pc_07 22 1999t
LITTLE ROCK PLANNING COMMISSION
PLANNING AND REZONING HEARING
MINUTE RECORD
JULY 22,1999
4:00 P.M.
I.Roll Call and Finding of a Quorum
A Quorum was present being ten (10)in number.
II.Members Present:Craig Berry
Herb HawnBillPutnam
Judith Faust
Hugh Earnest
Bob Lowry
Pam Adcock
Mizan Rahman
Richard Downing
Obray Nunnley,Jr.
Members Absent:Rohn Muse
City Attorney:Steve Giles
LITTLE ROCK PLANNING COMMISSION
AGENDA
JULY 22,1999
4:00 P.M.
I.DEFERRED ITEM:
A.Stephens Neighborhood Area Action Plan
II.NEW ITEMS:
1.LU99-03-01 —A Land Use Plan Amendment in the West
Little Rock Planning District;from Multi Family to
Office for an area on the west side of Andover Court.
2.LU99-09-04 —A Land Use Plan Amendment in the I-630
Planning District;from Single Family to Mixed Use at
the northwest corner of 20 and Green Meadow Drive.
3.LU99-11-04 —A Land Use Plan Amendment in the I-430
Planning District;from Office to Commercial for the
southeast corner of Kanis Road and Shackleford Road
including both sides of Kaufman Road.
4.LU99-16-02 —A Land Use Plan Amendment in the Otter
Creek Planning District;from Multi Family to Mixed Use
and Low Density Residential for an area south and west
of the intersection of Baseline Road and Stagecoach Road
with frontage along both roads.
5.Z-4651-B 13001 Colonel Glenn Road R-2 6 C-4 to C-4
6.Z-6703 8501 Fourche Dam Pike I-2 to C-3
7.Z-6706 19112 Colonel Glenn Road R-2 to C-1
8.Hillcrest Neighborhood Action Plan
9.Wireless Communication Facility Ordinance Amendment
10.Z-6474-B 3521 Longcoy C-3 to R-3
11.Z-6715 First Freewill Baptist Church C.U.P.
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99
9
July 22,1999
Item No.:A
Name:Stephens Area Neighborhood Action Plan
STAFF REPORT:
Early in 1998,the City of Little Rock together with leaders
of five Stephen'area neighborhood associations joined to
discuss the development of the Stephen's Area Neighborhood
Action Plan.All involved viewed the collaboration as an
opportunity to unify and revitalize the Stephen'area.
On March 9,1998,the entire Stephen's community
consisting of residents,property owners,business owners,
and civic leaders were encouraged to attend a Town Hall
meeting at the Garland Elementary School.This meeting
included a brief summary of the process and elements of a
neighborhood plan and involved break out sessions in which
useful information was gathered.The purpose of the meeting
was to solicit neighborhood-wide support and feedback for
the development of a plan.
In mid-1998,the steering committee was established.The
committee met once a month for the next twelve months and
discussed various topics in addition to all of the data that
was gathered from the Town Hall meeting.From these
discussions,elements of the plan were developed.
The plan,developed by the steering committee is based ontheirpersonalknowledge,information provided by "experts",
and the results of the Town Hall meeting.It consists of
background information,demographic profile,zoning and land
use,circulation,goals,objective,and action statements,
future land use,and infrastructure project classification.
The committee agreed on seven (7)general goals.The goalsfocusesonyouthprograms,economic development,traffic and
transportation,public safety,infrastructure,housing,and
neighborhood revitalization.As part of the neighborhood
planning efforts,changes to the Future Land Use Plan have
been reviewed and approved by the Board of Directors.
After a year developing a draft plan,the steering committee
held their second town hall meeting on June 21,1999 at
Garland Elementary School.With the support from local
business owners,residents,and community leaders,the
committee hopes the City via the Little Rock Planning
July 22,1999
ITEM NO.:A (Cont.)
Commission and Board of Directors will accept the
neighborhood plan and help the neighborhood work toward the
goals presented in the plan.
PLANNING COMMISSION ACTION:(JUNE 10,1999)
Staff reported that the second Town Hall meeting had been
set for June 21't Garland Elementary from 6:00 —7:30 p.m.
It was placed on Consent Agenda for deferral.The vote was
9 ayes,2 absent.
STAFF RECOMMENDATIONS:
Staff recommends approval of the resolution of support.
PLANNING COMMISSION ACTION:(JULY 22,1999)
Shawn Spencer,Planning Staff,gave the background
information on the Neighborhood Plan process.Henry Barton,
Chairman of the Stephens Steering Committee,also gave some
background information and updated the Planning
Commissioners on the status of the Plan since the second
town hall meeting.
Commissioner Nunnley questioned Mr.Barton on the reference
to manufactured housing.Mr.Barton informed the
Commissioners that all references to 'manufactured
housing'ad
been removed from the latest draft of the Plan.This
was the result of consensus not being reached on the subjectatthetownhallmeeting.He also stated that the removal
of any reference to 'manufactured housing'as not saying
that the local neighborhood associations or the Stephens
Area Neighborhood Plan was against 'manufactured
housing.'y
removing these references,support of the plan was
unanimous.
Commissioners commended the Stephens Steering Committee on
their hard work that they had put into their Plan.
A motion was made to support by resolution the Stephens Area
Neighborhood Action Plan.Motion seconded.Motion carried.
10 ayes,1 absent.
2
1
RESOLUTION NO.
AN RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LITTLE ROCK,ARKANSAS IN SUPPORT OF THE
STEPHENS AREA NEIGHBORHOOD ACTION PLAN
WHEREAS,the area Residents and Neighborhood Associations formed a
Planning Committee to develop a Neighborhood Plan;and
WHEREAS,the residents and other "stakeholders"in the area
participated in a Town Hall meeting to set a vision and identify issues
to include in plan;and
WHEREAS,after several months of work by the Planning Committee,asetofgoalsandobjectivesweredevelopedandpresentedtothe
neighborhood at several meetings and were distributed to various groups
and individuals in the neighborhood;and
WHEREAS,this Plan (Goals,Objectives,and Action Statements)
provides a way for both neighborhood based group and others working in
and around the neighborhood to advance the desires and meet the needs of
the residents
NOW,THEREFORE BE IT RESOLVED BY THE PLANNING COMMISSION OF THE
CITY OF LITTLE ROCK,ARKANSAS.
SECTION 1.The Planning Commission of the City of Little Rock
does support the vision and goals as expressed in the Stephens Area
Neighborhood Action Plan.
ADOPTED:
ATTEST:
SECRETARY CHAIRMAN
July 22,1999
ITEM NO.:1 FILE NO.:LU99-03-01
Name:Land Use Plan Amendment —West Little Rock
Planning District
Location:2300 Andover Court
Receuest:Multi Family tc Office
Source:Ted Bailey,Moses Nosari &Tucker
PROPOSAL /REQUEST:
Land Use Plan amendment in the West Little Rock PlanningDistrictfromMultiFamily(MF)to Office (0).The Office
represents services provided directly to consumers (e.g.,legal,financial,medical)as well as general offices which
support more basic economic activities.
The applicant desires to develop the property for generalofficeuse.
EXISTING LAND USE AND ZONING:
The property is currently zoned MF-18 and is approximately1.8+acres in size.
The site in question is currently a vacant lot located on
the west side of Andover Court to the south of Cantrell
Road.The location is in a hilly area surrounded by a mix
of various land uses.
The Pavilion in the Park sits in the C-3 zone to the north
on the southwest corner of Cantrell Road and Andover Court.
To the south of the site are condominiums in a PUD zone
while the patio homes occupy property designated PRD to the
southeast.Across the street to the east is a retirement
condominium designated PRD.The neighboring property to the
west of the site is Reservoir Park,which occupies an R-2
residential zone.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On November 18,1997,a change was made from Single-Family
to Suburban Office at the intersection of Indian Trail and
July 22,1999
ZTEM NO.:1 (Cont.)FZLE NO.:LU99-03-01
Manney Road northeast of Cantrell Road and from Office and
Multi-Family (MF)to Public Znstitutional on Delray Street.
On August 18,1994,a Multi-Family area was expanded
southward on Reservoir Road toward Grassy Flat Creek.
On August 12,1990,a Single-Family land use area was
changed to expand a Multi-Family located west of Reservoir
Road on Sanford Drive.
The property in the proposed land use plan area sits in an
area of Multi-Family.The property to the north is in a
Commercial land use area at the southwest corner of the
Andover Court and Cantrell Road intersection.The area to
the south of Andover Court is Multi-Family.Across thestreettotheeastisCommercial.The land use area to the
west is Parks/Open Space.
MASTER STREET PLAN:
Andover Court is a cul-de-sac.The Master Street Plan
designates Andover Court as a neighborhood street.
Currently Andover Court exists with a curb and gutter,but
no sidewalk.Andover is accessed from Cantrell Road to the
north,which is shown as a principal arterial.Cantrell
Road is currently a four-lane state highway.The plan does
not indicate changes to the street network in this
neighborhood.
