic League,East Little Rock and Hanger Hill
Neighborhood Associations were notified of the public
hearing.As of this writing,staff has received no comment
from the neighborhoods.
D.ENGINEERING COMMENTS:
Public Works Conditions:
1.Fletcher Street is listed on the Master Street Plan as a
principal arterial.2.Dedicate right-of-way per Master Street Plan.
A.Fletcher principal arterial 55'f right-of-way to
centerline.
B.Boyce Street 30'f right-of-way to centerline.
C.20'adial dedication at East 17'nd Fletcher.3.Improve all streets to Master Street Plan or propose
improvements with engineers estimate to 15+of
development cost.4.Driveway closest to 17'treet is to be moved 100'rom
2
January 21,1999
SUBDIVISION
ITEM NO.:B Cont.FILE NO.:Z-6528
17'ight-of-way per ordinance and other drive shall beat300'pacing.
E.UTILITIES AND FIRE DEPARTMENT COUNTY PLANNINQ:
Wastewater:Sewer available,not adversely affected.
AP&L:No Comment received.
ARKLA:No Comment.
Southwestern Bell:No Comments
Water:Acreage charge of $150/acre applies.Fire Department:Place fire hydrants per city code.
Contact Dennis Free at 918-3752 for details.
Count Plannin :No Comment received.
CATA:Served by CAT Route ¹20 (College Station).No
foreseeable adverse impacts on transit.
F.ISSUES TECHNICAL DESIGN:
Plannin Division:
This request is in the I-30 Planning District and was the
subject of a Land Use Plan Amendment heard by the Planning
Commission on August 6,1998.At that meeting,the change
from Single Family to Industrial was passed with the
condition of a PID for further development.
The following language was part of the staff report:The
proposed use should be of a low intensity use-low key.
Applications for development on this site will be carefully
examined for the following concerns,but not limited to:
access (building orientation and entry,both vehicular and
pedestrian);buffers,screening and landscaping;height;
curb cuts;building fat;ade design and building materials;noise;and parking.The PID does not address these issues.
The parking should be to the north,away from theresidences.The blank wall on the west side of the building
should be screened from the residences to the west.A
landscaping plan with buffers and screening should be
submitted.Elevations need to be examined as to height of
the building and materials used.Noise factors arising from
uses have not been addressed.
Even though a PID has been filed as required of the Land Use
Plan amendment,the spirit of the staff report has not been
properly addressed.Currently,there is not a neighborhood
plan in effect for this area.
3
January 21,1999
SUBDIVISION
ITEM NO.:B Cont.FILE NO.:Z-6528
Landsca e Issues:
The proposed street buffers meet with ordinance requirements
when average out.However,most of the buffer width
proposing along Fletcher Street is 3 feet below the full
requirement of 9 feet before transfers.
The plan proposed does not provide for the 3 foot wide
building landscape strip between the public parking area and
the proposed structure.Some flexibility is allowed with
this requirement.
A total of six percent of the interior of the vehicular use
area must be landscaped with interior island(s).Since
loading and unloading areas can be excluded from this
requirement,the total interior requirement can be reduced
the 594 square feet.The plan submitted does not provide
for this requirements
Prior to a construction permit,detailed landscape plans
must be approved by Bob Brown,Plans Review Specialist.
Mr.Brown may be reached at 371-4864.
G.ANALYSIS:
The applicant submitted a revised site plan and elevations
to staff on November 12,1998.The plan appears to address
the concerns raised by staff and the Subdivision Committee.
The area for large truck access has been located near the
northeast corner of the property.This area will be
shielded by the building from the residential to the south
and west.
Staff feels that the area along the west side of the
building should be heavily landscaped in order to lessen the
visual impact of the 300 foot building side.Staff feels
that a heavy planting of trees (a mixture of 25 to 30
evergreen and deciduous trees with a staggered placement)
will achieve this effect.Staff also feels that the area
between the parking lot and East 17 Street should be
heavily landscaped.As of this writing,staff has requested
a detailed landscape plan which the applicant has agreed to
submit prior to the public hearing.
The City's Zoning Ordinance would typically require 20
parking spaces for the proposed use.There are 19 parking
spaces shown on the site plan,not including area for truck
parking.The number of parking spaces should be adequate to
serve the proposed use.
4
January 21,1999
SUBDIVISION
ITEM NO.:B Cont.FILE NO.:Z-6528
The main issue associated with the site plan relates to
Fletcher Street,which is shown on the Master Street Plan as
a principal arterial with 55 feet of right-of-way dedication
from centerline required.Public Works has indicated that
because of the location of Fletcher Street,with 90 degreeintersectionsatEast15andEast17Streets,an amendment
to the Master Street Plan would be in order.Public Works
recommends that the Master Street Plan be amended to
downgrade Fletcher Street to a collector with 30 feet of
right-of-way required for this project.If this applicationisapproved,the Master Street Plan Amendment can be
forwarded to the Board of Directors with the rezoning.
Otherwise,staff can foresee no outstanding issues
associated with the site plan.Staff feels that with the
heavy landscaping as mentioned previously,the proposed
development should have no adverse effect on the residential
properties to the west and south.
H.STAFF RECOMMENDATIONS:
Staff recommends approval of the PD-I zoning subject to the
following conditions:
1.Compliance with the requirements noted in paragraphs D,E
and F of this report.2.A detailed landscape plan must be submitted to and
approved by staffs3.The building must have an earth tone color.4.There will be no large truck access from East 17 Street.5.Any site lighting must be low-level and directed away
from adjacent property.6.Staff recommends approval of a Master Street Plan
Amendment,downgrading Fletcher Street to a collector.
This Master Street Plan Amendment will be forwarded to
the Board of Directors with the rezoning.
SUBDIVISION COMMITTEE COMMENT:(NOVEMBER 5,1998)
Jim Osborne was present,representing the application.Staff
gave a brief description of the site plan.
The Public Works requirements were discussed with the applicant
and Committee.The main topic of conversation was the fact thatFletcherStreetisshownontheMasterStreetPlanasaprincipalarterial.The possible downgrading of the street classification
was discussed.
Mr.Osborne noted that the site plan was designed to keep the
truck traffic as far away and as shielded from the residential
5
January 21,1999
SUBDIVISION
ITEM NO.:B Cont.FILE NO.:Z-6528
uses as possible.He noted that the area at the north side of
the building would be for a possible future building expansion.
After the brief discussion,the Committee forwarded the issue to
the full Commission for final action.
PLANNINQ COMMISSION ACTION:(DECEMBER 3,1998)
Staff informed the Commission that the applicant had submitted a
letter requesting that the item be deferred to the January 21,
1999 agenda.Staff supported the deferral as requested.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to the January 21,1999
agenda.A motion to that effect was made.The motion passed by
a vote of 7 ayes,0 nays and 4 absent.
STAFF UPDATE:
The applicant submitted a letter to staff on January 8,1999
requesting that this item be deferred to the March 4,1999
agenda.The applicant is working out a title problem associated
with the property.Staff recommends approval of the deferral
request.
PLANNINQ COMMISSION ACTION:(JANUARY 21,1999)
Staff informed the Commission that the applicant had submitted a
letter requesting that the item be deferred to the March 4,1999
agenda.Staff supported the deferral as requested.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to the March 4,1999
agenda.A motion to that effect was made.The motion passed by
a vote of 11 ayes and 0 nays.
6
January 21,1999
ITEM NO.:C FILE NO.:S-1227
NAME:Industrial Oils Unlimited —Subdivision Site Plan
LOCATION:5705 Patterson Road
DEVELOPER:SURVEYOR:
Industrial Oils Unlimited of AR Marlar Engineering Co ~
5705 Patterson Road 5318 JFK Blvd.Little Rock,AR 72209 No.Little Rock,AR 72116
AREA:Approx.1.75 acres NUMBER OF LOTS:1 FT.NEW STREET:0
ZONINQ:I-2 ALLOWED USES:Light Industrial
PROPOSED USE:Light Industrial
VARIANCES WAIVERS RE VESTED:None requested.
STAFF UPDATE:
The property at 5705 Patterson Road is zoned I-2.Industrial
Oils Unlimited of Arkansas currently occupies the building on
this site.The business involves the bulk storage and sale of
industrial oils (hydraulic oil,etc.).The Fire Marshall has
determined that the types of oils stored on the site are not
highly flammable or hazardous.
The applicant is proposing to construct a second building on thesite.According to the City of Little Rock Subdivision
Ordinance,development involving the construction of two (2)or
more buildings must be approved by the Little Rock Planning
Commission.
A.PROPOSAL RE VEST:
The applicant proposes to construct a 10,000 square foot
warehouse building on the site,immediately east of the
existing building which fronts on Patterson Road.The
warehouse will be used for the bulk storage of industrialoils.
The applicant proposes to access the property by utilizing
two (2)drives from Patterson Road.A new driveway along
january 21,1999
SUBDIVISION
ITEM NO.:C Cont.FILE NO.:S-1227
the south property line will be constructed to serve the new
warehouse building.
B.EXISTINQ CONDITIONS:
The existing site contains a 3,600 square foot building
which is used for offices and storage.There is a 1,600
square foot area at the northeast corner of the building
which contains above-ground oil storage tanks.
The general area is industrial in nature,with a mixture of
industrial and commercial uses.The nearest single-family
uses are located approximately 800 to 1,000 feet to the west
and northwest.
C.NEIGHBORHOOD COMMENTS:
Staff has received no negative comments as of this writing.
The Geyer Springs and Wakefield Neighborhood Associations as
well as all property owners within 200 feet of this property
were notified of the public hearing.
D.ENGINEERINQ COMMENTS:
Public Works Conditions:
1.Dedicate right-of-way to 30'rom centerline for
Patterson Road indicated in survey as part of ownership.
Franchise application required for all construction
within right-of-way.2.Two driveways are permitted on frontage and must be
25'rompropertylineand300'pacing per Section 31-210.3.Patterson Road is listed on the Master Street Plan as acollector.
E.UTILITIES AND FIRE DEPARTMENT COUNTY PLANNINQ:
Wastewater:Sewer available,not adversely affected.
AP&L:No Comment received.
ARKLA:No Comment.
Southwestern Bell:No Comment.
Water:On site fire protection may be required.
Fire Department:No Comment.
Count Plannin :No Comment received.
CATA:Served by CAT Route ¹15 (65 Street).No
foreseeable adverse impacts on transit.
F.ISSUES TECHNICAL DESIGN:
Plannin Division:No Comments
2
January 21,1999
SUBDIVISION
ITEM NO.:C Cont.FILE NO.:S-1227
Landsca e Issues:
Areas set aside for buffers and landscaping meet with
ordinance
requirements'urb
and gutter or another approved border will be required
to protect landscaped areas from vehicular traffic.
G.ANALYSIS:
The site plan submitted by the applicant is generally in
good shape.The proposed height and setbacks for the new
warehouse building comply with the ordinance standards forI-2 zoning.The Zoning Ordinance requires 19 parking spaces
for the proposed use of the property.The existing concrete
and paved area between Patterson Road and the existing
building will accommodate well over 19 vehicles.
With compliance with the Public Works requirements and the
City's Landscape Ordinance,the proposed development should
have no adverse impact on the general area.
H.STAFF RECOMMENDATIONS:
Staff recommends approval of the site plan subject to
compliance with the following conditions:
1.Compliance with the requirements as noted in paragraphs
D,E and F of this report.2.Any site lighting must be low-level and directed away
from adjacent property.
SUBDIVISION COMMITTEE COMMENT:(NOVEMBER 5,1998)
Jim Osborne and Pat McGetrick were present,representing the
application.Staff gave a brief description of the site plan.
The Public Works requirements were briefly reviewed with the
applicant and Committee.Mr.Osborne noted that one of the three
drives to the property would be eliminated (middle drive).
There being no further issues for discussion,the Committee
forwarded the issue to the full Commission for final action.
PLANNING COMMISSION ACTION:(DECEMBER 3,1998)
Staff informed the Commission that the applicant had submitted aletterrequestingthattheitembedeferredtotheJanuary21,
1999 agenda.Staff supported the deferral as requested.
3
January 21,1999
SUBDIVISION
ITEM NO.:C Cont.FILE NO.:S-1227
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to the January 21,1999
sagenda.A motion to that effect was made.The motion passed by
a vote of 7 ayes,0 nays and 4 absent.
PLANNING COMMISSION ACTION:(JANUARY 21,1999)
Staff presented a positive recommendation on this application,as
there were no further issues for resolution.There were no
objectors to this matter.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for approval as recommended by staff.
A motion to that effect was made.The motion passed by a vote of
11 ayes and 0 nays.
4
January 21,1999
ITEM NO.:1 FILE NO.:S-1232
NAME:Doyne Subdivision —Preliminary Plat
LOCATION:Southwest corner of Tall Timber Blvd.and Tall
Pine Blvd.
DEVELOPER:ENGINEER:
Albert Doyne,Sr.McGetrick &McGetrick
4405 East 37 Street 319 E.Markham St.,Ste.202LittleRock,AR 72206 Little Rock,AR 72201
AREA:4.32 acres NUMBER OF LOTS:6 FT.NEW STREET:0
ZONING:R-2
PLANNING DISTRICT:12
CENSUS TRACT:24.05
VARIANCES WAIVERS RE VESTED:None requested.
A.PROPOSAL:
The applicant proposes to subdivide 4.32 acres into six (6)lots for the construction of single-familY residences.No
new street construction is proposed.The proposed single-
family lots range in size from 0.22 acre to approximately2.50 acres (Lot 6).All of the lots will be final plattedatthesametime.
B.EXISTING CONDITIONS:
The property is undeveloped and tree-covered.There is asinglefamilyresidencebeingbuiltacrossTallTimberBlvd.to the north,with Brodie Creek Park located to thenortheast,also across Tall Timber Blvd.There are single-family residences immediately west and south of this
property (Pecan Lake Subdivision).Undeveloped single-
family zoned property is located to the east,across TallPineBlvd.
C.NEIGHBORHOOD COMMENTS:
As of this writing,staff has received no neighborhood
comment.The Pecan Lake and Westwood NeighborhoodAssociationswerenotifiedofthepublichearing.
January 21,1999
SUBDIVISION
ITEM NO.:1 Cont.FILE NO.:S-1232
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Tall Timber and Tall Pine are listed on the Master StreetPlanascollectorstreets.Dedicate right-of-way to 30feetfromcenterline.2.A 20 feet radial dedication of right-of-way is requiredatthecornerofTallTimberandTallPine.3.Provide design of streets conforming to "MSP"(MasterStreetPlan).Construct 5 foot sidewalks and H/C rampswithplanneddevelopment.4.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.5.Repair or replace any curb and gutter or sidewalk that is
damaged in the public right-of-way prior to occupancy.6.Stormwater detention ordinance applies to this property.7.A Sketch Grading and Drainage Plan per Sec.29-186(e)isrequired.8.Provide streetlight plan for Traffic Engineering review.
E.UTILITIES AND FIRE DEPARTMENT COUNTY PLANNING:
Wastewater:Sewer available,not adversely affected.
AP&L:No Comment received.
ARKLA:No Comment received.
Southwestern Bell:No Comment.
Water:No Comment.
Fire De artment:No Comment.
Count Plannin :No Comment received.
CATA:No Comment received.
F.ISSUES TECHNICAL DESIGN:
Plannin Division:No Comment.
Landsca e Issues:No Comment.
G.ANALYSIS:
The applicant submitted a revised preliminary plat to staff
on January 6,1999.The revised plat addresses most of theissuesasraisedbystaffandtheSubdivisionCommittee.
However,another revised plat must be submitted with thefollowingitemsnoted:
a.Source of title.b.Location of PAGIS Monuments.
2
January 21,1999
SUBDIVISION
ITEM NO.:1 Cont.FILE NO.:S-1232
Otherwise,to staff's knowledge,there should be no other
outstanding issues associated with the preliminary plat.
H.STAFF RECOMMENDATIONS:
Staff recommends approval of the preliminary plat subject to
compliance with the conditions as noted in paragraphs D and
G of this report.
SUBDIVISION COMMITTEE COMMENT:(DECEMBER 30,1998)
Bob Lowe was present,representing the application.Staff gave a
brief described of the preliminary plat.
Staff noted that a 30 foot building line would be more
appropriate than the 40 foot building line originally shown on
the plat for both street frontages.Staff stated that this would
probably avoid future Board of Adjustment variance cases.Mr.
Lowe agreed to adjust the building line.
In response to a question from staff,Mr.Lowe noted that all of
the lots would be final platted at the same time.
The Public Works requirements were briefly reviewed.
After the brief discussion,the Committee forwarded the
preliminary plat to the full Commission for final action.
PLANNING COMMISSION ACTION:(JANUARY 21,1999)
Staff presented a positive recommendation on this application,as
there were no further issues for resolution.There were no
objectors to this matter.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for approval as recommended by staffs
A motion to that effect was made.The motion passed by a vote of
11 ayes and 0 nays.
3
January 21,1999
ITEM NO.:2 FILE NO.:S-1234
NAME:S &R Subdivision —Preliminary Plat
LOCATION:13,006 Colonel Glenn Road
DEVELOPER:ENGINEER:
Sue Riggin McGetrick &McGetrick
13,006 Colonel Glenn Road 319 E.Markham St.,Ste.202
Little Rock,AR 72210 Little Rock,AR 72201
AREA:8.90 acres NUMBER OF LOTS:2 FT.NEW STREET:0
ZONING:R-2
PLANNING DISTRICT:18
CENSUS TRACT:42.07
VARIANCES WAIVERS RE VESTED:
Conditional waiver of street improvements to Colonel Glenn Road.
A.PROPOSAL:
The applicant proposes to subdivide 8.90 acres into two (2)lots to allow for the construction of a second single-family
residence on the property.No new street construction is
proposed.
The larger Lot 2 will be approximately 7.30 acres in size,
with Lot 1 being made up of the remaining 1.60 acres.Bothlotswillbefinalplattedatthesametime.
B.EXISTING CONDITIONS:
This general area of Colonel Glenn Road is made up primarily
of single-family residences on larger tracts.There is a
large ranch located to the south across Colonel Glenn Road.
There is an existing single-family residence on the proposed
Lot 1,with a single-family residence being constructed on
the proposed Lot 2.The southern portion of this property
has been cleared over the years,with the northern portion
containing some mature trees.
January 21,1999
SUBDIVISION
ITEM NO.:2 Cont.FILE NO.:S-1234
C.NEIGHBORHOOD COMMENTS:
As of this writing,staff has received no public comment on
this preliminary plat.There was no established
neighborhood association to notify.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Colonel Glenn is listed on the Master Street Plan as a
principal arterial.Dedication of right-of-way to 55feetfromcenterlinewillberequired.2.Provide design of streets conforming to "MSP"(Master
Street Plan).Construct one-half street improvements.3.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.4.Stormwater detention ordinance applies to this property.5.Grading permit will be required on this new development,if it disturbs more than one acre.6.A Sketch Grading and Drainage Plan per Sec.29-186(e)is
required.7.A Grading Permit per Sec.29-186(c)&(d)is required.8.Provide streetlight plan for Traffic Engineering review.
E.UTILITIES AND FIRE DEPARTMENT COUNTY PLANNING:
Wastewater:Outside service boundary.No Comment.
AP&L:No Comment received.
ARKLA:No Comment received.
Southwestern Bell:No Comment.
Water:Existing water meter(s)may need to be relocated so
that each meter is set on the frontage of the lot it
serves.Approval by the City is required for waterservice.A Water/Sewer Service Agreement has been
signed and submitted to the City.
Fire Department:No Comment.
Count Plannin
~The County regulations require that abutting subdivisions
or property owners be included on the preliminary andfinalplat~
~If this area is still using individual septic systems and
not being serviced by a public utility,then it is
necessary to submit health department approval of anysepticsystemtobeinstalledoneitherlot.
~Under policy only at this time Pulaski County requires
that a notation be included which includes the Community
Panel Number and zoning information.For this property
2
January 21,1999
SUBDIVISION
ITEM NO.:2 Cont.FILE NO.:S-1234
it is located in Zone "X",Community Panel Number 050179
-383 C,dated May 16,1983.
~The County reserves comment regarding engineering and
surveying review until completed by the City of Little
Rock.
CATA:No Comment received.
F.ISSUES TECHNICAL DESIGN:
Plannin Division:No Comment.
Landsca e Issues:No Comment.
G.ANALYSIS:
The applicant submitted a revised preliminary plat to staff
on January 6,1999.The revised plat addresses most of the
issues raised by staff and the Subdivision Committee.
However,another revised plat must be submitted with the
following items noted:
a.Zoning of property.b.Correct zoning of abutting property.c.Location of PAGIS Monuments.
The applicant is requesting a conditional waiver of street
improvements to Colonel Glenn Road.Based on the fact that
this is only a two-lot single family residential plat,
Public Works supports the conditional waiver request.
Otherwise,to staff's knowledge,there should be no other
outstanding issues associated with the preliminary plat.
H.STAFF RECOMMENDATIONS:
Staff recommends approval of the preliminary plat subject to
compliance with the conditions as noted in paragraphs D,E
and G of this report.
Staff also recommends approval of the conditional waiver ofstreetimprovementstoColonelGlennRoad.
SUBDIVISION COMMITTEE COMMENT:(DECEMBER 30,1998)
Bob Lowe was present,representing the application.Staff gave abriefdescriptionofthepreliminaryplat.
In response to a question from staff,Mr.Lowe stated that both
of the lots will be final platted at the same time.
The requested conditional waiver of street improvements to
3
January 21,1999
SUBDIVISION
ITEM NO.:2 Cont.FILE NO.:S-1234
Colonel Glenn Road was briefly discussed.Bob Turner,of Public
Works,indicated support of the conditional waiver based on the
fact that this is only a two-lot single-family residential plat.
Other Public Works requirements,including right-of-way
dedication,were briefly discussed.
After the brief discussion,the Committee forwarded the
preliminary plat to the full Commission for final action.
PLANNING COMMISSION ACTION:(JANUARY 21,1999)
Staff presented a positive recommendation on this application,as
there were no further issues for resolution.There were no
objectors to this matter.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for approval as recommended by staff.
A motion to that effect was made.The motion passed by a vote of
11 ayes and 0 nays.
4
January 21,1999
ITEM NO.:3 FILE NO.:Z-5967-B
NAME:Anderson —Short -Form POD
LOCATION:5819 Young Road
DEVELOPER:ENGINEER:
Joe &Yolanda Anderson None
802 Loyola DriveLittleRock,AR 72211
AREA:0.41 acres NUMBER OF LOTS:1 FT.NEW STREET:0
ZONING:R-2 ALLOWED USES:Single-Family residential
PROPOSED USE:Office and Beauty Shop
VARIANCES WAIVERS RE VESTED:None requested.
BACKGROUND:
Prior to annexation,the structure at 5819 Young Road housed a
day care center.The property was brought into the City of
Little Rock with a nonconforming 0-1 zoning status.At some
point,the structure was remodeled into a four-unit apartment
building,which was a violation of the property s zoning.
On April 18,1995,the Planning Commission approved a rezoning of
the property to R-5 to allow the use of the structure as a four-
unit apartment.However,on May 16,1995 the Board of Directors
denied the rezoning request.
On March 28,1996,the Planning Commission approved a rezoning of
the property to C-1,again to allow the four-unit apartment
building.As before,the Board of Directors denied the rezoning
request on July 16,1996.
To staff's knowledge,the building is currently vacant and not in
use.
A.PROPOSAL RE VEST:
The applicant proposes to rezone the property at 5819 Young
Road,from R-2 to POD to allow for the use of the existing
building as an office and beauty shop.The applicant
proposes to utilize,1,820 square feet of the building as a
January 21,1999
SUBDIVISION
ITEM NO.:3 Cont.FILE NO.:Z-5967-B
law office and the remaining 980 square feet as three-chair
barber/beauty shop.
The applicant also proposes to close one of the two existing
access points to the property as required by Public Works'
new area of parking is proposed on the south side of the
building which will contain nine (9)parking spaces.The 12
foot by 21 foot canopy attached to the front of the building
will be removed in order to accommodate two (2)additional
parking spaces.
The proposed hours of operation will be from 8:00 a.m.to
5:00 p.m.,Monday through Friday.Wall signage not to
exceed 10~percent of the facade area will be attached to
the front of the building.
B.EXISTING CONDITIONS:
The site contains an existing one (1)story brick and frame
building which has 2,800 square feet of floor area.Thereisasmallareaofparking,which is partially paved,
between the building and Young Road.
Interstate 30 is located immediately south of and adjacent
to this property.Single-family and multi-family residences
and a day care center are located to the north across Young
Road.There is one (1)single-family residence to the west,
with commercial uses including a used car lot further west
along Geyer Springs Road.There are two (2)single-family
residences immediately east of the site,with commercial
uses further east along the south side of Young Road.
C.NEIGHBORHOOD COMMENTS:
The Wakefield,Windamere and Cloverdale Neighborhood
Associations were notified of the public hearing.As of
this writing,staff has received one (1)informational phonecallregardingtheproject.No negative comments have been
received.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Young Road is listed on the Master Street Plan as acollectorstreet.Dedicate right-of-way to 30 feet from
centerline.2.Provide design of street conforming to "MSP"(Master
Street Plan)~Construct 5 foot sidewalk with planned
development.3.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.4.Stormwater detention ordinance applies to this property.
2
January 21,1999
SUBDIVISION
ITEM NO.:3 Cont.FILE NO.:Z-5967-B
5.Only one driveway will be allowed to the site.6.Show parking on the site.
E.UTILITIES AND FIRE DEPARTMENT COUNTY PLANNING:
Wastewater:Sewer available,not adversely affected.
AP&L:No Comment received.
ARKLA:No Comment received.
Southwestern Bell:No Comment.
Water:RPZ backflow prevention will be required on the
domestic service for the beauty/barber shop.
Fire Department:No Comment.
Count Plannin :No Comment received.
CATA:No Comment received.
F.ISSUES TECHNICAL DESIGN:
Plannin Division:
This property is currently shown as Neighborhood Commercial
on the Land Use Plan and is in the 65 Street East PlanningDistrict.To the north is an area of Single Family and Low
Density Residential.The application should be reviewed to
assure compatibility uses (massing,appearance,etc.).
There is no Land Use issue.
Landsca e Issues:
This property should be screened from the adjacentresidentialpropertiestotheeastandwest.This screen
may be a 6 foot high wood fence with its face side directed
outward or dense evergreen shrubs.
One tree for each forty feet should be planted along theeasternandwesternperimeters.Credit for existing treesisallowed.
The site area to be used for vehicular use must be
landscaped in compliance with the Landscape Ordinance.
G.ANALYSIS:
The applicant submitted a revised site plan to staff on
January 4,1999.The revised site plan addresses the
concerns as raised by the Subdivision Committee.
