pc_07 08 1999subLITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
JULY 8,1999
4:00 P.M.
I.Roll Call and Finding of a Quorum
A Quorum was present being ten in number.
II.Approval of the Minutes of the May 27,1999 and
June 10,1999 Meetings.The minutes were approvedwithrevisions.
III.Members Present:Hugh EarnestBillPutnam
Bob Lowry
Craig Berry
Pam Adcock
Rohn Muse
Judith Faust
Herb Hawn
Mizan Rahman
Obray Nunnley
Members Absent:Richard Downing
City Attorney:Stephen Giles
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
JULY 8,1999
I .DEFERRED ITEMS:
A.Gyst House Car Wash —Short-Form PD-C (Z-6639)
B.Edna Wise —Conditional Use Permit (Z-6667)
II.PRELIMINARY PLATS:
1.Parkway Place Subdivision (Lots 7 and 8,Block 2)
Replat (S-47-J)
2.Northwest Territory —Revised Preliminary Plat (S-200-F)
3.Allen's Subdivision —Preliminary Plat (S-1250)
4.Artz Park Subdivision —Preliminary Plat (S-1252)
5.Jacks Subdivision —Preliminary Plat (S-1253)
III.PLANNED ZONING DEVELOPMENTS:
6.West Tree Service —Revised PID (Z-5718-A)
7.Briarwood Animal Hospital —Short-Form POD (Z-6164-A)
8.Hatley —Short-Form PCD (Z-6693)
9.Jacobs —Short-Form PCD (Z-6698)
10.Starmax —Short-Form PCD (Z-6699)
IV.SITE PLAN REVIEWS:
11.Otter Creek Community —Subdivision Site Plan Review
(S-1251)
Agenda,Page Two
V.CONDITIONAL USE PERMITS:
12.Dalton Whetstone Boys and Girls Club —Conditional Use
Permit (Z-1815-C)
13.Mabelvale Plaza Car Temps —Conditional Use Permit
(Z-3459-E)
14.Classic Impressions —Conditional Use Permit (Z-6692)
15.Little Rock Bible Chapel —Conditional Use Permit (Z-6694)
16.Asher Avenue Car Wash —Conditional Use Permit (Z-6695)
17.Macedonia Missionary Baptist Church —Conditional Use
Permit (Z-6696)
18.Boyle Park Master Plan —Conditional Use Permit (Z-6697)
VI.OTHER MATTERS:
19.Amendment to 1999 Planning Commission Calendar
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July 8,
199'TEM
NO.:A FILE NO.:Z-6639
NAME:Gyst House Car Wash —Short-Form PD-C
LOCATION:Northwest corner of Wright Avenue and Park Street
DEVELOPER:ENGINEER:
Gyst House McGetrick and McGetrick
2200 Wright Avenue 319 East Markham St.,Ste.202LittleRock,AR 72202 Little Rock,AR 72201
AREA:0.436 acre NUMBER OF LOTS:1 FT.NEW STREET:0
ZONING:R-3 &C-3 ALLOWED USES:Single Family Residential
and Commercial
PROPOSED USE:Car Wash
VARIANCES/WAIVERS REQUESTED:None requested.
BACKGROUND:
Gyst House currently operates a car wash/detail shop at the
northwest corner of Wright Avenue and Park Street.The propertyiszonedC-3 and the car wash has a nonconforming use status.
A.PROPOSAL/REQUEST:
Gyst House proposes to redevelop the site by removing theexistingbuildingandconstructinganew4,450 square footautomatedcarwashbuilding,expanding onto the R-3 zonedlotimmediatelynorthoftheexistingcarwashsite.TheapplicantproposestoaccessthesitebyutilizingadivideddrivewayfromParkStreet.There are nine (9)parking spaces proposed as noted on the attached site plan.
The applicant has noted that the hours of operation will befrom7:00 a.m.to 7:00 p.m.,Monday through Saturday.Theapplicanthasalsonotedthatallworkwillbedonewithintheenclosedbuilding.
July 8,
199'UBDIVISION
ITEM NO.:A (Cont.)FILE NO.:Z-6639
B.EXISTING CONDITIONS:
As noted previously,Gyst House currently operates a carwash/detail shop on the property,utilizing a singleexistingbuilding.
There is a church and single-family residences to the southacrossWrightAvenueandtwocommercialbuildings
immediately west of the site.Additional single-familyresidencesarelocatedtothenorth,northwest and eastacrossParkStreet.
C.NEIGHBORHOOD COMMENTS:
The Wright Avenue,Central High and Downtown NeighborhoodAssociationswerenotifiedofthepublichearing.As ofthiswriting,staff has received several phone calls frompersonswithconcernsrelatingtothisproposed
development.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Wright Avenue is listed on the Master Street Plan as a
minor arterial.Traffic is 12,000 vehicles per day.A
dedication of right-of-way to 30 feet from centerline is
required.
2 .A 20 foot radial dedication of right-of-way is requiredatthecornerofWrightAvenueandParkStreet.3.Stormwater detention ordinance applies to this property.4.Contact Traffic Engineer,Bill Henry,for redesign ofentrance.
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer available,not adversely affected.
APSL:No Comment received.
Arkla:No Comment.
Southwestern Bell:No Comment.
Water:Contact Water Works regarding meter size andlocation.RPZ backflow protection will be required for
the car wash.
Fire Department:No Comment.
Count Plannin :No Comment received.
2
July 8,
199'UBDIVISION
ITEM NO.:A (Cont.)FILE NO.:Z-6639
CATA:CATA Route 416 serves this site.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:
This request is in the Central City Planning District and
was the subject of a Land Use Plan LU99-0807 that is
pending before the Board of Directors.The use is
consistent with the proposed Mixed Use category.Concernsariseoverthelayoutofthesite.The vehicular entrance
should be off of Wright Avenue not the residential ParkStreet.Buffering should be greater to the north to buffer
the residential uses to the north.Dumpsters should be
screened and not visible from the front of the property.
Landsca e Issues:
The proposed land use buffer along the northern perimeterofthesiteistwofeetshortoftheminimumwidth
requirement of six feet.A six foot high opaque screen is
required along the northern perimeter.This screen may be
a wooden fence with its face side directed outward or dense
evergreen plantings.
G .ANALYS I S:
The applicant submitted a revised site plan to staff on May7,1999.The revised site plan shows the minimum six foot
wide land use buffer along the north property line as
required.The revised plan also shows the right-of-way
dedication for Wright Avenue and the 20 foot corner radialdedication.
As of this writing,the following site plan design issues
have not been addressed by the applicant:
1.Staff feels that the dumpster should be oriented away
from the street.
2.Existing/proposed signage with details.3.Type of screening to be utilized along the north
property line.
4.Design of entry drive from Park Street.
The ordinance would typically require 22 parking spaces for
an automotive service type use of this size.The proposedsiteplanshowsnine(9)off-street parking spaces.Based
3
July 8,199~
SUBDIVISION
ITEM NO.:A (Cont.)FILE NO.:Z-6639
on the fact that the applicant is proposing an automated
car wash and not a hand-wash facility as is currently on
the property,the parking proposed should be adequate to
serve the use.
Staff feels that redevelopment of this site should prove to
be a positive aspect for this general area and should have
no adverse effects on the surrounding property.
H .STAFF RECOMMENDATIONS:
Staff recommends approval of the PD-C with the followingconditions:
1.Resolution of the site plan design issues as noted in
paragraph G of this report.2.Compliance with the requirements as noted in paragraphs
D,E,and F of this report.3.Any site lighting should be low-level and directed away
from adjacent property.4.The dumpster must be serviced during daylight hours
only.
SUBDIVISION COMMITTEE COMMENTS:(MAY 6,1999)
Pat McGetrick was present,representing the application.Staff
gave a brief description of the proposed site plan.
Mr.McGetrick noted that the proposed use would be an automatedcarwashwithhoursof7:00 a.m.to 7:00 p.m.He also notedthatalloftheworkwouldbedonewithintheenclosedbuilding.
Parking and screening/buffer issues were briefly discussed.
Access to the property was also discussed.Public WorksrepresentativesnotedthataccesstothesitefromPark Street
was preferred.They also noted that the entry drive should beredesigned.
After the discussion,the Committee forwarded the PD-C to thefullCommissionforresolution.
PLANNING COMMISSION ACTION:(MAY 27,1999)
Pat McGetrick was present,representing the application.
Mr.McGetrick requested that this item be deferred to the
July 8,1999 Planning Commission agenda due to the fact that
4
July 8,199&
SUBDIVISION
ITEM NO.:A (Cont.)FILE NO.:Z-6639
there were only eight (8)planning commissioners present.The
Commission offered a deferral to all applicants.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to the July 8,1999
Planning Commission agenda.A motion to that effect was made.
The motion passed by a vote of 8 ayes,0 nays and 3 absent.
PLANNING COMMISSION ACTION:(JULY 8,1999)
Pat McGetrick was present,representing the application.Staff
gave a brief description of the proposed site plan and a
recommendation of approval with conditions.Staff noted that a
few site design issues needed to be resolved and noted that the
dumpster location would be acceptable if properly screened,
based on the fact that the neighborhood is satisfied with thesiteplan.Staff also noted that Mabel Beeler of the
neighborhood had contacted staff and stated that the
neighborhood was satisfied with the site plan.
Pat McGetrick addressed the Commission in support of the
application.Mr.McGetrick noted the following with regards to
the outstanding site design issues:
a.The access drive to the property will not be divided.b.A 6 foot privacy fence will be constructed along the north
property line.c.The dumpster area will be screened according to ordinance.
d.A ground-mounted sign will be of monument type and
approximately 8 feet by 10 feet in area.
Mr.McGetrick also noted that as a result of a meeting with the
neighborhood,the neighborhood wanted the access drive to be on
Wright Avenue instead of Park Street.
Commissioner Nunnley expressed concerns relating to traffic with
the access drive on Wright Avenue.
Bob Turner,of Public works,noted that Public Works would
prefer access to be from Wright Avenue.
Commissioner Nunnley asked about the traffic counts for Wright
Avenue.
5
July 8,
199'UBDIVISION
ITEM NO.:A (Cont.)FILE NO.:Z-6639
Mr.Turner noted that it was approximately 12,000 vehicles
per day.
There was additional discussion concerning access to the
property,including the number of lanes on Wright Avenue in thisarea.Commissioner Faust noted that the street had recently
been restriped and contained three (3)lanes.
It was the general consensus of the Commission that access to
the property be from Wright Avenue.
Commissioner Nunnley also expressed concerns with the number of
parking spaces on the site.He asked if the vehicles would be
hand-dried.
Jim Lawson,Director of Planning and Development,noted that thecarwashwouldbeautomatedandthevehicleswouldleavethe
property after they are washed and dried.
A representative from Gyst House noted that no vehicles would be
parked on Park Street to be dried.He noted that all service ofvehicleswouldbedoneonthesite.
Commissioner Putnam asked if Park Street allowed on-street
parking.
Mr.Turner noted that parking is allowed on Park Street.
There was additional discussion regarding this issue.
There was a motion to approve the PD-C rezoning subject to the
conditions as noted by staff in paragraph H.of the agendareportandthefollowingadditionalconditions:
a.Access to the property to be from Wright Avenue.b.No servicing of vehicles on the street (on-site only).
Reginald Wilson addressed the Commission with concerns relatingtothebufferareaalongthenorthpropertyline.
Mr.McGetrick noted that a 6 foot wood fence and a 6 foot
landscape buffer would be along the north property line.
Mr.Wilson stated that he was concerned about the noise that
would be generated by the automated car wash.
6
July 8,1999
SUBD IVI S ION
ITEM NO.:A (Cont.)FILE NO.:Z-6639
Mr.McGetrick noted that the screening fence should provide thebestsoundbuffer.
There was a brief discussion relating to the hours of operation,buffer and noise levels.
Mr.Wilson expressed concern with how the screening fence would
look and if it would fit in with the neighborhood.
Mr.McGetrick noted that the hours will be until dark during
daylight savings time.He also noted that the fence could be
moved to the south with a landscape area along its north side.
Mr.Wilson indicated that the screening fence with landscaping
along the north side would be satisfactory.
Commissioner Nunnley asked about lighting.
Mr.McGetrick noted that lighting would be on the building andshieldedasnottoreflectontoadjacentproperty.
The previous motion was restated and seconded.The motion
passed by a vote of 10 ayes,0 nays and 1 absent.
7
July 8,199.
ITEM NO.:B FILE NO:Z-6667
NAME:Edna Wise —Conditional Use Permit
LOCATION:5820 Posey Lane
OWNER/APPLICANT:Clyde &Edna Mae Wise/Ruth Ann Minton
PROPOSAL:To obtain a conditional use permit to use a
manufactured home for an accessory dwellingat5820PoseyLaneonR-2 zoned property
which is outside the Little Rock City
Limits,but within the City'
extraterritorial zoning area.
ORDINANCE DESIGN STANDARDS:
1.SITE LOCATION:
This site is located at the end and on the north side of
Posey Lane.Posey Lane is on the west side of Crystal
Valley Road near the intersection with Red Bud,
approximately 0.3 mile south of Lawson Road.
2.COMPATIBILITY WITH NEIGHBORHOOD:
This site is on,and surrounded by,R-2 zoned Single Familyresidentialproperty.Posey Lane is a rural style road
which ends at the applicant's property.The lots are oneacreinsizeandsomeoftheotherlotsonthislanehave
single wide manufactured homes on them.
Staff believes this use would be compatible with the
neighborhood.
There are no neighborhood associations currently active inthisarea.
3.ON SITE DRIVES AND PARKING:
There is a single unpaved driveway to the house which wouldalsoservetheaccessorydwelling.There is an area already
being used to pull off the driveway next to the carport.
That would provide the required one parking space.
July 8,199)
SUBDIVISION
ITEM NO.:B (Cont.)FILE NO.:Z-6667
4.SCREENING AND BUFFERS:
No comments.
5 .PUBLIC WORKS COMMENTS:
No comments.
6.UTILITY AND FIRE DEPT.COMMENTS:
Water:Water main extension required.Approval of the Cityrequiredforwaterservice.
Wastewater:Outside service boundary,no comment.
Southwestern Bell:Approved as submitted.
ARKLA:Approved as submitted.
Entergy:No comments received.
Fire Department:This site is outside the Little Rockservicearea.
CATA:Not currently served by CATA;approved as submitted.
7.STAFF ANALYSIS:
The applicant is requesting a conditional use permit tolocateanew16by80footsinglewidemanufacturedhome to
be used for an accessory dwelling on this R-2 single familyresidentialzonedpropertylocatedoutsidetheLittleRock
City limits,but within the extraterritorial zoning area.
There is a 984 square foot stick-built house on the
property.The accessory dwelling is to be used for the
granddaughter to live on the property and take care of her
grandmother who owns the property.
The proposed location of the accessory dwelling exceeds allsetbacksrequired,but it also exceeds the 700 square foot,
gross floor area permitted by ordinance for an accessory
dwelling.In addition,it also violates the ordinance
because it is about 300 square feet larger than the main
house.The applicant has requested to not be held to the
ordinance siting standards of "removal of all transport
elements,"(they wish to leave the tongue on);and
2
July 8,
199'UBDIVISION
ITEM NO.:B (Cont.)FILE NO.:Z-6667
"permanent foundation,"which includes anchoring standards,
the block piers are not cemented together or mounted on
concrete in-the-ground footings,nor are the anchors boltedtotheframe.Variances would be required for theseissues.
Staff believes this would be a reasonable use of the
property and not be detrimental to the neighborhood.Staff
supports leaving the tongue on if properly screened,but
does not support varying from the permanent foundation and
anchoring for safety reasons.
8 .STAFF RECOMMENDATION:
Staff recommends approval of the conditional use permit,subject to installing a permanent foundation.Staff also
recommends approval of variances to leave the tongue on
with proper screening and to allow the larger gross floor
square footage.
Staff does not recommend approval of the variance to the
requirements for a permanent foundation because of concerns
about safety to the occupants if the standards are reduced.
SUBDIVISION COMMITTEE COMMENTS:(MAY 6,1999)
Ruth Ann Minton was present representing the applicant.Staff
gave a brief description of the proposal.
Staff clarified what the siting standards were in regard to a
"permanent foundation."Ms Minton stated that since the home
was already in place,and she considers its placement temporary,she prefers not to change the foundation and anchoring.
There being no further issues,the Committee accepted the
proposal and forwarded the item to the full Commission for finalresolution.
PLANNING COMMISSION ACTION:(MAY 27,1999)
There were only eight Commissioners present.Therefore,as ispolicy,the Chairman offered all applicants the opportunity todefertheiritemtothenextregularSubdivisionPlanning
3
July 8,1999
SUBDIVISION
ITEM NO.:B (Cont.)FILE NO.:Z-6667
Commission Hearing without any penalty or prejudice.The
applicant chose to defer this item until July 8,1999.
STAFF UPDATE:
Upon careful review of this particular situation,Staff has
developed a revised recommendation regarding its position on the
permanent set up and anchoring standards applied to thisparticularaccessorydwelling.