PARK SYSTEM MASTER PLAN:
Reservoir Park lies next to the property in question along
the west property line.The Master Parks Plan Map does
indicate the property containing the reservoir itself as a
proposed addition to the parkland open to the public.
BACKGROUND
The area surrounding the applicant's property is totally
developed and the change to office would be limited to thissite.The most recent office development occurred on
Cantrell Road west of Pavilion in the Park.Across thestreettotheeastisthesiteofanewretirement
community.The applicant's property cuts into a hill
resulting in slopes at both ends of the property.Multi
family land uses cover most of the property on Andover
Court.Although more office use is consistent with the use
pattern,the site plan review process is necessary to
2
July 22,1999
I
ITEM NO.:1 (Cont.)FILE NO.:LU99-03-01
protect the near by residential uses and park.Andover
Court is the only route of access to the applicant's
property and neighboring properties.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
This site occupies an area not covered by a neighborhood
action plan.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood
associations:Andover Square Residence Association,Apache
Crime Watch,Briarwood Neighborhood Association,Evergreen
Neighborhood Association,Leawood Neighborhood Association,
Meriwether Neighborhood Association,Normandy-Shanon
Property Owners Association,McMillen Trail,Overlook
Property Owners Association,Robinwood Property Owners
Association,South Normandy Property Owners Association,and
the Heights Neighborhood Association.
Staff has not received comments regarding this notice.
STAFF RECOMMENDATIONS:
Staff believes the change is appropriate.
PLANNING COMMISSION ACTION:(JULY 22,1999)
Mr.Brian Minyard,Planner II,made the staff presentation.
Mr.Rett Tucker,the applicant,stated that an office
building would be less intrusive to the area than an
apartment building.The parking requirements of an
apartment building would add more traffic to the area than
an office building would.
Millie Hanson,a property owner in the Andover Square
Condominiums,expressed concerns about the application.
Ms.Hanson expressed concerns that without any type of
design controls,she feared that an office building would
intrude into a residential area and threaten property
values.She wants the site plan review process on this
project and expressed concerns about drainage from
neighboring property.Ms.Hanson is also concerned about
3
July 22,1999
I
ITEM NO.:1 (Cont.)FILE NO.:LU99-03-01
the lack of a buffer between any neighboring office
development and her Andover property and of any potential
retaining wall,that would effect the value of the property.If concerns of the association are addressed in a site plan
review process,then the Andover Owners Association would
not be opposed to a quiet office next door.
Commissioner Hugh Earnest asked Ms.Hanson if the Andover
property owners would be less opposed to a land use plan
change to office if the site plan review process addressed
the concerns of the neighborhood association.Ms.Hanson
replied that would be true.In past experiences,developers
had not kept promises to the association.
Commissioner Faust asked if Ms.Hanson was representing the
Andover Property Owners Association.Ms.Hanson stated that
she represented both the association and herself.
Commissioner Adcock asked asked Mr.Giles if the owners of
the neighboring property might be held legally responsible
for any damage caused to the property inside the Andover
property.Mr.Giles replied that the City of Little Rock
has an ordinance requiring drainage review in the site plan
process to prevent damage to neighboring properties.
Commissioner Adcock asked Mr.Giles if the owners of the
neighboring property could be held legally responsible if
damage occurred to the property inside the Andover property
owners association.Mr.Giles stated that according to
Arkansas State law,a downstream property owner holds the
right to protection from flooding caused by upstream
property owners.
Commissioner Hawn stated that even if the land use is not
changed,the property in question is still a potential
construction site for apartments by right of use and the
drainage issues would be the same.Commissioner Hawn stated
that no matter what the owners build on the property,the
concerns would remain the same.
Commissioner Hawn made a motion to approve the application
as submitted.The motion was made for approval of the item
as presented and was approved with a vote of 10ayes,0 nays
and 1 absent.
4
July 22,1999
ITEM NO.:2 FILE NO.:LU99-09-04
Name:Land Use Plan Amendment —I-630 PlanningDistrict
Location:1908 Green Meadow Drive
~Re eat:Single Family to Mixed
Source:Rose Johnson Grant
PROPOSAL /REQUEST:
Land Use Plan amendment in the I-630 Planning District from
Single Family (SF)to Mixed Use (MX).The Mixed-Use category
provides for a mixture of uses such as residential,office
and commercial uses to occur.A Planned Zoning District is
required of the use if entirely office or commercial or iftheuseisamixtureofthethree.
The applicant proposes to establish a professional hairsalon.
EXISTING LAND USE AND ZONING:
The property sits in an R-3 zone and is approximately 0.15+acres in size.The site in question is currently a single-
family dwelling located in an established neighborhood area.
Single family residences occupy all of the surrounding
properties.
All of the property bordering the site in question lies in
an R-3 Single Family residential zone.A small tract of C-3
zoning sits one block to the west on the south side of the
20 Street and Boulevard Avenue intersection.A small
barbershop sits in a small zone of C-3 on the southwest
corner of 20 and Boulevard in the rear of a single-family
house.To the west is a small neighborhood store,which
appears to be vacant.The Arkansas Veterans Retirement Homeislocatedtothesoutheastofthesiteatthesoutheast
corner of the 20 Street —Madison Street intersection.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On April 20,1999,a change was made from Single-Family (SF)to Public Institutional (PI)between 17 and 18 Street on
July 22,1999
ITEM NO.:2 (Cont.)FILE NO.:LU99-09-04
the east side of Pine Street while at the same time three
Single-Family (SF)land use areas located:on the west side
of Pine Street at 18 Street;the intersection of Pine
Street and 20 Street;and the west side of Cedar Street
and 23 Street;were changed to Mixed Use (MX).
The applicant's property lies in a Single Family land use
area.All of the property surrounding the site lies in a
large Single Family future land use area that covers most of
the area between Fair Park Boulevard and Cedar Street.The
main exception is the area of Public Institutional (PI)
located on the southeast corner of the 20 Street —Madison
Street intersection.
MASTER STREET PLAN:
Green Meadow Drive and South 20 Street are both shown as
neighborhood streets by the plan.Both Green Meadow Drive
and S.20 Street are paved but do not have curbs,gutters,
or sidewalks.
PARKS SYSTEM MASTER PLAN:
There are no parks near the area covered by this proposed
amendment.
BACKGROUND:
The site in cgxestion sits in a fully developed urban
residential area.The area is an older neighborhood with
existing structures in varying states of repair.Recent
development has not occurred in the area.One of the
commercial buildings in the C-3 zone to the west of the
applicant's property is vacant.Sub-standard residential
streets service the applicant's property.Any developmentofthiskindwouldneedcarefulreviewtoinsurethatthe
development in fact be a true small-scale neighborhood
development.Such a development should have a small service
area of a 'w mile radius and serve walk up traffic.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The applicant's property lies inside the area covered by the
Oak Forest Neighborhood action plan.The Oak Forest plan
contains an objective of expanding the presence of
neighborhood oriented businesses in the area but wishes to
2
July 22,1999
J
ITEM NO.:2 (Cont.)FILE NO.:LU99-09-04
concentrate these uses along 12 Street and other
commercial streets.The plan also desires to amend the
zoning pattern to make the area more compatible for
residential uses.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood
associations:Capital View Stifft Station Neighborhood
Association,Curran-Conway Neighborhood Association,Forest
Hills Neighborhood Association,Hope Neighborhood
Association,Love Neighborhood Association,Midway
Neighborhood Association,Oak Forest Neighborhood
Association,Pine to Woodrow Neighborhood Association,
Stephens Area Faith Neighborhood Association,War Memorial
Neighborhood Association,and Capital Hill Neighborhood
Association.
Staff has received one comment from area residents.The
comment was neutral.
STAFF RECOMMENDATIONS:
Staff believes the change is not appropriate at this time.
PLANNING COMMISSION ACTION:(JULY 22,1999)
Mr.Brian Minyard,Planner II,made the staff presentation.
Rose Johnson Grant,the applicant,stated her case before
the Commission.She said she desires to operate a beauty
shop on the property.The applicant used to live on the
property but felt that using the property for a beauty shopisamoreefficientandprofitableuseofthepropertyas
opposed to residential use.The applicant stated that the
neighborhood is not a safe place to live.In addition,
Ms.Grant noticed deterioration in the area since she first
lived there.Ms.Grant concluded that the house is no
longer profitable as a rental property.
Connie Hamzy spoke in support of the application.
Mrs.Hamzy lives in the neighborhood and stated that her
neighbors are in favor of a neighborhood beauty salon.In
addition,the proponent stated that women living in the
veterans home could use the hair salon.There are an
3
July 22,1999
ITEM NO.:2 (Cont.)FILE NO.:LU99-09-04
increasing number of abandoned homes located in the
neighborhood.Use of this property would prevent
abandonment of the applicant's structure and improve the
quality of the neighborhood.Finally,the establishment
of a beauty salon would provide a service needed by
neighborhood residents.
Commissioner Nunnley asked if the application addressed the
issue of parking.Walter Malone,Planning Manager,stated
that questions such as parking would be addressed when the
applicant applies for rezoning.