The revised site plan shows a new area of parking on the
south side of the building and two additional parking spacesinfrontofthebuilding.A total of nine (9)parking
spaces would typically be required by ordinance for this
3
January 21,1999
SUBDIVISION
ITEM NO.:3 Cont.FILE NO.:Z-5967-B
proposed use.The revised site plan shows eleven (11)
parking spaces.The new parking area will be accessed by
utilizing a drive near the northeast corner of the property.
A second existing drive to this property will be closed.
The revised site plan also shows areas of landscaping
between the new parking area and the building and along the
east and west sides of the new parking area.The revised
plan notes that a screening fence will be constructed along
the east and west property lines to screen the new parking
lot as required.The applicant also notes that the existing
trees and shrubs along the south fence line will remain to
help screen the property from Interstate 30.
Staff is comfortable with the revised site plan as submitted
by the applicant and feels the proposed POD will have no
adverse effect on the general area.
H.STAFF RECOMMENDATIONS:
Staff recommends approval of the POD subject to the
following conditions:
1.Compliance with the conditions noted in paragraphs D,E
and F of this report.
2 .Any site lighting should be low-level and directed away
from adjacent property.
3 ~The existing trees and shrubs along the south fence line
are to remain.
SUBDIVISION COMMITTEE COMMENT:(DECEMBER 30,1998)
Joe Anderson was present,representing the application.Staff
briefly described the proposed
POD'taff
noted that a detailed parking plan would need to be
completed for the site and that any parking areas would need to
be paved.Staff suggested that the applicant construct an area
of parking on the south side of the building,between the
building and I-30 right-of-way.Mr.Anderson stated that a
detailed parking plan would be done.
In response to questions from staff,Mr.Anderson noted that the
hours of operation would be from 8:00 a.m.to 5:00 p.m.,Monday
through Friday.He also noted that the beauty shop would be a
three (3)chair operation.
Mr.Anderson explained that any signage would be attached to the
front faqade of the building.Staff noted that no more than 10
percent of the building's front faqade area could be utilized for
signage.Mr.Anderson agreed with this limitation.
4
January 21,1999
SUBDIVISION
ITEM NO.:3 Cont.FILE NO.:Z-5967-B
The Public Works requirements were briefly reviewed.It was
noted that only one driveway from Young Road would be allowed to
serve this property.Mr.Anderson also agreed with this
requirement.
In response to a question from the Committee,Mr.Anderson noted
that the trees (vegetation)along the south fence line of the
property would be saved in order to continue to screen the
property from I-30.
There being no further issues for discussion,the Committee
forwarded the POD to the full Commission for resolution.
PLANNING COMMISSION ACTION:(JANUARY 21,1999)
Staff presented a positive recommendation on this application,as
there were no further issues for resolution.There were no
objectors to this matter.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for approval as recommended by staff.
A motion to that effect was made.The motion passed by a vote of
11 ayes and 0 nays.
5
January 21,1999
ITEM NO.:4 FILE NO.:Z-5984-A
NAME:P inter —Short-Form PD-0
LOCATION:5201 Jerry Drive
DEVELOPER:ARCHITECT:
Steve Pinter Terry Burruss
11,121 N.Rodney Parham Rd.1202 S.Main Street
Little Rock,AR 72212 Little Rock,AR 72202
AREA:Approx.0.78 acre NUMBER OF LOTS:1 FT.NEW STREET:0
ZONING:R-2 ALLOWED USES:Single-Family residential
PROPOSED USE:Office
VARIANCES WAIVERS RE UESTED:None requested.
A.PROPOSAL RE VEST:
The applicant proposes to rezone the property at 5201 Jerry
Drive from R-2 to PD-0 to allow for the use of the existing
structure and a real estate office.The applicant proposes
no exterior changes to the structure and will remodel the
interior.
The applicant is proposing to construct a small parking area
with five (5)spaces between the building and Jerry Drive,
with an additional five (5)parking spaces on the east side
(rear)of the building.A single driveway from Jerry Drive
is proposed and will connect the two small parking
areas'here
is a vacant area on the south side of the proposed
parking and drive.The applicant has noted that this area
will be reserved for possible future construction of an
office building similar in size to the existing structure.
At that time,the applicant will be required to submit site
plan information for additional Planning Commission
approval.
The applicant has noted that the hours of operation for the
office will be from 8:00 a.m.to 6:00 p.m.,Monday through
Friday.There will be a staff person in the office from
9:00 a.m.to 5:00 p.m.on Saturdays and 1:00 p.m.to 5:00
p.m.on Sundays to answer the phones'
January 21,1999
SUBDIVISION
ITEM NO.:4 Cont.FILE NO.:Z-5984-A
B.EXISTING CONDITIONS:
As noted previously,the property at 5201 Jerry Drive
contains an existing one-story single-family residential
structure which is approximately 2,000 square feet in
arear'
church is located across Jerry Drive to the west,with
single-family residences to the south and east.A branch
bank facility is located immediately north of the site,with
other commercial uses located along Cantrell Road.
C.NEIGHBORHOOD COMMENTS:
The Westbury,Westchester and Secluded Hills Neighborhood
Associations were notified of the public hearing.As of
this writing,staff has received one (1)informational phonecall.No negative comments have been submitted.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Jerry Drive is a commercial street.Dedicate right-of-
way to 30 feet from centerline.
2.Provide design of street conforming to "MSP"(Master
Street Plan),or pay in-lieu for improvements for all
ownership along Jerry Dr.3.Only one shared driveway will be allowed to Lot 3R and
Lot 4.(Show lot line on plan.)4.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
5.Stormwater detention ordinance applies to this property.
6.A Sketch Grading and Drainage Plan per Sec.29-186(e)is
required.
E.UTILITIES AND FIRE DEPARTMENT COUNTY PLANNING:
Wastewater:Sewer available,not adversely affected.
AP&L:No Comment received.
ARKLA:No Comment received.
Southwestern Bell:No Comment.
Water:No objection.Contact the Water Works if larger
and/or additional meter(s)are required.
Fire Department:Place fire hydrants per code.Contact
Dennis Free at 918-3752 for details.
Count Plannin :No Comment received.
CATA:No Comment received.
2
January 21,1999
SUBDIVISION
ITEM NO.:4 Cont.FILE NO.:Z-5984-A
F.ISSUES TECHNICAL DESIGN:
Plannin Division:
This property is currently shown as Transition on the Land
Use Plan and is in the River Mountain East PlanningDistrict.The proposed use of a real estate office is in
keeping with the intent of Transition.The PD-0 should
address buffers and screening,especially to the east and
south.It should be designed in such a way that a single
family residence would be compatible to the south;massing,
design of facades,etc.,should be considered.There is no
Land Use issue.
Landsca e Issues:
Portions of the proposed street and land use buffers east
and west of the proposed vehicular use area drop below the
minimum width required by the Zoning Ordinance of 6 feet.
A 6 foot high opaque screen will be required to help screen
this site from the residential properties to the east and
south.This screen may be a wooden fence with its face side
directed outward or dense evergreen plantings.
G.ANALYSIS:
The applicant submitted a revised site plan to staff on
January 6,1999.The revised plan addresses the issues and
concerns as raised by staff and the Subdivision Committee.
The revised site plan notes increased landscape buffers
along the west (street side)and east property lines which
conform to ordinance requirements.The applicant notes that
dense evergreen plantings along with existing vegetation
will be used as screening along the south property line.
The applicant is proposing one (1)ground-mounted sign near
the northwest corner of the property.This sign will
conform to the ordinance requirements for office zones
(maximum height —6 feet,maximum area —64 square feet)~
The sign meets the five (5)foot setback requirement from
property lines.
The ordinance would typically require five (5)parking
spaces for the proposed office use.The revised site plan
shows ten (10)parking spaces.The applicant noted that an
occasional staff meeting would utilize all ten spaces.
The revised site plan also shows the additional right-of-way
dedication as required by Public Works.The applicant has
noted that an in-lieu contribution will be made for the
3
January 21,1999
SUBDIVISION
ITEM NO.:4 Cont.FILE NO.:2-5984-A
street improvements to Jerry Drive.
Otherwise,to staff's knowledge,there are no outstanding
issues associated with this application.The proposed use
of the property should have no adverse effect on the
adjacent property or the general area.
H.STAFF RECOMMENDATIONS:
Staff recommends approval of the PD-0 zoning 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 should be low-level and directed away
from adjacent property.
SUBDIVISION COMMITTEE COMMENT:(DECEMBER 30,1998)
Steve Pinter and Terry Burruss were present,representing the
application.Staff gave a brief description of the proposed
PD-O.
Staff noted that both the street buffer and land use buffer along
the east property line had to be a minimum of 6 feet in width.
Staff also noted that screening would be required along the south
property line and a portion of the east property line.Mr.
Pinter stated that the site plan would be revised to comply with
the buffer and screening requirements.
In response to a question from staff,Mr.Pinter noted the hours
of operation as reflected in paragraph A.of this report.
The Public Works requirements were briefly discussed.Future
improvement plans for Jerry Drive were briefly discussed.Bob
Turner,of Public Works,noted that street improvements to Jerry
Drive would need to be done or a 15 percent in-lieu contribution
for the future improvements would need to be made,whichever the
applicant chooses.
There being no further issues for discussion,the Committee
forwarded the PD-0 to the full Commission for resolution.
PLANNING COMMISSION ACTION:(JANUARY 21,1999)
Staff presented a positive recommendation on this application,as
there were no further issues for resolution.There were no
objectors to this matter.
4
January 21,1999
SUBDIVISION
ITEM NO.:4 Cont.PILE NO.:Z-5984-A
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
11 ayes and 0 nays.
5
January 21,1999
ITEM NO.:5 FILE NO.:2-6481-A
NAME:Breshears —Revised PD-C
LOCATION:600 N.Tyler Street
DEVELOPER:SURVEYOR:
Daniel Carman Donald Brooks
3416 N.Olive Street 1611 Main Street
No.Little Rock,AR 72116 No.Little Rock,AR 72114
AREA:0.14 acres NUMBER OF LOTS:1 FT.NEW STREET:0
ZONINQ:PD-C ALLOWED USES:Restaurant with a maximum of
36 seats;C-1 permitted uses.
PROPOSED USE:Same as above with the
addition of "catering—
commercial"as a permitted
use.
VARIANCES WAIVERS RE VESTED:None requested.
BACKGROUND:
On September 15,1998 the City of Little Rock Board of Directors
passed Ordinance No.17,820,rezoning this property from R-3 to
PD-C.Ordinance No.17,821 which was also approved on September
15,1998 deferred the right-of-way dedication on Tyler Street and
Woodlawn Avenue for five years.
The approved PD-C allowed the continuing use of the building as adeli/restaurant with seating for a maximum of 36 persons,
allowing seating on a proposed 20 foot by 17 foot deck with
proper screening and no outside speakers.C-1 permitted uses
were approved as alternate
uses'.
PROPOSAL RE VEST:
The applicant is proposing two (2)minor revisions to the
approved PD-C.The applicant proposes to add "catering-
commercial"as a permitted use of the property,in
conjunction with the approved restaurant use.The applicantstatesthattherewillbenoexpansionoftheexisting
kitchen facility or additional employees required.Therewillalsobenochangesinthepreviouslyapprovedsiteplan.
January 21,1999
SUBDIVISION
ITEM NO.:5 Cont.FILE NO.:Z-6481-A
The applicant also proposes a minor revision in the approved
hours of operation.The hours of operation as approved are
from 11:00 a.m.to 6:30 p.m.,daily.The applicant proposes
revised hours of operation of 10:30 a.m.to 6:30 p.m.,
Monday through Saturday.
The applicant has also noted that the delivery vehicle for
the catering aspect of the business will be a Chevrolet
mini-van.This will be the restaurant owner/manager'
personal vehicle which he will drive to the restaurant
daily.
B.EXISTING CONDITIONS:
The site contains a one-story 1,373 square foot frame
commercial building with a 16 foot by 10 foot deck on the
rear corner.
There are single-family residences to the north,west and
south,across Woodlawn Avenue.Fairpark Elementary Schoolislocatedtotheeast,across Tyler Street.
C.NEIGHBORHOOD COMMENTS:
As of this writing,no negative comments have been received
from the neighborhood.The Hillcrest Neighborhood
Association was notified of the public hearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No Comments.
E.UTILITIES AND FIRE DEPARTMENT COUNTY PLANNING:
No Comments.
F.ISSUES TECHNICAL DESIGN:
Plannin Division:
This property is currently shown as Single Family on the
Land Use Plan and is in the Heights Hillcrest PlanningDistrict.The PD-C was heard by the Planning Commission on
July 23,1998.A neighborhood plan is underway in the area.
The neighborhood wishes to encourage a mixed-use pattern
with a more "urban"fabric.While the request is not
technically in conformance with the Plan,the past history
and desires for a mixed pattern should be considered.
2
January 21,1999
SUBDIVISION
ITEM NO.:5 Cont.FILE NO.:Z-6481-A
The modifications to the PD-C are not significant enough to
warrant another look at the Land Use Plan.
Landsca e Issues:
No Comments.
G.ANALYSIS:
Staff views the proposed revisions to the approved PD-C as
very minor in nature.The revisions should not add to theintensityoftheapproveduseofthepropertyorthetraffic
generated by the approved use.
H.STAFF RECOMMENDATIONS:
Staff recommends approval of the revised PD-C as filed.
SUBDIVISION COMMITTEE COMMENT:(DECEMBER 30,1998)
Staff explained to the Committee that the applicant is proposingtoaddause(catering)to the previously approved PD-C and that
no changes to the previously approved site plan were proposed.
Therefore,no Subdivision Committee review was required.
PLANNING COMMISSION ACTION:(JANUARY 21,1999)
Staff presented a positive recommendation on this application,astherewerenofurtherissuesforresolution.There were noobjectorstothismatter.
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 of11ayesand0nays.
3
January 21,1999
ITEM NO.:6 FILE NO.:Z-6610
NAME:Secure Vision Communication —Short-Form PD-0
LOCATION:9414 Colonel Glenn Road
DEVELOPER:SURVEYOR:
Dempsey Avery and John Ford Donald Brooks
7325 Kanis Road 1611 Main Street
Little Rock,AR 72204 No.Little Rock,AR 72114
AREA:1.13 acres NUMBER OF LOTS:1 FT.NEW STREET:0
ZONING:R-3 ALLOWED USES:Single-Family residential
PROPOSED USE:Office
VARIANCES WAIVERS RE VESTED:None requested.
BACKGROUND:
On December 17,1998,the Planning Commission approved a land use
plan amendment for this property.The proposed change was from
single-family to office.The proposed land use plan amendment
will be heard by the Board of Directors on January 19,1999.
A.PROPOSAL RE VEST:
The applicant proposes to rezone the property from R-3 to
PD-0 to allow for the use of the existing one story frame
residential structure as an office.The applicant notes
that the office will have three (3)employees and that there
will be no walk-in traffic,as all service and repairs are
done at the customer's job site.
The applicant also proposes to construct a 50 foot by 60
foot frame accessory building immediately north of and
behind the existing structure.The accessory building will
be painted to match the existing structure.The proposed
accessory building will be used to house three service
vehicles after hours and would allow employee parking during
the day.Part of the accessory building would be used for
storage.The existing driveway from Colonel Glenn Road will
be extended to serve the new accessory structure.
January 21,1999
SUBDIVISION
ITEM NO.:6 Cont.FILE NO.:Z-6610
The proposed hours of operation will be from 8:00 a.m.to
5:00 p.m.,Monday through Friday.It is the applicant's
intent to continue the residential appearance of the
property and to preserve the existing landscaping on the
property.The applicant will use the existing vegetation to
screen the property from the properties to the east and
north with additional plantings if needed.Evergreen shrubs
will be planted along the west property line to provide
screening as per ordinance requirements.The applicant is
also proposing a small wall mounted sign attached to the
front of the building which will be approximately twelve
(12)square feet in area.
The applicant also notes that if this property is ever sold,it would be used only for this same type of business or it
would revert back to residential.
B.EXISTING CONDITIONS:
This general area along Colonel Glenn Road contains a
mixture of uses and zoning.There is a church located
immediately east of the proposed site,with single-family
residence to the west and south across Colonel Glenn Road.
A utility contracting business is located further west along
the south side of Colonel Glenn Road,with the Farmer'
Association farm supply business located across Colonel
Glenn Road to the southwest.
C.NEIGHBORHOOD COMMENTS:
As of this writing,staff has received no comment from the
neighborhood.The John Barrow and Westwood Neighborhood
Associations were notified of the public hearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Colonel Glenn Road is listed on the Master Street as a
principal arterial'edication of right-of-way to 55
feet from centerline will be required.
2.Provide design of street conforming to "MSP"(Master
Street Plan).Construct one-half street improvements to
this street including 5 foot sidewalk with planned
development.3.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
4.Stormwater detention ordinance applies to this property.5.Dedicate 25 foot drainage easement along the east
property line to accommodate existing drainage.
2
January 21,1999
SUBDIVISION
ITEM NO.:6 Cont.FILE NO.:Z-6610
ED UTILITIES AND FIRE DEPARTMENT COUNTY PLANNING:
Wastewater:Sewer available,not adversely affected.
AP&L:No Comment received.
ARKLA:No Comment received.
Southwestern Bell:No Comments
Water:Contact the Water Works if additional water serviceisrequired.Fire Department:No Comment.
Count Plannin :No Comment received.
CATA:No Comment received.
F.ISSUES TECHNICAL DESIGN:
Plannin Division:
This property was the subject of a Land Use Plan amendment
that was heard on December 17,1998 before the Planning
Commission.This property is currently shown as Single
Family on the Land Use Plan and is in the I-430 PlanningDistrict.That item was on consent approval and is pending
before the Board of Directors for a change to Office.ThisisinconformancewiththeLandUsePlan.
Of concern to Staff,are the proposed single family
residential area to the north and the existing single family
structures to the south,west and north of the site.The
design of facades,massing and siting of the proposed
buildings,topographical changes,buffers and screening,
views into the site,as well as the vehicular use areas
should be considered as to their compatibility to the
existing and proposed single family structures.
If the previous items are not addressed as to provide a
desirable buildable environment to the north and be
compatible with the existing single family,this application
should be denied.
Landsca e Issues:
The width of the land use buffer west of the vehicular use
area should be increased to at least 6 feet.
This site should be screened from the residential propertiestotheeast,west and north.This screen may be a wooden
fence with its face side directed outward or dense evergreen
plantings.
Existing and proposed vehicular use areas must be landscaped
in compliance with Landscape Ordinance requirements.
3
January 21,1999
SUBDIVISION
ITEM NO.:6 Cont.FILE NO.:Z-6610
G.ANALYSIS:
The applicant submitted a revised site plan to staff on
January 6,1999.The revised site plan addresses the
concerns as raised by the Subdivision Committee and staff.
The revised plan notes that the new driveway extension will
be paved as per ordinance requirements.The revised planalsoshowstherequiredsix(6)foot buffer along the west
property line.As noted in paragraph A,evergreen shrubs
will be planted along this property line to provide
screening.Existing vegetation with possibly some
additional plantings will be utilized to screen the
properties to the north and east.
The ordinance would typically require five (5)parking
spaces for this type use.There will be space to park three
(3)vehicles inside the accessory building and there is
adequate space in front of the building (driveway and
carport)to park three (3)additional vehicles.Parking
should not be a problem.
Staff feels that the applicant has adequately addressed the
issues associated with the proposed development of this
property and that this proposed development should have no
adverse effect on the adjacent properties or the generalarea.
H.STAFF RECOMMENDATIONS:
Staff recommends approval of the PD-0 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 should be low level and directed away
from adjacent property.3.If this property is ever sold,it must be used for this
same type of business or it must be converted back to a
single-family residential use.
SUBDIVISION COMMITTEE COMMENT:(DECEMBER 30,1998)
Dempsey Avery and John Ford were present,representing the
application.Staff gave a brief description of the proposed
PD-O.
Staff noted that the proposed driveway would need to be paved
according to ordinance requirements,with at least a 6 foot
buffer and screening along the west property line.Mr.Avery
agreed to revise the site plan to satisfy these conditions.
4
January 21,1999
ITEM nt.FILE :Z-1
In response to questions from staff,Mr.Avery noted that thebusinesswouldhavenowalk-in customer traffic.He noted thattherewouldbethree(3)office employees and that there would bethree(3)service vehicles which would be parked in the proposedaccessorybuilding.Mr.Avery also noted that the signage wouldconsistofasinglewall-mounted sign,approximately 12 squarefeetinarea.
The Public Works requirements were briefly discussed.Theapplicantsseemedtohavenoproblemswiththerequirements.
There being no further discussion items,the Committee forwarded
the PD-0 to the full Commission for resolution.
PLANNING OMMI ION A TIO (JANUARY 21,1999)
Staff presented a positive recommendation on this application,astherewerenofurtherissuesforresolution.There were noobjectorstothismatter.
Staff noted that the John Barrow Neighborhood was in support oftheapplicationandthattheassociationhadsubmittedaletterofsupportatthetimeofthelanduseplanchangeinDecember.
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 of11ayesand0nays.
5
J'anuary 21,1999
ITEM NO.:7 FILE NO.:Z-6051-D
NAME:Arkansas Systems (Lot 7)—Zoning Site Plan Review
LOCATION:East side of Technology Drive,just north of
Chenal Parkway
DEVELOPER:ENGINEER:
Barnes,Quinn,Flake &White-Daters and Assoc.
Anderson,Inc.401 S.Victory St.First Commercial Building Little Rock,AR 72201LittleRock,AR 72201
AREA:F 88 acres NUMBER OF LOTS:1 FT.NEW STREET:0
ZONING:0-2 ALLOWED USES:Office
PROPOSED USE:Bank and Offices
VARIANCES WAIVERS RE VESTED:
1.Variance for reduced rear yard setback (25 foot setback
required,22 foot setback proposed).2.Variance from the required minimum driveway spacing.
A.PROPOSAL RE VEST:
The applicant proposes to construct a 13,995 square foot
building on Lot 7,Arkansas Systems Office Park.The
property is zoned 0-2 and requires a site plan review for
any development.A total of 9,395 square feet of the
proposed building will be used for general office space and
4,600 square feet will be a branch bank facility with drive-
thru.
A total of 68 parking spaces is proposed to serve the office
development.Three access points from Technology Drive are
proposed,with the southernmost drive heing a right-in onlytoservethebranchbankdrive-thru facility.
The applicant is proposing landscape and buffer areas which
conform to ordinance standards.One ground-mounted sign is
proposed near the southwest corner of the property which
will conform to the Zoning Ordinance standards for office
zoning (maximum height —6 feet,maximum area 64 squarefeet,minimum setback from property line —5 feet).
J'anuary 21,1999
SUBDIVISION
ITEM NO.:7 Cont.FILE NO.:Z-6051-D
B.EXISTING CONDITIONS:
Lot 7,Arkansas Systems is undeveloped and partially wooded.There is an office/commercial building being constructed tothewest,across Technology Drive.A new post officefacilityislocatedimmediatelynorthofthesite,with the
Acxiom office building currently under construction justfurthernorth.A proposed daycare site is located to theeast(item ¹8 on this agenda),with two (2)cellular
monopoles just southeast of this property.The property
immediately south of this site is undeveloped and zoned C-3.
C.NEIGHBORHOOD COMMENTS:
As of this writing,staff has received no comments from thepropertyownersinthisgeneralarea.There was noestablishedneighborhoodassociationinthisgeneral area tonotify.
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.2.Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards.3.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.4.Stormwater detention ordinance applies to this property.5.Existing topographic information at maximum five footcontourinterval100yearbasefloodelevationisrequired.6.A Sketch Grading and Drainage Plan per Sec.29-186(e)isrequired.
7 .A Grading Permit per Sec.29-186(c)and (d)is required.8.Public Works supports the driveway locations as shown ontherevisedsiteplan.The applicant will need to submitarevisedpreliminaryplatafterPlanningCommission
approval showing the new driveway locations.
E.UTILITIES AND FIRE DEPARTMENT COUNTY PLANNING:
Wastewater:Sewer available,not adversely affected.
AP&L:No Comment received.
ARKLA:No Comment received.
Southwestern Bell:A 5 foot easement is requested alongthenorth,south and east property lines.
Water:The L.R.Fire Department needs to evaluate thissitetodeterminewhetheradditionalfireprotectionwillberequired.Contact the Water Works regardingmetersizeandlocation.
2
January 21,1999
SUBDIVISION
ITEM NO.:7 Cont.FILE NO.:Z-6051-D
Fire Department:No Comment.
Count Plannin :No Comment received.
CATA:No Comment received.
F.ISSUES TECHNICAL DESIGN:
Plannin Division:No Comment.
Landsca e Issues:
Areas set aside for buffers and landscaping meet withordinancerequirementswiththeexceptionofthelack ofbuildinglandscaping.
The Landscape Ordinance calls for a 3 foot wide landscapestripbetweenthepublicparkingareasandbuilding.Thereisconsiderableflexibilityinthisareabutatleastone-third of the requirement must be satisfied.
Prior to a building permit being issued,a detailedlandscapeplanmustbeapprovedbythePlansReviewSpecialist.
G.ANALYSIS:
The applicant submitted a revised site plan to staff onJanuary6,1999.The revised plan addresses the concerns asraisedbystaffandtheSubdivisionCommittee.The revisedplanshowsthedumpsterlocationasrequestedbystaff,andprovidesforbuildinglandscaping.
The revised plan also shows the driveway locations as notedinparagraphA.Public Works has worked with the applicantandsupportstheproposeddrivewaylocations.The originalpreliminaryplatforthispropertyshowedonlyonedrivewaylocation.If this site plan is approved with the additionaldrivewaylocations,the preliminary plat will need to berevised(staff-level).
The ordinance would typically require 39 parking spaces forthisproposedbuilding.The site plan shows a total of 68parkingspaces.The 1.88 acre site will easily accommodatethenumberofproposedparkingspaceswithoutintrudingintoanyoftherequiredlandscapedorbufferareas.
The revised site plan conforms to ordinance building setbackrequirementswiththeexceptionoftherearyardsetback.The ordinance requires a minimum 25 foot rear yard setback.The proposed building drops below the 25 foot setback at one
3
January 21,1999
SUBDIVISION
ITEM NO.:7 Cont.FILE NO.:Z-6051-D
point (22 feet).The applicant is requesting a variance
from this requirement.Staff supports the variance as
requested.
The applicant is also requesting a variance from the
ordinance required minimum driveway spacing standards.The
ordinance typically requires that driveways be separated by
300 feet.The proposed driveway spacing ranges from 120
feet to 180 feet.As noted previously,Public Works has
worked with the applicant regarding the spacing of the
driveways and supports the variance as requested.
Otherwise,to staff's knowledge,there are no outstanding
issues associated with the proposed site plan.The proposedofficedevelopmentshouldhavenoadverseeffectonthe
surrounding property.