Staff recommends approval of the conditional use permit and
accepting the existing set up and anchoring method as long as it
meets manufacturer recommendations and the applicant has
provided a letter from the manufacturer/dealer stating thatfact.Staff recommends the following additional conditions berequired:
1.The manufactured home will be occupied by only the
granddaughter and her family.
2.This C.U.P.will be for only two (2)years at which
time it will be reviewed for conformance and status
update.If the conditions remain the same,the C.U.P.will be extended for two year intervals with review attheendofeachtwoyearperioduntilMrs.Ida Mae
Wise no longer lives at this site.
3.Once Mrs.Ida Mae Wise is deceased or has moved
permanently from the primary house on this site,the
manufactured home must within four (4)months be
vacated and removed from the site or be brought up tocurrentCityinstallationstandardsatthattime.
PLANNING COMMISSION ACTION:(JULY 8,1999)
Ruth Ann Minton was present representing her application.There
were no registered objectors present.Staff presented the item
with a recommendation for approval subject to compliance with
the conditions listed under "Staff Recommendation"as amended
under "Staff Update"in the minutes.Staff also recommended
approval of the variances to leave the tongue on with proper
4
July 8,1995
SUBDIVISION
ITEM NO.:B (Cont.)FILE NO.:Z-6667
screening,to allow the larger gross floor square footage than
permitted by ordinance,and to allow the in place set-up and
anchorage to remain as long as it meets the conditions noted
under "Staff Update."
The item was placed on the Consent Agenda and approved as
recommended by Staff.The vote was 10 ayes,0 nays,and
1 absent.
5
July 8,199&
ITEM NO.:1 FILE NO.:S-47-J
NAME:Parkway Place Subdivision (Lots 7 and 8,Block 2)Replat
LOCATION:15 Red Maple Court
DEVELOPER:ENGINEER:
Sam and Kathy Mascuilli Troy D.Laha
15 Red Maple Court 7 Althea Cr.Little Rock,AR 72211 Little Rock,AR 72209
AREA:Approx.0.64 acre NUMBER OF LOTS:2 FT.NEW STREET:0
ZONING:R-2
PLANNING DISTRICT:18
CENSUS TRACT:42.07
VARIANCES/WAIVERS REQUESTED:
1.Variance for minimum lot width of Lot SR.2.Variance for minimum side yard setbacks (both side yards ofLotSRandwestsideyardofLot7R).
A.PROPOSAL:
In 1987 a single-family structure was built on Lot 7,Block2oftheParkwayPlaceAddition(15 Red Maple Court).Theresidencewasinadvertentlyconstructedapproximately7.8feetoverthesidepropertylinebetweenLots7and8.Lots 7 and 8 are owned by separate individuals.
At the time of construction,the title insurance which wasissuedindicatedcleartitletotheproperty,when in factthetitleiscloudedduetotheabovementionedproblem.The cloud on the title has been overlooked by abstractcompaniesinthepast.
July 8,1995
SUBDIVISION
ITEM NO.:1 (Cont.)FILE NO.:S-47-J
The owners of the residence on Lot 7,Sam and KathyMascuilli,wish to sell the home and must have clear titletothepropertyinordertodoso.Therefore,the property
owners are requesting a replat of Lots 7 and 8 to move the
dividing lot line to accommodate the existing residence.
Troy D.Laha,the owner of Lot 8 is also participating in
the replat request.
In moving the dividing lot line,two (2)variances are
needed.The first is a variance for the minimum lot widthofLot8R.The ordinance requires a minimum lot width of
60 feet.A lot width of 53 feet is proposed.
The second variance is for minimum side yard setbacks.The
minimum side yard required for both lots would be eight (8)feet.Staff suggested that the owners plat six (6)footsideyardbuildinglinesforbothsideyardsofLot8RandthewestsideyardofLot7R.This will accommodate theexistingstructureonLot7Randshouldallowamplearea onLot8Rforconstructionofaresidence.
B.EXISTING CONDITIONS:
Lot 7 contains a single-family residential structure (15
Red Maple Court)and Lot 8 is vacant and partially wooded.
There are existing single-family residences on adjacentLots6and9.
C.NEIGHBORHOOD COMMENTS:
The Parkway Place Neighborhood Association was notified forthepublichearing.Staff has received no comment from theneighborhood.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No Comments —replat not routed to Public Works.
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
No Comments —replat was not required to be routed to these
agencies.
2
July 8,199
SUBDIVISION
ITEM NO.:1 (Cont.)FILE NO.:S-47-J
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:
No Comment.
Landsca e Issues:
No Comment.
G.ANALYSIS:
A replat to adjust a dividing lot line is typically an
issue handled at staff level.Whenever the replat contains
a variance(s),the Planning Commission must grant approval.
Thus is the case with this replat.
As noted in paragraph A,variances are needed for the
minimum lot width of Lot 8R and side yard setback variances
are needed for both Lots 7R and 8R.Staff recommends
approval of the variances,as they should have no adverseeffectontheneighboringproperties.
A revised replat drawing was submitted to staff on June 22,1999.The revised drawing contains the additional notes as
requested by staff.There should be no outstanding issues
associated with the replat.
H .STAFF RECOMMENDATIONS:
Staff recommends approval of the replat of Lots 7 and 8,Block 2,Parkway Place Subdivision subject to the followingconditions:
1.Provide Bill of Assurance (with final plat)which
includes language concerning purpose of access easement.2.A deed for the portion of Lot 8 which will become part ofLot7Rmustberecordedwiththefinalplat.3.Staff recommends approval of the variances for minimumlotwidthofLot8RandsideyardsetbacksforLots7R
and 8R.
SUBDIVISION COMMITTEE COMMENT:(JUNE 17,1999)
Sam and Kathy Mascuilli and Troy Laha were present,representing
the application.Staff briefly explained the proposed replat
3
July 8,
199'UBDIVISION
ITEM NO.:1 (Cont.)FILE NO.:S-47-J
and noted several items which needed to be shown on a revisedreplatdrawing.Staff also explained that a Bill of Assurance
would need to be provided with the final plat and that it should
explain the access easement.
The variances associated with the replat were briefly discussed.
After the brief discussion,the Committee forwarded the replattothefullCommissionforfinalaction.
PLANNING COMMISSION ACTION:(JULY 8,1999)
The staff presented a positive recommendation on this
application,as there were no further issues for resolution.
There were no objectors to this matter.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for approval as recommended by staff.
A motion to that effect was made.The motion passed by a voteof10ayes,0 nays and 1 absent.
4
July 8,199
ITEM NO.:2 FILE NO.:S-200-F
NAME:Northwest Territory —Revised Preliminary Plat (Lot 4)
LOCATION:Chenal Parkway,immediately north of Highway 10
DEVELOPER:ENGINEER:
Pfeifer Development Co.White-Daters and Associates
P.O.Box 99 401 Victory Street
No.Little Rock,AR 72115 Little Rock,AR 72201
AREA:87 acres NUMBER OF LOTS:13 FT.NEW STREET:0
ZONING:MF-18 (Lot 4)
PLANNING DISTRICT:20
CENSUS TRACT:42.05
VARIANCE S/WAIVERS REQUESTED:None recce s ted.
A.PROPOSAL:
The applicant proposes to revise the Northwest Territory—Preliminary Plat by splitting Lot 4 into three (3)lots(Lots 4A,4B and 4C).This is the only change proposed tothepreviouslyapprovedpreliminaryplat.The area of Lot
4 is zoned MF-18 and the proposed Lots 4A,4B and 4C eachexceedtheminimumlotsizeofone(1)acre,ranging insizefrom2.50 to 7.11 acres.The lots within the
Northwest Territory Subdivision are being final platted oneatatimeastheyaresold.Lots 1 and 9A have been finalplattedthusfar.
July 8,199m
SUBDIVISION
ITEM NO.:2 (Cont.)FILE NO.:S-200-F
B.EXISTING CONDITIONS:
The area of the Northwest Territory Subdivision is mostlywoodedandundeveloped,except for Lot 1 (miniwarehousebusiness)and Lot 9A (convenience store currently underdevelopment).The property to the north is wooded andundeveloped,with Highway 10 bordering the plat to thesouthandHighway300tothewest.There is a churchlocatedatthenortheastcornerofHighway10and300 andanAPELsub-station to the east along the north side of
Highway 10.
C.NEIGHBORHOOD COMMENTS:
The Aberdeen Court Neighborhood Association was notified ofthepublichearing.Staff has received no comment from theneighborhood.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Construction of right turn lane at the intersection of
Chenal Parkway with unnamed collector will be required.2.Show shared access points to Lots 4C and 4B.Only one
driveway per 300 feet of frontage will be allowed.
Shared access to 4C —4B will be right-in right-out only.
Median cut on Chenal is not permitted.3.Prepare a letter of pending development addressing streetlightsasrequiredbySection31-403 of the Little Rock
Code.All requests should be forwarded to Traffic
Engineering.
4.Stormwater detention ordinance applies to this property.
E .UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer main extension required with easementstoserveproperty.
APEL:No Comment.
Arkla:No Comment received.
Southwestern Bell:Request 10 foot easement along Chenal
Parkway.
Water:There will be limits to floor elevations allowedinthisarea.The limits will be determined by the uses
and the required fire flows.Water main extensions willberequired.An acreage charge of $300 per acre appliesinthisareainadditiontothenormalcharges.Fire Department:No Comment.
2
July 8,
199'UBDIVISION
ITEM NO.:2 (Cont.)FILE NO.:S-200-F
Count Plannin :No Comment received.
CATA:No issues.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:
No Comment.
Landsca e Issues:
No Comment.
G.ANALYSIS:
The applicant submitted a revised preliminary plat drawing
to staff on June 23,1999.The revised plat addresses alloftheconcernsasraisedbystaffandtheSubdivision
Committee .
The revised plat shows a shared driveway for Lots 4B and 4C
as requested by Public Works.The applicant notes an
understanding that this drive will be limited to right-in
and right-out traffic only.The revised plat also notes
the decel lane and the 10 foot sidewalk and utility
easement as required by Public Works.
Otherwise,there should be no outstanding issues associated
with the revised plat.The proposed revisions to the
preliminary plat should have no adverse effects on the
adjacent property.
H .STAFF RECOMMENDATIONS:
Staff recommends approval of the revised preliminary platsubjecttocompliancewiththerequirementsasnotedin
paragraphs D and E of this report.
SUBDIVISION COMMITTEE COMMENT:(JUNE 17,1999)
Joe White was present,representing the application.Staff gave
a brief description of the proposed revised preliminary plat.Staff noted that the lot area for Lots 4A,4B and 4C conformed
to ordinance standards.
3
July 8,
199'UBDIVISION
ITEM NO.:2 (Cont.)FILE NO.:S-200-F
The Public Works requirements were briefly discussed.Mr.White
noted that shared access to Lots 4B and 4C would be acceptable.
After the brief discussion,the Committee forwarded the revised
preliminary plat to the full Commission for final action.
PLANNING COMMISSION ACTION:(JULY 8,1999)
The staff presented a positive recommendation on this
application,as there were no further issues for resolution.
There were no objectors to this matter.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for approval as recommended by staff.
A motion to that effect was made.The motion passed by a voteof10ayes,0 nays and 1 absent.
4
July 8,199
ITEM NO.:3 FILE NO.:S-1250
NAME:Allen'Subdivision —Preliminary Plat
LOCATION:West side of S.Katillius Road,approximately 1,000feetsouthofCantrellRoad
DEVELOPER:ENGINEER:
John Allen McGetrick and McGetrick
9601 Lile Avenue 319 East Markham,Ste.202LittleRock,AR 72205 Little Rock,AR 72201
AREA:5.22 acres NUMBER OF LOTS:7 FT.NEW STREET:0
ZONING:R-2
PLANNING DISTRICT:19
CENSUS TRACT:42.06
VARIANCES/WAIVERS REQUESTED:
1.Deferral of 4 street improvements to S.Katillius Road.
A.PROPOSAL:
The applicant proposes to subdivide 5.22 acres into seven(7)lots.The property is zoned R-2.A private accessdrivefromS.Katillius Road is proposed to serve the sevenlots.This private drive will not be gated.The applicanthasnotedthatallofthelotswillbefinalplattedatthesametime.
The applicant is also requesting a deferral of 4 streetimprovementstoS.Katillius Road.The applicant isrequestingadeferralforfive(5)years,until developmentofadjacentpropertyoruntilthestreetimprovementsaremadebytheCity,whichever occurs first.Public Works hasindicatedsupportofthedeferralrequest.
July 8,
199'UBDIVISION
ITEM NO.:3 (Cont.)FILE NO.:S-1250
B.EXISTING CONDITIONS:
There is a single-family residence on part of this property(Lot 1)with the remainder of the property being
undeveloped and partially wooded.This general area alongS.Katillius Road is made up of single-family residences onlargerlots.The property immediately south of this
proposed subdivision is undeveloped and wooded.
C.NEIGHBORHOOD COMMENTS:
As of this writing,staff has received two (2)calls from
neighbors requesting information on this application.The
Johnson Ranch Neighborhood Association was notified of thepublichearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Justify new private street.
2.Design of private street shall conform to public
standards (minor residential)with 45 feet of right-of-
way,minimum 24 feet of pavement and cul-de-sac at the
end.(Contours do not indicate justification for
Hillside "T"as shown.)3.Construct improvements to South Katillius Road within
minimum of 26 feet of pavement and sidewalk within right-
of-way.
4.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
5.Grading permit will be required on this new development,if it disturbs more than one acre.
6.Prepare a letter of pending development addressing street
lights as required by Section 31-403 of the Little Rock
Code.All requests should be forwarded to Traffic
Engineering.
7.Private street construction plans shall be submitted for
approval by Public Works.
E .UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Outside service boundary,no comment.
APEL:No Comment received.
Arkla:No Comment received.
Southwestern Bell:No Comment.
Water:Water main extension will be required.An acreage
2
July 8,199)
SUBDIVISION
ITEM NO.:3 (Cont.)FILE NO.:S-1250
charge of $300 per acre applies in this area in additiontothenormalcharges.
Fire Department:No Comment.
Count Plannin
Following items are areas Pulaski County feel should be
addressed regarding the preliminary plat for Allen's
Subdivision:
~Correct spelling of Katillius.
~Existing structures.
~Plat calls for a 60'ight-of-way.
~Replat dimensions don't match plat of record.Contact
Jim Farris,County Surveyor,at 340-6800 for details.
~Basis of elevations,assumed,mean sea level,etc.
~Identify all corners.
~Assign street name.
~Pulaski County does not accept private access easements.This easement should be addressed as a minimum of 50 footpublicdedicatedright-of-way,roadways cross sections
with roadway design plans.The County could accept theprivateaccesseasementifthemaintenanceofthedriveisprovidedbythepropertyownersandaddressedintheBillofAssurance.
~Drainage paths,flows in and out,calculations.
~Please check the spelling on PULASKI.
Payment of County review fee in the amount of $38.33.
CATA:No issues.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:
No Comment.
Landsca e Issues:
No Comment.
G.ANALYSIS:
The applicant submitted a revised preliminary plat drawingtostaffonJune23,1999.The revised plat addresses most
3
July 8,
199'UBDIVISION
ITEM NO.:3 (Cont.)FILE NO.:S-1250
of the concerns as raised by staff and the Subdivision
Committee.
The revised plat notes the 45 foot access easement,24 foot
wide access drive and cul-de-sac as required by Public
Works.Several of the notations as required by staff have
been made to the plat drawing.However,the following
additional notes will be required to be shown on another
revised plat:
1.Name/address of property owner and source of title
2 .Storm drainage and preliminary storm drainage plan3.Names of abutting recorded subdivision with source oftitle
4.Names of abutting property owners
As noted earlier,the applicant is requesting a deferral of4streetimprovementstoS.Katillius Road.Staff supports
the deferral request as noted in paragraph H.of this
report.
Otherwise,there should be no outstanding issues associated
with the proposed preliminary plat.The plat should have
no adverse effects on the adjacent property or generalarea.
H .STAFF RECOMMENDATIONS:
Staff recommends approval of the preliminary plat subjecttothefollowingconditions:
1.Compliance with the requirements as noted in paragraphs D
and E of this report.2.A revised preliminary plat drawing must be submitted tostaffwiththeadditionalitemsasnotedinparagraphGofthisreport.3.Staff recommends approval of the deferral of 4 street
improvements to S.Katillius Road for 5 years,untiladjacentdevelopmentoruntilthestreetimprovements are
made by the City,whichever occurs first.4.The maintenance of the private drive must be provided bythepropertyownersandaddressedintheBillof
Assurance.
4
July 8,199.
SUBDIVISION
ITEM NO.:3 (Cont.)FILE NO.:S-1250
SUBDIVISION COMMITTEE COMMENT:(JUNE 17,1999)
Pat McGetrick was present,representing the application.Staff
gave a brief description of the proposed subdivision,noting
several items which needed to be shown on the preliminary plat
drawing.
Mr.McGetrick noted that all of the lots would be final plattedatthesametimeandthatthesubdivisionwouldnotbegated.