Commissioner Nunnley asked the applicant what the scope of
the business would be and what type of parking would be
provided.Ms.Grant stated that she would employ three hairstylistsatthesalon.The applicant added that she would
add a parking area and landscaping to the property so
customers would not have to park on the street.The
applicant also wants to install security lighting on the
property.
Commissioner Faust asked the applicant if she lived in the
house.Ms.Grant stated that she moved out of the
neighborhood seven years ago.Her daughter previously
lived in the neighborhood but moved out of the neighborhood
because it was not a safe place to live.
Commissioner Lowry asked staff if this would require a PZD.
Mr.Malone stated that in a MX area the property would
require a PZD unless the use was residential.
Commissioner Putnam commented that the Planning Commission
should support the neighborhood's desires on this case.
Commission Earnest asked Mr.Minyard about the encouragementofneighborhoodbusinessintheOakForestneighborhoodon
12 Street and of expansion of the area.Mr.Minyardstatedthatcitystaffdiscussestheapplicationandthe
boundaries covered by the application.Staff also makes an
interpretation of any applicable neighborhood action plansfortheareainquestionduringtheInter-Departmental staff
meeting and the Plans Committee meeting.
Commissioner Putnam reminded his colleagues that the meeting
should remain focused on topic of Land Uses and not the
zoning issues involved.
4
July 22,1999
ITEM NO.:2 (Cont.)FILE NO.:LU99-09-04
Commissioner Rahman asked staff what were the C-3 uses to
the southwest of the property.Mr.Minyard stated that
there was a house with a sign advertising a hair salon near
a vacant store.Single family houses occupy the rest of the
C-3.
Commissioner Nunnley commented that the Oak Forest Plan
specifically stated the desire to preserve the residential
character of the neighborhood and limit commercial
development in this area.He stated his intention to vote
against this and encouraged the other commissioners to vote
against this.
Commissioner Hawn expressed concern that instead of
preserving residential areas,the city was preserving vacant
lots and that he had trouble with land use plans covering an
area only the size of a single lot.Commissioner Hawn felt
more comfortable with planned developments.
Commissioner Adcock asked Mr.Lawson about the viability
of the applicant returning with a conditional use permit
to allow a beauty parlor if this land use plan amendment
failed.Mr.Lawson stated that the applicant could return
to file for a POD or PCD.
Commissioner Berry felt that the Land Use Planning process
was inadequate for this case.Commissioner Berry stated his
opposition to this land use plan amendment but would support
a PCD.
Commissioner Lowry asked if an additional filing fee would
be required.Mr.Malone replied that no matter what
happened at this meeting,the applicant would have to file
for rezoning.
Commissioner Nunnley stated that he would support a planned
development but not a land use change.A discussion between
the Commission and staff took place about the merits of
having all applicants apply for a land use change.
Commissioner Hawn made a motion to approve the land use plan
amendment as stated on the application.The motion was made
for approval of the item as presented and failed with a vote
of 1 ayes,9 nays and 1 absent.
5
July 22,1999
ITEM NO.:3 FILE NO.:LU99-11-04
Name:Land Use Plan Amendment —I-430 Planning
District
Location:Kanis at Shackleford
R~eest:Office to Commercial
Source:Moses,Nosari &Tucker
PROPOSAL /REQUEST:
Land Use Plan amendment in the I-430 Planning District from
Office (0)to Commercial (C).Commercial includes a broad
range of retail and wholesale sales of products,personal
and professional services,and general business activities.
Commercial activities vary in type and scale,depending on
the trade area that they serve.
Prompted by this Land Use Amendment request,the PlanningStaffexpandedtheareaofreviewtoincludethesoutheast
corner of the Shackleford and Kanis Road intersection.In
addition,the expanded area includes all of the property
between the applicant's site and I-430.With these changes,
the northern half of the Office (0)land use area located
between Shackleford Road and I-430 south of Kanis Road would
be changed.
The applicant proposes to use the property for a
hotel/motel,restaurant,and retail center.
EXISTING LAND USE AND ZONING:
The area included in the original request is currently zoned0-3 and 0-2 and is approximately 8.2+acres in size.The
property is vacant.
The property neighboring the applicant's site consists of a
restaurant at the southeast corner of the Shackleford and
Kanis Road intersection in an area zoned 0-2.The propertytotheeastoftheapplicant's has eight residences located
on Kaufman Drive in an 0-3 zone.
The expanded area includes a total of 21.2 +acres and
covers the area on the south side of Kanis Road between
Shackleford Road on the west side to I-430 on the east side.
July 22,1999
ITEM NO.:3 (Cont.)FILE NO.:LU99-11-04
The southern boundary will be the north property line of the
Marriott Residence Inn hotel located on Shackleford Road
across the street from the West Lake Corporate Park
(formerly known as the Koger Center.)
The property surrounding the expanded area includes the Farm
Bureau Office complex to the north,located in an 0-3 zone.
The property to the south is zoned 0-2 and the location of
the Marriott Residence Inn hotel and a hospital.The
property to the east is zoned 0-3.The property to the westoftheexpandedareainzonedC-2 and includes all of the
property on the west side of Shackleford Road extending
north of the West Lake Office Park to Kanis Road.The uses
on the property to the west consists of a gas station at the
southwest corner of the Kanis and Shackleford Road
intersection,an office building on the northwest corner of
Shackleford Road and Shackleford West Boulevard,while therestofthepropertyisvacant.The West Lake Corporate
Park lies southwest of the expanded area in an 0-3 zone.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On April 6,1999,a change was made from Single-Family toOfficeeastofI-430 on Aldersgate Road north of 18Street.
On March 10,1999,a change was made from Mixed Office
Commercial to Community Shopping on a large tract of land
on the southwest corner of the Shackleford and Kanis Roadintersection.
On May 20,1997,a change was made from Office to Commercial
on the north side of Chenal Parkway near the Bowman Roadintersection.
On January 16,1996,a change was made from Low Density
Multi-Family to Suburban Office on the east side of Bowman
Road near the West Lake Corporate Park.
On December 19,1995,a change was made from Multi-Family to
Mixed Office Commercial expanding the MOC land use arealocatedonthesoutheastcorneroftheKanisandBowman Roadintersection.Another change was made was from Office to
Commercial on the northwest corner of the Shackleford and
Kanis Road intersection.
2
July 22,1999
ITEM NO.:3 (Cont.)FILE NO.:LU99-11-04
On February 7,1995,a change was made form Office to Mixed
Office Commercial located on the south side of the Financial
Center Parkway near the Hermitage Road intersection.
On December 21,1993,changes were made from Mixed Office
Commercial and Mixed Use to Commercial on".large tract of
land on the south side of Chenal Parkway stretching from
Autumn Road to the residential areas located on the east
side of Atkins Road.Additional changes were made from
Mixed Use to Mixed Office Commercial on the northeast corner
of the Kanis and Bowman Road intersection.
On March 2,1993,a change was made from Multi-Family to
Suburban Office on the southeast corner of the Kanis and
Aldersgate Road intersection.
The applicant's property accounts for about half of the area
covered in the proposed land use amendment area.The
expanded land use amendment is located in an Office land use
area.To the north of the area in question is an Office
land use area which covers the tract of land located between
Kanis and Shackleford Road intersection and the I-430 /I-
630 interchange.South of the amendment area lies an Office
land use area that covers the tract of land located between
Shackleford Road and I-430.The neighboring land use area
to the east is a tract of Suburban Office located east ofI-430.The tract of land across the street west of
Shackleford Road is a Community Shopping future land use
area.A large tract of Suburban Office lies to the
southwest on the northwest corner of the I-430 Shackleford
Road interchange.
MASTER STREET PLAN:
Shackleford Road and Kanis Road are both shown as minorarterialsontheplan.
PARKS SYSTEM MASTER PLAN:
There are no parks near the area covered by this proposed
land use plan amendment.
BACKGROUND:
The area in question contains a large amount of vacant
3
July 22,1999
ITEM NO.:3 (Cont.)FILE NO.:LU99-11-04
property.West Little Rock has mushroomed in the pastfifteenyearswithalltypesofdevelopment:residential,
commercial and office.Much of this development has
occurred to the north of this application.The West Lake
Office Center (formerly known as the Koger Center)was an
anchor at the southern edge of the street.Currently,an
office is under construction at the northwest corner of the
Shackleford Road and Shackleford West Boulevard
intersection.The newest developments are the hotel and
hospital located south of the amendment area on Shackleford
Road.
The Kanis Corridor Study's Land Use Plan recommended changes
to the Land Use Plan.As stated above,on March 10,1999,a
large area of Mixed Office Commercial was changed to
Community Shopping to recognize an existing C-2 'shoppingcenter'one just west of the site in anticipation of
further intensification of the area.Most of this area of
Community Shopping continues to be vacant.In addition to
this area,there are additional areas of built and non-built
commercial land in the area.For the past six years
commercial land uses have expanded in the area at the
expense of office land uses.