H.STAFF RECOMMENDATIONS:
Staff recommends approval of the proposed site plan subjecttothefollowingconditions:
1.Compliance with the requirements as noted in paragraphs
D,E and F of this reports2.Any site lighting should be low-level and directed away
from adjacent property.3.A revised preliminary plat showing the new driveway
locations must be submitted to staff.4.Staff recommends approval of the variance for reduced
rear yard setback.5.Staff also recommends approval of the variance from the
required minimum driveway spacing.
SUBDIVISION COMMITTEE COMMENT:(DECEMBER 30,1998)
Joe White and Dickson Flake were present,representing the
application.Staff gave a brief description of the site plan.
Staff noted that the applicant had worked out the driveway
locations and spacing with the Public Works department.Staff
explained that when the Planning Commission approves the site
plan with the driveway locations as proposed,a revised
preliminary plat showing the new driveway locations must be
submitted to staff in order to update the preliminary plat file.
Mr.Flake noted that a dumpster location had been determined and
would be shown on a revised site plan.
The variance for reduced rear yard setback and the variance from
the required minimum driveway spacing were briefly discussed.
Staff noted that the variance for reduced rear yard setback was
4
January 21,1999
SUBDIVISION
ITEM NO.:7 Cont.FILE NO.:2-6051-D
very minor in nature,with the rear yard setback dropping 3 feet
below the required 25 foot minimum setback only at one point.
Bob Brown,Site Plan Review Specialist,noted that some building
landscaping would be required.The applicants indicated thattherewouldbenoproblemcomplyingwiththisrequirement.
There being no further issues for discussion,the Committee
forwarded the issue to the full Commission for final action.
PLANNING COMMISSION ACTION:(JANUARY 21,1999)
Staff presented a positive recommendation on this application,astherewerenofurtherissuesforresolution.There were noobjectorstothismatter.
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 of11ayesand0nays.
5
January 21,1999
ITEM NO.:8 FILE NO ~:Z-6271-A
NAME:Kidco —Zoning Site Plan Review
LOCATION:West side of Kirk Road,approximately 1,000 feet north
of Chenal Parkway.
DEVELOPER:ARCHITECT:
Kidco Holdings,LLC Williams and Dean Architects
P.O.Box 7211 18 Corporate Hill Dr.
Little Rock,AR 72217 Little Rock,AR 72205
AREA:1.96 acres NUMBER OF LOTS:1 FT.NEW STREET:0
ZONING:0-2 ALLOWED USES:Office
PROPOSED USE:Day Care Center
VARIANCES WAIVERS RE VESTED:
Deferral of street improvements to Kirk Road
A.PROPOSAL RE VEST:
The applicant proposes to construct a one-story,8,955
square foot building on the 1.96 acre site.The property is
zoned 0-2 and requires a site plan review for any
development.The building will be used as a daycare and is
proposed in two phases.
Phase I will consist of 6,255 square feet of building space
and will accommodate 96 children and 18 employees.Thirty
parking spaces are included in Phase I.
Phase II includes a 2,700 square foot building addition.
The enrollment will increase by 40 children and three (3)
employees will be added.Eight parking spaces are proposed
in phase II for a total of 38 spaces.
The applicant is proposing the day care to serve the Acxiom
Corporation office campus which is located immediately north
of this site.The applicant is proposing to access the
property from the north,through the Acxiom property.The
applicant is currently working on a written access agreement
with this property owner.
January 21,1999
SUBDIVISION
ITEM NO.:8 Cont.FILE NO.:Z-6271-A
The applicant has noted that the eastern portion of this
property will remain undeveloped at this time.An
additional day care building and parking area will be
constructed,with access to Kirk Road,when there is an
additional childcare need in this general area.At that
time,the site plan will require further review by the
Planning Commission.
B.EXISTING CONDITIONS:
The proposed day care site is located in a small "pocket"of
property which is located outside the city limits,but
surrounded by the city on all sides.The applicant has
expressed interest in possibly annexing this property in the
near future.
The proposed day care site contains a vacant single-family
residential structure and an accessory structure,both of
which will be removed with the proposed development.The
Acxiom office building is being constructed immediately
north of this site,with the new post office facility to the
northwest.There is an auto repair garage immediately south
of this site,with Lot 7,Arkansas System (see item ¹7 onthisagenda)immediately west.Undeveloped 0-2 zoned
property is located to the east across Kirk Road.
C.NEIGHBORHOOD COMMENTS:
Staff has received no comments from the property owners inthisgeneralarea,as of this writing.There was no
established neighborhood association to notify of the public
hearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Kirk Road is listed on the Master Street Plan as acollectorstreet.Dedicate right-of-way to 30 feet fromcenterline.2.Provide design of street conforming to "MSP"(MasterStreetPlan).Construct one-half street improvements tothisstreetincluding5footsidewalkwithplanned
development.3.Stormwater detention ordinance applies to this property.4.Provide legal access agreement to take access through
existing Acxiom parking lot.
E.UTILITIES AND FIRE DEPARTMENT COUNTY PLANNING:
Wastewater:Outside service boundary.No Comment.
AP&L:No Comment received.
ARKLA:No Comment received.
2
January 21,1999
SUBDIVISION
ITEM NO.:8 Cont ~FILE NO.:Z-6271-A
Southwestern Bell:No Comment received.
Water:A water main extension will be needed to serve this
property.Since this property is outside the City,
annexation into the City or execution of a Water/Sewer
Service Agreement and approval by the City will be
required.On site fire protection may be needed.
Fire Department:Place fire hydrants per code.Contact
Dennis Free at 918-3752 for details.
Count Plannin :No Comment received.
CATA:No Comment received.
F.ISSUES TECHNICAL DESIGN:
Plannin Division:No Comments
Landsca e Issues:
The area proposed for interior landscaping is 633 square
feet short of the 1,060 square feet required by the
Landscape Ordinance.
Prior to a building permit being issued,a detailed
landscape plan must be approved by the Plans Review
Specialist.
Q.ANALYSIS:
A revised site plan was submitted to staff on January 6,
1999.The revised plan addresses most of the concerns as
raised by staff and the Subdivision Committee.The dumpster
has been relocated for easier access'ground-mounted signislocatedneartheentranceandwillcomplywiththeZoning
Ordinance requirements for office zoning (maximum height —6
feet,maximum area —64 square feet,minimum setback —5feet).Additional perimeter and interior landscaped areas
have been shown.
The ordinance requires a total of 35 parking spaces for the
proposed day care (Phase I and II).A total of 38 parking
spaces is proposed.
The applicant is requesting a deferral of street
improvements to Kirk Road.Public Works has noted support
of the deferral with the following conditions:
1.The deferral be approved for a maximum of five (5)years
or,2.until adjacent development occurs or,3.until development occurs along the east side of Kirk Road
in this area.
3
January 21,1999
SUBDIVISION
ITEM NO.:8 Cont.FILE NO.:Z-6271-A
Otherwise,there should be no outstanding issues associated
with the site plan.The applicant is not proposing any
variances from zoning ordinance requirements for the
property.The proposed development of the property should
have no adverse effect on the surrounding property.
H.STAFF RECOMMENDATIONS:
Staff recommends approval of the site plan subject to the
following conditions:
1 ~Compliance with the requirements as noted in paragraphs
D,E and F of this reports2.Any site lighting should be low level and directed away
from adjacent property.3.The applicant should work out a written access agreement
with the property owner to the north prior to issuance of
a building permit.4.Staff supports the deferral of street improvements to
Kirk Road as noted in paragraph Q.of this report.
SUBDIVISION COMMITTEE COMMENT:(DECEMBER 30,1998)
Walter Quinn was present,representing the application.Staff
gave a brief description of the site plan.
Staff noted that the dumpster should be relocated for easier
access,which Mr.Quinn agreed to.Staff also noted that Mr.
Quinn should work out a written access agreement with the
property owner to the north.
The Public Works Comments were briefly reviewed.Bob Turner,of
Public Works,suggested that the applicant do a 15 percent in-
lieu contribution for the future improvements to Kirk Road.This
issue was briefly discussed.
Staff also noted that a minimum four foot landscape strip was
required between the parking and the south property line.Bob
Brown,Site Plan Review Specialist,stated that the interior
landscaping should be increased by approximately 633 square feet.
After the discussion,the Committee forwarded the site plan to
the full Commission for final action.
PLANNINQ COMMISSION ACTION:(JANUARY 21,1999)
Staff presented a positive recommendation on this application,as
there were no further issues for resolution.There were no
objectors to this matter.
4
january 21,1999
SUBDIVISION
ITEM NO.:8 Cont.FILE NO.:Z-6271-A
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for approval as recommended by staffs
A motion to that effect was made.The motion passed by a vote of
11 ayes and 0 nays.
5
January 21,1999
ITEM NO.:9 FILE NO.:S-1212-A
NAME:Eagle Hill Apartments (Phase 3)—Subdivision Site
Plan Review
LOCATION:Northeast corner of Baseline and Colonel Miller Roads
DEVELOPER:ENGINEER:
Lindsey Management Co.White-Daters and Associates
300 Front Street 401 Victory Street
Fayetteville,AR 72702 Little Rock,AR 72201
AREA:236 acres NUMBER OF LOTS:1 FT.NEW STREET:0
ZONING:MF-6 ALLOWED USES:Multifamily
PROPOSED USE:Multifamily
VARIANCES WAIVERS RE VESTED:None requested.
BACKGROUND:
The site plan for Phase I of the Eagle Hill Apartments and the
conditional use permit for the golf course were approved by the
Planning Commission on October 10,1996.Phase I included 32
apartment buildings with 384 units along the north side of
Baseline Road at the northeast corner of Baseline and Colonel
Miller Roads.Ordinance 17,299 passed by the City Board of
Directors on November 7,1996 deferred a portion of the one-half
street improvements to Baseline Road and all of Colonel Miller
Road for three (3)years or until construction of Phase II of the
apartment complex.
The site plan for Phase II of the apartment development was
approved by the Planning Commission on September 3,1998.Phase
II included 14 apartment buildings with 168 units at the
northwest corner of the property.Improvements to Colonel Miller
Road are required with Phase II construction.
A.PROPOSAL RE VEST:
The applicant is proposing to construct Phase III of the
Eagle Hill Apartment complex.This phase will consist of 11
two-story apartment buildings at the northeast corner of the
property.There will be a total of 132 apartment units (88
january 21,1999
SUBDIVISION
ITEM NO.:9 Cont.FILE NO.:S-1212-A
two-bedroom and 44 one-bedroom).A total of 215 parking
spaces is proposed.
The northernmost drive within Phase II of the apartment
development will be extended along the north property line
to serve Phase III.
B.EXISTING CONDITIONS:
The area proposed for Phase III has been mostly cleared with
some site work having taken place.
Two single-family residences exist across Colonel Miller
Road to the west of the multifamily property with commercial
uses and two churches further south,along the west side of
Colonel Miller Road.Phase I of the Eagle Hill Apartments
is located to the south at the northeast corner of Baseline
and Colonel Miller Roads.Phase II of the apartment
development is located immediately west of the proposed
Phase III.
The Eagle Hill golf course is located along the south and
west sides of Phase III.The property north of Phase III is
primarily vacant land with single-family residences on
larger lots located along Crystal Valley Road further north.
C.NEIGHBORHOOD COMMENTS:
As of this writing,staff has received no comments from the
neighborhood.The Otter Creek and Crystal Valley
Neighborhood Associations were notified of the public
hearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.A Grading Permit for Special Flood Hazard Area per Scca
29-186(b)is required.2.A Development Permit for Flood Hazard Area per Sec.8-283isrequired.3.Contact the ADPC&E for approval prior to start of work.4.Approval from FEMA will be required for floodway
crossing.5.Construct Colonel Carl Miller to Master Street Plan
requirements.
E.UTILITIES AND FIRE DEPARTMENT COUNTY PLANNING:
Wastewater:Sewer main extension required with easements
to serve property.
AP&L:No Comment received.
ARKLA:No Comment received.
2
J'anuary 21,1999
SUBDIVISION
ITEM NO.:9 Cont.FILE NO.:S-1212-A
Southwestern Bell:No Comment.
Water:An extension of a private fire line and execution
of a Customer Owned Line Agreement will be required.Fire Department:The fire department requests a 50 foot
radius for each cul-de-sac.
Count Plannin :No Comment received.
CATA:No Comment received.
F.ISSUES TECHNICAL DESIGN:
Plannin Division:No Comment.
Landsca e Issues:
Areas set aside for buffers and landscaping fully meet with
ordinance requirements.
A 6 foot high opaque screen,either a wooden fence with its
face side directed outward or dense evergreen plantings are
required to screen this site from the single-family
residential properties to the north and east.
Prior to a building permit being issued,a detailed
landscape plan must be approved by the Plans ReviewSpecialist.
G.ANALYSIS:
The applicant submitted a revised site plan to staff on
January 6,1999.The site plan addresses the issues and
concerns as raised by the staff and Subdivision Committee.
Dumpster locations have been indicated on the revised site
plan as requested.The revised site plan notes that dense
evergreen plantings will be used to screen the residential
property north and east of Phase III.
The ordinance requires a minimum of 198 parking spaces for
the proposed number of apartment units.The applicant is
proposing to construct 215 parking spaces with this phase.
To staff's knowledge,there are no outstanding issues
associated with this site plan.The proposed site plan
conforms to all zoning ordinance requirements and should
have no adverse effect on the adjacent property or generalarea.
H.STAFF RECOMMENDATIONS:
Staff recommends approval of the site plan subject to the
following conditions:
3
january 21,1999
SUBDIVISION
ITEM NO ~:9 Cont.FILE NO.:S-1212-A
1.Compliance with the requirements as noted in paragraphs
D,E and F of this report.2.Any site lighting should be low level and directed away
from adjacent property.
SUBDIVISION COMMITTEE COMMENT:(DECEMBER 30,1998)
Tim Daters was present,representing the application.Staff gave
a brief description of the site plan.
Staff noted that dumpster locations should be shown on the site
plan.Mr.Daters stated that they will be shown on a revised
plan.Staff also noted that any site lighting should be low-
level and directed away from adjacent property.
The fire department's request for a 50 foot radius for each cul-
de-sac was briefly discussed.Mr.Daters stated that he would
meet with Dennis Free of the Little Rock Fire Department
regarding this issue.
Bob Brown,Site Plan Review Specialist,noted that screening
would be required along the north and east property lines.Mr.
Daters indicated that dense evergreen plantings would be used to
provide the required screening.
There being no further issues for discussion,the Committee
forwarded the site plan to the full Commission for final action.
PLANNING COMMISSION ACTION:(JANUARY 21,1999)
Staff presented a positive recommendation on this application,as
there were no further issues for resolution.There were no
objectors to this matter.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for approval as recommended by staff.
A motion to that effect was made.The motion passed by a vote of
11 ayes and 0 nays.
4
January 21,1999
ITEM NO.:10 FILE NO ~:S-1229
NAME:Magnolia Park Apartments —Subdivision Site Plan Review
LOCATION:West side of John Barrow Road,just south of
Tanya Drive
DEVELOPER:ENGINEER:
Barrow Road Partners,L.P.White-Daters and Associates
2001 Airport Rd.,Ste.304 401 Victory Street
Jackson,MS 39208 Little Rock,AR 72201
AREA:25.57 acres NUMBER OF LOTS:1 FT.NEW STREET:0
ZONING:MF-12/ALLOWED USES:Multifamily —12 units
R-2 (Buf f er)per gross acre
PROPOSED USE:Multifamily —10.6 units
per gross acre
VARIANCES WAIVERS RE VESTED:None requested.
BACKGROUND:
The 25.57 acre property on the west side of John Barrow Road,
just south of Tanya Drive,is zoned MF-12 (Multifamily
residential —12 units per gross acre).The west 110 feet of the
property ownership was left as R-2 zoning,when the remainder of
the property was zoned,to serve as a buffer between this site
and the single-family property to the west.
The applicant is proposing to develop multifamily residences on
the site.The density proposed will be under the twelve (12)
units per gross acre as allowed by the City's Zoning Ordinance.
Based on the fact that the applicant is proposing more than one
(1)building on the site,an application for site plan review has
been filed.
A.PROPOSAL RE VEST:
The applicant is proposing to construct 34 multifamily
residential buildings and a clubhouse building on the 25.57
acre site.Each apartment building will have eight (8)
living units and the buildings will have an average height
of 20.5 feet (2 stories)~This project is proposed in two
January 21,1999
SUBDIVISION
ITEM NO.:10 Cont.FILE NO.:S-1229
(2)phases as follows:
Phase I —23 apartment buildings —32 one bedroom units
104 two bedroom units
48 three bedroom units
184 total units
clubhouse/office building —2,641 square feet
392 total parking spaces
Phase II —11 apartment buildings —16 one bedroom units
40 two bedroom units
32 three bedroom units
88 total units
176 total parking spaces
The buildings will be arranged as noted on the attached site
plan.The clubhouse/office building will be located near
the front (northeast corner)of the property and will
include a swimming pool area and a postal (mail box)area.
There will be a dumpster location near the front of the
property where the residents can pull their vehicles over
and deposit trash.
The applicant proposes two (2)gated access points from John
Barrow Road as noted on the site plan.The northernmost
access point will be the main entrance into the development.
The southern drive will serve as an emergency entrance and a
temporary entrance during construction of phase II
'heapplicanthasalsonotedthatarevisedpreliminary plat(staff-level)will be filed for this property as required bystaff.This 25.57 acre site was part of a larger tract
which was preliminary platted when the nursing home property
to the north was platted.
B.EXISTINQ CONDITIONS:
This proposed apartment complex site is mostly wooded and
undeveloped.Single family residences are located
immediately west of the site and across Barrow Road to theeast.Parkview High School is located across Barrow Road to
the northeast.A nursing home is located north of the site,
with duplexes just further north along Tanya Drive.A
welding business and a small office building are located
immediately south of the site along the west side of Barrow
Road.
2
January 21,1999
SUBDIVISION
ITEM NO.:10 Cont.FILE NO ~:S-1229
C.NEIGHBORHOOD COMMENTS:
As of this writing,staff has received three (3)phone calls
requesting information on this project.The John Barrow,
Campus Place,Twin Lakes A and B,and Brownwood Terrace
Neighborhood Associations were notified of the public
hearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Barrow Road is listed on the Master Street Plan as a
minor arterial'edication of right-of-way to 45 feet
from centerline is required.2.Barrow Road frontage is less than 300 feet,only one
driveway will be allowed.3.Provide additional right-of-way and construct cul-de-sac
for dead end streets abutting this development.4.Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards.5.Repair or replace any curb and gutter or sidewalk thatisdamagedinthepublicright-of-way prior to
occupancy.6.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.7.Stormwater detention ordinance applies to this property.8.Existing topographic information at maximum five foot
contour interval 100 year base flood elevation is
required.9.A Sketch Grading and Drainage Plan per Sec.29-186(e)is
required.
10 .A Grading Permit per Sec.29-186(c)and (d)is required.11.Contact the ADPC&E for approval prior to start of work.12.The developer needs to contact David Hathcock,371-4808,
Room 210,for naming inner streets and addresses for
each building.13.Verify that safe intersection sight distance is
available at the drives shown on Barrow Road.
E.UTILITIES AND FIRE DEPARTMENT COUNTY PLANNING:
Wastewater:Sewer main located on property not a part of
the Utility's System.It has never been accepted bytheUtilityforoperationandmaintenance.It is
considered an illegal service line at this time.No
connections to this sewer main will be allowed.
Contact Little Rock Wastewater Utility for
detailed'PaL:
No Comment received.
ARKLA:No Comment received.
Southwestern Bell:No Comment.
Water:Submit plans for water service to the Water Works.
3
January 21,1999
SUBDIVISION
ITEM NO.:10 Cont.FILE NO.:S-1229
On site lines will be private.If meters are set off
private lines,certain conditions apply including
private lines to be installed to Water Works specs and
execution of a Customer Owned Line AgreementsFireDepartment:No Comments
Count Plannin :No Comment received.
CATA:No Comment received.
F.ISSUES TECHNICAL DESIGN:
Plannin Division:No Comment.
Landsca e Issues:
Areas set aside for buffers and landscaping meet with
ordinance requirements.
The City Beautiful Commission recommends preserving as many
existing trees as feasible.This includes trees along the
Barrow Road frontage.Extra credit can be given towardfulfillingLandscapeOrdinancerequirementswhenpreservingtreesofsixinchcaliperorlarger.
At least sixty percent of the existing trees must be saved
within the required land use buffers along the western and
southern perimeters ~
A 6 foot high opaque screen is required along the western
and southern perimeters of the site.This screen may be a
wooden fence with its face side directed outward or dense
evergreen plantings.
Additional landscape screening should be provided to help
screen the dumpster area from Barrow Road.
Curb and gutter or another approved border will be requiredtoprotectlandscapeareasfromvehiculartraffics
Prior to a permit being issued,a detailed landscape plan
must be approved by the Plans Review Specialist.
G .ANALYS I S:
The applicant submitted a revised site plan to staff on
January 6,1999.The revised plan addresses the concerns
and questions as raised by staff and the Subdivision
Committee.
The applicant is proposing a total of 568 parking spaces on
the site (total for both phases),which is approximately2.08 spaces per dwelling unit.The Ordinance requires a
4
January 21,1999
SUBDIVISION
ITEM NO.:10 Cont.FILE NO.:S-1229
minimum of 408 parking spaces for this development,which
equals 1.5 spaces per dwelling unit.Staff is comfortable
with the number of parking spaces proposed and the parkingdesign.Two (2)parking spaces per dwelling unit has become
the norm for most new apartment developments in the City.
The site plan as proposed conforms to the ordinance
requirements relating to building setbacks,building
heights,parking,landscape areas and buffer areas.TherearenoimprovementsshownintheR-2 buffer area along the
west property line.No variances or waivers have been
requested.
The applicant has noted that screening will be installed as
required by ordinance.There is one ground-mounted sign
shown on the site plan at the main entrance,which the
applicant notes will conform to the ordinance standards for
signage in multifamily zones (maximum height —6 feet,
maximum area —32 square feet,minimum setback —5 feet).
Otherwise,to staff's knowledge,there are no outstandingissuesassociatedwiththesiteplan.The proposed
apartment development should have no adverse effect on the
general area.
H.STAFF RECOMMENDATIONS:
Staff recommends approval of the site plan 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 should be low-level and directed away
from adjacent property.3.No development shall take place within the 110 foot wide
R-2 zoned strip along the west property line.4.Signage must conform to ordinance standards as noted in
paragraph G.5.The applicant must file a revised preliminary plat(staff-level)as explained in paragraph A.
SUBDIVISION COMMITTEE COMMENT:(DECEMBER 30,1998)
Joe White was present,representing the application.Staff gaveabriefdescriptionofthesiteplan.
In response to questions from staff,Mr.White noted that the two
proposed phases will be connected and will utilize the same,mainentrancefromBarrowRoad.He noted that the second,
southernmost drive would be an emergency and construction
5
January 21,1999
ITEM N .1 n FILE -1229
entrance only.Mr.White also noted that the development would
be gated and that all trash would be deposited by the tenants at
the one central dumpster located near the front entrance.
The Public Works Comments were briefly reviewed with the
Committee.The question was raised as to whether a traffic
signal would be required.Bob Turner,of Public Works,indicated
that the proposed apartment complex would not generate enoughtraffictowarrantasignalatthislocation.
After the brief discussion,the Committee forwarded the site plantothefullCommissionforfinalaction.
PLANNING COMMISSION ACTI N:(JANUARY 21,1999)
Joe White made a request before the Commission that this item be
withdrawn.Staff supported the request.
A motion was made to waive the Planning Commission bylaws and
accept the withdrawal request being less than five working dayspriortothepublichearing.The motion passed by a vote of
11 ayes and 0 nays.
The Chairman place the item before the Commission for inclusion
within the Consent Agenda for withdrawal.A motion to thateffectwasmade.The motion passed by a vote of 11 ayes and
0 nays.
6
January 21,1999
ITEM NO.:11 FILE NO.:S-1230
NAME:Comcast —Subdivision Site Plan Review
LOCATION:2724 Shackleford Road
DEVELOPER:ENGINEER:
Comcast Cablevision Hoch Associates
2724 Shackleford Road 809 S.Calhoun Street,Suite 500LittleRock,AR 72205-6918 Fort Wayne,IN 46802
AREA:3.78 acres NUMBER OF LOTS:1 FT ~NEW STREET:0
ZONING:0-3 ALLOWED USES:Office
PROPOSED USE:Office
STAFF NOTE:
The applicant submitted a letter to staff on December 22,1998
requesting that this item be withdrawn.Staff supports the
withdrawal as requested.
PLANNING COMMISSION ACTION:(J'ANUARY 21,1999)
Staff informed the Commission that the applicant had submitted aletterrequestingthattheitembewithdrawn.Staff supported
the withdrawal as requested.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for withdrawal.A motion to thateffectwasmade.The motion passed by a vote of 11 ayes and
0 nays.
January 21,1999
ITEM NO.:12 FILE NO.:S-1231
NAME:Office Max —Subdivision Site Plan Review
LOCATION:South side of Chenal Parkway,between Gamble and
Atkins Roads
DEVELOPER:ENGINEER:
Realm Realty White-Daters and Associates
900 Town &Country Ln.,401 S.Victory Street
Suite 210 Little Rock,AR 72201
Houston,TX 77024
AREA:5.5 acres NUMBER OF LOTS:1 FT.NEW STREET:0
ZONING:C-3 ALLOWED USES:General Commercial
PROPOSED USE:General Commercial
VARIANCES WAIVERS RE UESTED:
Variance from the ordinance requirement for minimum number of
parking spaces.
BACKGROUND:
A building permit was recently issued (September 1998)for thissitewhichincludedconstructionofasinglecommercialbuilding
and associated parking area.The building permit was issued for
the 23,492 square foot Office Max portion of the commercial
building shown on the attached site plan and 118 parking spaces
within this eastern section of the property.It was noted on thesiteplanthattherewouldbeafuturebuildingaddition(s)to
the Office Max building and additional parking.The building
permit included an approved landscape plan for this easternsectionoftheproperty.
The applicant has applied for a site plan review based on thefactthatinadditiontothebuildingadditionstotheOffice Max
building,the applicant is proposing a second building (a 3,682
square foot restaurant building)near the northwest corner of the
property.The second building triggers the requirement for site
plan review.
January 21,1999
SUBDIVISION
ITEM NO.:12 Cont.FILE NO.:S-1231
A.PROPOSAL RE UEST:
The applicant proposes to construct a 39,000 square footretailadditiontotheOfficeMaxbuildingandaseparate
3,682 square foot restaurant building at the northwest
corner of the property.The restaurant will have a drive-
thru located on the north and west sides of the building.
The applicant is also proposing to construct a retaining
wall along a portion of the south and west property lines.
The retaining wall will run approximately 250 feet east and
approximately 130 feet north from near the southwest corner
of the property.The tallest point of the wall will be
approximately 14.5 feet at the southwest corner of the
property.The wall will decrease in height running north
and east to the natural grade of the land.