He also explained that the proposed private access drive would
not be off-set as are the lot lines between Lot 3 and Tract 2.
Bob Turner,of Public Works,discussed the Public Works
requirements with the applicant and Committee.The design
standards for the private drive were briefly discussed.Staff
explained that the County would accept the private drive if the
maintenance of the drive is provided by the property owners
within this subdivision and addressed in the Bill of Assurance.
Mr.McGetrick stated that he would relay the requirements to the
property owners and respond back to staff.
After the discussion,the Committee forwarded the preliminary
plat to the full Commission for final action.
PLANNING COMMISSION ACTION:(JULY 8,1999)
Pat McGetrick was present,representing the application.Staffbrieflydescribedthepreliminaryplatandgavearecommendationofapprovalwithconditions.
Chairman Earnest noted that this property was part of an island
which is outside the city limits and surrounded by the city,andthattheareaisdeveloped.He stated that the Planning
Commission should express to the Board of Directors a desire to
annex these island areas.There were additional comments
relating to police and fire protection for these unannexed
islands.
There was additional discussion relating to this annexationissue.
5
July 8,
199'UBDIVISION
ITEM NO.:3 (Cont.)FILE NO.:S-1250
There was a motion to waive the bylaws and accept thenotificationasdonebytheapplicant,one (1)day late.The
motion passed by a vote of 10 ayes,0 nays and 1 absent.
Chairman Earnest asked what the size of the entire island was.
Jim Lawson,Director of Planning and Development,noted thatthisparticularislandwasapproximately130acres.He also
noted that a memo had been drafted in order to initiate
annexation of these island areas.
There was additional discussion relating to the annexationissue.
Dottie Funk asked about the Public Works comment relating to the"T"turnaround as originally proposed.She also encouraged the
developer to save as many trees on the site as possible.
Bob Turner,of Public Works,stated that a cul-de-sac would beconstructedtoservethelots.
Mr.McGetrick noted that the lots would be for residences andthatasmanyofthetreesaspossiblewouldbesaved.
There was a motion to approve the deferral of 'c street
improvements to S.Katillius Road for 5 years,until adjacent
development or until a public project for the improvements,
whichever occurs first.The motion passed by a vote of 10 ayes,
0 nays and 1 absent.
There was a second motion to approve the preliminary plat as
recommended by staff.The motion passed by a vote of 10 ayes,
0 nays and 1 absent.
6
July 8,199
ITEM NO.:4 FILE NO.:S-1252
NAME:Artz Park Subdivision —Preliminary Plat
LOCATION:Southeast corner of Shackleford West Blvd.and
Centerview Drive
DEVELOPER:ENGINEER:
West Little Rock Medical The Mehlburger Firm
Group,LLC P.O.Box 3837
P.O.Box 1010 Little Rock,AR 72203
Mabelvale,AR 72103
AREA:5.549 acres NUMBER OF LOTS:3 FT.NEW STREET:0
ZONING:0-3
PLANNING DISTRICT:11
CENSUS TRACT:24.04
VARIANCES/WAIVERS REQUESTED:
1.Variance for minimum side yard setback for Lot 1.2.Variance for minimum rear yard setback for Lot 2.
A.PROPOSAL:
The applicant proposes to subdivide 5.549 acres into three
(3)lots.The property is zoned 0-3 and the applicant is
planning an office development for the property.Theapplicantisproposingshareddrivewaysandaccess
easements as part of the plat.The applicant has notedthatallthreelotswillbefinalplattedatthesametime.
The applicant is requesting setback variances for Lots 1
and 2.The first is a side yard setback variance for Lot 1(side yard between Lots 1 and 2).The ordinance requires a
minimum setback of 10 feet.The applicant is proposing a
5 foot setback.
July 8,199.
SUBDIVISION
ITEM NO.:4 (Cont.)FILE NO.:S-1252
The second variance is a rear yard setback variance for Lot
2 (rear yard between Lots 1 and 2).The Ordinance requiresaminimumsetbackof15feet.A 5 foot rear setback isproposed.All proposed setbacks are shown as plattedbuildinglinesonthepreliminaryplat.
B.EXISTING CONDITIONS:
The property is undeveloped and wooded,as is the propertytothewestacrossCenterviewDrive,north acrossShacklefordWestBlvd.and east along the south side ofShacklefordWestBlvd.The Koger Center office developmentislocatedimmediatelysouthofthissite.
C.NEIGHBORHOOD COMMENTS:
The Sandpiper Neighborhood Association was notified of thepublichearing.As of this writing,staff has received no
comment from the neighborhood.
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.Stormwater detention ordinance applies to this property.4.Prepare a letter of pending development addressing streetlightsasrequiredbySection31-403 of the Little Rock
Code.All requests should be forwarded to Traffic
Engineering.
5.A Sketch Grading and Drainage Plan per Sec.20-186(e)isrequired.
6.A Grading Permit per Sec.29-186(c)and (d)is required.7.Driveways must conform to ordinance 518,031 (250 foot
spacing and 125 feet from property line).Revise accessentrancelocationsandresubmit.
E .UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer main extension required with easementstoserveLot1.
APaL:A 20 foot easement requested along both street
frontages.A 5 foot easement is requested along the east
property line of Lot 3.
2
July 8,199=
SUBDIVISION
ITEM NO.:4 (Cont.)FILE NO.:S-1252
Arkla:No Comment received.
Southwestern Bell:No Comment received.
Water:On site fire protection may be required.An
acreage charge of $150 per acre applies in addition to
normal charges.
Fire Department:Private fire hydrants required.Contact
Dennis Free at 918-3752 for details.
Count Plannin :No Comment received.
CATA:No issues.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:
No Comment.
Landsca e Issues:
No Comment.
G.ANALYSIS:
The applicant submitted a revised preliminary plat drawingtostaffonJune22,1999.The revised plat addresses alloftheconcernsasraisedbystaffandtheSubdivision
Committee.
The revised plat includes all of the additional notes as
requested by staff.The revised plat also shows the
driveway location for Lot 3.The driveway location now
conforms to ordinance standards.
To staff's knowledge,there are no further issues to be
resolved.The proposed preliminary plat,with setback
variances,should have no adverse effect on the generalarea.
H .STAFF RECOMMENDATIONS:
Staff recommends approval of the preliminary plat,including the setback variances requested,subject to
compliance with the requirements as noted in paragraphs D
and E of this report.
3
July 8,1995
SUBDIVISION
ITEM NO.:4 (Cont.)FILE NO.:S-1252
SUBDIVISION COMMITTEE COMMENT:(JUNE 17,1999)
Mike Watson and Joe Swaffer were present,representing the
application.Staff gave a brief description of the proposed
preliminary plat.Staff noted several items which needed to be
shown on a revised preliminary plat drawing.
Mr.Watson noted that all three (3)lots will be final plattedatthesametime.
The requested setback variances were briefly discussed.
The Public Works requirements were also briefly discussed,
primarily driveway location requirements.Mr.Watson indicated
that a driveway location for Lot 3 would be revised to conform
to ordinance standards.
After the brief discussion,the Committee forwarded the
preliminary plat to the full Commission for final action.
PLANNING COMMISSION ACTION:(JULY 8,1999)
The staff presented a positive recommendation on this
application,as there were no further issues for resolution.
There were no objectors to this matter.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for approval as recommended by staff.
A motion to that effect was made.The motion passed by a voteof10ayes,0 nays and 1 absent.
4
July 8,199.
ITEM NO.:5 FILE NO.:S-1253
NAME:Jacks Subdivision —Preliminary Plat
LOCATION:5701 Scott Hamilton Drive
DEVELOPER:ENGINEER:
David Jacks McGetrick and McGetrick
9105 Chicot Road 319 East Markham,Suite 202LittleRock,AR 72209 Little Rock,AR 72201
AREA:7.3 acres NUMBER OF LOTS:2 FT.NEW STREET:0
ZONING:I-2
PLANNING DISTRICT:13
CENSUS TRACT:20.02
VARIANCES/WAIVERS REQUESTED:
1.Variance from the ordinance required minimum driveway setbacks
and spacing for the existing drives.
A.PROPOSAL:
The applicant proposes to subdivide 7.3 acres of propertylocatedontheeastsideofScottHamiltonDrive,north ofWest65Street,into two (2)lots.The property is zonedI-2 and contains several industrial buildings.Theapplicantproposesthissubdivisioninordertohaveseparateownersofthetwoproposedlots.Both lots willbefinalplattedatthesametime.The applicant isrequestingavariancefromtheordinancerequiredminimum
driveway setbacks and spacing for the three (3)existingdrives.This issue is explained further in paragraph G ofthisreport.
July 8,199&
SUBDIVISION
ITEM NO.:5 (Cont.)FILE NO.:S-1253
B.EXISTING CONDITIONS:
The majority of the property in this general area alongScottHamiltonDriveiszonedI-2 and contains a variety ofindustrialuses.
C.NEIGHBORHOOD COMMENTS:
The Wakefield Neighborhood Association was notified of thepublichearing.As of this writing,staff has received no
comment from the neighborhood.
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.Prepare a letter pending development addressing street
lights as required by Section 31-403 of the Little Rock
Code.All requests should be forwarded to Traffic
Engineering.
3.Show driveway location on plat.Driveways must comply
with ordinance ¹18,031 (125 feet from P/L corner and 250feetspacing).(Shared access may be required.)4.Existing topographic information at maximum five foot
contour interval base flood elevation is required.5.A Sketch Grading and Drainage Plan per Sec.29-186(e)is
required.
6.A Grading Permit for Special Flood Hazard Area per Sec.
8-283 is required.
7.Contact the ADPC&E for approval prior to start work is
required.
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer available,not adversely affected.
AP&L:No Comment.
Arkla:No Comment received.
Southwestern Bell:No Comment received.
Water:According to the PAGIS building coverage,it
appears that a building crosses the proposed lot line.
There is a fire service that serves the north lot that
may cross the south lot,which would be unacceptable.
There is a 12-inch water main in a 10-foot wide waterline
easement crossing this property,recorded in book 958,
2
July 8,199&
SUBDIVISION
ITEM NO.:5 (Cont.)FILE NO.:S-1253
page 5,Pulaski County Circuit Clerk,which is not shown.
Contact Marie Dugan at 377-1222 for details.
Fire Department:No Comment.
Count Plannin :No Comment received.
CATA:No issues.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:
No Comments.
Landsca e Issues:
No Comments.
G.ANALYS I S:
The applicant submitted a revised preliminary plat drawingtostaffonJune23,1999.Several notations have been
made to the preliminary plat as required by staff.
However,the following notes must be shown on anotherrevisedplatdrawing:
1.Source of title
2.Names of recorded subdivision and source of title3.Names of all abutting property owners.
The applicant also submitted an as-built survey showing theexistingbuildinglocations(4).It appears that all oftheexistingbuildingsconformtotheordinancerequired
minimum setbacks for I-2 zoning.The two proposed lotsalsoconformtotheordinancerequiredminimumlotwidth
and area.
As noted in paragraph A,the applicant is requesting avariancefromtheordinancerequiredminimumdriveway
setbacks and spacing for the three (3)existing driveways.
The ordinance requires a minimum driveway setback of 125feetfromthepropertylineandaminimumspacingof250feetbetweendrives(measurements to be from center of
drives).
3
July 8,
199'UBDIVISION
ITEM NO.:5 (Cont.)FILE NO.:S-1253
The southernmost drive is approximately 80 feet from the
south property line,with the northernmost drive being
approximately 40 feet from the north property line.The
spacing is approximately 183 feet between the two
southernmost drives and 260 feet for the two northernmost
drives.Public Works recommends approval of the variance
as requested.
Otherwise,to staff'knowledge,there should be no
outstanding issues associated with the preliminary plat.
The proposed plat should have no adverse effects on the
adjacent property.
H .STAFF RECOMMENDATIONS:
Staff recommends approval of the preliminary plat subjecttothefollowingconditions:
1.Compliance with the requirements as noted in
paragraphs D and E of this report.
2.Staff recommends approval of the variance from theordinancestandardsfordrivewaysetbacksandspacingasrequestedbytheapplicantforthethree(3)existing drives.
SUBDIVISION COMMITTEE COMMENT:(JUNE 17,1999)
Pat McGetrick was present,representing the application.Staff
briefly described the proposed preliminary plat,noting several
items which needed to be shown on a revised preliminary plat
drawing.
Mr.McGetrick provided an as-built survey of the property,
showing the existing building locations in relation to the
proposed dividing lot line.It appeared that the buildings met
the setbacks of the I-2 zoning district.
The Public Works requirements were discussed with the applicant
and Committee.There was a detailed discussion regarding
driveway locations.Bob Turner,of Public Works,explained the
new ordinance which requires shared driveways and how that
ordinance applies to this property.It was noted that if the
applicant wishes to keep the existing driveway locations,a
variance would be needed for driveway spacing and setback.
4
July 8,
199'UBDIVISION
ITEM NO.:5 (Cont.)FILE NO.:S-1253
After the discussion,the Committee forwarded the preliminary
plat to the full Commission for final action.
PLANNING COMMISSION ACTION:(JULY 8,1999)
The staff presented a positive recommendation on this
application,as there were no further issues for resolution.
There were no objectors to this matter.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for approval as recommended by staff.
A motion to that effect was made.The motion passed by a vote
of 10 ayes,0 nays and 1 absent.
5
July 8,199&
ITEM NO.:6 FILE NO.:Z-5718-A
NAME:West Tree Service —Revised Long-Form PID
LOCATION:6300 Forbing Road
DEVELOPER:ENGINEER:
West Tree Service Co.,Inc.Samuel L.Davis
6300 Forbing Road 5301 West 8 StreetLittleRock,AR 72209 Little Rock,AR 72204
AREA:8.89 acres NUMBER OF LOTS:1 FT.NEW STREET:0
ZONING:PID ALLOWED USES:West Tree Service facility
PROPOSED USE:Same with expanded,paved
and gravel parking areas.
VARIANCE S/WAIVERS REQUESTED:
1.Variance from the ordinance required minimum driveway setbacks
and spacing for the existing drives.
BACKGROUND:
On August 24,1993,the Planning Commission approved the WestTreeService—Long-Form PID for the property at 6300 ForbingRoad.On September 21,1993,the Board of Directors passedOrdinanceNo.16,494 approving the Planned Development.
The approved site plan included a 2,720 square foot officebuilding,a 2,400 square foot storage building,a 4,000 squarefootshopwitha5,200 square foot canopy and a small portablebuilding.The building locations are noted on the attached siteplan.The approved site plan also included areas of asphaltparking.
A.PROPOSAL:
The applicant proposes to revise the previously approvedsiteplanbyaddingasmallamountofasphaltparkingareaonthewestsideoftheshopbuildingandalargerareaof
July 8,1999
SUBDIVISION
ITEM NO.:6 (Cont.)FILE NO.:Z-5718-A
gravel parking on the north side of the shop building.Thegravelareawillbeusedforequipmentstorage.The
applicant also proposes to extend the existing six (6)footscreeningfencealongtheeastpropertylinenorthwardtotheexistingtreeline.This will aid in screening thegravelequipmentstorageareafromtheresidencestotheeast.The proposed improvements (asphalt and gravel
parking and fence extension)have already been made to theproperty.
The previously approved site plan showed an area foron-site stozmwater detention along the east property line,near the end of Myerson Drive.The applicant proposes to
move the on-site stozmwater detention area to along thewestpropertylineasnotedontheattachedsiteplan.Public Works is comfortable with the relocated detentionareaasproposed.
B.EXISTING CONDITIONS:
This general area is made up of a mixture of uses andzoning.There is a mixture of residential,office andcommercialusestotheeast.There is a large warehouse
complex immediately west of the site,with other industrialandcommercialusestothesouthacrossForbingRoad.Other industrial uses and zoning are located to the north.
As noted in the "Background"paragraph,there are severalexistingbuildingsandparkingareasonthisproperty.Thenorthernportionofthispropertyisprimarilywoodedandundeveloped.
C.NEIGHBORHOOD COMMENTS:
The Wakefield,Cloverdale and Geyer Springs NeighborhoodAssociationswerenotifiedofthepublichearing.As ofthiswriting,staff has received one (1)phone call from aneighborrequestinginformationontheproject.Nonegativecommentshavebeenreceived.
D .ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Forbing Road is listed on the Master Street Plan as a
minor arterial.A dedication of right-of-way to 45 feet
from centerline is required.
2.Provide design of streets conforming to "MSP"(MastezStreetPlan).Construct one-half street improvements to
these streets including 5 foot sidewalks with planned
development.(59 feet required width of pavement from
2
July 8,199)
SUBDIVISION
ITEM NO.:6 (Cont.)FILE NO.:Z-5718-A
back curb to back curb on Forbing Road.)Sears Avenue
requires (31 feet of pavement with turnaround).
Dedicate right-of-way and construct improvements for
public turnaround at Myerson Drive.3.Repair or replace any curb and gutter or sidewalk thatisdamagedinthepublicright-of-way prior to
occupancy.