This area is part of what was designated as an office
corridor along I-430.In addition,the Kanis corridor was
designated office to prevent a pattern of development
similar to what occurred on Chenal Parkway.While
development along I-430 has not been totally office,it has
retained a large amount of trees and natural greenery.
Along with the absence of billboards,I-430 have retained
much of what west Little Rock used to be;rolling tree
topped hills.Experience has shown office and residential
development is more likely than commercial development to
retain some of the existing terrain and greenery.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The expanded land use plan amendment area falls within the
boundary of the John Barrow Neighborhood Area Plan.The
plan contains the goal of enhancing the business climate to
direct new businesses to locate in the area as well as
remain in the area.Three objectives include development of
a chain grocery store in the plan area,development of a
sit-down restaurant in the plan area,and attract job-
generating businesses in the plan area.Action statements
include identification of suitable areas located in the
4
July 22,1999
I
ITEM NO.:3 (Cont.)FILE NO.:LU99-11-04
center of the neighborhood for a grocery store and a
restaurant.
NE I GHBORHOOD COMMENTS:
Notices were sent to the following neighborhood
associations:Birchwood Neighborhood Association,Campus
Place Property Owners Association,Kensington Place Property
Owners Association,Pennbrook/Clover Hill Place Property
Owners Association,Sandpiper Neighborhood Association,
Sewer District 4147,Twin Lakes "A"neighborhood
Association,Twin Lakes "B"Neighborhood Association,
Westbrook Neighborhood Association,and the John Barrow
Neighborhood Association.
Staff has received one comment from area residents.One is
in support,none are opposed to the change and none were
neutral.
STAFF RECOMMENDATIONS:
Staff believes the change is not appropriate at this time.
PLANNING COMMISSION ACTION:(JULY 22,1999)
This item was placed on the consent agenda for withdrawal.
A waiver of the bylaws was required due to the late request
to withdraw.A motion was made to waive the bylaws and was
approved with a vote of 10 ayes,0 nays and 1 absent.The
motion was made for approval of the consent agenda and was
approved with a vote of 10 ayes,0 nays and 1 absent.
5
July 22,1999
ITEM NO.:4 FILE NO.:LU99-16-02
Name:Land Use Plan Amendment —Otter Creek PlanningDistrict
Location:9400 Stagecoach Road
Receuest:Multi Family tu Mixed Use and Single Family
Source:ArkBest Reality
PROPOSAL /REQUEST:
Land Use Plan amendment in the Otter Creek Planning District
from Multi Family (MF)to Mixed Use (MX)and Single-Family
(SF).The Mixed-Use category provides for a mixture ofresidential,office and commercial uses to occur.A Planned
Zoning District is recpxires if the use is entirely office,
commercial,or if the use is a mixture of the three.The
Single-Family (SF)category provided for single family homesatdensitiesnottoexceedsixdwellingunitsperacre.
Such residential development is typically characterized byconventionalsinglefamilyhomes,but may also include patioorgardenclusterhomes,if the densities remain less thansixunitsperacre.
Prompted by this Land Use Amendment recpxest,the PlanningStaffexpandedtheareaofreviewtoincludetheentire areaofMulti-Family along Stagecoach Road south of Baseline
Road.The Stagecoach Road frontage will change to Mixed Use
(MX)while the remaining area will change to Single-Family(SF).With these changes,the entirety of the Multi-Family
(MF)land use area would be eliminated.
The applicant intends to develop the property for a PostOffice.
EXISTING LAND USE AND ZONING
The applicant's property is currently zoned R-2 and is
approximately 15.19+acres in size.The applicant's
property is currently a vacant tract of wooded land.
The expanded area covers 47.13 +acres in size.The zoningintheexpandedareaincludestwoMF-12 zones,one PDC zone,
and three R-2 zones.The southern most MF-12 zone contains
the applicant's vacant property.The mostly vacant MF-12
July 22,1999
1
ITEM NO.:4 (Cont.)FILE NO.:LU99-16-02
zone further north on Stagecoach Road contains single family
housing.The golf driving range occupies the PDC zone.The
R-2 areas are mostly vacant with low densities of single
family dwelling units.The highest concentration of single-
family dwelling units in the expanded area lies on the south
side of Baseline Road.
The property to the north is a golf driving range in a PDC
zone.A small strip of R-2 lies between the applicant's
property and the golf course.The majority of the vacant R-
2 strip is a utility easement for a power line.The
property to the south is a developing residential area zonedR-2.The vacant property across the street to the east is
zoned MF-18.The vacant property to the west is zoned R-2.
To the north of the expanded area is a large MF-6 zoned area
occupied by an apartment development.To the east of the
apartments is a small R-2 CUP zone occupied by Henderson
United Methodist Church.A gas station /convenience store
and a small shopping center occupy the small C-2 zone
located on the southwest corner of the Stagecoach and
Baseline Road intersection.The Westfield subdivision is
located in the R-2 zone south of the original applicationarea.Property to east on Stagecoach Road is mostly vacant
properties with scattered single-family residences.The C-3
zone on the southeast corner of the Stagecoach and Baseline
Road is vacant.The R-2 zone across from the golf driving
range contains scattered single family residences.The
Apostolic Church occupies the MF-18 CUP zone southeast of
the golf driving range.The adjacent MF-18 is mostly vacant
as well as the 0-2 zone.The R-2 CUP located across thestreetfromtheapplicant's property is occupied by the
Otter Creek Assembly of God Church.The developing
Wedgewood subdivision occupies half of the area west of the
expanded area and is zoned R-2.Much of the R-2 zone westoftheexpandedarearemainsvacant.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On October 10,1998,a change was made from Community
Shopping to Commercial on a large tract of land on the
northwest corner of the I-30 and I-430 interchange.
On May 5,1998,a change was made from Multi-Family to
Office and Public Institutional along Stagecoach Road on thesideoppositeoftheMulti-Family (MF)area currently
considered for this land use change.
2
July 22,1999
ITEM NO.:4 (Cont.)FILE NO.:LU99-16-02
On July 1,1997,a change was made from Community Shopping
to Commercial on a large tract of land on the southwest
corner of the Otter Creek Road and I-30 interchange.A
second change was made from Single-Family to Parks/Open
Space south of the Otter Creek subdivision.
On April 2,1996,a change was made from Multi-Family to
Single-Family near the current site of the Otter Creek
clubhouse.
On July 6,1993,a change was made from Community ShoppingtoNeighborhoodCommercialonthenorthsideoftheOtter
Creek Parkway and Stagecoach Road intersection.A change
was also made on the same date from Mixed Office Commercial
to Community Shopping on the east side of the Otter Creek
Road and Stagecoach Road intersection.
The applicant's property in question sits in the center of a
Multi-family land use area.The property across the street
to the east is in an Office land use area while the propertytothewestisinaSingle-Family land use area.
North of the expanded area on the north side of Baseline
Road is a Low-Density Residential and one Public
Institutional land use area.A small area of Commercial
land use lies on the southwest corner of the Baseline and
Stagecoach Road intersection.East of the expanded area on
the opposite side of Stagecoach Road is Office and two
Public Institutional land use areas.Single-Family land
uses cover the area to the south and west of the expanded
area.
MASTER STREET PLAN:
Stagecoach Road is shown as a minor arterial on the plan.
The State Highway Department is currently widening this
section of Stagecoach Road into a five-lane road.State
Highway 5 runs along this section of Stagecoach Road.
PARK SYSTEM MASTER PLAN:
The new Otter Creek Park is under development further
southwest on Stagecoach Road.
3
July 22,1999
ITEM NO.:4 (Cont.)FILE NO.:LU99-16-02
BACKGROUND:
This area is a developing suburban area.Otter Creek
subdivision is currently expanding to the northwest along
with Westfield subdivision.New businesses are locating in
the area of the Baseline and Stagecoach Intersection and
another is in the approval stage for north of the Otter
Creek Parkway and Stagecoach Road intersection in an area
shown as Neighborhood Commercial.The LDR land use area
north of Baseline Road actually contains the Eagle Hill
apartment complex and serves as a large multi-family housing
area.The former Otter Creek Mall site,a large tract of
Commercial land use at the intersection of I-30 and Z-430,is under consideration for a new regional shopping center.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
Currently a city recognized neighborhood action plan for
this area does not exist.
The Otter Creek Neighborhood Association is currently in the
process of working with the city to create a neighborhood
action plan for the Otter Creek/Crystal Valley Neighborhood.
Discussions with the Otter Creek Steering Committee have
revealed the desire of neighborhood residents to reduce the
amount of Multi-Family land uses in the area and increase
Mixed Uses along Stagecoach Road.The steering committee
feels the neighborhood has sufficient multi-family housing
in the area but have a desire for greater control of
commercial and office uses developed along Stagecoach Road.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood
associations:Meyer Lane Neighborhood Association,Otter
Creek Homeowners Association,Quail Run Neighborhood
Association,and the Crystal Valley Property Owners
Association.
Staff has received five comments from area residents.Four
resident comments were neutral.One property owner supports
the change.