The site will have a single access point from Gamble Road,
one access point from West Markham Street and a shared
access drive from Chenal Parkway.The applicant has
submitted a written reciprocal access easement agreement
between the two property owners (Office Max property and
Bank of the Ozarks)which was recorded in 1997 for the
shared Chenal Parkway access.
The applicant is proposing a total of 266 parking spaces for
the site.This is 29 spaces short of the minimum ordinance
requirement of 295 spaces.The applicant is requesting a
variance for the reduced number of parking spaces.The
applicant submitted a parking study which was done in 1998
by Urban Systems,Inc.,New Orleans,LA.The parking study
determined the parking demand for the typical Office Max
development.The study found that the typical Office Max
required one (1)parking space per 285 square feet of floorarea.That translates to 22 fewer spaces than what the cityofLittleRockOrdinancerequiresfortheOfficeMaxportion
(23,492 square feet)of this development.
Based on the parking study submitted,staff will support the
parking variance as requested.However,none of the
additional 39,000 square feet of the large commercial
building should be used for a restaurant/food service typeuse.
The applicant is also proposing to abandon the section of
undeveloped Atkins Road right-of-way which abuts this
property on the east side.Public Works has indicated
support of the proposed abandonment.
2
january 21,1999
SUBDIVISION
ITEM NO.:12 Cont.FILE NO.:S-1231
B.EXISTING CONDITIONS:
As noted previously,a building permit has been issued for
this site.The Office Max portion of the proposed buildingisalmostcomplete.The remainder of the site has been
prepared for parking areas and additional building
construction.The site sits below the grade of West Markham
Street and a portion of Gamble Road.
The general area contains a mixture of uses and zoning.
There is an auto dealership to the west across Gamble Road
and a new bank office building to the east.Commercial
property is located across Chenal Parkway to the north.
There is a church and undeveloped 0-3 zoned property (Item
¹13 on this agenda)to the south across West Markham Street.
C.NEIGHBORHOOD COMMENTS:
The Parkway Place and Gibralter Heights/Point West/Timber
Ridge Neighborhood Associations were notified of the public
hearing.As of this writing,staff has spoken with one (1)
person who expressed concerns regarding the development.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards.(4 foot
minimum from back to curb,and on property line along
Chenal).Ramps as shown do not conform to City
Standards.2.Repair or replace any curb and gutter or sidewalk thatisdamagedinthepublicright-of-way prior to
occupancy.3.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
4.West Markham and Gamble are listed on the Master Street
Plan as collector streets.Dedicate right-of-way to 30feetfromcenterline.5.Chenal Parkway is listed on the Master Street Plan as
principal arterial.Dedicate right-of-way to 60'rom
centerline.
6.A 20 feet radial dedication of right-of-way is required
at the corner of Markham and Gamble.7.Close unused right-of-way on East side of Office Max
prior to building permit.8.Stormwater detention ordinance applies to this property.9.Easements for proposed storm drainage are required.10.A Sketch Grading and Drainage Plan per Sec.29-186(e)is
required.Show cut and terracing plan for west and
south property line.
3
January 21,1999
ITEM NO.12 n FILE N .-12 1
11.A Grading Permit per Sec.29-186(c)and (d)is required.12.40's maximum width of driveways;25'rom propertyline.
E.TILITIES AND FIRE DEPARTMENT COUNTY PL I
Wastewater:Sewer available on site,not adverselyaffected.
AP&L:No Comment received.
ARKLA:No Comment received.
Southwestern Bell:No Comment.
Water:No Comment.
Fire D artm n :Place fire hydrants per code.Contact
Dennis Free at 918-3752 for details.
n Plannin :No Comment received.
~ATA:No Comment received.
F.I E TECHNI AL DESIGN:
Plannin Division:No Comment.
Landsca e I s:
Areas set aside for buffers and landscaping meet with
ordinance requirements'
.~ANALYS I
The applicant submitted a revised site plan to staff on
January 6,1999.The applicant also submitted a copy of thewrittenreciprocalaccesseasementagreementbetweenthis
property owner and the Bank of the Ozarks (property owner totheeast).This was addressed in paragraph A of thisrequest.The applicant also submitted the parking study byUrbanSystems,Inc.,also discussed in paragraph A.
The proposed site is located within the Chenal/Financial
Center Design Overlay District.Signage,site lighting andutilitiesmustconformtothefollowingDODrequirements:
1.Ground-mounted sign must be "monument"type with a
maximum height of 8 feet and a maximum area of 100 squarefeet.2.Parking lot lighting must be directed to the parkingareasandnotreflectedtoadjacentproperty.3.No overhead utilities shall be constructed within 100feetoftheChenalParkwayright-of-way.
4
January 21,1999
SUBDIVISION
ITEM NO.:12 Cont.FILE NO.:S-1231
As discussed at the Subdivision Committee meeting,the
applicant will be required to plant one (1)evergreen tree
every 20 feet along the south and west property lines to
help screen the building in the areas where the building is
below the grade of the streets (W.Markham Street and Gamble
Road).The applicant will also be required to plant
evergreen trees at the southeast corner of Chenal Parkway
and Gamble Road where several small evergreen trees were
removed during site preparation.The applicant will work
with Bob Brown,Site Plan Review Specialist,regarding the
placement.
Staff feels that the development issues associated with thissiteplanhavebeenadequatelyaddressed.The proposed site
plan should have no adverse effect on the general area.
H.STAFF RECOMMENDATIONS:
Staff recommends approval of the site plan subject to the
following conditions:
1.Compliance with the requirements as noted in paragraphs D
and E of this report.2.Signage,site lighting and utilities must conform to the
Chenal/Financial Center DOD as noted in paragraph G.3.Staff recommends approval of the parking variance as
noted in paragraph A.4.Staff also recommends approval of the requested Atkins
Road right-of-way abandonment.5.The evergreen trees must be replanted at the southeast
corner of Chenal Parkway and Gamble Road as noted in
paragraph G.6.Evergreen trees (1 every 20 feet)must be planted along
the south and west property lines where the proposed
commercial building is below the grade of West Markham
Street and Gamble Road.
SUBDIVISION COMMITTEE COMMENT:(DECEMBER 30,1998)
Joe White was present,representing the application.Staff gave
a brief description of the site plan.Staff noted that any
proposed dumpster locations should be shown on a revised site
plan.
Staff also noted that the number of proposed parking spaces falls
29 spaces short of the minimum ordinance requirement.Mr.White
stated that he felt the number of proposed parking spaces will besufficientforthedevelopmentbasedonthefactthatalarge
percentage of the Office Max building will be warehouse space.
Staff also noted that the property owner and the property owner
to the east should reach a written access agreement for the
5
January 21,1999
SUBDIVISION
ITEM NO.:12 Cont.FILE NO.:S-1231
shared Chenal Parkway access.Mr.White indicated that an access
agreement had already been reached and that he would provide a
copy to staff.
The Public Works requirements were briefly reviewed with the
Committee.It was noted that the Atkins Road right-of-way
adjacent to this property would need to be abandoned.
Bob Brown,Site Plan Review Specialist,stated that one (1)evergreen tree every 20 feet would be recgxired along the south
and west property lines to help screen the building,due to thefactthatthebuildingwillbebelowthegradeofthestreets
Mr.Brown also noted that there were several small evergreentreesatthesoutheastcornerofGambleRoadandChenalParkway
which were removed and needed to be replaced.
There being no further issues for discussion,the Committee
forwarded the site plan to the full Commission for final action.
PLANNING COMMISSION ACTION:(J'ANUARY 21,1999)
Staff presented a positive recommendation on this application,astherewerenofurtherissuesforresolution.There were noobjectorstothismatter.
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 of11ayesand0nays.
6
January 21,1999
ITEM NO.:13 FILE NO.:S-1233
NAME:Chenal Office Plaza —Subdivision Site Plan Review
LOCATION:Southwest corner of West Markham Street and
Atkins Road
DEVELOPER:ENGINEER:
Rees Development,Inc.McGetrick and McGetrick
12,115 Hinson Road 319 East Markham St.,Ste.202
Little Rock,AR 72212 Little Rock,AR 72201
AREA:4.64 acres NUMBER OF LOTS:1 FT.NEW STREET:0
ZONING:0-3 ALLOWED USES:General Office
PROPOSED USE:General Office
VARIANCES WAIVERS RE UESTED:None requested.
BACKGROUND:
The 4 .64 acre site is zoned 0-3.The southern portion of this
property (approximately 3 acres)was rezoned to 0-3 on January
16,1979 by Ordinance No.13,580.The northern portion
(approximately 1.64 acres)was zoned 0-3 prior to that date,with
the Rock Creek Zoning Plan in 1977-78.
The applicant is proposing to construct two (2)office buildings
on the site for permitted 0-3 uses.Because the applicant is
proposing more than one (1)building on the site,a subdivision
site plan review is required by the Planning Commission.
A.PROPOSAL RE UEST:
As previously noted,the applicant proposes to construct two
(2)office buildings on this property.The northernmost
building will be one-story with 22,500 square feet of floor
space.The building to its south will be a two-story
structure (approximately 26 feet in height)and will contain
43,200 square feet of floor area.The applicant has noted
that the buildings will be used for 0-3 permitted uses.
The applicant is proposing 239 parking spaces to serve the
office uses.Two (2)access points are proposed from Atkins
January 21,1999
SUBDIVISION
ITEM NO.:13 Cont ~FILE NO.:S-1233
Road and one (1)access point from West Markham Street.
The applicant is also proposing to abandon a small section
of Malekin Street right-of-way which runs through the center
of the property and a small section of Lorena Avenue which
abuts this property to the south.Neither section of right-
of-way has ever been constructed.Public Works has
indicated support of the abandonment requests.
B.EXISTING CONDITIONS:
The 4.64 acre site is relatively level and has been mostly
cleared of trees over the years.There are some trees along
the west property line on the northern section of this
property (between this property and the church to the west).
The property is in an area of mixed uses and zoning.The
property north of this site,across West Markham Street,
contains a new bank office building and the Office Max site
which is currently under construction (Item ¹12 on this
agenda).The property across Atkins Road to the east
contains an auto dealership and a commercial development
which is also under construction.The property to the west
contains a vacant R-2 zoned strip of property,a church,the
Bale Chevrolet detail shop,one (1)single-family residence
and an undeveloped 0-3 zoned piece of property.There is an
existing single family neighborhood immediately south and
southwest of this property and to the southeast across
Atkins Road.
C.NEIGHBORHOOD COMMENTS:
The Gibralter Heights/Point West/Timber Ridge and Parkway
Place Neighborhood Associations were notified of the public
hearing.As of this writing staff has had conversations
with one (1)nearby property owner who expressed concerns
about the proposed development.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Atkins Road and West Markham Avenue are listed on the
Master Street Plan as collector streets.Dedicate
right-of-way to 30 feet from centerline.
2.A 20 feet radial dedication of right-of-way is required
at the corner of Atkins and Markham.
3.Provide design of streets conforming to "MSP"(Master
Street Plan).Construct one-half street improvements to
these streets including 5 foot sidewalks with planned
development.
4.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
2
January 21,1999
SUBDIVISION
ITEM NO.:13 Cont.FILE NO ~:S-1233
5.Contact Bill Henry with Traffic Engineering to discuss
closure of unopened right-of-way (Lorena Avenue and
Malekin Street).6.Stormwater detention ordinance applies to this property.7.Existing topographic information at maximum five foot
contour interval 100 year base flood elevation is
required.8.A Sketch Grading and Drainage Plan per Scca 29-186(e)is
required.9.A Grading Permit per Sec.29-186(c)and (d)is required.10.Contact the ADPCRE for approval prior to start of work.
E.UTILITIES AND FIRE DEPARTMENT COUNTY PLANNING:
Wastewater:Sewer available on site,not adverselyaffected.
APEL:No Comment received.
ARKLA:No Comment received.
Southwestern Bell:A 5 foot easement is requested along
the west and south property lines.
Water:Contact the Water Works regarding meter size(s)andlocations(s).The L.R.Fire Department needs to
evaluate this site to determine whether additional fire
protection will be required.An easement must be
retained for an existing water main in Lorena Dr.Fire Department:Place fire hydrants per code.Contact
Dennis Free at 918-3752 for details.
Count Plannin :No Comment received.
CATA:No Comment received.
F ~ISSUES TECHNICAL DESIGN:
Plannin Division:No Comment.
Landsca e Issues:
The plan submitted does not provide for the 14 foot widestreetbufferalongAtkinsRoad.To comply with this fullbufferwidthrequirementitwouldbenecessarytodeletethe
proposed front row of parking facing Atkins Road.
Additional landscaping between the public parking areas and
proposed buildings is required by the Landscape Ordinance.
Some flexibility is allowed with this requirement.
Though this site has been cleared of trees for many years,those trees that do remain should be preserved wherefeasible.This is especially true within the required land
use buffers along the western and southern perimeters.
A 6 foot high opaque screen,either a wooden fence with itsfacesidedirectedoutwardordenseevergreenplantingsare
3
January 21,1999
SUBDIVISION
ITEM NO.:13 Cont.FILE NO ~:S-1233
required to help screen this site from the residential
properties to the west and south.If the proposed
structures do not have doors or windows (other than doors
required by the city for safety)facing residential
property,then additional opaque screening may not be
required in those areas.
Prior to a building permit being issued,a detailed
landscape plan must be approved by the Plans Review
Specialist.
G.ANALYSIS:
The applicant submitted a revised site plan to staff on
January 6,1999.The revised site plan has both positive
and negative revisions.The positive changes which have
been made in the site plan are as follows:
1.The land use buffer along the south property line has
increased from 29 feet to 53 feet.
2.The head-in parking along the southern half of the Atkins
Road frontage has been removed with additional
landscaping shown.
3.The number of drives along Atkins Road has been reduced
from 3 to 2,eliminating the southernmost drive which was
only 25 feet from the nearest residential property to the
south.
The negative aspects of the revised site plan are as
follows:
1.The head-in parking along the northern half of the Atkins
Road frontage was not eliminated with increased
landscaping provided.
2.The number of parking spaces only decreased by a total of
9 spaces.The revised plan still shows 97 more parking
spaces (239 total)than the minimum number (142)as
required by ordinance.
3.No screening fences are shown on the site plan.
Although the building setbacks and heights conform to the
ordinance requirements and some positive changes have been
made to the site plan,staff continues to have concerns
relating to the number of parking spaces proposed and the
row of head-in parking along Atkins Road.
H.STAFF RECOMMENDATIONS:
Staff could support the site plan for this property with the
following conditions/revisions:
1.Compliance with the requirements as noted in paragraphs
D,E and F of this report.
4
January 21,1999
ITEM N :13 n FILE -1233
2.Any site lighting should be low-level and directed away
from adjacent property.3.Existing trees within the buffer area along the west sideofthenorthernmostbuildingmustbepreservedaccordingtoordinancestandards.4.Any existing trees within the southern buffer area must
be preserved.5.The required screening fences must be shown on the site
plan.6.The number of parking spaces should be reduced to be more
in line with the minimum ordinance requirements.7.The street side landscape buffer along the northern half
of the Atkins Road frontage should be increased to atleast14feetasnotedinparagraphFofthisreport.8.Staff recommends approval of the abandonment of the
Malekin Street and Lorena Avenue rights-of-way as
requested.The applicant must fill out the appropriate
paperwork and submit it to Public Works in order to take
the abandonment requests to the City Board.
SUBDIVISION COMMITTEE C MMENT:(DECEMBER 30,1998)
Bob Lowe was present,representing the application.Staff gave abriefdescriptionofthesiteplan.
There was a brief discussion regarding the proposed parking.Staff noted that the site plan submitted provides for 106 more
parking spaces than the minimum ordinance requirement.Staff
noted that the entire row of parking spaces along Atkins Road
should be eliminated with an increased street landscape buffer
provided.Staff also noted that existing trees within the land
use buffer along the west side of the northernmost building
should be saved according to ordinance requirements.
The Public Works requirements were briefly discussed.Mr.Loweindicatednoproblemwiththeserequirements.
Bob Brown,Site Plan Review Specialist,noted that there wereseveralsmallexistingtreesintheareaoftheLorenaAvenueright-of-way which should be saved.
After the discussion,the Committee forwarded the site plan tothefullCommissionforfinalaction.
PLANNING MMI I A TI N:(J'ANUARY 21,1999)
Pat McGetrick and John Rees were present representing theapplication.There were four objectors present.Staff presentedtheitemwitharecommendationofapprovalsubjectto
modifications being made in the site plan.Staff explained thatthebufferalongAtkinsRoadneededtobeincreasedtoatleast
5
January 21,1999
ITEM 1 n FILE -12
14 feet and the overall number of parking spaces needed to be
reduced.
Pat McGetrick addressed the Commission in support of the
application.Mr.McGetrick gave a brief explanation of the
proposed project.
Commissioner Rahman asked Mr.McGetrick if he had any sections
through the property.
Mr.McGetrick explained that he did not,based on the fact that
the property is relatively flat and that there would be very
minimal cutting.
Commissioner Hawn asked how far back the two-story building would
set from the south boundary line.
Mr.McGetrick explained that the building would be set back
approximately 120 feet from the buffer and 170 feet from the
south property line.He noted that there would be an eight foot
fence along the south boundary line and that landscaping would
conform to city ordinance standards.
Commissioner Faust asked how many parking spaces would be lost
with the increase in buffer width along Atkins Road.
Mr.McGetrick responded that approximately 30 parking spaces
would be lost.
Commissioner Faust asked what the minimum parking requirement
would be for this proposed development.
Staff responded that the minimum number of parking spaces
required for the project was 142.
Commissioner Berry asked what the use of the buildings would be.
Mr.McGetrick stated that they would be used for
general/professional offices,similar to the Koger Center.
Commissioner Berry suggested moving the one story building nearer
the front (Atkins Road)property line and placing the parking in
the rear.
There was a brief discussion regarding Commissioner Berry's
suggestion.
John Rees addressed the Commission in support of the application.
Mr.Rees discussed the proposed parking for the project.Hestatedthattherewasaneedfor4to5parkingspacesper1,000
square feet of office space.
There was a brief discussion regarding this issue.
6
January 21,1999
SUBDIVISION
ITEM NO.:13 Cont ~FILE NO.:S-1233
The Commission took a brief recess due to severe weather
warnings.
The Chairman called the meeting back to order.
Commissioner Muse asked if the dumpster would be screened.
Mr.Rees stated that the dumpster would be totally enclosed with
a gate for access.
There was additional discussion concerning the suggestion to move
the northernmost building nearer to the front property line.
Jim Lawson,Director of Planning and Development,restatedstaff's recommendation.He stated that if the 14 foot buffer
along Atkins Road is not provided and the row of parking along
Atkins Road is not eliminated then staff would recommend denial
of the site plan.
There was a brief discussion concerning the types of uses which
would be in the building.Mr.Rees stated that the uses would be
general office uses.
Jana Allcock spoke in opposition to the application.Mrs.
Allcock explained that she lives in the fourth house south of the
proposed development.She stated that her main concern was with
the drainage on this site.
The Commission took another brief recess due to the weather
conditions.
The Chairman called the meeting back to order.
Mrs.Allcock restated the fact that her main concern was with howthedrainageonthissitewouldeffecttheresidencestothe
south.She also stated that the street name Atkins/Timber Ridge
was very confusing.She also stated that she has concerns with
increased traffic in this area.
Ralph Desmarais also spoke in opposition to the project.Hestatedthatthehomesimmediatelysouthofthissitewerepassivesolarhomesandveryunique.He stated that these houses should
be preserved.He stated that the proposed office development
should blend in with the neighborhood.
Mary Douglas also addressed the Commission in opposition to theproject.Ms.Douglas stated that the Rock Creek Neighborhood
requests that this site never be zoned commercial or the proposed
development exceeding the square footage shown on the site plan.
Mrs.Douglas also expressed concerns relating to traffic in thisarea.She stated that she would like for the south buffer to beincreasedandforthe8footfencetobemovednorthofthesouth
7
January 21,1999
ITEM N 1 on FILE N -12
property line.Mrs.Douglas also stated that the northernmost
building should be the two-story with the other building being
one-story.
Sally Goodfellow also spoke in opposition to the project.She
stated that her main concerns related to traffic and safety.She
also stated that the number of driveways should be decreased and
the driveway from West Markham Street should be eliminated.Mrs.
Qoodfellow also discussed safety concerns relating to the Atkins
Road/West Markham Street intersection.
Chris Larson addressed the Commission in support of the
application.Mr.Larson stated that the proposed site plan was
in his opinion a good project.
The Rock Creek Neighborhood Plan concerning commercial and office
development was briefly discussed.
Commissioner Rahman asked what the minimum distance a driveway
had to be from an intersection.
Bob Turner,of Public Works,stated that a drive had to be at
least 100 feet (center of intersection to center of drive)from
the intersection.Mr.Turner noted that the proposed drives
conform to ordinance standards.
Commissioner Hawn asked what the traffic counts for these streets
would be.
Mr.Turner stated that 2,500 vehicles per day would be the count
for Atkins Road and the count for West Markham would be
approximately 4,000 vehicles per day.
Commissioner Hawn also asked about the drainage issue.
Mr.Turner stated that the drainage flows from the residences to
this property and this proposed project will not effect the
drainage.
Mr.McQetrick noted that the drainage from this property will
flow from this property to the north to Rock Creek.
There was a brief discussion relating to the location of the
driveway from West Markham Street in relation to the driveway to
the Office Max development.
There was additional discussion relating to a traffic study for
this area.
A motion was made to approve the application as filed.
There was a brief discussion relating to the conditions noted in
the staff recommendation.
8
january 21,1999
SUBDIVISION
ITEM NO.:13 Cont.FILE NO.:S-1233
The previous motion to approve the application failed by a voteof0ayes,10 nays and 1 abstention (Putnam).The application
was denied.
9
January 21,1999
ITEM NO.:14 FILE NO.:Z-3454-I
NAME:Harvest Foods (Stagecoach Road site)—Zoning Site
Plan Review
LOCATION:10,320 Stagecoach Road
DEVELOPER:ENGINEER:
Affiliated Foods Southwest,Inc.Convenience Design,Inc.
12,103 I-30 P.O.Box 164070
Little Rock,AR 72203-3627 Little Rock,AR 72216
AREA:2.64 acres NUMBER OF LOTS:1 FT.NEW STREET:0
ZONINQ:C-2 ALLOWED USES:Commercial
PROPOSED USE:Qas pumps with canopy
VARIANCES WAIVERS RE UESTED:Deferral of sidewalk construction
along Stagecoach Road.
A.PROPOSAL RE VEST:
The applicant proposes to install four (4)gas pump islands
and construct a 40 foot by 60 foot canopy covering the pumps
within the existing parking lot of the Harvest Foods Store
at 10,320 Stagecoach Road.There will be a small enclosed
area (kiosk)near the center of the canopy where an
attendant will be on duty to collect payment for the fuel.
The proposed canopy will be approximately 19 feet in height.
The canopy and gas pumps will be located near the front
(east side)of the property and will occupy 18 of the
existing parking spaces.The ordinance requires 68 parking
spaces for the Harvest Foods store.There will be 86 spaces
remaining on the site after the canopy and gas pump islands
are constructed.
The applicant is requesting a deferral of sidewalk
construction along Stagecoach Road.Public Works indicates
support of the deferral request until the Stagecoach Road
improvements (which are currently underway)are completed.
January 21,1999
SUBDIVISION
ITEM NO.:14 Cont.FILE NO.:Z-3454-I
B.EXISTING CONDITIONS:
This area contains commercial uses along the west side
Stagecoach Road,at the northwest and southwest corners of
Stagecoach Road and Otter Creek Parkway.There is a
Southwestern Bell substation and undeveloped commercial
property to the east across Stagecoach Road.The property
immediately west of the Harvest Foods site is undeveloped
with the two churches located further west and multifamily
residences to the northwest across Otter Creek Parkway.
C.NEIGHBORHOOD COMMENTS:
Staff has received one (1)informational phone call as of
this writing.The Otter Creek and Crystal Valley
Neighborhood Associations were notified of the public
hearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Layout of gas pumps must be reworked to provide better
circulation.Contact Bill Henry Traffic Engineer.
2.Repair or replace any curb and gutter or sidewalk that is
damaged in the public right-of-way prior to occupancy.
3.Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards.
4.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
5.Existing topographic information at maximum five foot
contour interval 100 year base flood elevation is
required.6.A Sketch Grading and Drainage Plan per Sec.29-186(e)is
required.
E.UTILITIES AND FIRE DEPARTMENT COUNTY PLANNING:
Wastewater:Sewer available,not adversely affected.
APEL:No Comment received.
ARKLA:No Comment received.
Southwestern Bell:No Comment.
Water:Contact the Water Works if larger or additional
meter(s)are required.
Fire Department:No Comments
Count Plannin :No Comment received.
CATA:No Comment received.
2
January 21,1999
SUBDIVISION
ITEM NO ~:14 Cont.FILE NO.:Z-3454-I
F.ISSUES TECHNICAL DESIGN:
Plannin Division:No Comment.
Landsca e Issues:No Comment.
G ~ANALYSIS:
The applicant submitted a revised site plan to staff on
January 6,1999.The applicant has worked with Bill Henry,
the City s Traffic Engineer,in revising the site plan.The
Public Works staff feels that the revised plan will provide
for better traffic circulation throughout the site.
As noted in paragraph A,the applicant is requesting a
deferral of sidewalk construction along Stagecoach Road.
Public Works has indicated support of the deferral as noted.
Otherwise,staff can foresee no other issues to be resolved.
The proposed gas pump islands and canopy should have no
adverse effect on the general area.
H.STAFF RECOMMENDATIONS:
Staff recommends approval of the site plan subject to the
following conditions:
1.Compliance with the requirements as noted in paragraphs D
and E of this report.2.Staff recommends approval of the deferral of sidewalk
construction until the Stagecoach Road improvements are
completed.
SUBDIVISION COMMITTEE COMMENT:(DECEMBER 30,1998)
Ron Rivers,Art Deming and Al Upton were present,representing
the application.Staff gave a brief description of the site
plan.
Staff noted that the main area of concern was the location of the
gas pumps and canopy within the existing parking area in relation
to vehicular circulation and stacking space.This issue was
discussed at length.It was determined that the applicant would
meet with Bill Henry,Traffic Engineer,to work out the placement
of the gas pumps and canopy.
There being no further issues for discussion,the Committee
forwarded the site plan to the full Commission for final action.
3
January 21,1999
ITEM 14 n FILE '-4 4-I
PL I OMMI I A TI N:(JANUARY 21,1999)
Ron Rivers were present,representing the application.There was
one objector present.Staff gave a brief description of the
proposed project and a recommendation of approval withconditions.
Janet Berry addressed the Commission in opposition to theapplication.She stated that her primary concern was the visual
impact that the canopy will have on the entrance to the Otter
Creek Neighborhood.She stated that this proposal was not in theOtterCreekNewsletter.