4.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.5.Driveway must comply with a new ordinance ¹18,031 (150feetfrompropertycornerand300feetspacing).6.Stormwater detention ordinance applies to this property.7.Prepare a letter of pending development addressingstreetlightsasrequiredbySection31-403 of theLittleRockCode.All requests should be forwarded toTrafficEngineering.
8.Existing topographic information at maximum five foot
contour interval base flood elevation is required.9.A Sketch Grading and Drainage Plan per Sec.29-186(e)isrequired.
10.A Grading Permit per Sec.29-186(c)and (d)is required.11.Traffic count on Geyer Springs near Forbing was 25,000in1997andForbingRoadnearGeyerSpringswas8,900 in1997.
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer available,not adversely affected.
APSL:No Comment.
Arkla:No Comment received.
Southwestern Bell:No Comment received.
Water:No Comment.
Fire Department:Private fire hydrant may be needed.
Contact Dennis Free at 918-3752 for details.
Count Plannin :No Comment received.
CATA:No issues.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:
This request is in the 65 Street East Planning District.It is shown as Industrial on the Land Use Plan.There is
an existing PID on the property and the expansion of thecurrentuseisconsistentwiththeIndustrial.Buffering
3
July 8,1995
SUBDIVISION
ITEM NO.:6 (Cont.)FILE NO.:Z-5718-A
to the adjacent residential areas should be addressed;i.e.
the fencing should be extended to address the storage of
large vehicles and machinery.
Cit Reco nized Nei hborhood Action Plan:There is not a
neighborhood plan for this area at this time.
Landsca e Issues:
Areas set aside for buffers and landscaping meet with
ordinance requirements.
G.ANALYSIS:
The applicant submitted a revised site plan and letter tostaffonJune23,1999.The revised plan shows the
relocated on-site stormwater detention area as noted in
paragraph A of this report.The letter submitted addresses
the following points:
1.West Tree Service will make a 15 percent in-lieu paymentforallrequiredstreetimprovements.
2.Right-of-way will be dedicated for a turnaround at the
end of Myerson Road as required by Public Works.3.A variance is requested from the ordinance required
minimum driveway setbacks and spacing for the three (3)existing drives.
The ordinance requires a minimum driveway setback of 150feetfromthepropertylineandaminimumspacingof300feetbetweendrives(measurements to be from center of
drives).The easternmost drive is approximately 20 feet
from the east property line,with the westernmost drive
being approximately 35 feet from the west property line.
The spacing is approximately 280 feet between the two
easternmost drives and approximately 200 feet between the
two westernmost drives.Public Works recommends approvalofthevariancesforthetwo(2)westernmost drives only.
Public Works recommends that easternmost drive be removed
and the cost of the removal be deducted from the in-lieu
payment that will be made by the applicant.The applicant
agrees to the removal of this drive.
Otherwise,to staff's knowledge,there are no outstanding
issues associated with the site plan.The revised PID
should have no adverse effects on the surrounding property.
4
July 8,199
SUBDIVISION
ITEM NO.:6 (Cont.)FILE NO.:Z-5718-A
H.STAFF RECOMMENDATIONS:
Staff recommends approval of the revised PID zoning subjecttothefollowingconditions:
1.Compliance with the requirements as noted in paragraphs
D,E and F of this report.
2 .Staff recommends approval of the variance from the
ordinance standards for driveway setbacks and spacing asrequestedbytheapplicantforthetwo(2)westernmostdrives.Public Works recommends that the easternmostdriveberemoved.
SUBDIVISION COMMITTEE COMMENT:(JUNE 17,1999)
Jack West,Jeff Grimmett and Gary Ingle were present,
representing the application.Staff gave a brief description of
the revised PID site plan.
The Public Works requirements were discussed in length.It was
noted that a water detention dike was eliminated from the
previously approved site plan.Staff noted that the applicant
was obligated to provide for on-site stormwater detention.The
applicants stated that they would work with Public Works on analternatelocationonthesiteforstormwaterdetention.
Dedication of right-of-way and street improvements to Forbing
Road,Myerson Drive and Sears Avenue were briefly discussed.It
was indicated that a deferral request or possible 15 percent in-
lieu contribution would be made for the improvements.This wasbrieflydiscussed.
Driveway locations were also discussed.It was noted that the
existing driveways do not conform to the new ordinance standards
(setback and spacing).The applicants noted that a variance
request would be submitted.
It was determined that the applicants would meet with Public
Works representatives and work out details associated with
stormwater detention,right-of-way dedication,street
improvements and driveway locations.
After the discussion,the Committee forwarded the revised PID to
the full Commission for resolution.
5
July 8,1999
SUBDIVISION
ITEM NO.:6 (Cont.)FILE NO.:Z-5718-A
PLANNING COMMISSION ACTION:(JULY 8,1999)
The staff presented a positive recommendation on this
application,as there were no further issues for resolution.
There were no objectors to this matter.
Commissioner Adcock noted concerns with the maintenance of the
area which would be dedicated for a turnaround at the end of
Myerson Road.She stated that Public Works had indicated that
the applicant (West Tree Service)would continue to maintainthisarea,even though Public Works is responsible for the
maintenance.
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 voteof10ayes,0 nays and 1 absent.
6
July 8,
199'TEM
NO.:7 FILE NO.:Z-6164-A
NAME:Briarwood Animal Hospital —Short-Form PD-0
LOCATION:Northeast corner of Kanis Road and Michael's Street
DEVELOPER:ENGINEER:
Briarwood Animal Hospital White-Daters and Associates
8422 Kanis Road 401 Victory StreetLittleRock,AR 72204 Little Rock,AR 72201
AREA:0.7 acre NUMBER OF LOTS:2 FT.NEW STREET:0
ZONING:0-3 &R-2 ALLOWED USES:Office and Single-Family
Residential
PROPOSED USE:Expand existing animal
clinic
VARIANCES/WAIVERS REQUESTED:
1.Variance from the required minimum driveway setbacks and
spacing for the existing drives.
2.Deferral of 4 street improvements to Kanis Road
A.PROPOSAL/REQUEST:
The applicant proposes to rezone the property at thenortheastcornerofKanisRoadandMichael's Street from0-3/R-2 to PD-0.The rezoning is requested in order toallowfortheexpansionoftheexistingBriarwoodAnimalHospitalontothesingle-family residential lot immediatelyeast.A replat of the property is also proposed as part oftherezoning.This would allow separate ownership of theanimalclinicandresidentialstructureimmediatelyeast oftheexistingparkingarea.Lot 1R as shown on the attachedsketchisnotincludedintherezoning.
The applicant proposes a 1,722 square foot building
expansion to the existing animal clinic (1,923 squarefeet),along the east side of the existing building.Theexistingbuildingandtheproposedexpansionwillbe
July 8,
199'UBDIVISION
ITEM NO.:7 (Cont.)FILE NO.:Z-6164-A
approximately 20 feet in height.Existing and proposedbuildings,parking,drives,and signage are shown on theattachedsiteplan.There will be no dumpster on theproperty.
The hours of operation will be as follows:
7:00 a.m.to 7:30 p.m.,Monday through Friday.8:00 a.m.to noon,Saturday.
The applicant is requesting a variance from the minimumrequireddrivewaysetbackandspacingfortheexistingdrivesonMichael's Street and a deferral of 4 street
improvements to Kanis Road.These requests are explainedingreaterdetailinparagraphG.of this report.
B.EXISTING CONDITIONS:
As noted in paragraph A.,the Briarwood Animal Hospital andasingle-family residence exists on the site.The propertytotheeastisundevelopedandwooded.There are single-family residences located to the north along both sides ofMichael'Street,with office uses across Michael'Streettothewest.Additional office and commercial uses arelocatedfurtherwestalongKanisRoad.There isundevelopedC-3 zoned property to the south across KanisRoad,with multifamily residences further south.
C.NEIGHBORHOOD COMMENTS:
The John Barrow and Brownwood Terrace NeighborhoodAssociationswerenotifiedofthepublichearing.As ofthiswriting,staff has received no comment from theneighborhood.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Kanis Road is listed on the Master Street Plan as a
minor arterial.A dedication of right-of-way to 45 feet
from centerline is required.
2.Michael Drive is a commercial street.Dedicate right-
of-way to 30 feet from centerline.3.Provide design of streets conforming to "MSP"(MasterStreetPlan).Construct one-half street improvements tothesestreetsincluding5footsidewalkswithplanned
development.
4.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.5.Stormwater detention ordinance applies to this property.
2
July 8,199&
SUBDIVISION
ITEM NO.:7 (Cont.)FILE NO.:2-6164-A
6.Prepare a letter of pending development addressingstreetlightsasrequiredbySection31-403 of theLittleRockCode.All requests should be forwarded toTrafficEngineering.
7.No access will be allowed from Lot 1R to Kanis Road.
Revise Michael driveways to conform with Ordinance
¹18,031.
8.Existing topographic information at maximum five foot
contour interval base flood elevation is required.9.A Sketch Grading and Drainage Plan per Sec.29-186(e)is
required.
10.Traffic count on Kanis Road at Michael's Drive was 7,800
in 1997.
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 received.
Water:No objection.Contact the Water Works if larger
and/or additional water service is needed.
Fire Department:No Comment.
Count Plannin :No Comment received.
CATA:No issues.
F.ISSUES/TECHNICAL/DESIGN
Plannin Division:
This proposal is in the Boyle Park Planning District.ThesiteisshownasMixedUseontheLandUsePlan.The
combination of the veterinarian and residential use is in
keeping with the Mixed Use category.
Cit Reco nized Nei hborhood Action Plan:There is not a
neighborhood plan for this area at this time.
Landsca e Issues:
An update in landscaping toward compliance with the
Landscape Ordinance will be required equal to the building
expansion proposed.
3
July 8,199~
SUBDIVISION
ITEM NO.:7 (Cont.)FILE NO.:Z-6164-A
A six foot high opaque screen will be required along the
eastern and northern perimeters of the site.This screen
may be a wooden fence with its face side directed outward
or dense evergreen plantings.
Prior to obtaining a building permit,it will be necessarytohaveadetailedlandscapeplanapprovedbythePlans
Review Specialist.
G.ANALYSIS:
The applicant submitted a revised site plan and coverlettertostaffonJune28,1999.The revised plan shows
the screening as required,where adjacent to residential
zoning.The applicant has noted that the clinic has atotaloftwoveterinarians,which typically would require
12 parking spaces.There are 12 parking spaces within theexistingparkingarea.The applicant has also noted that
an indoor boarding area and indoor runs will be located in
the area of building expansion,as accessory uses to the
animal clinic,and entirely enclosed.
The applicant is requesting a deferral of 4 street
improvements to Kanis Road.The deferral will be for five
(5)years,until development of adjacent property or until
the street improvements are made by the City,whichever
occurs first.The applicant has noted that additional
right-of-way will be dedicated for Kanis Road as required.
Public Works has indicated support of the deferral request.
The applicant is also requesting a variance from the
ordinance requirements for minimum driveway setback and
spacing for two of the existing drives along Michael'sStreet.The ordinance would require a minimum driveway
setback of 100 feet from the property line and a minimum
spacing of 200 feet between drives (measurements to be tocenterlineofdriveways).The northernmost existing driveisapproximately10feetfromthenorthpropertylinewith
an existing spacing of approximately 75 feet between the
two northernmost drives.Public Works has indicated
support of this variance request based on the fact that the
applicant has agreed to eliminate the southernmost drive onMichael's Street.
The applicant has noted that the southernmost drive onMichael's Street will be closed for a three (3)month trial
4
July 8,199)
SUBDIVISION
ITEM NO.:7 (Cont.)FILE NO.:Z-6164-A
period.If,after 3 months,the applicant feels that thesingleaccesspointtotheparkingareaisfunctioning
properly,the drive will remain closed.If the applicantisnotsatisfiedwiththesingledrive,the issue of a
second variance for driveway setback and spacing will be
brought back to the Planning Commission for consideration.
The three (3)month trial period will begin on the datethatthePD-0 ordinance is adopted by the City Board ofDirectors.
With proper screening of this property from the adjacentresidentialpropertyandanyusesbeingentirelywithin theenclosedbuilding(animal boarding and runs),staff feelsthattheproposedadditiontotheBriarwoodAnimalHospitalshouldhavenoadverseeffectontheadjacentpropertyorthegeneralarea.
H .STAFF RECOMMENDATIONS:
Staff recommends approval of the PD-0 rezoning subject tothefollowingconditions:
1.Compliance with the requirements as noted in paragraphsD,E and F of this report.
2 .Staff supports the variance for minimum driveway setbackandspacingforthetwonorthernmostdrives.Thesouthernmostdrivewillbeeliminated,as noted inparagraphG.3.Staff also supports the deferral of 4 street
improvements to Kanis Road for five (5)years,untildevelopmentofadjacentpropertyoruntilthestreetimprovementsaremadebytheCity,whichever occursfirst.4.Any site lighting should be low-level and directed awayfromadjacentresidentialproperty.5.The areas for animal boarding and runs within thebuildingexpansionmustbecompletelyenclosed.6.The replat of the two lots must be completed prior to abuildingpermitbeingissuedfortheclinicexpansion.
SUBDIVISION COMMITTEE COMMENT:(JUNE 17,1999)
Joe White was present,representing the application.Staff gaveabriefdescriptionoftheproposedPD-0 site plan.
Commissioner Berry asked if there would be a kennel associated
with the animal clinic.Mr.White stated that he would get the
5
July 8,
199'UBDIVISION
ITEM NO.:7 (Cont.)FILE NO.:Z-6164-A
property owner to answer that question and relay the information
to staff.
The Public Works requirements were discussed.There was a brief
discussion concerning the possible deferral of right-of-way
dedication until further development.
There was also discussion concerning the driveway locations andaccesstoLot1R.Bob Turner,of Public Works,noted thataccesstoLot1RshouldbethroughLot2Randnotdirectly from
Kanis Road.Mr.White noted that he would discuss these issues
with the property owner and respond to staff.
After the discussion,the Committee forwarded the PD-0 rezoning
request to the full Commission for resolution.
PLANNING COMMISSION ACTION:(JULY 8,1999)
The staff presented a positive recommendation on this
application,as there were no further issues for resolution.
There were no objectors to this matter.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for approval as recommended by staff.
A motion to that effect was made.The motion passed by a voteof10ayes,0 nays and 1 absent.
6
July 8g 19&~
ITEM NO.:8 FILE NO.:Z-6693
NAME:Hatley —Short-Form PCD
LOCATION:4810 Stagecoach Road
DEVELOPER:ENGINEER:
Robert Hatley None
4810 Stagecoach Road
Little Rock,AR 72204
AREA:0.96 acre NUMBER OF LOTS:1 FT.NEW STREET:0
ZONING:C-3 ALLOWED USES:Commerci al
PROPOSED USE:Commercial
A.PROPOSAL/REQUEST:
The applicant proposes to rezone the property at 4810StagecoachRoadfromC-3 to PCD in order to add truck andtrailerrentalasapermittedusetotheexistinguseoftheproperty.There are currently two (2)buildings on thesite,as noted on the attached site plan.The largerbuildingiscurrentlyananticpxeshop,with some outsidedisplay.Part of the smaller building is a beauty shop,with the remainder of the building housing an office for alawnsprinklerbusiness.
The applicant proposes to add an area of truck and trailerparkingasnotedontheattachedsiteplan.The applicanthasnotedthatatanygiventimetherewillbe2to4trucksand3to4trailers(U-Haul type)on the property.There will be a small office for the truck/trailer rentalbusinesswithintheanticpxeshopbuilding.The applicantalsonotesthatthesmallerbuildingwilleventuallybeusedforfurniturerefinishingasanaccessoryusetotheanticpxeshop.
July 8,19&~
SUBDIVISION
ITEM NO.:8 (Cont.)FILE NO.:Z-6693
B.EXISTING CONDITIONS:
There are two (2)existing buildings on the site,as notedinparagraphA.There are existing gravel parking areasalongthenorth,south and east sides of the antique shopbuilding.
There are commercial uses to the east along Asher Avenue,with the Farmers Association farm supply business locatedimmediatelywest.Single-family residences and a churcharelocatedtothenorthacrossColonelGlennRoad,withadditionalsingle-family residences to the south acrossStagecoachRoad.
C.NEIGHBORHOOD COMMENTS:
The John Barrow and Westwood Neighborhood Associations werenotifiedofthepublichearing.As of this writing,staffhasreceivednocommentsonthisapplication.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Stagecoach 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.
2.Colonel Glenn Road is listed on the Master Street Plan as
a principal arterial,dedication of right-of-way to 55feetfromcenterlinewillberequired.Widening of
Colonel Glenn to arterial standards will be required withconstruction.
3.Dedicate right-of-way for proposed turn lanes per AHTD
drawings.
4.Prepare a letter of pending development addressing street
lights as required by Section 31-403 of the Little Rock
Code.All requests should be forwarded to Traffic
Engineering.
5.Stormwater detention ordinance applies to this property.6.Traffic count for Stagecoach Road (Hwy.5)South of
Colonel Glenn was 6,700 in 1997 and Colonel Glenn Road
East of Hwy.5 was 11,000 in 1997.