STAFF RECOMMENDATIONS:
Staff believes the change is appropriate.
4
July 22,1999
ITEM NO.:4 (Cont.)FILE NO.:LU99-16-02
PLANNING COMMISSION ACTION:(JULY 22,1999)
Mr.Brian Minyard,Planner II,made the staff presentation
and gave history as to the planning efforts of the Otter
Creek/Crystal Valley neighborhood Action Plan and the
current application.
Mr.Jim Lawson added that MX might result in 100%commercial
in this area.Mixed Use does not mandate approval of
Commercial uses,but may result in 100%commercial,or 100%
office,or 100%residential.Mr.Lawson concluded that more
than likely approval of this amendment would open the door
for 100%commercial development in this area.
Commissioner Adcock asked if any other possible sites for a
Post Office existed.Mr.Lawson stated that the Postal
Service had another site selected behind the Harvest Foods
as a competing option.
Commissioner Nunnley asked if there was a way of
proportioning use within an area designated as Mixed Use.
Mr.Lawson said there was not a way to proportion land uses
in a mixed use area to insure a true mix of uses.A
discussion took place in which staff and the commission
discussed the control of land uses in MX areas could be
exercised with the use of PZD's.
Commissioner Faust asked what the current zoning is on the
map.Mr.Minyard stated that the area is covered by a mixof'F-12 and R-2 zoning.
Norm Floyd stated he was acting on behalf of two property
owners in the area,his parents,and his employer.Mr.
Floyd stated support for the change to MX along Stagecoach
Road.Mr.Floyd also commented on the unbuildable nature of
the east side of Stagecoach Road.
Tommy Hodges spoke in opposition to the application.He
stated more study is needed in this area before making a
change.Mr.Hodges stated that this area along Stagecoach
Road was ready for development and that this land use plan
amendment should be deferred.In addition,Mr.Hodges also
mentioned that plenty of commercial land already existed
along this section of Stagecoach Road.Mr.Hodges concluded
with concerns that MX would open the door foz uncontrolled
5
July 22,1999
ITEM NO.:4 (Cont.)FILE NO.:LU99-16-02
commercial development along this portion of Stagecoach
Road.
Commissioner Ernest asked Mr.Hodges what he would recommend
for the area.Mr.Hodges recommended more flexibility and
greater intensity of land uses should be allowed on this
portion of Stagecoach Road.He also added that offices and
churches were suitable.
Mr.Jim Grey,of Resource Reality,spoke in support of the
applicant.Mr.Grey stated that the applicant,as well as
Mr.Hodges,was competing for the Post Office bid.
Commissioner Putnam pointed out that the Commission put Mr.
Hodges on the spot by asking for his recommendation on how
to develop the area.
Commissioner Putnam recommended that a vote be taken on the
application as filed.
Carrie Holifield,representing the applicant,stated that
they applied for Mixed Use based on staff recommendation.
The applicant simply wanted to build a Post Office and that
the 15 acres mentioned for changed in the application was
based on a recommendation that the neighborhood supportedfifteenacres.The applicant received a letter from the
Postal Service stating that the competing sites had been
narrowed down to two.
Commissioner Berry stated that he did not oppose MX because
he felt it allowed market flexibility to play a role in
making land use decisions.
Commissioner Faust stated that the Commission needed to
remember land use changes and make sure that the zoning
requests match land use changes.
Commissioner Nunnley made a comment that the Commission
needed to improve its institutional memory in dealing with
cases to insure consistent decisions.
Commissioner Berry made a motion to approve the amendment.
The motion was made for approval of the item as presented
and was approved with a vote of 9 ayes,0 nays and 2 absent.
6
July 22,1999
ITEM NO.:5 FILE NO.:Z-4651-B
Owner:James Watkins
Applicant:James Watkins
Location:13001 Colonel Glenn Road
Request:Rezone from R-2 and C-4 to C-4
Purpose:Unspecified future use
Size:4.806+acres
Existing Use:Vacant building and lumber
storage sheds (former Builder's
Hardware)
SURROUNDING LAND USE AND ZONING
North —Undeveloped,wooded;zoned 0-3 and R-2
South —Single Family;zoned R-2
East —Single Family and nonconforming conveniencestore;zoned R-2
West —Single Family and undeveloped;zoned R-2
PUBLIC WORKS COMMENTS
1.Colonel Glenn is listed on the Master Street Plan as a
principal arterial.A dedication of right-of-way to 55
feet from centerline is required.(A preliminary plat
was previously approved north of Colonel Glenn Road,
which dealt with alignment of Colonel Glenn Road).
2.Lawson Road is listed on the Master Street Plan as a
commercial street.Dedicate right-of-way to 30 feet
from centerline.
With Buildin Permit:
3.Provide design of streets conforming to Master Street
Plan.Construct one-half street improvements to these
streets including 5 foot sidewalks with planned
development.
4.Stozmwater detention ordinance applies to this property
with planned development.
July 22,1999
ITEM NO.:5 (Cont.)FILE NO.:Z-4651-B
5.Existing topographic information at maximum five foot
contour interval 10 base flood elevation is required.
6.A Sketch Grading and Drainage Plan per Sec.29-186(e)is
required.
7.A Grading Permit per Secs.29-186(c)and (d)is
required.
PUBLIC TRANSPORTATION ELEMENT
This site is not located on a CATA Bus Route.
PUBLIC NOTIFICATION
All owners of property located within 200 feet and all city
residents within 300 feet were notified of the proposed
rezoning.There is no neighborhood association located in
the vicinity of this site.
LAND USE PLAN ELEMENT
The site is located in the Ellis Mountain Planning District.
The adopted Plan recommends a small area of commercial at
the intersection of Lawson and Colonel Glenn Roads,roughly
corresponding to the existing C-4 zoned portion of the
applicant'property.The Plan recommends Office for a
larger area wrapping around the southwest corner of the
intersection,taking in the remainder of the applicant's
property.Staff does not believe it is appropriate to
extend the C-4 zoning beyond its current boundaries.
Instead,it is recommended that the balance of the
applicant's property be zoned 0-3 General Office which
conforms to the Plan.There has been no neighborhood action
plan for this area.
STAFF ANALYSIS
The request before the Commission is to rezone this 4.806+
acre tract from R-2 Single Family and C-4 Open Display
Commercial to C-4 Open Display Commercial.A portion of the
tract,1.28+acres,is currently zoned C-4 and is occupied
2
July 22,1999
1
ITEM NO.:5 (Cont.)PILE NO.:Z-4651-B
by a vacant building and lumber storage sheds formerly
occupied by Builder's Hardware.The remainder of the 4.806+
acres is undeveloped other than for a small portion which
contains a volunteer fire department facility.
Approximately half of the site is in the city limits.The
western half is outside of the city limits but within the
City's extraterritorial zoning jurisdiction.The applicant
has no immediate plans for the site,but hopes to sell or
lease the property once it is rezoned.
The property is located at the western edge of a large non-
residential node centered on the Colonel Glenn/I-430
Interchange.Although the Land Use and zoning pattern
extending around the interchange consists primarily of
varying degrees of office and commercial designations,much
of the property remains undeveloped.A very large area of
undeveloped C-3 and C-4 zoned property is located just to
the east,at the southwest corner of Colonel Glenn and I-
430.The 0-3 and POD zoned tracts across Colonel Glenn
Road,to the north,remain undeveloped.Although the
adjacent properties south of Colonel Glenn and west of
Lawson Road are recommended as Office on the Land Use Plan,
they are currently occupied by single family homes.
Additional single family homes,typically on larger tracts,
extend south and west of the site.A large public high
school is located further south,at David O'Dodd and Lawson
Roads.
The Ellis Mountain District Land Use Plan recommends
Commercial for that portion of the applicant's property
which is currently zoned C-4.The Plan recommends Office
for the remainder of the site.Staff does not believe it is
appropriate to extend the C-4 zoning beyond its current
boundaries.Staff's concern is compounded by the large
amount of available,undeveloped C-3 and C-4 zoned property
in the area and the applicant's lack of a specific use for
the site.0-3 General Office zoning would be more
appropriate for the balance of the property.0-3 conforms
to the adopted Plan and provides a better transition from
the commercial zoning at the intersection to the residential
properties to the south and west of the site.
3
July 22,1999
ITEM NO.:5 (Cont.)FILE NO.:Z-4651-B
STAFF RECOMMENDATION
Staff recommends denial of the requested C-4 zoning.Staff
recommends that the remaining 3.5i acres of the applicant's
property be zoned 0-3 General Office.
PLANNING COMMISSION ACTION:(JULY 22,1999)
The applicant was present.There were no objectors present.
Staff informed the Commission that the application had been
amended to request C-4 zoning for only the remaining .6+
acres which is currently within the fenced area of the
hardware store/lumber yard and which contains several lumber
storage buildings.The balance of the property adjacent to
the west was now being requested for 0-3 zoning.In light
of the amended request,staff recommended approval of the
application.
The item was placed on the Consent Agenda and approved as
amended.The vote was 10 ayes,0 noes and 1 absent.