Commissioner Nunnley asked if the proper notification was given.
Stephen Giles,City Attorney,stated that the applicant followed
proper procedures for notification.
Staff noted that notices were mailed to the Otter Creek
Neighborhood Association and the Crystal Valley NeighborhoodAssociationonDecember18,1998.
There was a general discussion relating to a "tear-down"clausebeingplacedontheapplication.Mr.Giles stated that an
abandonment clause could not be placed on the application.Hestatedthatifthepumpswereabandonedanditcreatesanuisance
then the city could require that it be removed.
Commissioner Berry stated that the installation of the gas pumpswithinexistingparkingareawouldbeasmartgrowthpositiveissueduetothefactthatitwouldbeanaddedconveniencetotheareaanditwouldreducetheamountoftrafficandparkingarea.
A motion was made to approve the application as recommended bystaff.The motion passed by a vote of 11 ayes,0 nays and
0 absent.
4
January 21,1999
ITEM NO.:15 FILE NO.:S-1236
NAME:Harvest Foods (Cantrell Road site)—Subdivision Site
Plan Review
LOCATION:2510 Cantrell Road
DEVELOPER:ENGINEER:
Affiliated Foods Southwest,Inc.Convenience Design,Inc.
12,103 I-30 P.O.Box 164070
Little Rock,AR 72203-3627 Little Rock,AR 72216
AREA:5.0 acres NUMBER OF LOTS:1 FT.NEW STREET:0
ZONING:C-3 ALLOWED USES:General Commercial
PROPOSED USE:Gas pumps with canopy
VARIANCES WAIVERS RE VESTED:
1.Waiver of required right-of-way dedication.
2.Waiver of required sidewalk construction.
A.PROPOSAL RE VEST:
The applicant proposes to install four (4)gas pump islands
and construct a 40 foot by 60 foot canopy covering the pumps
within the parking lot of the Harvest Foods Store at 2510
Cantrell Road.There will be a small enclosed area (kiosk)
near the center of the canopy where an attendant will be on
duty to collect payment for the fuel.The proposed canopy
will be approximately 19 feet in height.
The canopy and gas pumps will be located near the southwest
corner of the property and will occupy approximately 20 of
the existing parking spaces.A bank automatic teller
machine will be moved from the west end of this row of
parking to the east end as shown on the attached site plan.
The ordinance requires 114 parking spaces for this Harvest
Foods Store.There will be 205 spaces remaining on the site
after the canopy and gas pump islands are constructed.
The applicant is requesting a waiver of the right-of-way
dedication for this property.The applicant is also
requesting a waiver of the required sidewalk construction.
Public Works recommends denial of the waivers as requested.
January 21,1999
SUBDIVISION
ITEM NO.:15 Cont.FILE NO.:S-1236
B.EXISTING CONDITIONS:
This area along Cantrell Road is primarily commercial and
office in nature.The Harvest Foods Store is part of the
larger Riverdale commercial development.There is
undeveloped commercial property immediately north of this
site and undeveloped residential property to the south
across Cantrell Road.Otherwise,the general area contains
a mixture of commercial and office uses.
C.NEIGHBORHOOD COMMENTS:
As of this writing,staff has received one (1)phone call
expressing opposition to the installation of gas pumps at
this location.The Hillcrest Residents'ssociation was
notified of the public hearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Layout of gas pumps must be redesigned to provide better
internal circulation.Contact Bill Henry Traffic
Engineering N340-4856.
2.Cantrell Road is listed on the Master Street Plan as a
principal arterial.Dedication of right-of-way to 55
feet from centerline will be required.3.Riverfront Drive is listed on the Master Street Plan as a
minor arterial.A dedication of right-of-way to 45 feet
from centerline is required.
4.Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards.
5.Repair or replace any curb and gutter or sidewalk that is
damaged in the public right-of-way prior to occupancy.
6.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
E.UTILITIES AND FIRE DEPARTMENT COUNTY PLANNING:
Wastewater:Sewer available,not adversely affected.
AP&L:No Comment received.
ARKLA:No Comment received.
Southwestern Bell:No Comment.
Water:No objection.Contact the Water Works if larger or
additional meter(s)are required.
Fire Department:No Comment.
Count Plannin :No Comment received.
CATA:No Comment received.
2
January 21,1999
SUBDIVISION
ITEM NO.:15 Cont.FILE NO.:S-1236
F.ISSUES TECHNICAL DESIGN:
Plannin Division:No Comment.
Landsca e Issues:No Comment.
G.ANALYSIS:
The applicant submitted a revised site plan to staff on
January 6,1999.The applicant has worked with Bill Henry,
the City s Traffic Engineer,in revising the site plan.The
Public Works staff feels that the revised plan will provide
for better traffic circulation throughout the site.
The main issue to be resolved is the applicant's request for
waivers of right-of-way dedication and sidewalk
construction.As noted in paragraph A of this report,
Public Works is recommending denial of the waivers as
requested.Otherwise,staff can foresee no other issues to
be resolved.The proposed gas pump islands and canopy
should have no adverse effect on the general area.
H.STAFF RECOMMENDATIONS:
Staff recommends approval of the site plan subject to the
following conditions:
1.Compliance with the requirements as noted in paragraphs D
and E of this report.2.Staff recommends denial of the waivers of right-of-way
dedication and sidewalk construction.
SUBDIVISION COMMITTEE COMMENT:(DECEMBER 30,1998)
Ron Rivers,Art Deming and Al Upton were present,representing
the application.Staff gave a brief description of the site
plan.
As with Item No.14,the issue of vehicular circulation and
stacking space with relation to the placement of the gas pumps
and canopy was discussed.The relocation of an automatic teller
machine was also discussed.The applicant will also meet withBillHenry,Traffic Engineer,to work out the best placement for
their gas pumps and canopy.
The issues of right-of-way dedication and sidewalk construction
were briefly discussed.The applicant noted that the complex
ownership of the property would make permission to dedicate the
right-of-way and construct the sidewalks hard to obtain.
3
January 21,1999
SUBDIVISION
ITEM NO.:15 Cont.FILE NO.:S-1236
The applicants noted that a waiver of right-of-way dedication and
sidewalk construction would be requested.Staff stated that aletterrequestingthewaiversshouldbesubmitted.
There being no further issues for discussion,the Committee
forwarded the site plan to the full Commission for final action.
PLANNING COMMISSION ACTION:(JANUARY 21,1999)
Ron Rivers was present,representing the application.There were
no objectors present.Staff gave a brief description of the
proposed project and a recommendation of approval with
conditions.Staff gave a recommendation of denial of the waivers
of right-of-way dedication and sidewalk construction.
Ron Rivers addressed the Commission in support of the
application.Mr.Rivers stated that Harvest Foods was not the
property owner and could not dedicate the right-of-way or
construct the sidewalk improvements.
Bob Turner,of Public Works,noted that the right-of-way
dedication and sidewalk improvements were required by the MasterStreetPlanandthePublicWorksDepartmentwasapposedtothe
waivers.Mr.Turner noted that an in-lieu payment would be
acceptable for the sidewalk construction.
There was a brief discussion relating to the right-of-way
dedication issue.
A motion was made to approve the site plan as recommended bystaff.The motion passed with a vote of 8 ayes,1 nay,
1 abstention (Faust)and 1 absent.
A second motion was made to approve the waivers of right-of-way
dedication and sidewalk construction.The motion failed by a
vote of 0 ayes and 11 nays.
4
january 21,1999
ITEM NO.:16 FILE NO.:S-1237
NAME:Harvest Foods (Asher Avenue Site)—Subdivision Site
Plan Review
LOCATION:6800 Asher Avenue
DEVELOPER:ENGINEER:
Affiliated Foods Southwest,Inc.Convenience Design,Inc.12,103 I-30 P.O.Box 164070LittleRock,AR 72203-3627 Little Rock,AR 72216
AREA:6.84 acres NUMBER OF LOTS:1 FT.NEW STREET:0
ZONING:C-3 ALLOWED USES:General Commercial
PROPOSED USE:Gas pumps with canopy
VARIANCES WAIVERS RE VESTED:
1.Waiver of required right-of-way dedication.2.Waiver of required sidewalk construction.
A.PROPOSAL RE VEST:
The applicant proposes to install four (4)gas pump islands
and construct a 40 foot by 60 foot canopy covering the pumpswithintheparkinglotoftheHarvestFoodsStoreat6800
Asher Avenue.There will be a small enclosed area (kiosk)near the center of the canopy where an attendant will be on
duty to collect payment for the fuels The proposed canopywillbeapproximately19feetinheight.
The canopy and gas pumps will be located near the southeastcornerofthepropertyandwilloccupyapproximately18oftheexistingparkingspaces'he ordinance requires 76
parking spaces for this Harvest Foods Store.There will be
269 spaces remaining on the site after the canopy and gas
pump islands are constructed.The applicant will also
convert the two (2)drives for Asher Avenue into a single
driveway,as requested by Public Works.
The applicant is requesting a waiver of the required right-
of-way dedication for this property.The applicant is alsorequestingawaiveroftherequiredsidewalkconstruction.Public Works recommends denial of the waivers as requested.
January 21,1999
SUBDIVISION
ITEM NO.:16 Cont.FILE NO.:S-1237
B.EXISTING CONDITIONS:
There is a mixture of uses and zoning in this general area.
There are single-family residences located east of this siteacrossBryantStreetandaconveniencestoreatthe
northeast corner of Asher Avenue and Bryant Street.Thereisanotherconveniencestoreatthenortheastcornerof
Asher Avenue and West 36 Street and a commercial use at the
northwest corner of this intersection.There is a mobile
home park located to the west across West 36 Street and a
multifamily development north of the Harvest Foods site.
C.NEIGHBORHOOD COMMENTS:
As of this writing,staff has received one (1)letter of
opposition.The John Barrow,College Terrace,and Westwood
Neighborhoods were notified of the public hearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Asher Avenue is listed on the Master Street Plan as aprincipalarterial.Dedication of right-of-way to 45feetfromcenterlinewillberequired.2.Bryant Street is listed on the Master Street Plan as acollectorstreet.Dedicate right-of-way to 30 feet fromcenterline.3.A 20 feet radial dedication of right-of-way is requiredatthecornerofAsherandBryant.4.Construct sidewalks on Bryant Street frontage.Eliminate
one driveway on Asher Avenue per City of Little Rock
Ordinance allowing one driveway per 300'f frontage.5.Existing topographic information at maximum five foot
contour interval 100 year base flood elevation is
required.6.A Sketch Grading and Drainage Plan per Sec.29-186(e)isrequired.
7 .A Grading Permit for Special Flood Hazard Area per Sec.29-186(b)is required.8.A development Permit for Flood Hazard Area per Sec.8-283isrequired.9.Contact the ADPC&E for approval prior to start of work.
E.UTILITIES AND FIRE DEPARTMENT COUNTY PLANNING:
Wastewater:Sewer available,not adversely affected.
AP&L:No Comment received.
ARKLA:No Comment received.
Southwestern Bell:No Comment.
Water:No objection.Contact the Water Works if larger oradditionalmeter(s)are required.
2
January 21,1999
SUBDIVISION
ITEM NO.:16 Cont.FILE NO.:S-1237
Fire Department:No Comment.
Count Plannin :No Comment received.
CATA:No Comment received.
F.ISSUES TECHNICAL DESIGN:
Plannin Division:No Comment.
Landsca e Issues:No Comment.
Q.ANALYSIS:
The applicant submitted a revised site plan to staff on
January 6,1999.The applicant has worked with Bill Henry,
the City s Traffic Engineer,in revising the site plan.The
Public Works staff feels that the revised site plan will
provide for better traffic circulation throughout the site.
The main issue to be resolved is the applicant's request for
waivers of right-of-way dedication and sidewalk
construction.As noted in paragraph A of this report,
Public Works is recommending denial of the waivers as
requested.Otherwise,staff can foresee no other issues to
be resolved.The proposed gas pump islands and canopy
should have no adverse effect on the general area.
H.STAFF RECOMMENDATIONS:
Staff recommends approval of the site plan subject to the
following conditions:
1.Compliance with the requirements as noted in paragraphs D
and E of this report.2.Staff recommends denial of the waivers of right-of-way
dedication and sidewalk construction.
SUBDIVISION COMMITTEE COMMENT:(DECEMBER 30,1998)
Ron Rivers,Art Deming and Al Upton were present,representing
the application.Staff gave a brief description of the site
plan.
As with item No.14 and 15,the issue of vehicular circulation
and stacking space was discussed.The applicant will also meet
with Bill Henry,Traffic Engineer,to work out the best placementforthegaspumpsandcanopy.
3
January 21,1999
SUBDIVISION
ITEM NO.:16 Cont.FILE NO.:S-1237
The applicant indicated that a waiver of right-of-way dedication
and sidewalk construction would be requested,due again to the
complex ownership of the property.Staff stated that a letter
requesting the waivers should be submitted.
There being no further issues for discussion,the Committee
forwarded the site plan to the full Commission for final action.
PLANNING COMMISSION ACTION:(JANUARY 21,1999)
Ron Rivers was present,representing the application.There were
no objectors present.Staff gave a brief description of the
proposed project and a recommendation of approval withconditions.Staff gave a recommendation of denial of the waiversofright-of-way dedication and sidewalk construction.
Ron Rivers asked if the waiver requests would go to the City
Board of Directors.
Jim Lawson,Director of Planning and Development,explained thatthePlanningCommissionmakesarecommendationonthewaiversandtheCityBoardhastoactonthewaiver
requests'ad
Borkowski,of Public Works,noted that the waivers would gototheBoardofDirectorsonthethirdTuesdayinFebruary.
A motion was made to approve the site plan as recommended bystaff.The motion passed by a vote of 11 ayes and 0 nays.
In response to a question from Commissioner Hawn,the applicantstatedthatthereasonforthewaiverrequestswasthefactthatHarvestFoodsdoesnotowntheproperty.
A second motion was made to approve the waivers of right-of-waydedicationandsidewalkconstruction.The motion failed by avoteof0ayesand11nays.
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RECEIVED
DEC 23 1998
BY:
January 21,1999
ITEM NO.:17 FILE NO.:Z-3454-H
NAME:Hodges Sonic Drive-in-
Conditional Use Permit
LOCATION:10500 Stagecoach Road
OWNER APPLICANT:Otter Creek Land Co.l
Thomas Hodges
PROPOSAL:To obtain a conditional use permitforadrive-in style restaurant at
10500 Stagecoach Road on property
zoned C-3,General CommercialDistrict.
ORDINANCE DESIGN STANDARDS:
1.Site Location:
This site is located on the west side of Stagecoach Road
where it intersects with Otter Creek Road,in the front
part of an existing strip shopping center.
2.Com atibilit with Nei hborhood:
This site is on property zoned C-3,General Commercial,andissurroundedbyC-2 and C-3 commercial zoning.To the
north and west,there are other commercial establishments.
To the east and south,the land is currently vacant.
Across Stagecoach to the east,the land is currently zoned
R-2,but the Planning Commission has approved re-zoning toC-3.This proposed use would be compatible with the
neighborhood.
The Otter Creek Neighborhood Association was notified of
the public hearing.
3.On-Site Drives and Parkin
This proposal shows two access driveways coming into the
west side of the site from the north and the south and a
one-way internal traffic flow around the building.
Based on one space per 100 square feet of gross floor area,the required parking is 13 spaces with one handicapaccessible.The proposal shows 35 spaces with two handicapaccessiblewhichsurpassesordinancerequirementsfortotalspaces.
January 21,1999
SUBDIVISION
ITEM NO.:17 Cont.FILE NO.:Z-3454-H
4.Screenin and Buffers:
a.Areas set aside for buffers and landscaping meet with
ordinance requirements.b.The dumpster enclosure must be eight feet in height on
three sides and not located adjacent to Stagecoach Road.c.Prior to a building permit being issued,a detailed
landscape plan must be approved by the Plans Review
Specialist.
5.Public Works Comments:
a.Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards.
b.All driveways shall have concrete aprons per City
Ordinance.c.Easements for the proposed stormwater detentionfacilitiesarerequired.Remove parking from existing
detention pond or show additional detention to replace
the amount lost to the encroachment of the paved area.
d.Existing topographic information at maximum five foot
contour interval 100 year base flood elevation is
required.e.A Sketch Grading and Drainage Plan per Sec.29-186(e)is
required.f.A Grading Permit per Scca 29-186(c)and (d)is required.
6.Utilit and Fire De artment Comments:
Water:An acreage fee of $150 per acre applies in addition
to normal connection charges.Contact the Water
Works regarding meter size and location.
Wastewater:Sewer available,not adversely affected.
Southwestern Bell:Approved as submitted.
ARKLA:Approved as submitted.
Entergy:No Comments received.
Fire Department:Approved as submitted.Place fire
hydrants per code.
CATA:This site is not located on a CATA bus route.
7.Staff Anal sis:
The applicant is requesting a conditional use permit to
locate a Sonic Drive-in on this 1.09 acre C-3 General
Commercial zoned property.The site is surrounded by
2
January 21,1999
ITEM N .~17 n FILE N .Z-4 4-H
commercial zoning occupied by commercial establishments to
the north and west with vacant commercial land to the east
and south.The facility including parking canopies fits on
the property meeting all setback requirements.The facility
will consist of one 1,362 square foot building with drive-in
parking stalls on the north and south sides of the building.
Canopies cover part of the parking area.A few tables will
be placed outside on the east end of the building.
The other existing commercial uses are arranged in a "strip
mall"type layout with some other stand-alone facilities
like this one.Therefore,this use would be compatible with
the neighborhood.
8.aff Recommend i n:
Staff recommends approval of the conditional use permit
subject to compliance with comments under Public Works,Fire
Department,Landscaping and Buffers,and site lighting
meeting ordinance requirements and being directed downward
and inward to the site.
SUBDIVISIO MMITTEE OMMENT:(DECEMBER 30,1998)
Pat McQetrick was present representing the application.Staff
gave a brief description of the proposal.
Staff members from Public Works discussed their issues,
particularly the water detention and driveway location.Other
unanswered questions from staff concerned hours of operation and
desired signage.A revised site plan addressing all issues was
required by January 6,1998.
There being no further issues,the Committee accepted the
proposal pending receipt of a revised site plan and forwarded the
item to the full Commission for final resolution.
PL IN MMI I N A TI N:(JANUARY 21,1999)
Pat McQetrick was present representing the application.There
were no objectors present.Staff presented the item with a
recommendation for approval of the proposal subject to compliance
with the conditions listed under "Staff Recommendation",plus the
added condition that sidewalks must be installed according tocitystandardsandsetbacks.
The item was placed on the Consent Agenda and approved as
recommended by staff.The vote was 11 ayes,0 nays,and
0 absent.
3
January 21,1999
ITEM NO.:18 FILE NO.:Z-4100-B
NAME:Mount St.Mary Academy
Expansion —Revised
Conditional Use Permit
LOCATION:3224 Kavanaugh Boulevard
OWNER APPLICANT:Sisters of Mercy/Hank Kelley
and White Daters Architects
PROPOSAL:To amend an existing
conditional use permit to
allow for additions to
existing facilities and
additional parking with no
additions to enrollment,at
3224 Kavanaugh Boulevard on
property zoned R-2 Single
Family Residential.
ORDINANCE DESIGN STANDARDS:
1.Site Location:
This site is located on the north side of Kavanaugh
Blvd within the Mount St.Mary Academy.
2.Com atibilit with Nei hborhood:
This existing 9.5 acre high school site is zoned R2 andissurroundedmostlybyR2andR4,Single and Two
Family duplex zoning,plus a small area of C3 and 03
zoning to the south.The additional parking will
provide more on-site parking,and driveways which are
farther from intersections.These measures should
improve and lessen the impact on the neighborhood by
improving flow and reducing on-street parking.This
proposal would be compatible with the neighborhood.
The Hillcrest,Prospect Terrace,and South Normandy
Neighborhood Associations were notified of the public
hearing.
3 ~On-Site Drives and Parkin
This phased plan shows three driveways onto JacksonStreetfromparkingareas.That is too many for thestreetfrontageshownandtheSouthernmostdriveway on
Jackson Street is to close to Kavanaugh.It should be
100 feet away.Staff would prefer that the Southern
most parking area be moved farther north and if
possible combine the driveways for it and the next
January r.1,1999
ITEM NO.:1 FILE O.Z-41 -B
parking area along Jackson.If that is not possible
then work with Public Works on an acceptable compromise
and waiver.
Parking requirements are exceeded.The site requires
234 parking spaces based on 39 classrooms and 296 are
being provided once all three phases are completed.
4.re nin and Buff r
a.Areas set aside for buffers and landscaping for the
proposed expansion meet with ordinance requirements.b.The City Beautiful Commission recommends preserving
as many existing trees as feasible.Extra credit
toward fulfilling Landscape Ordinance requirements
can be given when preserving trees of 6 inch caliper
or larger.c.Because of the site's grade changes,cross sections
must be provided showing proposed landscaping
treatments and parking lot cut information.
d.Curb and gutter or another approved border will be
required to protect landscaped areas.e.Prior to a building permit being issued,a detailed
landscape plan must be approved by the Plans ReviewSpecialist.
5.P lic Work ommen s:
a.Kavanaugh Blvd.is listed on the Master Street Plan
as a minor arterial.A dedication of right-of-way
to 35 feet from centerline is required.b.Hillcrest Avenue is a commercial street.Dedicate
right-of-way to 30 feet from centerline.c.A 20 feet radial dedication of right-of-way is
required at the corner of Hillcrest Avenue and
Jackson Street;Jackson Street and Kavanaugh Blvd.
d.Jackson Street is one way.Staff will support a
waiver of widening and reduction of right-of-way to
25 feet from centerline,and waiving driveway
spacing.The southern parking lot drive on Jacksonistooclosetotheintersectionandalsotothe
next driveway to the north.e.Provide a detail phasing and improvements plan to
include street improvements.Coordinate
improvements with the Lutheran Church to widen
Hillcrest Avenue.f.Property frontage needs to have the sidewalks and
ramps brought up to the current ADA standards.
g.All driveways shall have concrete aprons per City
Ordinance.
h.Plans of all work in right-of-way shall be submitted
2
January 21,1999
SUBDIVISION
ITEM NO.:18 FILE NO.:Z-4100-B
for approval prior to start of work.i.Stormwater detention ordinance applies to this
property.j.Grading permit will be required on this new
development if it disturbs more than one acre.k.Existing topographic information at maximum five
foot contour interval 100 year base flood elevationisrequired.l.A Sketch Grading and Drainage Plan per Sec.29-
186(e)is required.
m.A Grading Permit per Sec.29-186(c)and (d)is
required.
n.Provide cross section views and cut data for new
parking areas.
6.Utilit and Fire De artment Comments:
Water:Contact the Water Works for additional
meters'ontacttheLR.Fire Department to determine
requirements for additional fire protection.
Every effort should be made to avoid the 39"
and 42"raw water lines with any changes in
grade and storm drainage on Hillcrest.
Wastewater:Sewer available,remaining capacity ofexistingmainsunknown.Contact Little Rock
Wastewater Utility for details.
Southwestern Bell:Approved as submitted.
ARKLA:Approved as submitted.
Entergy:No Comments received.
Fire Department:Approved as submitted.
CATA:This site is on CATA Route ¹1 (Pulaski Heights),
and part time Route ¹22 (Pleasant Valley).
7.Staff Anal sis:
There are two previous conditional use permits for thissite.The first,Z-3959,was obtained on November 3,1981 for a convent with three buildings.The second,Z-4100,formalized the school conditional use permit
and approved adding buildings on November 1,1983.
Now the applicant is requesting a revised conditional
use permit for a three phase expansion of existingfacilitiesonthis9.5 acre,R2 zoned property.The
purpose is to improve existing facilities and be abletoprovidethekindoffacilitiesrequiredtomeet
3
January d1,1999
SUBDIVISION
ITEM NO.:18 FILE NO.:Z-4100-B
today's educational standards.There is no intentiontoexpandenrollment.
Phase I includes a two story 15,000 square foot
addition to provide new classrooms and labs for thesciencedepartment.The entrance/exit from JacksonStreetintotheNorthparkingareawouldalsobe
relocated further south along Jackson street as part ofthisphase.
Phase II would include rehabilitating the existing main
classroom building to remove asbestos,install new
heating and air conditioning,upgrading electrical,
communication and security systems,plus window
replacements
Phase III would include constructing a new 15,000
square foot auditorium and support space adjacent to
the south side of the main classroom building,and
adding two parking areas along Kavanaugh Boulevard
containing approximately 144 new parking spaces.
On-site drives and parking,screening and buffers
requirements are all met or exceeded.The applicant
plans to maintain the overall "park-like"character of
the site and preserve existing trees wherever possible.
The additional on site parking should help reduce the
impact on the neighborhood by reducing street-side
parking,but will need to be well landscaped to screenitfromKavanaugh.
8.Staff Recommendation:
Staff recommends approval of the revised conditional
use permit subject to the following conditions:a.Comply with comments under "screening and buffers"b.Comply with Public Works Comments.c.Comply with Water Works Comments.
Staff also recommends approval of a waiver of Jacksonstreetwideningandreductionofright-of-way to 25feetfromcenterline,and approval of a waiver of
driveway spacing on Jackson Street.
SUBDIVISION COMMITTEE COMMENT:(DECEMBER 30,1998)
Tim Daters from White-Daters &Associates,Inc.was present
representing the application.Staff gave a brief
description of the proposal.
Discussion took place mainly regarding Public Works comments
4
January a1,1999
ITEM :18 FILE N:Z-410 -B
and requirements,and the need for more detail for
landscaping and cross sections showing how much cutting
would be involved for the new parking areas.
There being no further issues,the Committee accepted the
proposal and forwarded the item to the full Commission for
final resolution.
PLANNING C MMIS ION A TI N:(JANUARY 21,1999)
Sister Deborah Troillett,Tommy Jameson,and Tim Daters were
present representing the application.There were no
objectors present.Staff presented the item with a
recommendation for approval subject to compliance with
"Screening and Buffers",Public Works,and Water Works
comments.Under Public Works item e,the detailed phasing
plan would have to be submitted prior to obtaining a
building permit.Staff also recommended approval of a
waiver to widening of Jackson Street,reduction of the
right-of-way required to 25 feet from centerline and to the
required spacing of driveways along Jackson Street.
Commissioner Berry outlined his concerns that the school's
proposal includes increasing net parking capacity which he
stated he felt may not be necessary or appropriate for this
hillside development.He asked if the school would be
willing to make the new parking area a single row instead of
two rows.That would keep the number closer to the current
number of spaces once all three phases are completed.The
original proposal would result in approximately 60 spaces
over the minimum requirement.Current on site available
spaces match the minimum.He stated he would prefer the
school come back to the Commission when they are ready for
Phase III and justify additional parking then with current
actual needs rather than projections.