E .UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer available,not adversely affected.
APGL:No Comment received.
2
July 8,195
SUBDIVISION
ITEM NO.:8 (Cont.)FILE NO.:Z-6693
Arkla:No Comment received.
Southwestern Bell:No Comment received.
Water:A reduced pressure valve backflow preventer is
required for beauty shops and car washes.Contact the
Water Works if larger and/or additional water service is
needed.
Fire Department:No Comment.
Count Plannin :No Comment received.
CATA:No issues.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:
This request is in the 65 Street West Planning District
and is shown as Neighborhood Commercial on the Land Use
Plan.The limited scale of the proposed use (antiquestore)is consistent with the Neighborhood Commercial.
Cit Reco nized Nei hborhood Action Plan:There is not a
neighborhood plan for this area at this time.
Landsca e Issues:
If new vehicular use areas are to be developed,they will
be required to be landscaped.
G.ANALYSIS:
In light of the Master Street Plan requirements for this
property,right-of-way dedication and street improvements,
and the fact that there are public projects planned forstreetimprovementstoStagecoachandColonelGlennRoads,
the applicant has decided to withdraw the PCD rezoning
request.The applicant notified staff of the withdrawal
request on June 25,1999.Staff supports the withdrawal.
H .STAFF RECOMMENDATIONS:
Staff recommends approval of the withdrawal as requested bytheapplicant.
3
July 8,199=
SUBDIVISION
ITEM NO.:8 (Cont.)FILE NO.:Z-6693
SUBDIVISION COMMITTEE COMMENT:(JUNE 17,1999)
The applicant was not present.Staff briefly described the
proposed PCD site plan.There was a brief discussion concerning
the existing use of the property.
The Public Works requirements,right-of-way dedication andstreetimprovements,were briefly discussed.
Staff informed the Committee that the applicant would be
contacted and notified of all requirements.
After the brief discussion,the Committee forwarded the PCD to
the full Commission for resolution.
PLANNING COMMISSION ACTION:(JULY 8,1999)
Staff informed the Commission that the applicant had submitted aletteronJuly1,1999 requesting that this item be withdrawn,
without prejudice.Staff supported the withdrawal request.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for withdrawal,without prejudice.A
motion to that effect was made.The motion passed by a vote of
10 ayes,0 nays and 1 absent.
4
July 8,199
ITEM NO.:9 FILE NO.:Z-6698
NAME:Jacobs —Short-Form PCD
LOCATION:3800/3900 Blocks of John Barrow Road
DEVELOPER:ARCHITECT:
Edward Jacobs Matrix IV Architects
1200 Barrow Road,¹111 100 S.Main StreetLittleRock,AR 72205 Little Rock,AR 72201
I
AREA:Approx.1.15 acres NUMBER OF LOTS:1 FT.NEW STREET:0
ZONING:R-3 ALLOWED USES:Single Family Residential
PROPOSED USE:Office and Commercial Mix
VARIANCES/WAIVERS REQUESTED:None requested.
A.PROPOSAL/REQUEST:
The applicant proposes to rezone property within the3800/3900 Block of John Barrow Road (west side)from R-3 to
PCD to allow a single building mixed office/commercial
development.The applicant proposes to construct a 10,000
square foot building (17 feet in height)near the center ofthesite,with parking on the north,south and east sides.
A total of 40 parking spaces is proposed.Access to thesitewillbegainedbyutilizingasingle35footdrive
from Barrow Road.
The following uses are proposed for the building:
1.Office/showroom/warehouse —3,108 square feet (760 squarefeetofwarehousespace)2.Two (2)beauty salons —1,936 square feet total3.General office uses —4,956 square feet
The applicant is proposing 0-3 permitted uses as alternateusesforthebuilding,as suggested by staff.Wall mounted
July 8,
199'UBDIVISION
ITEM NO.:9 (Cont.)FILE NO.:Z-6698
signage is proposed for the building.The applicant notesthatthissignagewillconformtotheordinance
requirements for office zoning.
Typical hours of operation will be from 8:00 a.m.to 5:00p.m.,Monday through Saturday.
B.EXISTING CONDITIONS:
The proposed site is clear of trees and it appears that
some site grading work has been done in the past.Single-family residences are located to the north,south and west,with a church located to the northwest along Ludwig Street.Single-family residences,vacant R-3 zoned property andanotherchurcharelocatedacrossBarrowRoadtotheeast.
C .NEIGHBORHOOD COMMENTS:
The John Barrow and Campus Place Neighborhood Associations
were notified of the public hearing.As of this writing,staff has received no comment from the neighborhood.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Barrow Road is listed on the Master Street Plan as a
minor arterial.A dedication of right-of-way to 45 feet
from centerline is required.
2.Driveways shall conform to Sec.31-210 or Ordinance
18,031 (300 feet spacing and 150 feet from propertyline).(Revise and resubmit.)
3.Repair or replace any curb and gutter or sidewalk that is
damaged in the public right-of-way prior to occupancy.4.Stormwater detention ordinance applies to this property.5.Prepare a letter of pending addressing street lights as
required by Section 31-403 of the Little Rock Code.
Request should be forwarded to Traffic Engineering.6.Existing topographic information at maximum five foot
contour interval base flood elevation is required.7.A Sketch Grading and Drainage Plan per Sec.29-186(e)is
required.
8.A Grading Permit per Sec.29-186(c)and (d)is required.9.Traffic count for 3900 Barrow Road was 14,000 South of
West 28'n 1997.
2
July 8,199
SUBDIVISION
ITEM NO.:9 (Cont.)FILE NO.:Z-6698
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer main located in John Barrow Road.Sewer
not adversely affected.
APSL:No Comment received.
Arkla:No Comment received.
Southwestern Bell:No Comment received.
Water:An acreage charge of $150 per acre applies in
addition to normal charges.Contact the Water Works
regarding meter size(s)and location.The L.R.Fire
Department needs to determine whether additional fire
hydrant(s)are needed.
Fire Department:No Comment.
Count Plannin :No Comment received.
CATA:No issues.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:
This request is in the Boyle Park Planning District and is
shown as Mixed Office Commercial on the Land Use Plan.
This site was the subject of a Land Use Plan amendment last
year for this use.At the time of the Land Use Plan
amendment,the John Barrow Neighborhood Association voted
unanimously in favor of "supporting"the change to MOC.
The proposed use of office/showroom/warehouse,generalofficeandbeautyshopisconsistentwiththeMixedOffice
Commercial Designation.Screening for the residential uses
on three sides of the development is of concern.
Cit Reco nized Nei hborhood Action Plan:This request islocatedintheJohnBarrowNeighborhoodAreaPlan.That
plan encourages "land assembly and design guidelines for
construction of new businesses and commercial facilities".
Landsca e Issues:
The land use buffer along the northern perimeter drops
below the minimum requirement at any given point of sixfeet.The full requirement without transfers being an
average width of ten feet.
3
July 8,199
SUBDIVISION
ITEM NO.:9 (Cont.)FILE NO.:Z-6698
A six foot high opaque screen is required along the
northern,southern and western perimeters.This screen may
be a wooden fence with its face side directed outward or
dense evergreen plantings.
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
June 24,1999.The revised plan addresses the concerns as
raised by staff and the Subdivision Committee.
The revised plan notes the 45 foot right-of-way dedication
as required by Public Works.The plan has been adjusted to
accommodate the right-of-way.The required street-side
landscape buffer strip will be provided.All required
perimeter landscape buffer strips are also provided.
The revised plan shows a total of 40 parking spaces,
reduced from 48.A total of 33 spaces is the minimum
required by ordinance.The proposed parking should be
adequate to serve the proposed mixed use development.
A dumpster location is also shown on the revised site plan,
near the northwest corner of the property.An 8 foot
screening fence is noted around the dumpster location and a
6 foot screening fence is shown along the north,south and
west property lines,where adjacent to residential uses.
The applicant also notes that any site lighting will be
directed away from the residential uses.
The applicant also provided east/west and north/south
elevations to staff.The elevations note that the finish
floor of the proposed building will be approximately 6 to 7feethigherthatthepropertytothewest.The elevations
also show that there will be no windows on the west side of
the building,only emergency exit doors as recommended bystaff.With the screening fence proposed along the west
property line and there being no windows on the west side
of the building,the properties to the west should be
adequately screened from this proposed development.
4
July 8,199=
SUBDIVISION
ITEM NO.:9 (Cont.)FILE NO.:Z-6698
Staff feels that the applicant has adequately addressed all
of the concerns raised by staff and the Subdivision
Committee.The applicant has done a good job in designing
a site plan which is sensitive to the surrounding
residential and should function well,given the restricted
depth of the property.To staff's knowledge,there are no
outstanding issues.
H .STAFF RECOMMENDATIONS:
Staff recommends approval of the PCD rezoning subject tothefollowingconditions:
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 awayfromadjacentproperty.
SUBDIVISION COMMITTEE COMMENT:(JUNE 17,1999)
Ron Ross was present,representing the application.StaffbrieflydescribedthePCDsiteplan.
In response to a question from staff,Mr.Ross noted that a
dumpster would be located near the loading dock area and shown
on a revised site plan.He also noted that landscape screening
may be provided where screening is required.Mr.Ross also
noted that north/south and east/west sections would be provided.
The Public Works requirements were discussed.Bob Turner,of
Public Works,noted that the site should be limited to a singledrivefromBarrowRoad.Mr.Ross agreed to the single drive.
Mr.Ross also noted that additional information concerning thisprojectwouldbeprovidedtostaffasrequested.
After the discussion,the Committee forwarded the PCD rezoningtothefullCommissionforresolution.
PLANNING COMMISSION ACTION:(JULY 8,1999)
Ron Ross and Edward Jacobs were present,representing the
application.Staff gave a brief description of the site plan and
a recommendation of approval with conditions.
5
July 8,
199'UBDIVISION
ITEM NO.:9 (Cont.)FILE NO.:Z-6698
Edward Jacobs stated that he had nothing to add to staf f '
presentation and was available to answer questions.
Betty Snyder,of the John Barrow Neighborhood Association,
addressed the Commission in support of the project.She stated
that he neighborhood had concerns relating to the hours of
operation (beauty shops and truck deliveries),additional uses
of the property and only one (1)access drive from Barrow Road.
Mr.Jacobs noted that the hours for the beauty shops may extend
past 5:00 p.m.and that there would be some after hours trucktraffic,but very limited.He noted that the remainder of the
building would be leased for 0-3 uses.He stated that the
single access point was required by the City.
Dottie Funk noted that the area had been cleared of trees in the
past.She noted that trees should be planted along the east and
west property lines.
Mrs.Snyder asked what type of screening fence would be
constructed.
Chairman Earnest noted that the site plan shows on 6 foot wood
fence around the perimeter of the site.
Commissioner Adcock noted concerns with the single access point
with respect to truck access.
Commissioner Faust stated that the requirement for a single
driveway is consistent with smart growth.She stated that shefelttwodrivewayswouldnotbeinthebestinterestofthe
neighborhood.
Bob Turner,of Public Works,explained that a single drive would
conform to current ordinance standards.He noted that the
ordinance allows reasonable access to property without unlimitedaccess.
Mr.Turner also noted that if the applicant feels that two
drives are needed,a variance can be requested.He stated that
in this case,Public Works feels that one drive is adequate.
There was additional discussion concerning access management.
Commissioner Adcock asked if the maneuvering area within thesitewouldbeadequate.
6
July 8,
199'UBDIVISION
ITEM NO.:9 (Cont.)FILE NO.:Z-6698
Mr.Turner noted that should two large vehicles be on the siteatthesametime,no major conflict should occur.
There was additional discussion relating to the new ordinance
requirements for driveways.
There was a motion to waive the Planning Commission bylaws andacceptthenotificationascompletedbytheapplicantone(1)
day late.The motion passed by a vote of 10 ayes,0 nays and
1 absent.
There was a second motion to approve the PCD as recommended
by staff.The motion passed by a vote of 10 ayes,0 nays and
1 absent.Commissioner Adcock noted that she was voting to
approve the PCD,but was still not satisfied with the site plan
having only a single access point from Barrow Road.
7
July 8,199m
ITEM NO.:10 FILE NO.:Z-6699
NAME:Starmax —Short-Form PCD
LOCATION:Southeast corner of Rahling Road and Champlin Drive
DEVELOPER:ENGINEER:
Starmax Properties,LLC White-Daters and Associates
3801 Woodland Heights Rd,401 Victory Street
Suite 125 Little Rock,AR 72201LittleRock,AR 72212
AREA:2.1 acres NUMBER OF LOTS:1 FT.NEW STREET:0
ZONING:C-1 ALLOWED USES:Neighborhood Commercial
PROPOSED USE:Convenience Store with gas
pumps and associated uses.
VARIANCES/WAIVERS REQUESTED:None requested.
A.PROPOSAL/REQUEST:
The applicant proposes to rezone the 2.1 acre site from C-1toPCDtoallowforthedevelopmentofaconveniencestorewithgaspumpsandassociateduses.The following
development is proposed for the property with specificbuildingandparkinglocationsnotedontheattachedsiteplan:
1.3,071 square foot convenience store building to include a200squarefootbranchbankfacility,a 600 square footfastfoodrestaurant,and gas pumps (19'-8"buildingheight).2.1,200 square foot automated car wash (14'0"building
height)3.1,400 square foot two-bay express lube business with autodetailarea.(14'0"building height).4.Parking for approximately 34 vehicles.5.Two (2)commercial sign locations (36 feet in height)
which will conform to the standard zoning ordinance
July 8,199)
SUBDIVISION
ITEM NO.:10 (Cont.)FILE NO.:Z-6699
requirements for commercial signage.
The applicant has noted that the convenience store and
automated car wash will be 24 hour operations.The
proposed hours of operation for the bank will be from 9:00a.m.to 5:00 p.m.,Monday through Friday and the express
lube business will be open from 8:00 a.m.to 6:00 p.m.,
Monday through Saturday and 1:00 p.m.to 5:00 p.m.on
Sunday.
B.EXISTING CONDITIONS:
The site has been cleared of trees,with site grading work
having been done in the past.There is a multifamily
development,part of which is currently under construction,
immediately south of this site.Vacant C-1 zoned propertyislocatedwestacrossChaplinDrive,with undeveloped R-2
zoned property to the north across Rahling Road.
Undeveloped 0-3 zoned property is located immediately east
along the south side of Rahling Road.
C.NEIGHBORHOOD COMMENTS:
As of this writing,staff has received no neighborhood
comment on this project.The St.Charles NeighborhoodAssociationwasnotifiedofthepublichearing.
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.Stormwater detention ordinance applies to this property.3.Prepare a letter of pending development addressing street
lights as required by Section 31-403 of the Little Rock
Code.All requests should be forwarded to Traffic
Engineering.
4.Driveway location does not conform to approved
preliminary plat or Ordinance ¹18,031 (300 feet spacing).
Revise site plan and resubmit.
5.Existing topographic information at maximum five foot
contour interval base flood elevation is required.6.A Sketch Grading and Drainage Plan per Sec.29-186(e)is
required.
7.A Grading Permit per Sec.29-186(c)and (d)is required.
2
July 8,199m
SUBDIVISION
ITEM NO.:10 (Cont.)FILE NO.:Z-6699
E .UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer main extension required with easementstoserveproperty.
APSL:No Comment.
Arkla:No Comment received.
Southwestern Bell:No Comment received.
Water:An acreage charge of $300 per acre applies in
addition to normal charges.Contact the Water Works
regarding meter size(s)and location.The L.R.Fire
Department needs to determine whether additional fire
hydrant(s)are needed.RPZ backflow prevention is
required for car washes.
Fire Department:No Comment.
Count Plannin :No Comment received.
CATA:No issues.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:
This request is in the Chenal Planning District.The useofaconveniencestoreandassociatedotherusesareconsistentwiththeNeighborhoodCommercialandtheoverallsizeoftheparcelisconsistent.
Cit Reco nized Nei hborhood Action Plan:There is not a
neighborhood plan for this area at this time.
Landsca e Issues:
Areas set aside for buffers and landscaping meet with
ordinance requirements.However,it is recommended thatadditionallandscapingbeaddedaroundtheproposedstructurestohelpsoftentheimpactofconcreteandstructures.
The proposed shrubs must be brought in closer to the on-site paved area in order to provide better screening.
A six foot high opaque screen is required along the
southern perimeter of the site.This screen may be a
wooden fence with its face side directed outward or dense
evergreen plantings.
3
July 8,199.
SUBDIVISION
ITEM NO.:10 (Cont.)FILE NO.:Z-6699
The City Beautiful Commission recommends preserving as many
existing trees as feasible.Additional credit toward
fulfilling Landscape Ordinance requirements can be given
when preserving trees of six inch caliper or larger.
G.ANALYSIS:
The applicant submitted a revised site plan to staff on
June 17,1999.The revised plan addresses the concerns as
raised by staff and the Subdivision Committee.The
applicant also provided the proposed building heights,area
of the convenience store building to be devoted to each use
and the hours of operation for all uses as requested bystaff.The applicant also noted that the two (2)
commercial site signs will be 36 feet tall and the area
will conform to the ordinance standards for commercial
property.