4
July 22,1999
ITEM NO.:6 FILE NO.:Z-6703
Owner:Dixie Church of Christ
Applicant:Thomas Hartaway,Jr.
Location:8501 Fourche Dam Pike
Request:Rezone from I-2 to C-3
Purpose:Construct new church
Size:4.97+acres
Existing Use:Undeveloped
SURROUNDING LAND USE AND ZONING
North —Single Family;zoned R-2
South —Convenience stores;zoned C-3 and truck sales
and service;zoned I-2
East —Undeveloped;zoned I-2
West —Vacant lot;zoned C-3
PUBLIC WORKS COMMENTS
1.Fourche Dam Pike is listed on the Master Street Plan as
a collector street.Dedicate right-of-way to 30 feet
from centerline.
2.East Port Drive is listed on the Master Street Plan as a
commercial street.Dedicate right-of-way to 30 feet from
centerline.
With Buildin Permit:
3.Widening of streets to 18 feet from centerline with
sidewalks will be required.
4.The minimum Finish Floor elevation of 248'equired to
be shown on plat and grading plans.
5.Show storm drainage easements on the plat.
6.Existing topographic information at maximum five foot
contour interval 10 base flood elevation is required.
7.A Sketch Grading and Drainage Plan per Sec.29-186(e)is
required.
July 22,1999
ITEM NO.:6 (Cont.)FILE NO.:Z-6703
8.A Grading Permit for Special Flood Hazard Area per
Sec.29-186(e)is required.
9.A Development Permit for Flood Hazard Area per Sec.
8-283 is required.
10.Contact the ADPCSE for approval prior to start work is
required.
PUBLIC TRANSPORTATION ELEMENT
The site is located on CATA Bus Route No.20,College
Station.
PUBLIC NOTIFICATION
All owners of property located within 200 feet,all
residents within 300 feet of the site and the Hermitage
Property Owners Association were notified of the rezoning
request.
LAND USE PLAN ELEMENT
The property is located in the Port Planning District.The
adopted Plan recommends Commercial for the bulk of the site
and Industrial for a small portion along the eastern
perimeter.The C-3 General Commercial rezoning request
conforms to the adopted Plan.There has been no
neighborhood action plan for this area.
STAFF ANALYSIS
The request before the Commission is to rezone this 4.97+
acre tract from I-2 Light Industrial to C-3 General
Commercial.The site is currently undeveloped and appearstohaverecentlybeenfarmed.The applicants propose to
build a new church on the site once it is rezoned.Churches
are not permitted in the I-2 district but are permitted inC-3.
The property is located at the northern edge of the large
commercial/industrial district which extends south,through
2
July 22,1999
ITEM NO.:6 (Cont.)FILE NO.:Z-6703
the Fourche Dam Pike/I-440 Interchange and into the Port
Industrial Park.The north property line of this site forms
the boundary between the commercial/industrial and the R-2
zoned single family properties to the north.Single family
homes abut the site to the north.An area of undeveloped
I-2 property extends to the east.An area of C-3 zoned
properties extends to the west and south.These C-3
properties contain two convenience stores with gas pumps,a
church,a partially constructed hotel and several vacant
tracts.A large truck sales and service business is located
on the I-2 zoned property across East Port Drive,to the
South.
The Port District Land Use Plan recommends Commercial for
the majority of this site.A small portion of the site is
recommended as Industrial on the Plan.The C-3 zoning
request conforms to the adopted Plan and is compatible with
uses and zoning in the area.
The Land Use Plan recommends a 50 foot wide OS strip between
the Industrial east of the site and the abutting single
family homes to the north.Although the Plan does not
recommend an OS strip between this site and the adjacent
homes,staff believes it is appropriate to continued that OS
as a buffer to protect the residential properties.A 50
foot OS strip along the northern perimeter of this site
would roughly correspond to a storm drainage easement which
will be needed at the time of building permit.Staff
reviewed a preliminary site development plan and it appears
that the suggested 50 foot OS strip would fit in well with
the proposed development.
STAFF RECOMMENDATION
Staff recommends approval of the requested C-3 zoning with
the northern 50 feet of the site to be zoned OS,Open Space.
PLANNING COMMISSION ACTION:(JULY 22,1999)
The applicant was present.There were no objectors present.
Staff presented the item and a recommendation of approval of
the requested C-3 zoning with the northern 50 feet of the site
to be zoned OS,Open Space.
The item was placed on the Consent Agenda and approved as
recommended by staff.The vote was 10 ayes,0 noes and 1 absent.
3
July 22,1999
1
ITEM NO.:7 FILE NO.:Z-6706
Owner:John W.Jaco,Jr.and
Katherine M.Jaco
Applicant:John W.Jaco,Jr.
Location:19112 Colonel Glenn Road
Request:Rezone from R-2 to C-1
Purpose:Utilize existing residential
structure as a Quiet Office.
Size:3.65+acres
Existing Use:Single family residential
structure and outbuildings
SURROUNDING LAND USE AND ZONING
North —Single Family and undeveloped;zoned R-2
South —Apartment development;zoned R-2
and Rainey Electronics;zoned PCD
East —Single Family;zoned R-2 and C-1 and vacant
grocery store and large church;zoned R-2
West —Apartments and Single Family;zoned R-2
PUBLIC WORKS COMMENTS
1.Colonel Glenn is listed on the Master Street Plan as a
principal arterial,dedication of right-of-way to 55
feet from centerline will be required.At intersection
a radial area is required to conform to centerline
curvature required of 900 feet is required.
2.Burlingame Road is listed on the Master Street Plan as
a principal arterial;dedication of right-of-way to 55feetfromcenterlinewillberequired.
With Buildin Permit:
3.Provide design of streets conforming to Master Street
Plan.Construct one-half street improvements to these
streets including 5 foot sidewalks with planned
development.
4.Plans of all work in right-of-way shall be submitted
for approval prior to start of work.
July 22,1999
ITEM NO.:7 (Cont.)FILE NO.:Z-6706
5.Stormwater detention ordinance applies to this
property,with planned development.
6.Existing topographic information at maximum five foot
contour interval 10 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.Contact the ADPC&E for approval prior to start work is
required.
PUBLIC TRANSPORTATION ELEMENT
The site is not located on a CATA Bus Route.
PUBLIC NOTIFICATION
All owners of property within 200 feet of the site were
notified of the proposed rezoning.There is no neighborhood
association located in the vicinity of this site.
LAND USE PLAN ELEMENT
The site is located in the Burlingame Planning District.
The adopted Plan recommends Commercial for approximately one
half of the depth of the site,corresponding to the
developed portion of the site.The rear,tri-angular
portion of the site is shown as single family on the Plan.
The depth of the site is similar to a nearby C-1 zoned tract
to the east.Staff believes this C-l,neighborhood
commercial,rezoning request conforms to the Plan and is
compatible with the zoning pattern and depth established by
the C-1 tract to the east.There has been no neighborhood
action plan for this area.
2
July 22,1999
ITEM NO.:7 (Cont.)FILE NO.:Z-6706
STAFF ANALYSIS
The request before the Commission is to rezone this 3.65+
acre tract from R-2 single family to C-1 Neighborhood
Commercial.The front portion of the site (nearest the
street)contains a single family residential structure,
outbuildings and a paved parking lot.The rear portion of
the site is undeveloped.The applicant proposes no change
to the site other than to utilize the existing residential
structure as an office.
The property is located at the intersection of Colonel Glenn
and Burlingame Roads,nearly 4 miles beyond the city limits
but within the City'extraterritorial jurisdiction.The
predominate uses in the area are single family residences on
large tracts and large tracts of undeveloped property.
Other uses in the immediate vicinity are a small
nonconforming apartment development and a new electronics
manufacturing business located across Colonel Glenn Road.
To the east of the site are a C-1 zoned tract containing a
small business based in a residence,an old,vacant grocery
store building and a large church.
The Burlingame District Land Use Plan recommends commercial
on the north side of Colonel Glenn Road for approximately
half of the depth of the site.This roughly corresponds to
the developed portion of the site,containing the residence,
outbuildings and paved parking area.The depth of the site,
although somewhat deeper than the depth of commercial on the
plan,is similar to the depth of the nearby C-1 zoned tract.
The requested C-1 zoning,at this intersection of two
principal arterial streets,conforms to the adopted Plan andiscompatiblewithusesandzoninginthearea.C-1,
Neighborhood Commercial,is the least intensive of the
commercial zoning districts and is appropriate when adjacent
to or within established residential areas.
STAFF RECOMMENDATION
Staff recommends approval of the requested C-1 zoning.
3
July 22,1999
ITEM NO.c 7 (Cont.)PILE NO.:Z-6706
PLANNING COMMISSION ACTION:(JULY 22,1999)
The applicant was present.There were no objectors present.
Staff presented the item and a recommendation of approval.
The item was placed on the Consent Agenda and approved as
recommended by staff.The vote was 10 ayes,0 noes and
1 absent.