Mr.Jameson responded with some background on the
development of the school's master plan and he stated why
they felt the parking was appropriate and necessary.Their
main justification was to address the neighborhood's
expressed desire to reduce daily student parking on thestreets,and also during events which could be held in the
new 700 seat auditorium to be built in Phase III.He added
that the school does not want to build the parking lot and
won't if it doesn't have to.However,they would want this
included in this C.U.P.so that if,at the time of PhaseIII,the school and neighborhood agree the parking is
needed,it could be built without having to come back to the
Commission.Sister Troillett added that reduced allowable
on-street parking in the neighborhood has added to the
problem.
5
January d1,1999
ITEM 1 FILE .Z-41 -B
Commissioner Nunnley asked about the school's total number
of students and faculty,and if Public Works had any traffic
concerns.Sister Troillett stated there are approximately
600 students,plus 50-60 faculty,and the parking serves
both.Public Works stated they are comfortable with the
traffic flow on and off this site once improvements are made
to Hillcrest Street.Commissioner Nunnley added that the
issue here is that this amount of parking does not meet the
common sense test,is not needed,and removes an open green
space that should be maintained.
Commissioner Hawn approved of increasing on-site parking
versus taking up street parking.
Commissioner Muse asked how many students at most usually
drive and the response from Sister Troillett was about 240.
Commissioners Putnam and Rahman applauded the school's
efforts as good stewards of their property and would rely on
their judgment regarding the building of additional parking
as shown in this master plan.
Commissioner Faust expressed concern with approving
increased parking spaces up to 10 years in advance which may
not be built or needed.
Mr.Lawson,Planning Director,pointed out that staff
encourages institutions to come in with master plans rather
than piece-meal approaches'ome of these plans have
forecasted as much as 20 years into the future.St.Mary'
has done what the City reczuested and yet we are now asking
them to come back later with Phase III.
Commissioner Lowry expressed concern over whether the
inconvenience of coming back to the Commission in the future
outweighed the possibility of their being another solution
in 10 years.
Chairman Earnest made the point that what the Commission is
looking at is a conceptual master plan.He stated that he
does not believe the school board and managers would build
something that is not needed or can be met through other
methods.
A motion was made to approve the application as submitted to
include staff comments and recommendations,including the
recommendation to the Board to approve the waiver of Jackson
Street widening and reduction of right-of-way to 25 feet
from centerline,and waiver of driveway spacing on Jackson
Street.The motion passed by a vote of 6 ayes,4 nays and
1 absent.
6
January 21,1999
ITEM NO.:19 FILE NO.:Z-4463-B
NAME:Tidwell Carwash/Detailing—
Conditional Use Permit
LOCATION:8100 West Markham
OWNER APPLICANT:Coulson Properties/
Darel Tidwell
PROPOSAL:To obtain a conditional use permit
to use an existing vacant facility
for a carwash/detailing in addition
to other permitted by right uses at
8100 West Markham on property zoned
C-3,General Commercial District.
ORDINANCE DESIGN STANDARDS:
1.Site Location:
This site is on the north side of West Markham east of the
intersection with Rodney Parham.
2.Com atibilit with Nei hborhood:
This property is zoned C-3,General Commercial.It is
surrounded by R-5,Urban Residential (apartments),to the
north and east,R-4,Two Family (duplex)to the south,and
0-3,General Office,to the west.It is an existing
structure that was a service station and then a convenience
store with gas pumps.It currently is vacant.Very little
will be done to the outside initially.The underground
tanks and gas pumps have all been removed.The canopy will
remain.In the near future,the applicant will add the two
bay enclosed extension shown on the east side of the
building for lube and washing.
Staff feels this is a reasonable use of this site.Based on
the fact that this facility has existed here for some time,
the effect on the area should be minimal and make the vacant
building active again.
The Apache Crime Watch was notified of the public hearing.
3 ~On-Site Drives and Parkin
The site currently has two access points,but that will be
reduced to one when any construction is accomplished.
January 21,1999
SUBDIVISION
ITEM NO.:19 Cont.FILE NO.:Z-4463-B
Based on the uses described,15 parking spaces would berequired.The applicant provided a parking plan for 26spaces.
4.Screenin and Buffers:No Comments.
5.Public Works Comments:
a.Markham Street is listed on the Master Street Plan as a
minor arterial.A dedication of right-of-way to 35 feet
from centerline is required.b.Property frontage needs to have the sidewalks and ramps
brought up to the current ADA
standards'.
Repair or replace any curb and gutter or sidewalk that is
damaged in the public right-of-way prior to occupancy.d.Redesign for one driveway with proposed development to
meet City of Little Rock Ordinance allowing one drive per300'f frontage.Work to make one driveway would be
done in conjunction with any other construction or paving
done on the property.
6.Utilit and Fire De artment Comments:
Water:Contact the Water Works if a larger or additional
meter(s)are needed.RPZ backflow prevention will
be required on the domestic service for the carwash
and for the beauty/barber shop.
Wastewater:Sewer available,not adversely affected.
Southwestern Bell:Approved as submitted.
ARKLA:Approved as submitted.
Entergy:No Comments received.
Fire Department:Approved as submitted.
CATA:This site is served by CATA Route ¹5,(West Markham).
7.Staff Anal sis:
The applicant is requesting a conditional use permit to use
an existing vacant facility for carwashing/detailing inadditiontoseveralotherusesthatarepermittedbyright.
The property is zoned C-3,General Commercial.The site hasapartmentstothenorthandeast,a small vet animal clinictothewest,across Markham a ballfield to the south,aschooltothesoutheast,and a woman's club to the
southwest.
2
January 21,1999
ITEM .:1 on PILE Z-44 -B
This site has been a service station and most recently a
convenience store with gas pumps.The building meets all
current setback requirements even with the addition exceptforthecanopyoutfront.It maintains a non-conforming 4footfrontsetback.Parking and drives are adequate andwillbebroughtintocompliancewithcurrentordinance
requirements for one driveway every 300 feet of street
frontage.The applicant plans to be open 9:00 a.m.to 7:00
p.m.Tuesday through Saturday.The other uses he intends
are barber/beauty salon,laundry drop-off,pager sales,and
Quick Lube.
Staff feels the carwash is a compatible use for this
property.There exists a 6 foot high privacy fence
screening the residential property to the east and north,
and this use,if the operations remain inside as required,
should not have a negative impact on the area.
8.St ff R mmend i n:
Staff recommends approval of the conditional use permit
subject to compliance with Public Works comments and allactivitiesremainingwithintheenclosedbuilding.
BDIVISION COMMITTEE MME T:(DECEMBER 30,1998)
Darel Tidwell was present representing his application.Staff
gave a brief description of the proposal.
Public Works reviewed their comments.The parking criteria was
reviewed and a floor plan requested for all the uses in order
that required parking could be calculated.The applicant
mentioned he wanted to add a driveway around the back of the
building for better traffic one-way flow and for parking.Hestatedhewouldshowallofthisinarevisedplansubmitted by
January 6,1999.
There being no further issues,the Committee accepted the
proposal pending receipt of a revised site plan,and forwarded
the item to the full Commission for final resolution.
PL I MMI I A TI (J'ANUARY 21,1999)
Darel Tidwell was present representing his application.There
were no objectors present.Staff presented the item with a
recommendation for approval of the proposal subject to compliance
with the conditions listed under "Staff Recommendation."
3
January 21,1999
ITEM 1 n FILE Z-4463-B
The item was placed on the Consent Agenda and approved as
recommended by staff.The vote was 11 ayes,0 nays,and
0 absent.
4
January 21,1999
ITEM NO.:20 FILE NO.:Z-5405-A
NAME:The Summit Church —Revised
Conditional Use Permit
LOCATION:8400 Ranch Blvd.(inside Arkansas
Baptist School)
OWNER APPLICANT:Arkansas Baptist School System/
Rich Browning
PROPOSAL:To amend an existing conditional
use permit to add church use to the
school use at 8400 Ranch Blvd.,
property zoned R-2,Single Family
Residential.No new constructionisproposedasaresultofthis
application.
ORDINANCE DESIGN STANDARDS:
1.Site Location:
This site is located on Ranch Blvd.inside the existing
Arkansas Baptist School.
2.Com atibilit with Nei hborhood:
This site is located on property zoned R-2,Single FamilyResidential.To the north is a developing residential zoned
R-2 area,to the east across Ranch is property zoned Multi-
family MF-18,and C-2,Commercial Shopping Center District.
To the south and west the property is zoned 0-2,
Office/Institutional,and there exists a Planned Commercial
Development.
The church will be holding its meetings inside existing
school facilities so the only change will be additionaltrafficatchurchservicetimes.
Church use is a permitted conditional use in R-2 ~
Therefore,staff does not feel this use will be detrimentaltotheneighborhoodexceptfortrafficwhichwillbe
infrequent and should be manageable.
The Aberdeen Court and Johnson Ranch Neighborhood
Associations were notified of the public hearing.
3.On-Site Drives and Parkin
No changes are proposed to drives.The church has obtained
permission for church members to use the parking lot at
January 21,1999
SUBDIVISION
ITEM NO.:20 Cont.FILE NO.:Z-5405-A
State Farm Insurance office during services.They are
located immediately to the south of the proposed site,along
Ranch Blvd.Parking should be adequate as long as the
school and church coordinate their activities so they don'
coincide.The church averages 500-520 people per service.
That generates a requirement for 130 parking spaces.
4.Screenin and Buffers:No Comments.
5.Public Works Comments:No Comments.
6.Utilit and Fire De artment Comments:
Water:No objections.
Wastewater:Sewer available,not adversely affected.
Southwestern Bell:Approved as submitted.
ARKLA:Approved as submitted.
Entergy:No Comments received.
Fire Department:Approved as submitted.
CATA:This site is not located on a CATA bus route.
7.Staff Anal sis:
The applicant is requesting a conditional use permit to
continue to hold their church services in the existingfacilitiesoftheArkansasBaptistSchool.The property is
zoned R-2,Single Family Residential which would allow for a
church as a conditional use.
This site is surrounded by single family residential
property to the north,multifamily residential to the east,office to the south and west.This use would be compatible
with the neighborhood.Adequate parking is available as
long as the church coordinates with the school,to assure
both don't have a function at the same time.Besides the
school parking lot,the church has obtained written
permission to use the parking lot of the State Farm
Insurance office next door.No visible changes will be made
to the existing building.Therefore,there should not be
additional impact on the neighborhood.The church has hired
policemen to help direct traffic on Sunday.Staff believes
this is a reasonable additional use of this property.
2
J'anuary 21,1999
ITEM NO.:2 nt.FILE NO.:Z-405-A
8.Staff Re mm n i n:
Staff recommends approval of the conditional use permit as
long as the church continues to coordinate with the schooltoensurebothdon't have sizable events at the same time.
SUBDIVISIO MMITTEE OMME T:(DECEMBER 30,1998)
Rich Browning was present representing his application.Staff
gave a brief description of the proposal.
The applicant clarified how much of the facility they are using
and what their average attendance is.He also stated that theyhirepolicementodirecttrafficonSundaymorningandhowtheycoordinatescheduleswiththeschooltoavoidhavingmajoreventsatthesametimeasservices.
There being no further issues,the Committee accepted the
proposal and forwarded the item to the full Commission for finalresolution.
PLANNING C MMI I A TI (J'ANUARY 21,1999)
Rich Browning and Jim Patridge were present representing theirapplication.There were no objectors presents Staff presented
the item with a recommendation for approval of the proposalsubjecttocompliancewiththeconditionslistedunder"Staff
Recommendation."
The item was placed on the Consent Agenda and approved as
recommended by staff.The vote was 11 ayes,0 nays,and
0 absent.
3
January 21,1999
ITEM NO.:21 FILE NO.:Z-6058-A
NAME:Calvary Church of the Nazarene—
Conditional Use Permit
LOCATION:10,325 West 36 Street
OWNER APPLICANT:Calvary Church of the Nazarene/
Rodney Shanner
PROPOSAL:To obtain a conditional use permittoconstructanadditionalbuildingat10,325 West 36 Street on church
property zoned R-2,Single FamilyResidential.
ORDINANCE DESIGN STANDARDS:
1.Site Location:
This site is located on the south side of West 36""Street,
a little east of the intersection with Shackleford Road.
2.Com atibilit with Nei hborhood:
This property and most of the surrounding property is zonedR-2,Single Family Residential.The property to the west,south and east is all wooded and vacant.Across 36 Streettothenorthisachurchandarehabcenter.The rehabcenterpropertyiszonedPCD,Planned Commercial
Development.The church is non-conforming.Immediatelyeastisanotherproposedchurchsite.
This additional building should have little affect on thesurroundingproperty.
3.On-Site Drives and Parkin
Currently,access is by a single driveway from 36 Street onthewesternsideoftheproperty.The applicant has
proposed to add another access driveway near the center oftheproperty.There is not enough street frontage tojustifytwodriveways.Public Works recommends the new
driveway become the only driveway and close the currentdriveway.
The parking requirement based on a sanctuary seatingcapacityof288seatswouldbe72spaces.They currentlyhave80spacesandareadding38bythenewfacility.Sincethereisnochangetothesanctuaryseatingaspartofthisproposal,there is not any ordinance requirement foradditionalparking.
January 21,1999
SUBDIVISION
ITEM NO.:21 Cont.FILE NO.:Z-6058-A
4.Screenin and Buffers:
a.Areas set aside for buffers and landscaping meet with
ordinance requirements when averaged out.
b.A 6 foot high opaque screen,either a wooden fence withitsfacesidedirectedoutwardordenseevergreen
planting are required to help screen this site from the
residential zoned property to the
east'.
Curb and gutter or another approved border will be
required to protect landscaped areas from vehiculartraffic.
d.Prior to obtaining a building permit,a detail landscape
plan must be approved by the Plans Review Specialist.
5.Public Works Comments:
a.West 36 Street is listed on the Master Street Plan as a
minor arterial.Dedicate right-of-way to 40 feet from
centerline.Close west driveway and use only the new
center driveway.b.Provide design of streets conforming to "MSP"(MasterStreetPlan).Construct one-half street improvement to
these streets including 5 foot sidewalks with planned
development (this phase as previously agreed requires
completing these improvements).c.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
d.Stormwater detention ordinance applies to this property.e.Dedication of drainage easement will be required at rear
of property containing floodway.f.Existing topographic information at maximum five foot
contour interval 100 year base flood elevation is
required.
g.A Sketch Grading and Drainage Plan per Sec.29-186(e)is
required.
h.A Grading permit for Special Flood Hazard Area per Sec.
29-186(b)is required.i.A Development Permit for Flood Hazard Area per Sec.8-283isrequired.
6.Utilit and Fire De artment Comments:
Water:The L.R.Fire Department needs to evaluate this sitetodeterminewhetheradditionalfireprotectionwill
be required.Contact the Water Works regarding
meter size and location.
2
January 21,1999
SUBDIVISION
ITEM NO ~:21 Cont.FILE NO.:Z-6058-A
Wastewater:Sewer main extension required with easements to
serve the property.
Southwestern Bell:Approved as submitted.
ARKLA:Approved as submitted.
Entergy:No Comments received.
Fire Department:Approved as submitted.Place fire
hydrants per code.
CATA:This site is served by CATA bus route ¹14,(Rosedale).
7.Staff Anal sis:
The applicant is requesting a conditional use permit to add
a second building,approximately 14,052 square foot,to thissitetobeusedasafamilysupportcenter.It will be open
from 8:00 a.m.to 8:00 p.m.,seven days per week and have 1
or 2 full-time employees.
This center will include a gymnasium,game room,store
rooms,and couple of offices in the front.The front part
of the building will be one story and the rear three-fourths
where the gym is will be two-story.
The proposal exceeds setback and parking requirements and
meets buffer and landscape requirements.Access driveways
must be kept to one and it is recommended that the center
one be used.The existing driveway entrance near the west
edge of the site does not meet the 25 foot setback distance
from the property line.
The applicant has requested deferral of street improvements
until such time as development along the south side of
36'treetreachestheirproperty.Primary reasons for the
deferral request are because of the cost together with the
construction costs,and functionality at this time.The
building cost will severely stretch resources.The church
agrees with the eventual need but wishes to meet that need
when it fills in with a continuous development and street
improvement.
This R-2 zoned property is surrounded by mostly R-2 zoned
land.Much of the land to the east,west,and south is
vacant.Another church exists across the street and anotherisproposedtotheeast.The site is large enough to
accommodate this second building without crowding.Staff
believes this is a reasonable use of this site and is
compatible as long as proper screening is installed.
3
January 21,1999
ITEM NO.:21 Con FILE O.:Z-58-A
8.aff Re mmend ion:
Staff recommends approval of the conditional use permitsubjecttocompliancewiththefollowingconditions:
a.Comply with comments under "Screening and Buffers."b.Comply with Public Works Comments.c.Comply with Water Works Utility Comments.
BDIVI I OMMITTEE OMMENT:(DECEMBER 30,1998)
Art Deming and Pastor Rodney Shanner were present representing
the application.Staff gave a brief description of the proposal.
Public Works reviewed their comments.The comments under
"Landscaping and Buffers"were also covered.It was agreed that
along the east property line only the parking area would have to
be screened since the building would have no windows on the eastside.
The applicant provided requested information about seatingcapacity,hours of operations and number of employees.
There being no further issues,the Committee accepted the
proposal and forwarded it to the full Commission for finalresolution.
PL INQ C MMISSI N A TION:(JANUARY 21,1999)
Pastor Rodney Shanner,Barry Kellerman and Greg Cothran were
present representing the application.There were no objectorspresent.Norma Walker,president of the John Barrow NeighborhoodAssociation,was present in support of the item,but did not
speak.Staff presented the item with a recommendation of
approval of the proposal subject to compliance with the
conditions listed under "Staff Recommendation."Staff also
recommended approval of a deferral of street improvements along
West 36 Street until other development reaches their property onthesouthsideofthestreet,or up to 5 years,whichever occursfirst.
The item was placed on the Consent Agenda and approved as
recommended by staff.The vote was 11 ayes,0 nays,and
0 absent.The deferral will be forwarded to the Board ofDirectorsforfinalresolution.
4
January 21,1999
ITEM NO.:22 FILE NO.:Z-6611
NAME:Lewis Catering —Conditional
Use Permit
LOCATION:506 Bond Street
OWNER APPLICANT:Danny R.Lewis
PROPOSAL:To obtain a conditional use permit
for a catering business on vacant
land at 506 Bond Street,property
zoned I-2,Light Industrial
Districts
ORDINANCE DESIGN STANDARDS:
1.Site Location:
West side of Bond Street about half way between 5'nd
6'treets.
2.Com atibilit with Nei hborhood:
This site is zoned I-2,Light Industrial.The area to the
north,west,and northeast is also zoned I-2 but is vacant.
Across Bond to the east is zoned R-4,Two Family,Duplex.
To the south is zoned I-3,Heavy Industrial,and it contains
a tire shop and car body shop.
The new building for the catering business will only be 600
square feet and be located on I-2 zoned property.Staff
believes this will not be detrimental to the area.
The East Little Rock,Hanger Hill,and East End Civic League
Neighborhood Associations were notified of the public
hearing.
3.On-Site Drives and Parkin
The proposal contains a single point of access off Bond
Street into a parking area containing the four required
parking spaces.Landscaping,proper buffers,and required
paved area requirements have all been met.
4.Screenin and Buffers:
a.A minimum 4 foot wide landscape strip north and south of
the proposed parking are required by the Landscape
Ordinance.
b.Curb and gutter or another approved border will be
January 21,1999
SUBDIVISION
ITEM NO.:22 Cont.FILE NO.:Z-6611
required to protect landscape areas from vehiculartraffic.
c.Prior to a building permit,a detailed landscape plan
must be approved by the Plans Review Specialist.
5.Public Works Comments:
a.Provide design of streets conforming to "MSP"(MasterStreetPlan).Construct one-half street improvement to
these streets including 5 foot sidewalks with planned
development.Staff would support payment of 15%of totalprojectcostinlieuforfuturestreetimprovements.b.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
6.Utilit and Fire De artment Comments:
Water:Va-inch is the maximum meter size available off theexistingwatermainthatwouldservethisproperty.
Wastewater:Sewer main extension required with easements to
serve the property.
Southwestern Bell:Approved as submitted.
ARKLA:Approved as submitted.
Entergy:No Comments received.
Fire Department:Approved as submitted.
CATA:This site is served by CATA bus route ¹12,(East 6th).
7.Staff Anal sis:
The applicant is requesting a conditional use permit for a
600 square foot catering business on this I-2,LightIndustrial,zoned property.This is intended to be a fairly
small operation with only three employees total.The hoursofoperationwillnormallybefrom6:00 a.m.to 3:00 p.m.,
Monday through Friday with occasional Saturday operations.
Food will be carried to the customer.Customers normally
would not come to this site.
The applicant has arranged to purchase additional land fromthecityinordertomeetsetbacks.That purchase issubjecttoapprovalbytheCityBoard.If the sale is not
approved,the site plan will be greatly impacted and have to
be reaccomplished.Without that additional land,the
applicant cannot meet I-2 required setbacks of 50 footfront,25 foot rear.The use is compatible with the area.
2
January 21,1999
ITEM -22 nt.FILE :Z-611
Landscape screening and buffers can be met with the
additional land.Street improvements along Bond are
required.The applicant has asked for deferral of the
improvement until such time as the rest of the street on his
side is improved.
Staff believes this is a reasonable use of this site.
8.ff R mmenda ion:
Staff recommends approval of the conditional use permit
subject to compliance with Public Works Comments and
acquiring the additional property.
BDIVISION COMMITTEE C MMENT:(DECEMBER 30,1998)
Danny Lewis was present representing his application.Staff gave
a brief description of the proposal.
Public Works reviewed their comments.Landscaping and Buffers
were also reviewed.Staff commented that railroad cross ties
could be used as a border around the parking area to protect the
landscaped areas.Parking requirements were also covered andstaffstatedthat4parkingspaceswererequired.Three
employees plus 1 visitor space minimum.
There being no further issues,the Committee accepted the
proposal and forwarded the item to the full Commission for final
resolution.
PLANNING OMMIS I A TIO (J'ANUARY 21,1999)
Danny Lewis was present representing his application.There were
no objectors present.Staff presented the item with a
recommendation for approval of the proposal subject to compliance
with the conditions listed under "Staff Recommendation."Staff
also recommended approval of a variance to allow reduced front
and rear setbacks,and a deferral of street improvements along
Bond Street until other development reaches this property on the
west side of the street,or for a maximum of 5 years,whichever
occurs first.
The item was placed on the Consent Agenda and approved as
recommended by staff.The vote was 11 ayes,0 nays and 0 absent.
The deferral will be forwarded to the Board of Directors forfinalresolution.
3
January 21,1999
ITEM NO.:23 FILE NO.:Z-6613
NAME:L.R.Fire Station (Taylor Loop
Road)—Conditional Use Permit
LOCATION:14,700 Taylor Loop Road
OWNER APPLICANT:City of Little Rock/
Betty Riley
PROPOSAL:To obtain a conditional use permit
for a fire station to be placed at
14,700 Taylor Loop Road,vacant
land zoned R-2,Single Family
Residential.
ORDINANCE DESIGN STANDARDS:
1.Site Location:
This site lies between Oaks Bluff Drive and Taylor Loop
Road,near the intersection with Rahling Road.
2.Com atibilit with Nei hborhood:
This site and all the surrounding areas are zoned R-2,
Single Family Residential.Immediately adjacent to the
north,east,and south sides,the areas are vacant.To the
west is a row of single family residences across Oaks Bluff
Drive.This site is moderately wooded with it being dense
in the middle.There is an open drainage area along the
east and northeast parts of the property.
This use would be compatible with the area and the City
intends to build this facility in a style compatible with
the neighborhood with a good screen of fence or hedge all
along Oaks Bluff.
Staff has received 3 phone calls and one letter from
residents along Oaks Bluff in opposition to this proposal.
The Westchester and Secluded Hills Neighborhood Associations
were notified of the public hearing.
3.On-Site Drives and Parkin
The proposal includes one access drive across the open ditch
from Taylor Loop Road.Adequate turning space and parkingisprovidedonthesiteplan.The requirement is for one
parking space for each employee plus two visitor spaces.
January 21,1999
SUBDIVISION
ITEM NO.:23 Cont.FILE NO.:Z-6613
4.Screenin and Buffers:
a.Areas set aside for buffers and landscaping meet with
ordinance requirements.
b.The City Beautiful Commission recommends preserving as
many existing trees as feasible.
c.A 6 foot high opaque screen,either a wooden fence withitsfacesidedirectedoutwardordenseevergreen
planting are required to help screen this site from the
residential properties to the northwest and east.Credit
can be given toward fulfilling this screening requirement
where existing trees and vegetation provide the necessary
year-round screening.
d.Curb and gutter or another border will be required to
protect landscape areas from vehicular traffic.
5.Public Works Comments:
a.Oaks Bluff Road and Taylor Loop Road frontage needs to
have sidewalks and ramps brought up to the current ADA
standards.b.Dedicate additional right-of-way to have 30 feet from
centerline and construct a hammer head turnaround at the
end of Oaks Bluff Road.c.Taylor Loop is listed on the MSP as a minor arterial.
Dedication of right-of-way to 45 feet from centerline
will be required.
d.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.e.Stormwater detention ordinance applies to this property.
6.Utilit and Fire De artment Comments:
Water:Water service is available on Oaks Bluff Dr.,but
not off Taylor Loop Road without a water main
extension.An acreage charge of $300 per acre
applies in addition to normal connection fees.
Wastewater:Sewer available,not adversely affected.
Southwestern Bell:Approved as submitted.
ARKLA:Approved as submitted.
Entergy:No Comments received.
Fire Department:Approved as submitted.
2
January 21,1999
SUBDIVISION
ITEM NO.:23 Cont.FILE NO.:Z-6613
CATA:This site is not located on a CATA bus route
7.Staff Anal sis:
The applicant has requested a conditional use permit for afirestationtobelocatedonthis2.1 acre R-2 zoned
property.This additional station is required in order for
the city to maintain its current Class II fire rating.To
do this,fire stations must be no more than 3 miles apart.
Currently in this area the closest station is 5 miles.
The proposed plan meets all required setbacks,driveway,
landscape and buffer,and parking requirements.The fire
department and city staff are working to minimize theeffectsontheresidentsalongOaksBluffinseveral ways.
All access from Oaks Bluff has been eliminated.The
construction style will conform with the existing
neighborhood homes as much as is feasible.Landscaping
and/or fencing will be installed to screen the residential
area from both the station and Taylor Loop Road.However,3
phone calls and one letter have been received in oppositionatthiswriting.(Letter is attached.)
Staff believes this is a reasonable use of this site and can
be compatible with the neighborhood when those efforts
mentioned above are accomplished.