The revised site plan shows the driveway locations as
approved previously with the preliminary plat of this
property.The applicant has also shown designated parking
areas as requested by staff.There are 34 parking spaces
shown on the plan.The minimum number of parking spaces
required by ordinance is 28 spaces.
The setbacks proposed for this planned zoning development
would conform to the typical ordinance requirements for C-1
Neighborhood Commercial property.
Otherwise to staff'knowledge,there should be no further
issues to be resolved.The proposed planned development
should have no adverse effects on the surrounding property.
H .STAFF RECOMMENDATIONS:
Staff recommends approval of the PCD rezoning 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.The lot will need to be final platted prior to buildingpermit.
4
July 8,
199'UBDIVISION
ITEM NO.:10 (Cont.)FILE NO.:Z-6699
SUBDIVISION COMMITTEE COMMENT:(JUNE 17,1999)
Barksdale McKay was present,representing the application.Staff gave a brief description of the proposed PCD site plan.Staff noted that Mr.McKay had already revised the site plan,
addressing many staff concerns.
Mr.McKay provided staff with the specific uses within the
convenience store building and area devoted to each use.
Staff noted that the lot will need to be final platted prior to
a building permit application.
There being no further issues for discussion,the Committee
forwarded the PCD to the full Commission for resolution.
PLANNING COMMISSION ACTION:(JULY 8,1999)
The staff presented a positive recommendation on this
application,as there were no further issues for resolution.
There were no objectors to this matter.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for approval as recommended by staff.
A motion to that effect was made.The motion passed by a voteof10ayes,0 nays and 1 absent.
5
July 8,199
ITEM NO.:11 FILE NO.:S-1251
NAME:Otter Creek Community —Subdivision Site Plan Review
LOCATION:West side of Stagecoach Road,approximately 300 feet
north of Otter Creek Parkway
DEVELOPER:ENGINEER:
Otter Creek Land Co.McGetrick and McGetrick
¹2 Otter Creek Court 319 East Markham,Suite 202LittleRock,AR 72209 Little Rock,AR 72201
AREA:3.86 acres NUMBER OF LOTS:1 FT.NEW STREET:0
ZONING:C-1 ALLOWED USES:Neighborhood Commercial
PROPOSED USE:Neighborhood Commercial
VARIANCES/WAIVERS REQUESTED:None requested.
BACKGROUND:
This 3.86 acre property is zoned C-l,Neighborhood Commercial,
and the developer proposes to use the property for C-1 permitteduses.However,a two-building site plan is proposed,whichautomaticallyrequiresPlanningCommissionreviewandapproval.
A.PROPOSAL/REQUEST:
As mentioned,the property owner is proposing a two-
building commercial development for the property.A 12,000squarefootbuildinganda7,200 square foot building are
proposed as noted on the attached site plan.A maximumbuildingheightof20feetisproposed.A total of 87
parking spaces is proposed to be located between the
proposed buildings and Stagecoach Road.Two (2)dumpsterlocations,one near the southwest corner of the property
and one between the two buildings,are proposed.
July 8,199
SUBDIVISION
ITEM NO.:11 (Cont.)FILE NO.:S-1251
A single 27 foot access drive is proposed from Stagecoach
Road.A 20 foot service drive is proposed to be located attherearofbothbuildings.
B.EXISTING CONDITIONS:
The proposed commercial site is undeveloped and mostly
wooded.There is a creek within the northern portion oftheproperty.
A convenience store and a strip commercial building arelocatedimmediatelysouthatthenorthwestcornerofStagecoachRoadandOtterCreekParkway.Undeveloped R-2
zoned property is located to the east across Stagecoach
Road,with a Southwestern Bell substation to the southeast.Single-family residences on larger lots are located to thenorthalongthewestsideofStagecoachRoad.There isadditionalundevelopedC-1 zoned property immediately west.
C.NEIGHBORHOOD COMMENTS:
As of this writing,staff has received no negative comment
from the neighborhood regarding this proposed development.
The Otter Creek Homeowner'Association and the CrystalValleyPropertyOwner's Association were notified of thepublichearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Stagecoach is listed on the Master Street Plan as a
principal arterial,dedication of right-of-way to 55 feet
from centerline will be required.(New centerline
established by AHTD.)
2.Driveway spacing must comply with new approved ordinance
518,031 (300 foot spacing and 150 foot from propertyline).Revise and resubmit site plan for review.3.Sidewalks shall be constructed conforming to Sec.31-175
and the "MSP".
4.Stormwater detention ordinance applies to this property.5.Prepare a letter of pending development addressing streetlightsasrequiredbySection31-403 of the Little Rock
Code.All requests should be forwarded to Traffic
Engineering.
6.Dedicate Regulatory Floodway to the City.7.Traffic counts on Hwy.5 North of Otter Creek Parkway
were 4,200 in 1998.
2
July 8,199.
SUBDIVISION
ITEM NO.:11 (Cont.)FILE NO.:S-1251
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Verify sewer main and easement locations.
Contact Little Rock Wastewater Utility for details.
AP&L:No Comment.
Arkla:No Comment received.
Southwestern Bell:No Comment received.
Water:An acreage charge of $150 per acre applies in
addition to normal charges.Contact the Water Works
regarding meter size(s)and location.The L.R.Fire
Department needs to determine whether additional fire
hydrant(s)are needed.
Fire Department:No Comment.
Count Plannin :No Comment received.
CATA:No issues.
F .ISSUES/TECHNICAL/DESIGN:
Plannin Division:
No Comment.
Landsca e Issues:
The proposed street buffer drops below the minimums
allowed.The full requirement before transfers is an
average width of fifteen feet.The minimum average width
with transfers is ten feet and with a minimum width at any
given point of six feet.Most of the street buffer is onlyfivefeet.
A three foot wide building landscape strip between the
public parking areas and building is required.Someflexibilityisallowedwiththisrequirement.
G.ANALYSIS:
The applicant submitted a revised site plan to staff on
June 22,1999.The revised plan addresses the concerns asraisedbystaffandtheSubdivisionCommittee.
The total number of parking spaces has been reduced from
128 to 87 spaces.The minimum ordinance requirement for
parking is 85 spaces.The dumpster which was located
3
July 8,
199'UBDIVISION
ITEM NO.:11 (Cont.)FILE NO.:S-1251
between the northernmost building and the street has been
removed from the site plan.
With the reduction in parking,the street side landscape
buffer has been increased.The buffer has increased from 5
feet to 10 feet,which now conforms to the zoning ordinance
standards.
Staff is satisfied with the site plan as revised,and feels
that the plan meets the intent of the C-1 Neighborhood
Commercial Zoning District.Staff feels that the site plan
as revised will have no adverse effect on the area,subject
to compliance with the conditions as noted in paragraph H.
of this report.
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 should be low-level and directed away
from adjacent property.3.Compliance with the following C-1 development criteria:a.Outdoor display prohibited.b.Maximum leasable area of 5,000 square feet perestablishment,one (1)establishment may have a
maximum of 10,000 square feet.c.Off-premise outdoor advertising is prohibited.4.The Regulatory Floodway must be dedicated as an easementtotheCity.
SUBDIVISION COMMITTEE COMMENT:(JUNE 17,1999)
Pat McGetrick was present,representing the application.Staff
gave a brief description of the proposed site plan.
Mr.McGetrick noted that a single access point from Stagecoach
Road will be provided.He also noted that parking will be
reduced to be more in line with the ordinance required minimum.
Mr.McGetrick also noted that the maximum building height would
be 20 feet and that the dumpsters would be oriented away from
the street.
4
July 8,199.
SUBDIVISION
ITEM NO.:11 (Cont.)FILE NO.:S-1251
The Public Works requirements were briefly discussed.Mr.
McGetrick stated that the regulatory floodway would be dedicatedtotheCityasaneasement.
After the brief discussion,the Committee forwarded the site
plan to the full Commission for final action.
PLANNING COMMISSION ACTION:(JULY 8,1999)
The staff presented a positive recommendation on this
application,as there were no further issues for resolution.
There were no objectors to this matter.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for approval as recommended by staff.
A motion to that effect was made.The motion passed by a voteof10ayes,0 nays and 1 absent.
5
July 8,199)
ITEM NO.:12 FILE NO:Z-1815-C
NAME:Dalton Whetstone Boys 6 Girls Club
Conditional Use Permit
LOCATION:46 Harrow Drive
OWNER/APPLICANT:John R.Starr/Eugene Levy,Cromwell
Architects-Engineers
PROPOSAL:To obtain a conditional use permit for a
boys and girls club with a new main facilityat46HarrowDriveonpropertyzonedR-2,
Single Family Residential.
ORDINANCE DESIGN STANDARDS:
1.SITE LOCATION:
This proposal would be an expansion on the existing clubsite,which is located at the west end of Harrow Drive justoffofWakefieldDrive.A new building would be located on
an existing gravel parking lot on the southeast portion of
the property.
2.COMPATIBILITY WITH NEGHBORHOOD:
This boys/girls club has been in this neighborhood for
several years and to Staff's knowledge has been compatible
with the neighborhood.The site is Zoned R-2,Single Family
Residential,and is surrounded by residential zoning and
use.To the north is an apartment complex on property zoned
R-5,Urban Residential.R-2 zoning,abuts the site on all
the other sides.There is a substantial buffer of densetreecoveragetothesouth.Staff believes this use will
continue to be compatible with,and appreciated by,the
neighborhood.
The Geyer Springs and Wakefield Neighborhood Associations
were notified of the Public Hearing.
3.ON SITE DRIVES AND PARKING:
There is one existing access to the site from Harrow Drive
and that would not change.
July 8,199.
SUBDIVISION
ITEM NO.:12 (Cont.)FILE NO.:2-1815-C
There is not a specific parking requirement defined in the
ordinance for boys/girls clubs.However,36-502(b)(2)e.
does mention "clubs and similar places of public assembly"
and requires one space per 100 gross floor square footage.
The Central Little Rock Urban area parking standard for a
community center is one space per 400 square feet.Based on
1 parking space per 400 gross square feet,the new 20,000
square foot building would require 50 spaces including 2
handicapped accessible.At one space per 100,the
requirement would be 200 spaces.The site plan shows 67
spaces including 3 handicapped accessible.The intent of
this club is primarily to serve the neighborhood and manyoftheuserswalkorridebikestothefacilities.
Therefore,staff believes that 67 spaces should be adequate
to serve most activities.
4.SCREENING AND BUFFERS:
Areas set aside for buffers and landscaping fully meet
ordinance requirements.
A six foot high opaque screen,either a wooden fence withitsfacesidedirectedoutwardordenseevergreen
plantings,will be required to help screen this site from
the residential properties to the north,south,east and
west.
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 six inch caliper or larger.
5 .PUBLIC WORKS COMMENTS:
a.Dedicate right-of-way and construct turnaround at the
end of Harrow Drive,to take private driveway access
from.
b.Construct sidewalk along Harrow Drive to provide access
to neighborhood and widen to 26 feet.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,
including submittal of Grading Plan and Permit prior tostartofwork.
e.Traffic Engineering has concerns over parking capacityforfacilitiesandeffectonneighborhoodofoverflow
parking.
2
July 8,
199'UBDIVISION
ITEM NO.:12 (Cont.)FILE NO.:Z-1815-C
6.UTILITY AND FIRE DEPT.COMMENTS:
Water:An acreage charge of $150 per acre applies in
addition to normal charges.Contact the Water Works if
there are questions regarding contract documents which have
been sent to the developer.
Wastewater:Sewer main extension required with easements
to serve property.
Southwestern Bell:No comments received.
ARKIA:No comments received.
Entergy:No easements were shown on the property survey,
which is unusual.A 30 foot easement has been requested for
the existing overhead 3-phase line.Contact the utility
company regarding pole relocation,pad-mounted transformer,
and power feed to new building.New building would encroachintoaneasement,if it exists,for the path of the
existing overhead line.The line will probably need to berelocatedtoavoidthenewbuilding.
Fire Department:Approved as submitted.
7.STAFF ANALYSIS:
The applicant is requesting a conditional use permit to
build a new 20,000 square foot primary club facility which
would include a gym,snack bar,games room,arts and crafts
room,multipurpose room,library,computer room,andoffices.This would be built on an existing gravel parkinglotandincludea67spacepavedparkinglot.Currently onthissitethereisasmallerbuildingwithagym,games
room,concession area,arts and craft room,small library,
and small office area,plus three ballfields.Theballfieldswillnotchange.
Public Works issues have been satisfied.The issue of a
turnaround was satisfied by an access easement to maintain
a way for traffic traveling Harrow Drive to turn around andexitwhentheirdestinationisnottheclub.
The City's ordinances do not specify parking requirementsforthistypeofuse.The proposed parking does fall within
a range that would be required for two other similar uses
3
July 8,199~
SUBDIVISION
ITEM NO.:12 (Cont.)FILE NO.:Z-1815-C
that do have specific requirements in the ordinance as
discussed earlier.Based on the fact that the intent of
this club is primarily to serve the neighborhood and many
of the users walk or ride bikes to the facilities,staff
believes that 67 spaces should be adequate to serve this
use.
The applicant will work out the particulars of easements
for utility lines with the individual utility companies.
The proposed plan does exceed all setback requirements and
meet buffer and landscaping requirements.Staff believes
this is a reasonable use of this property and will continue
to be compatible with,and welcomed by,the neighborhood.
8 .STAFF RECOMMENDATION:
Staff recommends approval of the conditional use permit
subject to compliance with the following conditions:
a.Comply with Public Works Comments.
b.Comply with "Screening and Buffers,"except that for
security reasons and at the request of the owners of
the apartment complex to the north,an opaque screen
will not be required on the north side of the property.c.All exterior lighting must be directed downward and
inward to the property and not towards any residential
area.
SUBDIVISION COMMITTEE COMMENTS:(JUNE 17,1999)
Mr.Gene Levy from Cromwell Architects/Engineers and Jim Brown,
Executive Director of the club,were present representing the
application.Staff gave a brief description of the proposal.
Public Works reviewed their issues and a lengthy discussion
ensued regarding improvement to Harrow Drive and providing some
means of a turnaround where it ends at the club property.It was
decided that an access easement could serve that purpose.
The issue of opaque screening to the north was discussed.The
applicant explained that they had proposed a wood fence in that
area before and that the apartment complex owners requested that
not be done for security reasons to maintain open visibility
between the two properties.The Committee members agreed that
that was a reasonable request.
4
July 8,199&
SUBDIVISION
ITEM NO.:12 (Cont.)FILE NO.:Z-1815-C
Another discussion took place regarding parking.Based on thehistoricalvolumeoftraffictotheclubactivities,and thefactthatthisisprimarilyaneighborhoodorientedfacility,
the Committee members agreed that the number of parking spaces
proposed should be adequate.
There being no further issues,the Committee accepted the
proposal and forwarded the item on to the full Commission forfinalresolution.
PLANNING COMMISSION ACTION:(JULY 8,1999)
Gene Levy from Cromwell Architects/Engineers was present
representing the application.There were no registered objectorspresent.Staff presented the item with a recommendation for
approval subject to compliance with the conditions listed under"Staff Recommendation."
The item was placed on the Consent Agenda and approved as
recommended by Staff.The vote was 10 ayes,0 nays,and 1
absent.
5
July 8,
199'TEM
NO.:13 FILE NO:Z-3459-E
NAME:Mabelvale Plaza Car Temps —Conditional Use
Permit
LOCATION:10101 Mabelvale Plaza Drive,Suite 11A
OWNER/APPLICANT:Mabelvale Plaza,LLC/Ashley Company
PROPOSAL:To obtain a conditional use permit at
10101 Mabelvale Plaza Drive to allow 15
rental cars to be parked in the plaza
parking lot in conjunction with the rental
office in the main building on this C-3
zoned,General Commercial property.
ORDINANCE DESIGN STANDARDS:
1.SITE LOCATION:
Mabelvale Plaza Shopping Center is located on the south
side of I-30,at its intersection with Baseline Road.The
existing car rental office is in Suite 11A.They wish to
park the rental cars in a designated area in the existing
parking lot,away from the building.
2.COMPATIBILITY WITH NEGHBORHOOD:
This site is Zoned C-3,General Commercial.This proposal
involves one existing office suite in a large office strip.
The only thing different from the other offices is that the
applicant wants to park rental cars in the parking lot.Staff believes that using only 15 parking spaces in the
outer area of the large 239 space existing parking area
will not have a detrimental affect.
The West Baseline and Mavis Circle Neighborhood
Associations were notified of the Public Hearing.
3.ON SITE DRIVES AND PARKING:
No construction is proposed for this application so
driveways are not impacted.The Plaza requires 122 parking
spaces for its 40,000 square feet,including 5 required to
be handicapped accessible.There are 239 existing spaces in
close vicinity to the building,but none of them are
July 8,
199'UBDIVISION
ITEM NO.:13 (Cont.)FILE NO.:2-3459-E
designated currently as handicapped accessible on the plan.