July 22,1999
I
1
Item No.:8
Name:The Hillcrest Neighborhood Plan
STAFF REPORT:
Hillcrest is a community made up of residents that want to
preserve the natural characteristic that once formed it.The
neighbors and business owners of Hillcrest are seeking tocreateabettercommunitywiththisplanandtherefore
prevent deterioration of midtown Little Rock.
In order to improve the quality of life,it was necessary to
develop a plan for the future.In 1997,the City of Little
Rock together with leaders of Hillcrest Residents
Association (HRA)and Hillcrest Merchants Association (HMA)
joined to discuss the development of the Hillcrest
Neighborhood Plan.All involved viewed the collaboration as
an opportunity to refine the quality of life within theHillcrestcommunity.
On September 18,1997,the entire Hillcrest community
consisting of residents,property owners,business owners,
and civic leaders were encouraged to complete a survey and
attend a town hall meeting at the Pulaski Heights
Presbyterian Church.This meeting included a brief summaryoftheprocessandelementsofaneighborhoodplanand
involved break out sessions in which useful information was
gathered.The purpose of the meeting was to solicit
neighborhood-wide support and feedback for the developmentofaplan.
By late 1997,a steering committee was established.The
committee met and discussed various topics and reviewed allofthedatathatwasgatheredfromthesurveyandtownhall
meeting.From these discussions,elements of the plan were
developed.They include housing,zoning,land use,traffic,
infrastructure,crime,safety,schools,parks,and
recreation.Based on these elements and personal knowledge,
the steering committee established sub-committees to review
existing conditions and develop goals that would aid in
improving the quality of life in the Hillcrest community.
The plan,developed by the steering committee is based ontheirpersonalknowledge,information provided byprofessionals,and the results of the survey and town hall
July 22,1999
I
ITEM NO.:8 (Cont.)
meeting.The plan consists of the following sections:
Introduction,Chapter 1 —Housing,Chapter 2 —Zoning &Land
Use,Chapter 3 —Traffic &Infrastructure,Chapter 4 —Crime
&Safety,Chapter 5 —Schools,Chapter 6 —Parks &
Recreation,and Appendices.(Please note that the current
data of the rental inspection program for the Hillcrest areaisstillbeingcollected.It will be attached as Appendix
IV,as noted in the draft plan.)
On June 14,1999,the steering committee held their second
town hall meeting at Pulaski Heights Presbyterian Church to
discuss the plan.With the support from local business
owners,residents,and community leaders,the Hillcrest
Neighborhood Plan Steering Committee is presenting to the
City of Little Rock Planning Commission and Board of
Directors a draft plan with hopes that it will accept andassisttheneighborhoodworktowardthegoalspresentedin
the plan.
STAFF RECOMMENDATIONS:
Staff recommends approval of the resolution of support.
PLANNING COMMISSION ACTION:(JULY 22,1999)
Shawn Spencer,Planning Staff,gave the background
information on the process used in this Neighborhood Plan.
Jim Metzger,Steering Committee member,also gave some
background information and updated the Planning Commission
members on the current status of some of the goals and
objectives that the neighborhood has already met.
Mr.Metzger noted that the plan states that the neighborhood
wants "no"loss in housing stock.After further discussion
at the neighborhood meetings,it was determined that the
statement should read "minimal"loss of housing stock.Mr.
Metzger also stated that the Plan does not cover "historicdistricts."He stated that if "historic districts"would
have been part of the Plan,they still would not be
finished.
Commissioner Nunnley questioned the goal about "late night
and 24 hour"businesses.Mr.Metzger stated that these
businesses were 'attractors'o the neighborhood once most
businesses had shut down and most residences had gone to
sleep.This concern was based on crime and safety.He also
2
July 22,1999
I
ITEM NO.:8 (Cont.)
stated that all "late night and 24 hour"businesses were not
negative and that the statement will be changed to
"inappropriate late night and 24 hour"businesses.
Commissioner Faust asked if there was only one neighborhoodassociationinvolvedintheplanningprocess.Mr.Met@gerstatetheHillcrestPropertyOwnershavetworepresentatives
on the Steering Committee.
There was discussion about a neighborhood parking permit
system.Commissioner Nunnley stated that Philadelphia and
Providence have both had the same problem and staff should
check into their solutions.Commissioner Hawn stated that
the Capitol View/Stifft Station neighborhood has the same
concerns and would be interested in any solutions.
Planning Commissioners commended the Hillcrest Residents
Association and Hillcrest Merchants Association for working
together to create their plan.
A motion was made to support by resolution the Hillcrest
Neighborhood Plan.Motion seconded.Motion carried.
9 ayes,2 absent.
3
RESOLUTION NO.
AN RESOLUTION OP THB PLANNING COMMISSION OP THB
CITY OP LITTLB ROCK,ARKANSAS IN SUPPORT OP THB
HILLCREST NBIGHBORHOOD PLAN
WHEREAS,the area Residents,Neighborhood Association,and
Merchants Association formed a Planning Committee to develop a
Neighborhood Plan;and
WHERBAS,the residents and other'"stakeholders"in the area
participated in a Town Hall meeting to set a vision and identify issues
to include in plan;and
WHEREAS,after several months of work by the Planning Committee,a
set of goals,objectives,recommendations,and action plans were
developed and presented to the neighborhood at several meetings and were
distributed to various groups and individuals in the neighborhood;and
WHEREAS,this Plan (Goals,Objectives,Recommendations,and Action
Plans)provides a way for both neighborhood based group and others
working in and around the neighborhood to advance the desires and meet
the needs of the residents
NOW,THEREFORE BE IT RESOLVED BY THE PLANNING COMMISSION OP THE
CITY OP LITTLE ROCK,ARKANSAS.
SECTION 1.The Planning Commission of the City of Little Rock
does support the vision and goals as expressed in the Hillcrest
Neighborhood Plan.
ADOPTED:
ATTEST:
SECRETARY CHAIRMAN
July 22,1999
ITEM NO.:9
Name:Zoning Ordinance Amendment for revised landscape
standards for Wireless Communication Facilities.
RecCuest:To remove the current standards derived from
Landscape Ordinance and establish new standards
within the WCF section.
Source:Citizen request and Board of Directors
This amendment is the result of various persons pointing out
the lack of site treatment on a number of WCF sites around
the city.These were typically located such that abutting
zoning or use didn'require screening or landscape
materials.
This circumstance is directly related to the standard's
being provided by an ordinance not geared to towers or smallsites.
A request was made of staff to develop new language for WCFs
that will address the small site dimensions but incorporate
some of the minimum tree spacing,shrub placement and opaque
screening employed on commercial sites.
The staff developed the landscaping and tree placement with
a fixed site screening fence on all sides.This fence willactasabackdropforthelandscapingwhilethegreenery
will break up the solid fence face.
Copies of the ordinance have been mailed to the local WCF
providers with notice of the Commission meeting date.Also,all persons on the ordinance review list (38)plus Plans
Committee were notified and provided ordinance draft.
Plans Committee Re ort:
At its meeting on June 30,the Plans Committee briefly
discussed the proposed ordinance.There were several
comments about the need for change and several persons
offered wording change.The changes were made and draft 2isattachedtothisagendaitem.
July 22,1999
ITEM NO.:9 (Cont.)
PLANNING COMMISSION ACTION:(JULY 22,1999)
The Chairman advised all interested persons in attendance
that late filing of concerns by the provider firms required
this matter be deferred to August 19,1999.
This item was placed on the Consent Agenda for deferral.A
motion was made to approve the Consent Agenda.The motion
passed by a vote of 10 ayes,0 noes and 1 absent.
2
Draft 2
June 30,1999
ORDINANCE NO.
AN ORDINANCE AMENDING CHAPTER 36 OF THE CODE
OF ORDINANCE OF THE CITY OF LITTLE ROCK,
ARKANSAS.WIRELESS COMMUNICATION FACILITY
REGULATIONS,PROVIDING FOR MODIFICATION OF THE
LANDSCAPING AND SCREENING PROVISION OF
ARTICLE XII AND FOR OTHER PURPOSES.
WHEREAS,it has been determined by the Planning Commission of the City of Little Rock,
that the current landscape standards for wireless communication sites are inappropriate;and
WHEREAS,it has been determined that a consistent set of standards that apply specifically
to all Wireless Communications Facility sites is needed.
NOW,THEREFORE BE IT ORDAINED BY THE BOARD.OF DIRECTORS OF THE CITY OF
LITTLE ROCK,ARKANSAS.
SECTION 1.That chapter 36.,Article XII,Section 36-593.(c)be amended to provide for deletion of
current language in (c),(1),(2),(3)and the introduction of new language as follows:
(c)Landscaping and screening
(1)New WCF with support structures and new attached WCF with equipment facility
installation or construction shall be screened and landscaped in every instance as
follows:
a.every leased or owned site for WCF,ground mounted,shall provide a
permanent eight (8)foot landscape strip parallel to the primary use area on all
sides and outside of the screening fence required by (c)(1)b.below.
b.An eight (8)foot opaque fence shall be constructed,finished side facing
outward,around the primary use site enclosing the use and providing a
background for required landscaping within the eight (8)foot landscape strip.
c.Each thirty (30)linear feet of boundary landscape strip shall be planted with
one tree of at least 2"caliper with an expected mature height of a minimum
twenty (20)feet.The spacing between trees shall be planted with a minimum
of three (3)evergreen shrubs with a thirty (30)inch height at planting.A
suitable ground cover will be required,as will a water source.