8.Staff Recommendation:
Staff recommends approval of this conditional use permit
subject to compliance with the following conditions:
a.Comply with comments under "Landscaping and Buffers."b.Comply with Public Works Comments.c.Construct the facility to conform with the style ofexistinghomesalongOaksBluffDrive.
SUBDIVISION COMMITTEE COMMENT:(DECEMBER 30,1998)
The applicant was represented.Staff gave a brief description of
the proposal.
Public Works reviewed their
commenters
"Landscaping and Buffer"
comments were also reviewed.A discussion ensued regarding
changing the access to Taylor Loop Road and the feasibility ofthatapproach.It was decided that option should be seriously
studied and pursued unless something prevents it from beingfeasible.A revised site plan showing that approach was
requested.
3
January 21,1999
ITEM NO.~2 ont.FILE Z-13
There being no further issues,the Committee accepted the
proposal and forwarded it to the full Commission for finalresolution.
PL ING COMMI ION A TION:(JANUARY 21,1999)
Staff received a request from the applicant on January 15,1999thatthisitembedeferredtotheMarch4,1999 hearing in ordertohavetimetolookatthepossibilityofothersuitablesites.Staff recommended approval of this deferral as requested.
The item was placed on the Consent Agenda and deferred as
recommended by staff until March 4,1999.The vote was 11 ayes,
0 nays and 0 absent.
4
01/12/99 12I37 501 671 5565 RESPIRATORY CARE @002/002
0/f d s /Tl~r
STERLING DALBY ~7i't
4400 OAKs BwFT
LITTLE ROCK,ARK.72223 (p--~~aJ50I-888-8828
January 12,1999
Mr Jim Connell
Little Rock Planning Commission
723 W Markham
Little Rock,Ark.
72201
Dear Mr.Connel:
I am writing to express my concern and opposition for the proposed Fire Station that is to be built
on the Oaks Bluff street in West Little Rock.While another fire station is needed to keep our current fire
rating,the proposed site is in the middle of an established residential neighborhood,I feel this is an
unpresdented move to build a public or commercial structure in the middle of a residential zoned area.
There is a station off Shackleford road that is on the edge of a residential area but it has apartments across
the street and commercial establishments in the same block.The area that is under consideration is in the
middle of a established residential area.
I am sure that other sites in the immediate area has been evaluated,and I understand and fully
agree that a station must be built in this general area,however,can a site not be selected in an non-
established area?The land in question is currently owned by the city,however,as I understand it is prime
land for residential development.Can we trade or even sell the land and look at a long range plan what is
the best site for Little Rock's expansion vs what we own so let's build it there.
Another objection is this limited site selected will not accommodate a drive thru station which is a
more desired structure.Again,let's find a site that will accommodate long term planning vs short term "fix
the problem".Additional noise caused by the station and their trucks,(non-intentional)will cause a
hardship on the residents who live less that 60 feet away.Some of these residents work nights and have
small children.(At least three on this block work in hospitals.)
I would hke to propose moving the current proposed site to another area (within a quarter of a mile
of this spot)and do one of two things with the land in question.Sell the land to residential developers to
pay for the new site that can accommodate future expansion or leave the area like it is as a green belt.This
is one reason people move to Arkansas because it is the "Natural State".I am asking the Planning
commission to take the proposed site off the list for consideration of the proposed Fire station.
If you have any questions or wish to contact me for further discussions please feel free to contact
me at home at 868-8828,work 661-4132 or feel free to page me at any time at 405-3540.
Thank you for consideration in this matter
Q~
January 21,1999
SUBDIVISION
ITEM NO.:24 FILE NO.:G-23-291
Name:Alley right-of-way
abandonment Block 4 McGehee
Addition
Location:Between "P"St.&"0"
Street,West of Kavanaugh
Buld.and East of HarrisonStreet.
Owner/A licant:Rhonda Fitz
Receuest:To abandon the 20 feet wide
by 207 feet long alley in
Block 4,McGehee Addition
between "P"and "0"Streets.
STAFF REVIEW:
1.Public Need for This Ri ht-of-Wa
Alley is not currently constructed as a public alley.
2.Master Street Plan
The Master Street Plan reflects no need for this
section of the alley.
3.Need for Ri ht-of-Wa on Ad'acent Streets
This is an alley abandonment.
4.Characteristics of Ri ht-of-Wa Terrain
The terrain is flat covered by grass and mature trees.
5.Develo ment Potential
Owners have no plans for development at the present
time.
6.Nei hborhood Land Use and Effect
The general area is made up of a residential
neighborhood.
7.Effect on Public Services or Utilities
1
January 21,1999
SUBDIVISION
ITEM NO.:24 FILE NO.:G-23-291
Entergy —has no objection to the abandonment butrequireeasementforoverheadpowerlines.
ARKLA —has no objection to the abandonment.
Southwestern Bell —has no objection to the
abandonment,but reserves the right to retain an
easement.
Water Works —has no objection.
Wastewater Utility —has no objection but require
easement for underground lines.
Fire Department —has no objection to closure.
Neighborhood and Planning —has no objection to
abandonment.
8.Reversionar Ri hts
All Reversionary rights will extend to the residential
property owners.
9.Public Welfare and Safet Issues
Abandoning this alley will have no adverse effects on
the public welfare and safety.
STAFF RECOMMENDATION:
Staff recommends approval of alley abandonment between "P"
and "0"Streets in Block 4 McGehee Addition.
SUBDIVISION COMMITTEE COMMENT (December 30,1998)
Applicant was not present.Staff presented the item with
only brief discussion following regarding clarification ofalleylocation.
There being no issues,the Committee forwarded the item to
the full Commission for final resolution.
2
January 21,1999
SUBDIVISION
ITEM NO.:24 FILE NO.:G-23-291
PLANNING COMMISSION ACTION:(January 21,1999)
The staff presented a positive recommendation on this
application.There were no objectors to this matter.
The Chairman placed the item before the Commission for
inclusion within the Consent Agenda for approval as
recommended by staff.A motion to that effect was made and
passed by the vote of 11 ayes,0 nayes.
3
ITEM NO:25
NAME:Kanis Road Corridor Design
LOCATION:Kanis Road from Shackleford to Chenal Parkway
PROPOSAL:Roadway Design Recommendation
~ff
In the fall of 1996 the Board of Directors directed the Planning Staff to undertake a
study of the Kanis Corridor.A nine-member citizen committee was appointed and met
first in December of 1996.Committee members agreed on a number of tasks that needed
to be accomplished as a part of their work to ensure a comprehensive review of the issues.
Those included a review of the existing land use and zoning patterns,a review of the
Future Land Use and Master Street Plans,a review of the current development trends and
the Chenal Parkway Corridor Study,discussions of a design overlay district (DOD),
roadway design and funding alternatives.
The Kanis Road Corridor Study Committee presented land use,roadway design
and funding options to the public at a town hall meeting in July 1997.The Planning
Commission held public hearings on the study on October 2",and 30'",1997.
The Kanis Road Study Committee developed four land use options,three roadway
design options and funding alternatives for a presentation at a public hearing held July
1997.After the public presentation,the committee members were asked to rate the four
land use options,the three roadway design options,and the funding alternatives.The
ratings are included in the study's portion titled Executive Summary.
At the October 30 public hearing,the study was discussed at length and the
Commissioners were asked to vote on their preferred options for land use,roadway design
and funding.The votes were as follows:
ROADWAY DESIGN
VOTES
STANDARD MINOR ARTERIAL.....................3
MINOR FIVE LANE ...................0
PARKWAY WITH SERVICE ROADS.3
ROADWAY FUNDING
VOTES
DEVELOPER PAYS 100/o OF THE COST 0
NON-TRADITIONAL OBLIGATIONS 4
IMPROVEMENT DISTRICT I
IMPACT FEES..0
err ADn TEM 2s
Because the options presented,failed to receive the majority of votes from the
Commission Members,the study was not forwarded to the Board of Directors.At the
May 19,1998 Agenda Meeting the Board of Directors referred the Kanis Road Study back
to Planning Commission for action.Commission heard the item at the June 25,1998
Public Hearing.Commission was presented staff recommendation for future land use,a
standard minor arterial (with center median)with limited curb cuts for the roadway
design,and a resolution of support for the development of a design overlay district.
To obtain public input,a meeting was held on December 14,1998 at the Parkway
Place Baptist Church to discuss with interested persons the design overlay district
concepts.Participants were informed to the proposed roadway design with proposed land
use plan and the proposed Design Overlay District concepts for the Kanis Road Corridor.
Median cuts will be spaced at a minimum of 600 feet apart.Properties,which are located
on corner lots,would have their primary entrance fronting a side street and Kanis Road
access would be a right-in/right out only.
B.Staff Recommends Kanis Road Roadwa Desi n Standards as Follows:
I.Bowman to Rock Creek Bridge.
A.90-foot right-of-way with 30-foot buffers,which will include
bicycle and pedestrian paths,located within public easements.
B.Arterial cross section with a 14 foot wide median.
C.Median Cuts spaced not less than 600 feet.
II.Shackleford to Bowman Road
A.90 foot right-of-way.
B.59 foot pavement with two 5 foot buffered sidewalks.
Cff AD/ITEM 2S
C.Plannin Commission Minutes
The Kanis Road Study was placed on the Planning Commission's agenda for
January 21,1998,but due to major storms occurring at the time,the issue was deferred
until the February 4,1997 meeting.
C/TAD/ITEM 25
January 21,1999
ITEM NO.:26 KANIS ROAD DESIGN OVERLAY DISTRICT
STAFF REPORT:
In the fall of 1996 the Board of Directors directed staff to
undertake a study of the Kanis Road Corridor.A nine member
citizen committee was appointed to serve as the Kanis Road
Corridor Study Committee.The Committee began meeting in
December of 1996.The group met on a regular basis for 9 months
and discussed items related to the Kanis Road Corridor.One of
the items discussed was the concept of a Design Overlay District.
Some of the things discussed for inclusion in an overlay were;
shared parking,limited curb cuts,building heights,building
setbacks,a 50 foot natural strip to be included in the building
setback,the development of a mature tree ordinance and
pedestrian friendly sidewalks.
The Kanis Committee presented several recommendations for roadway
design,future land use and the concept of a Design OverlayDistricttothePlanningCommissioninOctober1997.There was
not a majority vote by the Planning Commission on one
recommendation and the study was not forwarded to the Board.
In March 1998 staff developed and presented to the Board
recommendations for future land use,roadway design and items for
inclusion in a Design Overlay District.In May 1998 the Board of
Directors referred the Kanis Road Corridor study back to the
Planning Commission which heard the item in June 1998 'he
Commission recommended:the future land use plan presented bystaff;an enhanced two-lane roadway with bike paths and center
turn lane at major intersections with a 90 foot right of way;and
the concept of a Design Overlay District for the Kanis Road
Corridor.
As this was happening the Rock Creek Neighborhood Action Plan
Committee began meeting in January of 1998.Kanis Road was the
Neighborhood Action Plan's southern boundary.Over the 10 months
the committee met issues related to the Kanis Road Corridor were
discussed.A concern of the group is as the city expands west,
there is a significant reduction of mature trees and natural
vegetation.
The Rock Creek Neighborhood Action Plan was presented to the
Planning Commission (October 1998)and the Board of Directors
(December 1998).The Neighborhood Action Plan committee
recommended the adoption of a Design Overlay District for the
Kanis Road Corridor,which includes:preservation of the
character;facilitation of vehicular,bicycle and pedestrian
movement.
On November 17,1998 (Resolution No.10,409)of the City ofLittleRockBoardofDirectorsendorsedtheconceptoftwo
separate Design Overlay Districts for the Kanis Road corridor and
January 21,1999
SUBDIVISION
ITEM NO.:26 Cont.KANIS ROAD DESIGN OVERLAY DISTRICT
directed staff to work with the Planning Commission and property
owners along the Kanis Road corridor to develop and complete the
Kanis Road Overlay Design District Ordinance.
To obtain public input a meeting was held on December 14,1998 at
the Parkway Place Baptist Church to discuss with interested
persons the Design Overlay District concepts.Participants were
informed to the proposed roadway design,proposed land use plan
and the proposed Design Overlay District concepts for the Kanis
Road Corridor.
Mr.Lawson also presented the concept of two Design Overlay
Districts for the Kanis Road Corridor.Overlay One (1)extends
from Shackleford Road to Bowman Road and Overlay Two (2)extends
from Bowman Road to the intersection of Kanis Road and Chenal
Parkway.
Mr.Lawson explained in Overlay One there would be a two acre
minimum development size,a 30 foot natural buffer fronting Kanis
Road and parking would be allowed fronting the roadway.
Buildings would have a minimum 60 foot setback,rear yards would
have a 40 foot set back and side yards have a 30 foot set back.
Mr.Lawson indicated ground mounted signs would be no more than 8
feet in height and 100 square feet in area.Wall mounted signs
would be no more than 8%of the building faqade.Curb cuts would
be allowed at a minimum of 600 feet apart.Currently curb cuts
are allowed a 300 foot spacing.He also indicated properties,
which are located on corner lots,would have their primary
entrance fronting a side street and the Kanis Road access would
be a right-in/right-out only access.He also indicated this
design concept would be a major change to the Master Street Plan.
Should a property owner be unable to meet these requirements the
property owner would file for a Planned Zoning Development.
He then addressed the primary differences in Overlay One and
Overlay Two.With Overlay Two the buildings would be placed 45
foot from the right-of-way of the roadway,rear yards have a 15
foot set back and side yards have a 10 foot set back.Signage
allowances are less with the maximum allowance being two square
feet in area for every linear foot of frontage not to exceed 84
square feet and eight feet in height.Wall mounted signs shall
be no more than 4w of the building fat;ade.
In response to a question concerning the depth of the Design
Overlay District,Mr.Lawson stated the depth would be the firstlotor300feetshouldthelotsbelongandnarrowasinthecase
of White Road.
Several comments addressed the current policy of roadway
construction.Citizens felt the property owners should not bear
the cost of the development of the roadway.Some suggested thecityissuebondstopayfortheconstructionoftheroadway.One
2
January 21,1999
SUBDIVISION
ITEM NO.:26 Cont.KANIS ROAD DESIGN OVERLAY DISTRICT
person asked if the design standards for Kanis Road were to
correct the mistake made with deciding to keep Chenal Parkway a
four lane roadway.
Several people questioned the donation of lands for the
development of bike trails and walking trails.The comments
suggested that if the city wanted these amenities along Kanis
Road then the right-of-way should be purchased,or thesefacilitiesshouldbelocatedelsewherethanalongamajorroadway
where land prices were valuable.
A survey for the proposed roadway design and the Design OverlayDistrictwaspresentedtotheparticipants.Also written
comments were solicited.Persons were asked to furnish these
items to the Office of Planning and Development before
January 14,1999.A summary of the comments and the results of
the survey are provided as an attachment.
PLANNING COMMISSION ACTION:(JANUARY 21,1999)
By unanimous vote the item was deferred by the Commission.
3
Kanis'Road Corridor Questionnaire
Summary of Responses Received —19 Questionnaires Returned
As of 01/08/99
Roadway Design:
There should be two separate roadway designs for Agree Disagree No Opinion No
the Kanis Road Corridor.12 4 1 Response
2
The design for Kanis Road from Shackleford Road to Agree Disagree No Opinion No
Bowman Road should be five-lanes of pavement.11 6 0 Response
2
The design for Kanis Road from Bowman Road to Agree Disagree No Opinion No
the Chenal Parkway intersection should be a four-12 7 0 Response
lane roadway with a grassy median.0
Median breaks should be a minimum of 600 feet Agree Disagree No Opinion No
apart.9 9 0 Response
1
The roadway design should be an enhanced two-Agree Disagree No Opinion No
lane roadway.(36 foot wide roadway with two 12 6 11 0 Response
foot bike lanes and a turn bay at intersections 2
constructed in 90 foot of right-of-way).
There should be a Design Overlay District created Agree Disagree No Opinion No
for the Kanis Road Corridor.10 7 2 Response
0
The minimum tract size for development should be 2 Agree Disagree No Opinion No
acres.11 7 0 Response
1
Curb cuts should be shared by developments and be Agree Disagree No Opinion No
a minimum of 600 feet apart.9 9 0 Response
1
Curb cuts should be right-in or right-out only.Agree Disagree No Opinion No
9 7 1 Response
2
There should be a 30-foot natural buffer strip fronting Agree Disagree No Opinion No
Kanis Road.10 7 0 Response
2
Bicycle paths (separated from vehicular traffic)Agree Disagree No Opinion No
should be built along the Kanis Road Corridor.7 11 1 Response
0
There should be two sets of building design Agree Disagree No Opinion No
standards for Kanis Road;Shackleford Road to 12 7 0 Response
Bowman Road and Bowman Road to Chenal 0
Parkway intersection.
'anis Road Corridor Questionnaire
Summary of Responses Received —19 Questionnaires Returned
As of 01/08/99
Building design standards for Shackleford Road
to Bowman Road should include:
Buildings must be set back from the roadway at least Agree Disagree No Opinion No
60 feet.11 6 2 Response
0
Parking is allowed in the front of the building.Agree Disagree No Opinion No
8 8 2 Response
1
Rear yard building set-back of at least 40 feet.Agree Disagree No Opinion No
6 4 7 Response
2
Side yard building set-back of at least 30 feet.Agree Disagree No Opinion No
7 7 3 Response
2
Ground mounted signs of no more than 8 feet in Agree Disagree No Opinion No
height and 100 square feet in area.8 7 2 Response
2
Wall mounted signs of no more than 8%of the Agree Disagree No Opinion No
building front square footage.(Building Facade).10 5 2 Response
2
Design standards for Bowman Road to the
Chenal Parkway intersection should include:
Parking should be located to the rear and sides of Agree Disagree No Opinion No
the building.8 8 1 Response
2
Buildings should be built at 45 feet from the new Agree Disagree No Opinion No
right-of-way of Kanis Road.5 11 0 Response
3
Rear yards building set-back of at least 15 feet.Agree Disagree No Opinion No
5 7 3 Response
4
Side yards building set-back of at least 10 feet.Agree Disagree No Opinion No
5 8 2 Response
4
Ground mounted signs shall have an area of 2 Agree Disagree No Opinion No
square feet for every linear foot of frontage along 7 8 2 Response
Kanis Road not to exceed 84 square feet and 8 feet 2
in height.
Wall mounted signs of no more than 4%of the Agree Disagree No Opinion No
building front square footage.(Building facade).9 7 2 Response
1
Kanis Road Corridor Questionnaire
KanJs Road Public Meeting —December 14,1998
ea way Igni
ere s ould be two separate roadway designs for A ree sagree No piniontheKanlsRoadCorrkfor,
JheesgnoranisRoadfromShackleordRoadtoAgreeDisagree Nc pinionBowmanRoadshouldbefive-lanes of pavement.
e design for Kanis Road from Bowman Road to Agree Disagree o pinionIheChanelPedorayIntersectionshouldbeafour-lane roadway with a grassy median.
Median rea s should be a minimum of 600 feet A re sagrae o lnion
e roadway design should be en enhanced two-Agree sagree No pinionlaneroadway.(3S foot wide roadway with two 12footbikelanesandaturnbayatIntersectionsconstructedIn90footofright-of-way).
here s oukl be a Design verlay District created re Disagree No pinionfortheKanisRoadCorridor.
e min mum tract size for development should be 2 re Disagree o Opinionbid4
urb cuts s ould be s ed by deve cpmente and be r Disagree o pinionaminimumoftI00feetapart.
Cu cuts should be right-in or right-out only,r Disagree o lnionerasouibee0-foot natural u erstrip fronting gree lsagree oOPl«Kanls Road.
Blcyce pa s (separat from vehicular tra ic)Agree sagree No pinion~hould be built along the Kanls Road Corridor.i [here should be two s of bulldln desi n Agre Disagree oOpnionstandardsforKanisoad;Shacklefor oad toBowmanRoadandBowmanRoadtoChenalParkwayIntersection.
Bu ng ea gn standards for hacklefor ItoadtoIowmanRoadshouldIncludet
u inaa tnuat be Set baok ram the rdtadWay at eaet gree DISaaree NC pin CnSOfeet.
Pa ng s aNowedin the frontof the buil lng.Agree Dls rae No pinionearyarduingset-back o at least 40 eet.Agree segree o pinion
CONTINUED QTHER SIDE
sasssssssa 68 Ez ci661/E8/Ls783Pitd
PAGE 8287/83/1995 23fr 8888888888
Kanis Road Corridor Questionnaire
Kanis Raad pub)it.Meeting —December 14,'I 998
Side yard building set-back of at feast 30 feet.gree Disagree No OpinionGroundmountedsignsofnotnorethan8feetinAgree.Disagree No Opinionheightand100squarefeetinarea,
Well mounted signs of no more than 8'Yo of the Agree Disagree NoOpinionbuildingfrontsquarefootage.(Building Facade).
Design standards for Bowman Road to theChenalParkwayIntersectionshouldinclude:
Parking should be located to the rear and sides of Agree Disagree No Opinionthebuilding.
Buildings should be built at 45 fe t faro the new Agree Disagree No Opinionfltfht-of-way of Kante Road.Q
Rear yards building set-back of at fe st t.Agre isagree o pinion
Side yards building set-back of at least4hhet.Agre 0 sagree No Opinion
Ground mounted signs shalt have an area o 2 Agree Disagree No pinionsquarefeetforeverylinearfootoffrontagealongKanisRoadnottoexced84squarefeetand8feet
lnhelttht.ff Qiitff tLttig
Wall mounted signs of no more than o of the Agree Disagr NoOpinlonbuildingfrontsquarefootage.(Bulldtn g
CONTINUED OTHER SIOE
87/83/1995 23:8'888888888 PAGE 83
Kariis Road Corridor Comment Sheet
Please include your written comments whether on the design overlay,the roadwaydesignorotherissueswhichshouldbeconsidered,
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Mall Response to:Planning and Development-Kanis Road Study
,F23 W.Markharn
LINe Rook,AR rr2201
FAX:(501)3714883
Emai1:djamesllttlerock.state,ar.us
PAGE 8687/83/1995 23:89 8888888888
Kanis Road Corridor Comment Sheet
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723 W.Markham
Little Rock,AR 72201
FAX:(501)371%ss3
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87/83/1995 23:89 ~888888888 PAGE 87
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Mail Response to:Planning and Development-Kanis Road Study
723 W.Markham
Little Rock,AR 72201
FAX:(501)371-6863
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Little Rodt,AR 72211-SS96
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723 W.Markham
Little Rock,AR 72201
FAX:(501)371-6863
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Kanis Road Corridor Comment Sheet
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723 W.Markham
Little Rock,AR 72201
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Kanis Road Corridor Comment Sheet
Please include your written comments whether on the design overlay,the roadway
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Please Complete the Following:
Name:
Address:
Phone:
Mail Response to:Planning and Development —Kanis Road Study
723 W.Markham
Little Rock,AR 72201
FAX:(501)371-6863
Email:djames@littlerock.state.ar.us
Kanis Road Corridor Comment Sheet
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723 W.Markham
Little Rock,AR 72201
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Kanis Road Corridor Comment Sheet
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\
RICHARDSON INVESTMENT CORPORATION
P.O.BOX 22713
LITTLE ROCK,AR 72221
Nov.16,1998
Mayor Jim Dailey
City Of Little Rock Board of Directors
City Hall
Little Rock,AR 72201
Subject:KANIS ROAD CONCEPT STUDY
Dear Mayor Dailey and City Directors:
The Kanis Road Concept Study as prepared by The Mehlburger Firm would be a great plan for areas
involving large tracts of undeveloped land which are not partially to moderately developed as the
subject Kanis Road areas.When large tracts of land are involved,the costs of the parkway would be
distributed over a large number of lots and/or subdivisions.In contrast,if a landowner has a small lot
with a shallow depth,the costs of implementing the parkway are an unreasonable burden to the
landowner.
I am writing to express my concern with certain aspects of the Kanis Road Concept Study as follows.
First of all,I represent the ownership of two parcels of land on Kanis Road.They are located as
follows:(1.)A vacant lot containing 0.80 acres,zoned C-3 and adjoining the east side of the property
at 12521 Kanis Road.(2.)A vacant lot containing 2.488 acres,zoned 0-2 and located at 15210 Kanis
Road.Attached is a sketch showing the two properties and locations.These properties are owned by
Richardson Investment Corporation.
Several lots between Point West and Bowman on the South side of Kanis Road (including one of my
lots)have a shallow depth and are more subject to a higher percentage of loss of usable land and the
resulting acute damages than other properties with greater depth.For example,the plat attached
shows three lots and they are 250 feet deep from the center of the existing road.Take away a 45'oad
R/W and a 30'uffer area and a possible 20'P&L R/W on the rear and the remaining usable land is
only 155 feet out of the original 250 feet,or only about 62%of the property depth remaining usable.
As you can see,this will not be an acceptable design for land owners with such properties.The other
lot at 15210 Kanis also has a shallow depth of 259 feet and will be subject to the same low usable land
rate as the first parcel.
w~
Listed below are some of my concerns regarding the Kanis Road Concept Study.
DEVALUATION OF MY LOTS AND ADDED COST OF DEVELOPMENT
Access to my property
Curb cuts
Median cuts
Turn-a-rounds
Reduction of USABLE lot sizes.
90 foot road right-of-way (will landowners receive any compensation?)
30 foot buffer area (will landowners receive any compensation?)
AP8cL easement on rear of lot
Building code set back requirements
ADDED expense of building construction on my lots
90 foot road R/W
30 foot green belt easement and maintainence
Assessment for construction costs for the PROPOSED Kanis Road Improvements
Underground electrical lines
I would like to offer some suggestions to make the Kanis Road Proposal more acceptable.
I.Use a 15 foot green belt on lots with a shallow depth,as described above.
2.Have building codes landscaping requirements overlap with the Green Belt.
3.Include the Green Belt area in the building code set back requirement (not in addition to).
4.Provide reasonable access to all properties.
5.Spread the costs of the proposed improvements to a larger base,rather than just to the Kanis Road
property owners.
6.Provide payment to landowners for the Green Belt easement.
7.Provide payment to landowners for road right of ways.
8.Use a smaller road R/W from Bowman road west,with a three lane road.
9.Collect improvement costs in proportion to value received from the City.If a landowner does not
request a higher zoning,then he should not be charged the improvement costs.If a landowner does
request a higher zoning,then he would be charged for improvement costs.The same logic applies
to the depth of the properties.
Thank you for your consideration and I will be happy to answer any questions you might have.