Designating 15 spaces for rental car parking should not
negatively impact parking.
4 .SCREENING AND BUFFERS:
No comments.
5 .PUBLIC WORKS COMMENTS:
No comments.
6.UTILITY AND FIRE DEPT.COMMENTS:
Water:No objection.
Wastewater:Sewer available,not adversely affected.
Southwestern Bell:No comments received.
ARKLA:No comments received.
Entergy:Approved as submitted.
Fire Department:Approved as submitted.
CATA:Bus service is provided to this site.
7.STAFF ANALYSIS:
The applicant is requesting a conditional use permit to
park 15 rental cars in the outer area of an existing 239
space parking lot.Auto rental or leasing is a conditional
use in C-3.No servicing or maintenance of vehicles will
take place at this site.
Based on the 40,000 square feet for the entire building,
122 parking spaces are required.The restaurant soon to bebuilttothenortheastofthissitewilluse22spacesinthisparkingareatosatisfyitsparkingrequirements.Thatstillleaves95excessparkingspaces.Therefore,reserving
15 of those for rental cars should have no negative impact
as long as they are not made to stand out in any special
way with flags,banners or other attention getting devices
being placed on them.
2
July 8,
199'UBDIVISION
ITEM NO.:13 (Cont.)FILE NO.:Z-3459-E
During the review of this proposal Staff discovered that
the required number of handicapped accessible parking
spaces had not be located according to ADA standards.This
will need to be corrected.
8 .STAFF RECOMMENDATION:
Staff recommends approval of the conditional use permit
subject to compliance with the following conditions:
a.Locate and mark the required number of handicapped
accessible parking spaces for this 239 space parkinglotinaccordancewithADAstandards.
b.The rental cars parked in the parking area cannot be
used as a marketing device or be made to stand out in
any special way with flags,banners or other attention
getting devices being placed on them for any reason.c.No servicing or maintenance of the rental vehicles will
take place at this location.
SUBDIVISION COMMITTEE COMMENTS:(JUNE 17,1999)
Greg Mueller of the Ashley Company was present representing the
application.Staff gave a brief description of the proposal.
The applicant briefly explained to the Committee members where
the cars would be parked and what additional impact the new
restaurant would have on the parking area.Staff reviewed therestrictionsregardingnotmakingthecarsstandoutasa
marketing device.The applicant was asked to verify where the
handicapped accessible parking spaces were.
There being no further issues,the Committee accepted the
proposal and forwarded the item to the full Commission for finalresolution.
PLANNING COMMISSION ACTION:(JULY 8,1999)
Greg Mueller of the Ashley Company was present representing the
application.There were no registered objectors present.Staff
presented the item with a recommendation for approval subject to
compliance with the conditions listed under "Staff
Recommendation."
3
July 8,
199'UBDIVISION
ITEM NO.:13 (Cont.)FILE NO.:2-3459-E
The item was placed on the Consent Agenda and approved as
recommended by Staff.The vote was 10 ayes,0 nays,and
1 absent.
4
July 8,199
ITEM NO.:14 FILE NO:Z-6692
NAME:Classic Impressions —Conditional Use Permit
LOCATION:¹6 Innwood Circle
OWNER/APPLICANT:Life Insurance Co.of Georgia/Ralph Miller,
Classic Impressions
PROPOSAL:To obtain a conditional use permit to use an
existing office for job printing,
lithographic,and printing services,and as
an office warehouse all for wholesale
distribution of their services on property
Zoned 0-3,General Office.
1.STAFF UPDATE:
This item was withdrawn by the applicant in writing on
June 16,1999.
2 .STAFF RECOMMENDATION:
Staff recommends approval of the withdrawal.
SUBDIVISION COMMITTEE COMMENTS:(JUNE 17 1999)
Staff informed the Commission of receiving the written requestforwithdrawalpriortotheSubdivisionCommittee.Since Staff
supported the withdrawal and the Committee had no questions,
there was no discussion of the item.
PLANNING COMMISSION ACTION:(JULY 8,1999)
Staff presented the item with a recommendation for withdrawal
as requested by the applicant.There were no registered
objectors or supporters present.
The item was placed on the Consent Agenda and approved as
recommended by Staff for withdrawal.The vote was 10 ayes,
0 nays,and 1 absent.
July 8,199
ITEM NO.:15 FILE NO:Z-6694
NAME:Little Rock Bible Chapel —Conditional Use
Permit
LOCATION:1601 Reservoir Road
OWNER/APPLICANT:Brian 6 Rebecca Brown/John Heller
PROPOSAL:To obtain a conditional use permit for a
phased master plan to use an existing
residential single family house for a
church,with later expansion through a
phased plan on property zoned R-2,Single
Family Residential.
ORDINANCE DESIGN STANDARDS:
1.SITE LOCATION:
This site is on the east side of Reservoir Road just north
of Reservoir Court.
2.COMPATIBILITY WITH NEGHBORHOOD:
This site is Zoned R-2,Single Family Residential,and is
surrounded on all sides by R-2 zoning.The property is
bounded on the north by a creek and then a narrow area
designated "Open Space."To the south and across Reservoir
to the west are single family houses.There is vacant,tree
covered property to the east.A little further south along
the west side of Reservoir is a school,and to the north,
also on the west side,about 0.2 mile is a church.There
are also many apartment complexes all along Reservoir.
There is quite a bit of space on this 2.1 acres for the
church,even in the proposed expanded size,to exist here
without being very close to any of the surrounding housing
areas.Other than an infrequent noticeable influx oftrafficatthetimesservicesend,Staff does not believe
this use would have a large adverse impact on the
neighborhood.
The Sturbridge Neighborhood Association was notified of the
Public Hearing.
July 8,
199'UBDIVISION
ITEM NO.:15 (Cont.)FILE NO.:Z-6694
3.ON SITE DRIVES AND PARKING:
This site has one existing gravel driveway that serves asitsonlyaccess.The entrance to that driveway would be
paved to the edge of the right-of-way as part of Phase One.
Phase One consists of moving into the existing house with
no building construction.Phase Two consists of additions
to the house and would require the driveway and all parking
areas to be paved.
Parking requirements are exceeded.Parking for churches is
based on the seating capacity of the main sanctuary or
meeting room at a rate of one parking space for every four
seats.Initial seating in Phase One is expected to be about
25,requiring six parking spaces with one being handicapped
accessible.The site plan shows eight spaces,one being
handicapped accessible.Future plans are for up to a 150
seating capacity with 37 spaces shown on the plan.That
matches the required 37 spaces,two being handicapped
accessible.
4 .SCREENING AND BUFFERS:
Areas set aside for buffers and landscaping meet with
ordinance requirements.
The proposed screening must also extend along the eastern
perimeter of the site.
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 six inch caliper or larger.
Prior to a building permit being issued,a detailed
landscape plan must be approved by the Plans Review
Specialist.
5 .PUBLIC WORKS COMMENTS:
a.Reservoir is listed on the Master Street Plan as a minorarterial.A dedication of right-of-way to 45 feet from
centerline is required.
b.Provide design of streets conforming to "MSP"(Master
Street Plan).Construct one-half street improvements to
these including 5 foot sidewalks with planned
2
July 8,
199'UBDIVISION
ITEM NO.:15 (Cont.)FILE NO.:Z-6694
development.This involves remainder of Reservoir
widening including bridge widening with future phases,
but is subject to Planning Commission and Board approval
of a deferral.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.Traffic count for Reservoir Road was 8,000 in 1997.f.Prepare a letter of pending development addressingstreetlightsasrequiredbySection31-403 of theLittleRockCode.All requests should be forwarded toTrafficEngineering.
g.Dedicate regulatory floodway to City.
h.Existing topographic information at maximum five foot
contour interval base flood elevation is required.i.A Sketch Grading and Drainage Plan per Sec.29-186(e)is
required.j.A Grading Permit per Sec.29-186(c)and (d)is required.k.A Grading Permit for Special Flood Hazard Area per Sec.
29-186(b)is required.
6.UTILITY AND FIRE DEPT.COMMENTS:
Water:An acreage charge of $150 per acre applies in
addition to normal charges.Contact the Water Works
regarding meter size(s)and location.The L.R.Fire
Department needs to determine whether additional fire
hydrant(s)are needed.If the property to the east is
developed,there are some water mains in that area that
should be located to determine whether they would restrict
development.
Wastewater:Sewer available,not adversely affected.
Southwestern Bell:No comments received.
ARKLA:No comments received.
Entergy:No comments received.
Fire Department:Approved as submitted.
CATA:Bus service is not currently provided to this site.
3
July 8,
199'UBDIVISION
ITEM NO.:15 (Cont.)FILE NO.:Z-6694
7.STAFF ANALYSIS:
The applicant is requesting a conditional use permit for a
three phase master plan to use a 2.1 acre site for a church
of about 25 members initially.In Phase One the applicant
plans to use the existing residential single family house.
Later the applicant plans to expand the size of the
existing house through a phased expansion plan to
eventually be able to seat a maximum of 150 people.
Phase One is to move into the existing house with no
changes to the exterior,add six parking spaces bringing
the total to eight,and pave just the end of the access
driveway from Reservoir to the edge of the right-of-way,
leaving the rest of the driveway gravel.Phase Two would
add 1500-2000 square feet to the southwest corner of the
house,pave the entire driveway,make the street
improvements,and add 29 paved parking spaces.Phase Three
would add additional classroom space on the west side of
the house.
The site meets most siting requirements,including
setbacks,parking,and buffers.The only deficiency is in
screening along the east property line.
There is an additional 2.8 acres behind this property which
the church would have to provide an access easement for
unless some other access is available.
The applicant has requested a deferral of street
improvements and to paving the entire driveway until they
apply for the building permit for Phase Two.They would
pave the entry apron from Reservoir to the edge of the
right-of-way in Phase One.Staff supports this request.
Staff believes this is a reasonable use of this property
and should be compatible with the neighborhood.
8 .STAFF RECOMMENDATION:
Staff recommends approval of the conditional use permit,
subject to compliance with the following conditions:
a.Comply with Public Morks Comments.
b.Comply with the City's Landscape &Buffer ordinances.c.All exterior lighting must be directed downward and
4
July 8,
199'UBDIVISION
ITEM NO.:15 (Cont.)FILE NO.:Z-6694
inward to the property and not towards any residential
area.
d.Provide an access easement to the property behind to theeastofthissiteifnootheraccessexists.e.Provide a concrete apron for the driveway from Reservoirtotheeastedgeoftheright-of-way in Phase One.
Staff also recommends approval of the deferral of paving
and street improvements until Phase Two,or 5 years
whichever occurs first.
SUBDIVISION COMMITTEE COMMENTS:(June 17,1999)
Phil Moffitt and Righard Vogan were present representing theapplication.Staff gave a brief description of the proposal.
Public Works reviewed their comments and the request fordeferralforstreetimprovements.Staff and the Committee
members reviewed with the applicant the screening,original eastsidesetbackdeficiency,status of the property behind to theeastofthissite,and parking requirements.
There being no further issues,the Committee accepted the
proposal and forwarded the item on to the full Commission forfinalresolution.
PLANNING COMMISSION ACTION:(JULY 8,1999)
Phil Moffitt was present representing the application.There
were no registered objectors present.Staff presented the item
with a recommendation for approval subject to compliance withtheconditionslistedunder"Staff Recommendation."Staff also
recommended approval of the deferral of paving of the driveway
and parking within the property,and approval of deferringstreetimprovementsincludingthesidewalkuntilPhaseTwo or
5 years,whichever comes first.
The item was placed on the Consent Agenda and approved as
recommended by Staff.The vote was 10 ayes,0 nays,and
1 absent.
5
July 8,199=
ITEM NO.:16 FILE NO:Z-6695
NAME:Asher Avenue Car Wash —Conditional Use
Permit
LOCATION:5608 Asher Avenue
OWNER/APPLICANT:Fast Food Fare Partnership/Mike Berg
PROPOSAL:To obtain a conditional use permi t for an
8-bay self-serve car wash with two covered
detail areas on property Zoned C-3,General
Commercial.
ORDINANCE DESIGN STANDARDS:
1.SITE LOCATION:
This site is on the north side of Asher Avenue,just west
of Fair Park Blvd.
2.COMPATIBILITY WITH NEIGHBORHOOD:
This site and the immediate surrounding area is all Zoned
C3,General Commercial.Businesses abut this site to the
west and east,and also exist across Asher to the south.
There are two single family houses to the southwest,and
the land to the north is vacant and tree covered.This site
had businesses on it in the past that were tom down.Staff
believes this use will be compatible with the neighborhood.
The Curran-Conway and Midway Neighborhood Associations were
notified of the Public Hearing.
3 .ON SITE DRIVES AND PARKING:
This site has two existing entrances from Asher Avenue,
both of which the applicant proposes to keep open.
Recpxirements for car wash parking are 5 spaces plus 1 spaceforeach250scpxarefeetofgrossbuildingarea.This site
has 7,077 scpxare feet of building area.The total parking
recpxirement would be 33 spaces.The site plan shows 26
spaces including all the spaces inside the wash and detail
areas.The applicant is asking for a variance from the
parking standard to keep the number of spaces at 26.
July 8,199)
SUBDIVISION
ITEM NO.:16 (Cont.)FILE NO.:Z-6695
4.SCREENING AND BUFFERS:
Areas set aside for buffers and landscaping meet with
ordinance requirements with the exception of a small
section along the eastern perimeter which drops one foot
below the minimum Landscape Ordinance requirement width
requirement of four feet.
5 .PUBLIC WORKS COMMENTS:
a.Asher Avenue is listed on the Master Street Plan as a
minor arterial.A dedication of right-of-way to 90 feet
from centerline is required.b.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.c.Stormwater detention ordinance applies to this property.
d.Driveway must comply with ordinance ¹18,031 (300 feet
spacing)or request a waiver.
e.Traffic count on Asher Avenue was 22,000 in 1997.f.AHTD permit will be required.
6.UTILITY AND FIRE DEPT.COMMENTS:
Water:A reduced pressure zone backflow preventer is
required for car washes.
Wastewater:No construction should occur within sewer main
easement other than driveways and parking lots.
Southwestern Bell:No comments received.
AEUCLA:No comments received.
Entergy:A 30 foot easement for overhead power lines
should exist along the north and south property boundaries.
Verify if those two easements do in fact exist.If not they
will be requested.
Fire Department:Approved as submitted.
CATA:Bus service is currently provided at this site.
2
July 8,199m
SUBDIVISION
ITEM NO.:16 (Cont.)FILE NO.:Z-6695
7.STAFF ANALYSIS:
The applicant is requesting a conditional use permit to
construct a 24-hour,8-bay self-serve car wash on this
vacant C-3 zoned site in a commercial area along Asher
Avenue just west of the intersection with Fair Park Blvd.
There would be one main car wash building and two separate
covered detail areas for vacuuming and other detail inside
cleaning.Both existing driveways would remain if the
requested variance for driveway spacing is approved.
The site plan meets or exceeds all setback and height
requirements,including a platted 40 foot front building
setback.The applicant has asked for a variance from the
required on-site parking requirements to reduce the spaces
from 33 to 26.The design plan shows this to be an
attractive structure with a slopped roof and permanentsolidmaterialsonallexteriorsurfaces.Staff believes
this would be a compatible use for this area.
8 .STAFF RECOMMENDATION:
Staff recommends approval of the conditional use permit
subject to compliance with the following conditions:
a.Comply with the City's Landscape &Buffer ordinances.b.Comply with Public Works revised comments.c.All exterior lighting must be directed downward and
inward to the property and not towards any adjoiningarea.
Staff also recommends approval of the variance request to
reduce the number of on-site required parking spaces from
33 to 26,but not the variance request to leave the
driveway spacing as it is.
SUBDIVISION COMMITTEE COMMENTS:(JUNE 17,1999)
Mike Berg and Paul Stagg were present representing the
application.Staff gave a brief description of the proposal.
Public Works briefly reviewed their comments,particularly the
issue of the existing driveways not meeting ordinance spacing
requirements.The applicant brought out the point that there
3
July 8,
199'UBDIVISION
ITEM NO.:16 (Cont.)FILE NO.:Z-6695
existed a guaranteed access easement which couldn't be removed
without the permission of the property owner directly to the
west.It was agreed that the applicant should ask the property
owner next door about closing the jointly used driveway.If he
refuses,then Staff would support the variance request.
The applicant was asked to work with the utility companies
regarding the easements connected with this property.
There being no further issues,the Committee accepted the
proposal and forwarded the item on to the full Commission for
final resolution.
STAFF UPDATE:
The applicant talked with the property owner to the west and he
does not wish to close the joint driveway.
PLANNING COMMISSION ACTION:(JULY 8,1999)
Mike Berg was present representing the application.There were
no registered objectors present.Staff presented the item with a
recommendation for approval of the application and of the
variance for reduced on-site parking,but not the variance of
driveway spacing.The approval would be subject to compliance
with the conditions listed under "Staff Recommendation."