(2)Existing mature trees shall be retained as possible within both the primary use area
and the eight (8)foot landscape strip.Vegetation that causes interference with
antennas or inhibits access to the equipment facility may be trimmed.
(3)Existing vegetation on a WCF site may be used in lieu of required landscaping
where approved by the Planning Commission for T.U.P.applications or by the staff
for by right permits.
SECTION 2.That this Ordinance shall take effect from and after its passage.
PASSED:
ATTEST:APPROVED:
July 22,1999
ITEM NO.:10 FILE NO.:Z-6474-B
Owner:Robert and Deborah Cooley
Applicant:Robert and Deborah Cooley
Location:3521 Longcoy
Request:Rezone from C-3 to R-3
Purpose:Build new single family
residence
Size:.18 acres
Existing Use:Vacant lot
SURROUNDING LAND USE AND ZONING
North —Single Family residence;zoned R-3
South —Single Family residence;zoned C-3
East —Single Family residence;zoned R-3
West —Vacant lot;zoned C-3
PUBLIC WORKS COMMENTS
With Buildin Permit:
No comments directly related to the rezoning.
1.Minimum floor elevation of natural ground plus 3.0 feet.is required.A development permit for SFHA is recpxired
to document compliance.
2.Obtain permits (barricade/street cut)for improvements
within proposed or existing right-of-way from Traffic
Engineering prior to construction in right-of-way.
3.Utility excavation within proposed rights-of-way shall
be per Article V of Sec.30.
PUBLIC TRANSPORTATION ELEMENT
This site is located on a Central Arkansas Transit Bus Route
which extends down West 36 Street.
July 22,1999
ITEM NO.:10 (Cont.)FILE NO.:Z-6474-B
PUBLIC NOTIFICATION
All owners of property within 200 feet of the site,all
residents within 300 feet and the John Barrow Neighborhood
Association were notified of the rezoning request.
LAND USE PLAN ELEMENT
The site is located in the Boyle Park District.The adopted
Plan recommends Single Family for this property.The R-3
request conforms to the adopted Land Use Plan and the John
Barrow Neighborhood Plan.
STAFF ANALYSIS
The request before the Commission is to rezone this vacant,
.18 acre tract from C-3 General Commercial to R-3 Single
Family Residential.Once the property is rezoned,the
applicants propose to construct a new,site-built single
family home on the lot.This property was previously before
the Commission on April 30,1998 for an R-3 rezoning request
and a conditional use permit to allow for placement of a
multisectional manufactured home on the lot.The Commission
approved both the rezoning and conditional use permit.On
July 7,1998,the Board of Directors voted to rescind the
Commission'action and denied the C.U.P.The applicants
withdrew the C-3 to R-3 rezoning request from the Board's
agenda to allow time to consider their options.They have
now decided to build a new home on the lot and have chosen
to pursue the C-3 to R-3 rezoning.
The property is located at the northeast corner of West 36
and Longcoy Streets,in the heart of the John Barrow
Neighborhood.The primary land use in the area is single
family residential.A small area of C-3 zoned properties is
located around the intersection of 36 and John Barrow.
Most of those C-3 zoned properties are either vacant or are
occupied by single family homes.The R-3 zoned properties
adjacent to the east and north are occupied by single family
homes.The C-3 zoned property across 36 Street to the
south is occupied by a single family home.The C-3 zonedlotacrossLongcoytothewestisvacant.
2
July 22,1999
ITEM NO.:10 (Cont.)FILE NO.:Z-6474-B
The Boyle Park District Land Use Plan recommends single
family for this lot.The single family zoning request also
conforms to the John Barrow Neighborhood Action Plan.The
R-3,Single Family residential,rezoning request conforms to
the adopted Land Use Plan and is compatible with uses and
zoning in the area.
STAFF RECOMMENDATION
Staff recommends approval of the requested R-3 zoning.
PLANNING COMMISSION ACTION:(JULY 22,1999)
The applicants were present.There was one objector
present.Staff presented the item and a recommendation of
approval.
The applicants offered no comments at that point.
Janet Berry,who stated she was speaking on behalf of a
co-worker who lived next door to the applicants'roperty,
voiced concerns about the type of house to be built on thelot.Robert Cooley responded that it would be a site-built
Jim Walters home.
A motion was made to approved the requested R-3 zoning.
The motion was approved by a vote of 9 ayes,0 noes and
2 absent.
3
July 22,1999
ITEM NO.:11 FILE NO.:Z-6715
NAME:First Freewill Baptist Church
Conditional Use Permit
LOCATION:13305 Lawson Road
OWNER/APPLICANT:First Freewill Baptist Church
PROPOSAL:To obtain a conditional use permit to
construct a new sanctuary building on an
existing church site to seat 250 people
with accompanying parking on property
zoned R-2,Single Family Residential.
ORDINANCE DESIGN STANDARDS:
1.SITE LOCATION:
This site is located on the south side of Lawson Road
just past Duvall Road,approximately 0.4 mile outside
the City limits,but inside the City's extraterritorial
zoning jurisdiction.
2.COMPATABILITY WITH NEGHBORHOOD:
The current church has been at this location for about
25 years.The area contains large residential lots
immediately to the north and east and scattered along
Lawson Road.The southern part of the property is tree
covered and would form a good buffer between the church
and any future development to the south.It is
undeveloped now.To the west the property is zoned PCD.
Planned Commercial District,and contains the Champion
Builders office.The new building will sit directly
behind the current building.
Staff believes this expanded use would continue to be
compatible with the neighborhood.
There is no neighborhood association currently serving
the area including this site.
3.ON SITE DRIVES AND PARKING:
Currently there are two access points from Lawson Road
onto the property near the east and west property
lines.Existing drives and parking areas are gravel
July 22,1999
I
ITEM NO.:11 (Cont.)FILE NO.:Z-6715
areas which are not clearly designated or clearly
marked for the most part,but could be made adequate to
serve the need and meet the ordinance required number
of parking spaces.
Church parking requirements in this case are based on
the increased seating capacity of the main sanctuary
over the original sanctuary which seats 100 people.The
requirement would be based on 1 parking space needed
for every 4 seat increase.Therefore,the required
parking for the new 250 seat sanctuary (based on a 150
seat increase)would be 37 spaces,including two
handicapped accessible spaces.The designated area
would accommodate only 28 spaces for parking on thesiteplan.Therefore,space for an additional 9 parking
spaces needs to be set aside on the plan.There is
space for the required additional parking to the south.
4.SCREENING AND BUFFERS:
A landscape upgrade of a least 75%of the full
landscape ordinance requirement will be necessary.This
will include perimeter,interior and building
landscaping.A 6 foot high opaque screen,either a
wooden fence with its face side directed outward or
dense evergreen plantings will be required to the south
and east.
5 .PUBLIC WORKS COMMENTS
a.Lawson 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.
b.Provide design of streets conforming to "MSP"
(Master Street Plan).Construct one-half street
improvements to these streets including 5 foot
sidewalks with planned development.
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.
2
July 22,1999
ITEM NO.:11 (Cont.)PILE NO.:Z-6715
e.Driveways must comply with ordinance ¹18,031which
would allow only one driveway with a concrete
apron,or ask for a variance to keep two driveways.
6.UTILITY AND FIRE DEPT.COMMENTS:
Water:Contact the Water Works if a larger and/or
additional water meter is needed,(existing meter is
5/8").If this property is annexed into the City in the
future,you may be required to add on-site fire
protection.
Wastewater:Outside the City.No comment.
Southwestern Bell:No comments received.
ARKLA:No comments received
Entergy:No comments received.
Fire Department:Outside City.No comment
CATA:There is no CATA bus service to this site at
this time.
7.STAFF ANALYSIS:
The applicant is requesting a conditional use permit to
add a new 250 seat sanctuary to an existing church site
on property zoned R-2,Single Family Residential.This
church has existed at this location for over 25 years
and as far as Staff is aware,has been compatible with
the neighborhood during that time.Staff believes thissiteislargeenoughtoaccommodatethesecondbuilding
and parking areas being requested with no negative
impact.
The new sanctuary would provide an increase of 150
seats over the existing seating capacity of 100 and
generate a required parking area of 37 spaces,based on
1 space for every 4 seat increase.There is room for
only 28 spaces in the areas designated for parking on
the site plan.Therefore,space for an additional 9
parking spaces would need to be set aside on the plan.
There is space for additional parking to the south.The
applicant is requesting a deferral for paving the
3
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July 22,1999
There being no further business before the Commission,the
meeting was adjourned at 7:00 p.m.
Date +/7
Se ret Chairma