Sincerely,
Bob Richardson
Richardson Investment Corporation
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VICINITY MAP
Design Overlay District —Kanis Road Office/Commercial
Purpose and intent.The purpose of the Kanis Road Overlay District is to superimpose an
overlay zone utilizing landscaped and buffer standards to enhance the general quality of
commercial and office development or structures located on Kanis Road;by providing
buffers to neighboring residences and other commercial uses;increase public safety by
guiding traffic;by minimizing the impact of commercial development and structures on
the drainage system;by decreasing the amount of paved area;and by coordinating green
space and signage in commercial and office areas while reducing visual clutter.
l.Application of district regulations,
A.The regulations in this ordinance shall be in addition to and shall overlay all other
zoning districts and other ordinance requirements regulating the development of
land so that any parcel of land lying in the overlay district shall also lie within one
or more of the other underlying zoning districts.Therefore,all property within
this overlay district will have requirements of both the underlying and overlay-
zoning district in addition to other ordinance requirements regulating the
development of land.In case of conflicting standards between this ordinance and
other City of Little Rock Ordinances,the overlay requirements shall control.
B.These regulations apply to all development,redevelopment or expansion of
existing development with the exception of single family and duplex development
under zoning districts R-l,R-2,R-3,and R-4,or PUD submission s as required.
2.District boundaries.The Kanis Road Overlay District shall encompass all land with
Kanis Road frontage from the west intersection of Kanis Road and Shackleford Road
(eastern boundary)and the intersection of Kanis Road and Bowman Road (western
boundary).
3.Building setbacks.
A.All principal and accessory buildings or structures are required to have a sixty
(60)foot build to line &om the property line abutting Kanis Road.
B.All principal and accessory buildings or structures are required to have a forty
(40)foot building setback from the rear property line,
C.All principal and accessory buildings or structures are required to have a thirty
(30)foot building setback from the side property lines.
4.Fences.
A.Chain link fences and razor or barbed wire fences are prohibited.
B.Ornamental iron fences may be appropriate when compatible with the
style of the development.
C.The use of shrubs or hedges as an alternative to fencing is encouraged
along rear and side property lines when a nonresidential development
abuts a residential development.
5.Signage.
A.All wall-mounted signs shall cover no more than eight (8)percent of the building
facade.
B.All ground-mounted signs shall be of a monument type design,which may be
installed in the landscaped areas of the front and side yards.
C.Each separate development will be allowed a single ground mounted sign located
on the building site or in the landscaped front yard of the development.Multiple
tenants of the same development will be required to share a single ground
mounted sign.The sign shall be a maximum of eight feet in height and one
hundred (100)square feet in area.
6.Access Points and Parking Lots.
A.If a parcel has frontage on a secondary road,the two way drive access
points shall occur on the secondary roadway.In these instances an exit
shall be a right out only onto Kanis Road.
B.There shall be one common point for entrance and exit on Kanis Road and
the driveway shall be shared between two (2)parcels with the center of the
access point being located on the property line.In no instance will the
access points be less than 600 feet.
C.Parking lots shall be situated in a manner as to allow for shared parking
between development on adjacent parcels
D.Parking lots shall have a minimum of 30 feet set back line from Kanis
Road.
E.Handicapped access parking shall be provided pursuant to ADAAG
4.1.2(5)(a)and 4.6.3.
F.Passenger loading zones shall be provided pursuant to ADAAG 4.6.6.
7.Landscaping.
A.Landscaped areas shall attempt to incorporate existing on site trees and shrubbery
into the landscaping scheme.No grading,cutting of trees or brush exceeding
three (3)inch in diameter,or disturbance of prominent natural features shall be
performed except for minimal disturbance necessary to permit streets,driveways,
or utility corridors.The public right-of-way and areas reserved for future rights-
of-way in compliance with the adopted Master Street Plan shall not be used to
satisfy the requirements of this section.
B.Within the landscaped area trees shall be planted or be existing at least every
twenty feet and if planted have a minimum of two inches in diameter when
measured twelve inches from the ground.Planted trees shall be placed at least
gd)g
two (2)feet &om existing right-of-way as dictated by the Master Street Plan for
roadway design.Landscaping shall be used to establish a visual and physical
boundary between parking lots and roadways.
C.Rear and side yards shall have a landscaped buffer averaging a minimum depth of
twenty (20)feet &om the property line.Where such yards abut a street right-of-
way,other than Kanis Road,a fifteen foot landscaped strip shall be required.
Along Kanis Road a thirty (30)foot planted buffer will be required.
D.When nonresidential development abuts residential development the use of a
natural buffer such as shrubbery or hedges is encouraged and shall be a minimum
of twenty-five (25)feet from the property line.
E.In a development,which does not allow for a shared parking lot the development
shall be landscaped in compliance with Section 8 or 8 (d)of this ordinance,
which ever is applicable for adjacent properties.
F.All landscaping shall be installed in an appropriate manner in order to maintain
the health and quality of planted material.Final building inspection shall not be
released or certificate of use or occupancy shall not be authorized unless all
landscaping requirements are met or posting of appropriate bonds.
G.Trash receptacles and dumpster areas shall not be located on the same side of the
development site as residential development or structures nor shall they be located
adjacent to Kanis Road.
H.Trash receptacles and dumpster area must be screened by a fence with a minimum
height to conceal the trash receptacles and dumpster area and consist of wood,
brick or masonry material.This fence is in addition to perimeter landscape
requirements when abutting nonresidential development.
8.Protection and replacement of trees.
A.It is the intent of this section to minimize the removal of trees and to ensure that
developers take reasonable measures to design and locate the proposed
improvements so that the number of existing trees to be removed is minimized.In
particular,the design shall attempt to preserve specimen and historic trees.
B.All properties &onting Kanis Road shall have a thirty (30)foot planted buffer
zone containing one tree per six-feet eight-inches (6'8").
C.Each property shall attain a tree density factor of at least forty-nine (49)units per
acre using protected or replacement trees,or a combination of both.Compliance
with this provision shall be calculated using gross acreage of the property minus
the portion of the land area currently or proposed to be covered by structures,
minus the fenced areas of any athletic field,minus the areas of a lake or pond
which is covered by water year round,and excluding open areas of golf facilities.
Protected and replacement trees shall contribute toward the tree density,
D.Tree density shall be calculated according to the existing trees may be counted for
full credit of the required tree density requirement if in the opinion of the plans
review specialist,they are healthy existing trees,Single-trunk replacement trees
shall be a minimum of three-(3)inch caliper.A tree move from one location to
another on the site will be given credit as a protected tree and not as a replacement
tree.
E.Subdivision developments shall be exempt from the tree replacement provisions
during the phase of construction to install streets,utilities and drainage structures
required to be installed or bonded prior to recording of a final plat so long as;(1)
the tree survey includes the area to be disturbed by the construction of streets,
utilities and required drainage facilities;and,(2)the removal of protected trees is
confined to the areas of disturbance determined by the Planning Commission to
be the minimum area necessary to install the infrastructure required by the
subdivision regulations;and,(3)so long as no protected trees are to be removed
outside of the agreed-upon disturbed area.Development of individual parcels
within the subdivision must comply with the tree replacement provisions unless
exempt by other provision.
F.Existing development not otherwise exempted shall comply with the tree
replacement provisions when undergoing expansions as follows:(1)No additional
compliance is required if there is no enlargement of the lot,or in the improved
portion of the existing lot,and either;(a)the value of any one expansion is less
than twenty-five percent (25%),or the value of multiple expansions during any
five year period is less than fifty percent (50%)of the total building square feet of
all improvements on the lot prior to expansion;(b)the total building square
footage of any one expansions is less than twenty-five percent (25%),or the total
building square footage of multiple expansions during any five year period is less
than fifty percent (50%)of the total building square feet of all improvements on
the lot prior to expansion.
G.Protection of trees during development activities.Generally to assure the healthy
and survival of protected trees that are not to be removed,the following kinds of
tree injuries shall be avoided during all development activities:
i.Mechanical injuries to roots,trucks and branches;
ii.Injuries by chemical poisoning;
iii.Injuries by grade changes;
iv.Injuries by excavating;and
v.Injuries by paving.
H.A circular tree protection zone shall be established around each protected tree to
ensure survival.If the drip line is less than ten-(10)feet,the protection zone shall
be ten-(10)feet.If the drip line is more than ten-(10)feet the protection zone
shall be the full drip line of the tree.This configuration of the tree protection zone
may be adjusted upon recommendation of the Plans Review Specialist and upon
verification that measures will be taken during construction or installation to
protect the well being of the tree.
I.Development is prohibited within the tree-protected zone,including any
construction of buildings,structures,paving surfaces,and storm water
retention/detention ponds.All temporary construction activities shall also be
prohibited within the tree protection areas,including all digging,concrete
washing,storage of construction materials,and parking of construction vehicles.
The areas shall be fenced prior to the development and a sign placed depicting the
'+g '3
area as a tree protection zone.The developer shall maintain the protective barrier
during the entire construction process and shall make certain that it is observed by
the contractor.
J.Replacement of dead materials.The property owner shall replace required plants,
which die.Replacement shall be installed at the earliest possible time within a
planting season,and replacements shall be as shown on the approved landscape
plan.Any replacement tree planted for credit shall be replaced by a tree of equal
or greater diameter than originally planted if the tree dies within a period of five-
(5)years.Under no circumstances shall any tree be removed by the owner or
developer without prior permission of the plans review specialist.
K.Tree replacement shall be trees,which are vase shaped (trees with less foliage
near the bottom two-thirds of the tree),a species that normally sheds the lower
branches of the tree,or one that tolerates pruning well.A list follows:
Quercus related species Oak
Acer related species Maples
Platanus occidentalis American Sycamore
Fraxinus americana Ash
Liriodendron tulipi fera Tulip Poplar
Betula nigra River Birch
Gleditsia tricanthos Honey Locust
Zelkova serrata Japanese Zelkova (similar to elms)
L.Shrubs and trees to be considered in the side and rear yards for buffer zones are
evergreen (keeping their leaves throughout the winter),which retain their lower
branches.Trees and shrubbery should be allowed to reach mature height.
Magnoila grandifloria Southern Magnolia
Ilex Opaca and related species American Holly
Pinus taeda Loblolly Pine
Ilex cornuta "Bufordii'ur ford Holly
Photinia serrulata Chinese Photinia
Eleagnus pungens Silverberry
9.Utilities.
A.All utilities shall be located on the rear property line.
B.All utilities shall be located underground.
C.All grates located in walking surfaces shall meet ADAAG 4.5.4 standards.
10.Lighting.
A.Parking lot lighting shall be designed and located in such a manner so as not to
disturb the scenic appearance of the corridor.Lighting will be directed to the
parking areas and not reflected to adjacent parcels.
B.Parking lot lighting shall have a maximum height of thirty feet.
11.Bike/walking path.
A.Bike/walking path shall be incorporated and coordinated with landscaping
requirements stated herein and shall be curved to add aesthetic appeal,
B.Bike/walking path shall be constructed of an asphalt surface in accordance with
the Master Street Plan construction standards.
C.Bike/walking path shall be a nine-(9)foot minimum and provide adequate
clearance for ease of bike/pedestrian traffic and movement.
D.Bike/walking path shall be placed on both sides of the roadway.
E.Bike/walking path shall have a four-(4)foot minimum grass strip measured from
the back of curb to the sidewalk edge to allow for pedestrian safety.
12.Building form.
A.Materials.Native materials such as stone,brick,wood and glass may be used in
the construction of the building exterior.The building-to-glass ration shall be a
minimum of twenty-five (25)percent and a maximum of forty (40)percent.
B.Roof types.The roof must be a pitched roof minimum of 3:12 and constructed of
nonreflective materials.
C.All principal and accessory buildings or structures shall not exceed two stories in
height or 24'-0"in height.
13.Lots.
A.There shall be a minimum development tract size of not less than two (2)acres.
B.The maximum number of buildings per commercial development shall be
measured both by minimum tract size and minimum frontage as follows:one
building ever one acre.
C.In the case of a development involving multiple building sites,whether on one or
more platted lots,the DOD regulations shall apply to the development as an entire
tract rather than to each platted lot.Developments of this type shall be reviewed
by the city through a site plan review process,which illustrates compliance with
the DOD.
14.Exceptions.
A.Property,due to topography,size,irregular shapes or other constraints,such as
adjacent structures or features which significantly affect visibility,and thus
cannot be developed without violating the standards of this article shall be
reviewed through the planned zoning development section of the zoning
ordinance,with the intent to devise a workable development plan which is
consistent with the purpose and intent of the overlay standards.
B.Improvements or repairs to interior and exterior features of existing structures
which do not result in expansions,changes in land use or the removal or
destruction of trees.
4,gs
C.Construction previously authorized by a building permit,a Final Site Plan of a
Planned Unit Development approved by the Planning Commission,or an
approved subdivision plat,any one of which remains valid on the effective
date of this ordinance.Any development whose permit or approval expires
shall not be exempt.
D.A platted lot zoned for single family or two-family dwellings.This exception
shall not apply to unplatted parcels of land being developed for non-residential
uses in residential districts nor to the process of subdividing property for the
purpose of creating streets and extending utilities,or to other residential
developments that require Final Site Plan approval.
'l'h )
9-4
Design Overlay District —Kanis Road Suburban Office/Residential Parkway
Purpose and intent.The purpose of the Kanis Road Overlay District is to superimpose an
overlay zone utilizing landscaped and buffer standards to enhance the general quality of
commercial and office development or structures located on Kanis Road;by providing
buffers to neighboring residences and other commercial uses;increase public safety by
guiding traffic;by minimizing the impact of commercial development and structures on
the drainage system;by decreasing the amount of paved area;and by coordinating green
space and signage in commercial and office areas while reducing visual clutter.
1.Application of district regulations.
A.The regulations in this ordinance shall be in addition to and shall overlay all other
zoning districts and other ordinance requirements regulating the development of
land so that any parcel of land lying in the overlay district shall also lie within one
or more of the other underlying zoning districts.Therefore,all property within
this overlay district will have requirements of both the underlying and overlay-
zoning district in addition to other ordinance requirements regulating the
development of land.In case of conflicting standards between this ordinance and
other City of Little Rock Ordinances,the overlay requirements shall control.
B.These regulations apply to all development,redevelopment or expansion of
existing development with the exception of single family and duplex development
under zoning districts R-l,R-2,R-3,and R-4,or PUD submission s as required.
2.District boundaries.The Kanis Road Overlay District shall encompass all land with
Kanis Road frontage from the west intersection of Kanis Road and Bowman Road
(eastern boundary)and the intersection of Kanis Road and Chenal Parkway (western
boundary).
3.Building setbacks.
A.All principal and accessory buildings or structures are required to have a forty-
five (45)foot build to line from the property line abutting Kanis Road.
B.All principal and accessory buildings or structures are required to have a
fifteen (15)foot building setback from the rear property line.
C.All principal and accessory buildings or structures are required to have a ten
(10)foot building setback from the side property lines.
4.Fences.
A.Chain link fences and razor or barbed wire fences are prohibited.
B.Ornamental iron fences may be appropriate when compatible with the
style of the development.
C.The use-of shrubs or hedges as an alternative to fencing is encouraged
along rear and side property lines when a nonresidential development
abuts a residential development.
5.Signage.
A.Signage identifying a commercial development shall not exceed two square feet in
area for every linear foot of frontage,not to exceed eighty-four (84)square feet
and eight (8)feet in height.
B.Lettering on the sign shall not exceed 1'6"in height and not exceed three-quarters
of the height of the sign.Lettering shall not exceed sixty percent of the total area
of the sign.
C.All wall-mounted signs shall cover no more than four (4)percent of the building
facade.
D.All ground-mounted signs shall be of a monument type design,which may be
installed in the landscaped areas of the front and side yards.
E.Each separate development will be allowed a single ground mounted sign located
on the building site or in the landscaped front yard of the development.Multiple
tenants of the same development will be required to share a single ground
mounted sign.The sign shall be a maximum of five feet in height and forty
square feet in area.
6.Access Points and Parking Lots.
A.If a parcel has frontage on a secondary road,access points shall occur on
the secondary roadway.
B.There shall be one common point for entrance and exit and the driveway
shall be shared between two (2)parcels with the center of the access point
being located on the property line.In no instance will the access points be
less than 600 feet.
C.Parking lot design shall be sensitive to the purposes and intent of the
Design Overlay District.When a building is facing Kanis Road,parking
is not allowed on the front side of the buildings.
D.Parking lots shall not totally surround a building or structure and shall be
situated in a manner as to allow for shared parking between development
on adjacent parcels
E.Parking lots shall have a minimum of 60 feet set back line from Kanis
Road when located in a side yard relationship.
F.Handicapped access parking shall be provided pursuant to ADAAG
4.1.2(5)(a)and 4.6.3.
G.Passenger loading zones shall be provided pursuant to ADAAG 4.6.6.
7.Landscaping.
A.Landscaped areas shall attempt to incorporate existing on site trees and shrubbery
into the landscaping scheme.No grading,cutting of trees or brush exceeding
three (3)inch in diameter,or disturbance of prominent natural features shall be
performed except for minimal disturbance necessary to permit streets,driveways,
or utility corridors.The public right-of-way and areas reserved for future rights-
of-way in compliance with the adopted Master Street Plan shall not be used to
satisfy the requirements of this section.
B.Within the landscaped area trees shall be planted or be existing at least every
twenty feet and if planted have a minimum of two inches in diameter when
measured twelve inches from the ground.Planted trees shall be placed at least
two (2)feet from existing right-of-way as dictated by the Master Street Plan for
roadway design.Landscaping shall be used to establish a visual and physical
boundary between parking lots and roadways.
C.Rear and side yards shall have a landscaped buffer averaging a minimum depth of
ten (10)feet from the property line.Where such yards abut a street right-of-way,
other than Kanis Road,a fifteen foot landscaped strip shall be required.Along
Kanis Road a thirty (30)foot plannter buffer will be required.
D.When nonresidential development abuts residential development the use of a
natural buffer such as shrubbery or hedges is encouraged and shall be a minimum
of ten (10)feet from the property line.
E.In a development,which does not allow for a shared parking lot the development
shall be landscaped in compliance with Section 8 or 8 (d)of this ordinance,
which ever is applicable for adjacent properties.
F.All landscaping shall be installed in an appropriate manner in order to maintain
the health and quality of planted material.Final building inspection shall not be
released or certificate of use or occupancy shall not be authorized unless all
landscaping requirements are met or posting of appropriate bonds.
G.Trash receptacles and dumpster areas shall not be located on the same side of the
development site as residential development or structures nor shall they be located
adjacent to Kanis Road.
H.Trash receptacles and dumpster area must be screened by a fence with a minimum
height to conceal the trash receptacles and dumpster area and consist of wood,
brick or masonry material.This fence is in addition to perimeter landscape
requirements when abutting nonresidential development.
8.Protection and replacement of trees.
A.It is the intent of this section to minimize the removal of trees and to ensure that
developers take reasonable measures to design and locate the proposed
improvements so that the number of existing trees to be removed is minimized.In
particular,the design shall attempt to preserve specimen and historic trees.
B.All properties fronting Kanis Road shall have a thirty (30)foot planted buffer
zone containing one tree per six-feet eight-inches (6'8").
C.Each property shall attain a tree density factor of at least forty-nine (49)units per
acre using protected or replacement trees,or a combination of both.Compliance
3I')
with this provision shall be calculated using gross acreage of the property minus
the portion of the land area currently or proposed to be covered by structures,
minus the fenced areas of any athletic field,minus the areas of a lake or pond
which is covered by water year round,and excluding open areas of golf facilities.
Protected and replacement trees shall contribute toward the tree density.
D.Tree density shall be calculated according to the existing trees may be counted for
full credit of the required tree density requirement if in the opinion of the plans
review specialist,they are healthy existing trees.Single-trunk replacement trees
shall be a minimum of three-(3)inch caliper.A tree move from one location to
another on the site will be given credit as a protected tree and not as a replacement
tree.
E.Subdivision developments shall be exempt from the tree replacement provisions
during the phase of construction to install streets,utilities and drainage structures
required to be installed or bonded prior to recording of a final plat so long as;(1)
the tree survey includes the area to be disturbed by the construction of streets,
utilities and required drainage facilities;and,(2)the removal of protected trees is
confined to the areas of disturbance determined by the Planning Commission to
be the minimum area necessary to install the infrastructure required by the
subdivision regulations;and,(3)so long as no protected trees are to be removed
outside of the agreed-upon disturbed area.Development of individual parcels
within the subdivision must comply with the tree replacement provisions unless
exempt by other provision.
F.Existing development not otherwise exempted shall comply with the tree
replacement provisions when undergoing expansions as follows:(1)No additional
compliance is required if there is no enlargement of the lot,or in the improved
portion of the existing lot,and either;(a)the value of any one expansion is less
than twenty-five percent (25%),or the value of multiple expansions during any
five year period is less than fifty percent (50%)of the total building square feet of
all improvements on the lot prior to expansion;(b)the total building square
footage of any one expansions is less than twenty-five percent (25%),or the total
building square footage of multiple expansions during any five year period is less
than fifty percent (50%)of the total building square feet of all improvements on
the lot prior to expansion.
G.Protection of trees during development activities.Generally to assure the healthy
and survival of protected trees that are not to be removed,the following kinds of
tree injuries shall be avoided during all development activities:
i.Mechanical injuries to roots,trucks and branches;
ii.Injuries by chemical poisoning;
iii.Injuries by grade changes;
iv.Injuries by excavating;and
v.Injuries by paving.
H.A circular tree protection zone shall be established around each protected tree to
ensure survival.If the drip line is less than ten-(10)feet,the protection zone shall
be ten-(10)feet.If the drip line is more than ten-(10)feet the protection zone
shall be the full drip line of the tree.This configuration of the tree protection zone
4
may be adjusted upon recommendation of the Plans Review Specialist and upon
verification that measures will be taken during construction or installation to
protect the well being of the tree.
I.Development is prohibited within the tree-protected zone,including any
construction of buildings,structures,paving surfaces,and storm water
retention/detention ponds.All temporary construction activities shall also be
prohibited within the tree protection areas,including all digging,concrete
washing,storage of construction materials,and parking of construction vehicles.
The areas shall be fenced prior to the development and a sign placed depicting the
area as a tree protection zone.The developer shall maintain the protective barrier
during the entire construction process and shall make certain that it is observed by
the contractor.
J.Replacement of dead materials.The property owner shall replace required plants,
which die.Replacement shall be installed at the earliest possible time within a
planting season,and replacements shall be as shown on the approved landscape
plan.Any replacement tree planted for credit shall be replaced by a tree of equal
or greater diameter than originally planted if the tree dies within a period of five-
(5)years.Under no circumstances shall any tree be removed by the owner or
developer without prior permission of the plans review specialist.
K.Tree replacement shall be trees,which are vase shaped (trees with less foliage
near the bottom two-thirds of the tree),a species that normally sheds the lower
branches of the tree,or one that tolerates pruning well.A list follows:
Quercus related species Oak
Acer related species Maples
Platanus occidentalis American Sycamore
Fraxinus americana Ash
Liriodendron tulipifera Tulip Poplar
Betula nigra River Birch
Gleditsia tricanthos Honey Locust
Zelkova serrata Japanese Zelkova (similar to elms)
L.Shrubs and trees to be considered in the side and rear yards for buffer zones are
evergreen (keeping their leaves throughout the winter),which retain their lower
branches.Trees and shrubbery should be allowed to reach mature height.
Magnoila grandifloria Southern Magnolia
Ilex Opaca and related species American Holly
Pinus taeda Loblolly Pine
Ilex cornuta "Bufordii'urford Holly
Photinia serrulata Chinese Photinia
Eleagnus pungens Silverberry
9.Utilities.
A.All utilities shall be located on the back property line.
B.All utilities shall be located underground.
C.All grates located in walking surfaces shall meet ADAAG 4.5.4 standards.
10.Lighting.
A.Parking lot lighting shall be designed and located in such a manner so as not to
disturb the scenic appearance of the corridor.Lighting will be directed to the
parking areas and not reflected to adjacent parcels.
B.Parking lot lighting shall have a maximum height of thirty feet.
11.Bike/walking path.
A.Bike/walking path shall be incorporated and coordinated with landscaping
requirements stated herein and shall be curved to add aesthetic appeal.
B.Bike/walking path shall be constructed of an asphalt surface in accordance with
the Master Street Plan construction standards.
C.Bike/walking path shall be a nine-(9)foot minimum and provide adequate
clearance for ease of bike/pedestrian traffic and movement.
D.Bike/walking path shall be placed on both sides of the roadway.
E.Bike/walking path shall have a four-(4)foot minimum grass strip measured from
the back of curb to the sidewalk edge to allow for pedestrian safety.
12.Building form.
A.Materials.Native materials such as stone,brick,wood and glass may be used in
the construction of the building exterior.The building-to-glass ration shall be a
minimum of twenty-five (25)percent and a maximum of forty (40)percent.
B.Roof types.The roof must be a pitched roof minimum of 3:12 and constructed of
nonreflective materials.
C.All principal and accessory buildings or structures shall not exceed two stories in
height or 24'-0"in height.
13.Lots.
A.There shall be a minimum development tract size of not less than two (2)acres.
B.The maximum number of buildings per commercial development shall be
measured both by minimum tract size and minimum frontage as follows:one
building ever one acre.
C.In the case of a development involving multiple building sites,whether on one or
more platted lots,the DOD regulations shall apply to the development as an entire
tract rather than to each platted lot.Developments of this type shall be reviewed
by the city through a site plan review process,which illustrates compliance with
the DOD.
14.Exceptions.
A.Property,due to topography,size,irregular shapes or other constraints,such as
adjacent structures or features which significantly affect visibility,and thus
cannot be developed without violating the standards of this article shall be
reviewed through the planned zoning developinent section of the zoning
ordinance,with the intent to devise a workable development plan which is
consistent with the purpose and intent of the overlay standards.
B.Improvements or repairs to interior and exterior features of existing structures
which do not result in expansions,changes in land use or the removal or
destruction of trees.
C.Construction previously authorized by a building permit,a Final Site Plan of a
Planned Unit Development approved by the Planning Commission,or an
approved subdivision plat,any one of which reinains valid on the effective
date of this ordinance.Any development whose permit or approval expires
shall not be exempt.
D.A platted lot zoned for single family or two-family dwellings.This exception
shall not apply to unplatted parcels of land being developed for non-residential
uses in residential districts nor to the process of subdividing property for the
purpose of creating streets and extending utilities,or to other residential
developments that require Final Site Plan approval.
lg )
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,
RI
C
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A
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v'
~
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,
RO
H
N
V
RA
H
M
A
N
,
MI
Z
A
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~
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S
T
,
JU
D
I
T
H
u'
e
AD
C
O
C
K
,
PA
M
~
~
PU
T
N
A
M
,
BI
L
L
NU
N
N
L
E
Y
,
OB
R
A
Y
~
e
LO
W
R
Y
,
BO
B
v'
0
HA
W
N
,
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R
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u'
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Me
e
t
i
n
g
Ad
j
o
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r
n
e
d
7'
0
/
P.
M
.
v
AY
E
~
NA
Y
E
~
AB
S
E
N
T
+
AB
S
T
A
I
N
January 21,1999
SUBDIVISION MINUTES
There being no further business before the Commission,themeetingadjournedat7:41 p.m.
Chairman Se et