Mr.Berg mentioned that there is a 20 foot wide sewer easement
across this property which impacts the location of buildings on
this site,and that a flood plain on the western half of the
property to the west forced that building to the eastern part of
that property.He stated that both of these factors created the
need to keep both existing driveways open in order to provide
good access to both properties.
Mr.Donald Vining son of the property owner to the west,spoke
in favor of the car wash and opposed to closing any of the
existing driveways,especially the joint driveway.
Commissioner Hahn suggested using landscaping or other design
methods/features to help direct the car wash traffic away from
the Quick Lube primary entrance which is the joint driveway.He
stated that he is in favor of leaving the eastern driveway as
July 8,199)
SUBDIVISION
ITEM NO.:16 (Cont.)FILE NO.:Z-6695
the car wash primary driveway in order to encourage this
development to occur.
Commissioner Nunnley expressed his concern that the closeness of
the existing driveways may create congestion and unsafe traffic
flows.
Staff provided clarification that the main open issue pertainstoclosingtheeasternmostdrivewaythatentersinthemiddleoftheproposedcarwashproperty,not to closing the access
easement at the boundary between the two properties.The
driveway closing is caused by ordinance requirements regarding
driveway spacing for each individual property.
Commissioner Berry commented about discussions that took place
regarding the driveway issue at the Subdivision Committee
meeting.The general consensus was that the driveway in the
middle of the car wash property made the most sense for the car
wash and that if the property owner to the west didn't want to
give up the joint access easement,then both driveways should be
allowed.
Mr.Turner from Public Works made the point that the requirementforspacingofdrivewayswasbasedonapreviousordinance
requirement for any property with less than 300 feet of street
frontage,not the recently passed new ordinance ¹18031.
A motion was made to approve the application as submitted to
include staff comments and recommendations including a variancetodrivewayspacingtoleavethedrivewaysasshownonthesiteplan.The motion passed by a vote of 10 ayes,0 nays and
1 absent.
5
July 8,199
ITEM NO.:17 FILE NO:Z-6696
NAME:Macedonia Missionary Baptist Church
Conditional Use Permit
LOCATION:1723 East Third Street (current church)
OWNER/APPLICANT:Macedonia Missionary Baptist Church/
Dwight Townsend,Pastor
PROPOSAL:To obtain a conditional use permit to build
a new 542 seat sanctuary with accompanying
parking both on and off-site to be used in
addition to the existing church building.
ORDINANCE DESIGN STANDARDS:
1.SITE LOCATION:
The new church would face 4th Street,on the northwest
corner of Bender and 4th.
2.COMPATIBILITY WITH NEIGHBORHOOD:
The existing church building was built in 1954.This
property and most of the area surrounding it is Zoned R-4,
Two Family Residential.To the northeast is one lot zoned
R-2 Single Family Residential,and to the southeast across
Bender is one lot Zoned C-3,General Commercial.There are
other churches near by at the northeast corner of 4th and
Bond and at the northeast corner of 5th and Bender.
Otherwise the area consists of single and two family houses
and vacant lots.Staff believes this new sanctuary and
parking area will be compatible with the neighborhood.
The Hanger Hill and East Little Rock Neighborhood
Associations were notified of the Public Hearing.
3 .ON SITE DRIVES AND PARKING:
The proposal has one two-way access point from 4th Street
into a new parking lot.
Church parking requirements in this case are based on the
increased seating capacity of the main sanctuary over the
original sanctuary which sat 200 people.The requirement
would be based on 1 parking space needed for every 4 seat
July 8,199)
SUBDIVISION
ITEM NO.:17 (Cont.)FILE NO.:Z-6696
increase.Therefore,the required parking for the new
542 seats (342 increase)would be 85 spaces.There are
only 35 spaces shown on the plan.
4.SCREENING AND BUFFERS:
The land use buffers to the south drop below the minimum
average width requirement of six and one half feet and
below the minimum width allowed at any given point of sixfeet.The full width requirement being ten feet.
The proposed land use buffer along the western perimeter
drops below the minimum width allowed of six feet.Thefullrequirementinthisareabeforetransfersisseven and
one half feet.
5.PUBLIC WORKS COMMENTS:
a.A 20 feet radial dedication of right-of-way is requiredatthecornerofBenderStreetandEast4Street.b.Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards on 4 Street.c.Repair or replace any curb and gutter or sidewalks thatisdamagedinthepublicright-of-way prior to
occupancy.
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.f.Driveways must conform to ordinance 418,031.(200 feet
spacing and 100 feet from property line)
6.UTILITY AND FIRE DEPT.COMMENTS:
Water:Contact the water works regarding meter size(s)andlocation.
Wastewater:Sewer available,not adversely affected.
Southwestern Bell:Approved as submitted.
ARKLA:No comments received.
Entergy:Approved as submitted.
Fire Department:Driveway must be 20 feet wide.A privatefirehydrantmayberequired.Check with the fire
department before submitting final plans.
2
July 8,1998
SUBDIVISION
ITEM NO.:17 (Cont.)FILE NO.:Z-6696
CATA:Bus service is not currently provided to this site.
7.STAFF ANALYSIS:
The applicant is requesting a conditional use permit to
expand an existing church's main sanctuary from 200 seatsto542bybuildinganewbuildingandincludinganewsmall
30 space parking area adjacent plus 50 off-site parkingspaces.The site for the new sanctuary is currently vacantclearedland.
The site as proposed does not meet all requirements.Therearsetbackshownwouldbeonly17feetversusa
requirement of 25 feet.Front and side setbacks would bemet.The total on-site parking would be only 35 spaces (30
new and 5 existing),compared to a requirement of 85spaces.The church owns four 50 x 150 foot lots across the
surrounding streets.The one to the north is a paved
parking lot and would provide an additional 16 parkingspaces.The other three lots are not paved and would
provide another approximately 48 spaces.One is to the eastacrossBenderStreetandtwoareacross4Streettothesouth.That would result in 58%of the parking being off-site compared to an ordinance allowance for only 25%of the
parking to be off-site.A variance would be required forboththepercentageofoff-site spaces and the fact thatthreeofthelotsarenotpaved.The four off-site parkingareasalongwiththeireventualupgrade,would be a part ofthisC.U.P.On street parking is available on all thestreetssurroundingthesite.
Staff believes this is a reasonable use of this site andthatitwouldbecompatiblewiththeneighborhood.
8 .STAFF RECOMMENDATION:
Staff recommends approval of the conditional use permitsubjecttocompliancewiththefollowingconditions:
a.Comply with the City's Landscape 6 Buffer ordinances.b.Comply with Public Works Comments.c.All exterior lighting must be directed downward and
inward to the property and not towards any residentialarea.
3
July 8,199&
SUBDIVISION
ITEM NO.:17 (Cont.)FILE NO.:Z-6696
Staff also recommends approval of the variance to allow 58%
of the parking to be off-site,but that a deferral for
paving the three off-site parking lots be granted for up to
5 years.
SUBDIVISION COMMITTEE COMMENTS:(JUNE 17,1999)
Pastor Dwight Townsend was present representing his application.Staff gave a brief description of the proposal.
Public Works reviewed their comments and Staff reviewed the site
layout issues including setback and parking needs,clearing up
with the applicant exactly what was needed in those areas.
There being no further issues,the Committee accepted the
proposal and forwarded the item on to the full Commission forfinalresolution.
PLANNING COMMISSION ACTION:(JULY 8,1999)
Pastor Dwight Townsend was present representing the application.
There were no registered objectors present.Staff presented the
item with a recommendation for approval subject to compliance
with the conditions listed under "Staff Recommendation."Staff
also recommended approval of the variance to allow 58%of the
parking to be off-site,and approval of a deferral for up to
5 years for paving the three unpaved off-site parking areas.
The item was placed on the Consent Agenda and approved as
recommended by Staff.The vote was 10 ayes,0 nays,and
1 absent.
4
July 8,199&
ITEM NO.:18 FILE NO:Z-6697
NAME:Boyle Park Master Plan —Conditional Use
Permit
LOCATION:Boyle Park on Boyle Park Road
OWNER/APPLICANT:City of Little Rock/Mark Webre,Parks
Department
PROPOSAL:To obtain a conditional use permit for a
Master Plan to upgrade and improve the parkfacilitiesonpropertyZonedR-2,Single
Family Residential.
ORDINANCE DESIGN STANDARDS:
1.SITE LOCATION:
This proposal includes several areas throughout theexistingpark.
2.COMPATIBILITY WITH NEIGHBORHOOD:
This property was deeded over to the City in May of 1929
and has existed as a "Park"since then.As far as Staff is
aware,the park has been compatible and appreciated by the
neighborhood.The improvements would be done within theexistingboundariesoftheparkandupgrade,improve and
expand the facilities.Staff believes the park will
continue to be compatible with the neighborhood.
The John Barrow and Broadmoor Neighborhood Associations
were notified of the Public Hearing.
3.ON SITE DRIVES AND PARKING:
There are six existing access points to the park by way ofexistingcitystreetsthatpassthroughthepark.The
proposal includes closing the one at West 24~Street.
The ordinance does not specify parking requirements for
parks.The proposal does show parking adjacent to or near
most areas that would generate parking needs except for thetrailheadatthenorthBoyleParkDriveentrance.
July 8,1995
SUBDIVISION
ITEM NO.:18 (Cont.)FILE NO.:Z-6697
4.SCREENING AND BUFFERS:
No comments.
5 .PUBLIC WORKS COMMENTS:
a.Provide sketch grading and drainage plans per Section29-186,obtain grading permits per Section 29-186(c)(d)including Special Flood Hazard,development permit
Section 29-186(b)for Flood Hazard area per Section8-283.Contact ADEQ and Corps of Engineers prior tostartofwork.There are floodway,flood plain and
wetland issues,which require certification and permitspriortowork(including clearing,fill,dredging
operations planned).
b.Recommend Public Meeting be held with affected
neighborhood due to plans to modify and eliminate accesstoexistingstreetsservingtheseneighborhoods.FormalclosureofWest24'"will be required through petitionprocess.
c.New structures are not permitted in Floodway (including
buildings,gazebo or large fountain structures)perSection8-305.
d.Changes to street alignment or construction of bikewayswillberequiredtoresultinnoincreaseingradeorsignificantsurfaceareaincreaseinfloodway.FEMA and
Corps notifications will be required.
e.Parking "Area 25"will need access modified to provide90'ntersections with Boyle Park Road.
f.Parking area shown on plans in floodway is a rework ofexistingparkingandappearsnottochangesurfaceareaornumberofspaces.As long as grades and area do not
change and Corp and FEME.approvals are obtained,this
appears to not be in conflict with Board of Directors
Policy of no New Parking in Regulatory Floodways.
6.UTILITY AND FIRE DEPT.COMMENTS:
Water:Contact the Water Works regarding any additional
water service needed.
2
July 8,199&
SUBDIVISION
ITEM NO.:18 (Cont.)FILE NO.:Z-6697
Wastewater:Existing sewer main outfalls (24"and 42")
located within Boyle Park.Contact the Wastewater Utilityfordetailspriortofinalizingconstructionplans.
Southwestern Bell:No comments received.
ARKLA:No comments received.
Entergy:Approved as submitted.
Fire Department:Any new roadway or street must be notlessthan24feetwidewithnoparkingoneitherside.
Additional fire hydrants may be required.Check with Fire
Department before finalizing construction plans.
CATA:Bus service is not currently provided to this site.
7.STAFF ANALYSIS:
The applicant is requesting a conditional use permit for a
Master Plan to upgrade and improve the Boyle Parkfacilities.The area is Zoned R-2,Single FamilyResidential,and is surrounded by primarily R-2 property
and some MF-6,Multifamily,at the northwest corner.The
improvements would include new and upgraded trails andpavilions,a small amphitheater,road and parking lot
changes,plus new open play/practice fields and playground
equipment.
All the facility work would be well within existing
property lines exceeding setbacks and meeting siting
requirements as long as none of it is proposed within
floodway designated areas.
The ordinance does not specify parking requirements forparks.The proposal does show what appears to be adequate
parking adjacent to or near most areas that would generate
parking needs.Any roadways that are changed or added would
need to meet the fire department requirement of 24 feet
wide with no parking on either side.
Staff believes this plan would not have a detrimentalaffectontheneighborhoods.
3
July 8,199~
SUBDIVISION
ITEM NO.:18 (Cont.)FILE NO.:Z-6697
8.STAFF RECOMMENDATION:
Staff recommends approval of the conditional use permitsubjecttocompliancewiththefollowingconditions:
a.Comply with the City's Landscape 6 Buffer ordinances.b.Comply with Public Works Comments.c.Comply with Fire Department Comments.
SUBDIVISION COMMITTEE COMMENTS:(June 17,1999)
Bryan Day was originally present during the meeting to representtheitembuthadtoleavebeforeitwasdiscussed.Staff gave abriefdescriptionoftheproposal.
Public Works briefly reviewed their comments and responded to a
Committee question regarding the issuing of a clearing permit.
The Committee had concerns about two issues.One was what,if
any,restrictions existed in the original Will/deed regardingthedonationofthepropertytotheCity.The second was
regarding the tree clearing that had already begun and if that
had been properly permitted,particularly in relation to anyrestrictionstohowtheparkwastobeused.
There being no further issues,the Committee accepted the
proposal,but requested that their two question be answeredbeforethefullCommissionproceedonfinalresolutionoftheitem.
STAFF UPDATE:
Upon investigation,Staff concluded that none of the actionslistedintheproposalappeartoviolateanylimitationsstated
in the deed of this property.The Will was used for the
requirements in the deed as best as Staff could determine.Staffalsobelievesthetreecuttingpermitwasrecpxestedandissued
properly.
4
July 8,199~~
SUBDIVISION
ITEM NO.:18 (Cont.)FILE NO.:Z-6697
PLANNING COMMISSION ACTION:(JULY 8,1999)
Staff presented the item with a recommendation for approval of
the applicant requested deferral in order to have more time for
the applicant to give proper notice to the property owners
within 200 feet.
The item was placed on the Consent Agenda and approved fordeferraltotheAugust19,1999 meeting.The vote was 10 ayes,
0 nays,and 1 absent.
5
PLANNING COMMISSION CALENDAR -1999 ADOPTED:October 29,1998
AMENDED:April 29,1999
AMENDED:
SUBDIVISION HEARINGS:
Subdivision
~Fille Date ~5e at Ad Committee (2)HHearin i Date (l )(3)
12-07-98 12-18-98 12-30-98 01-21-9901-25-99 02-05-99 02-11-99 03-04-9903-08-99 03-12-99 03-25-99 04-15-9904-19-99 04-30-99 05-06-99 05-27-9906-01-99 06-11-99 06-17-99 07-08-9907-12-99 07-23-99 07-29-99 08-19-9908-23-99 09-03-99 09-09-99 09-30-9910-04-99 10-15-99 10-21-99 11-11-9911-15-99 12-03-99 12-09-99 12-30-9901-03-00 01-14-00 01-20-00 02-10-00
PLANNING &REZONING HEARINGS:
~Filin Date ~5e at Ad ~Hearin Date (t)(3)
12-21-98 01-08-99 01-04-99 01-25-99 02-04-9902-08-99 02-26-99 02-22-99 03-08-99 03-18-9903-22-99 04-09-99 04-05-99 04-19-99 04-29-99
05-03-99 05-21-99 05-03-99 05-17-99 06-10-99
06-14-99 07-02-99 06-14-99 06-30-99 07-14-99 07-22-9907-26-99 08-1 3-99 07-28-99 08-11-99 08-25-99 09-02-9909-07-99 09-24-99 09-08-99 09-22-99 10-06-99 10-14-9910-18-99 11-05-99 10-20-99 11-03-99 11-17-99 12-02-99
12-06-99 12-22-99 12-08-99 12-22-99 01-05-00 01-13-00
AVAILABLE INFORMAL MEETING DATES:
(to be scheduled as required)
MMeetin M Date (5)
01-07-99
02-18-99
04-01-99
05-13-99
06-24-99
08-05-99
09-16-99
10-28-99
12-16-99
01-27-00
NOTE:(1)All public Hearings shall be held at 4:00 P.M.unless otherwise changed by the Commission.
(2)All meetings shall be held at 1:00 P.M.unless changed by the Subdivision Committee.
(3)An agenda meeting will be held prior to each public hearing date and will begin at 3:30 P.M.in the Sister
Cities Conference Room.
(4)Reserved.
(5)All informal meetings shall be held at 3:30 P.M.unless otherwise changed by the Commission.
(6)All meetings shall be held at 12:00 NOON unless otherwise changed by the Plans Committee.
NOTICE:AN INTERPRETER WILL BE PROVIDED FOR THE HEARING IMPAIRED UPON REQUEST.
REQUEST SHOULD BE MADE TO THE DEPARTMENT OF PLANNING AND DEVELOPMENT AT
LEAST TWO WORKING DAYS PRIOR TO THE SCHEDULED MEETING DATE.
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July 8,1999
SUBDIVISION MINUTES
There being no further business before the Commission,the
meeting adjourned at 7:30 p.m.
Date
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