pc_09 30 1999subLITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
SEPTEMBER 30 g 1999
4:00 P.M.
I.Roll Call and Finding of a Quorum
A Quorum was present being eleven in number.
II.Approval of the Minutes of the August 19,1999 and
September 2,1999 Meetings.The minutes were approvedasmailed.
III.Members Present:Hugh EarnestBillPutnam
Pam Adcock
Rohn Muse
Judith Faust
Richard Downing
Bob Lowry
Craig Berry
Herb Hawn
Mizan Rahman
Obray Nunnley
Members Absent:None
City Attorney:Stephen Giles
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
SEPTEMBER 3 0 g 19 9 9
I .DEFERRED ITEMS:
A.Otter Creek and I-30 Commercial Addition —Preliminary Plat
(S-1258)
B.Bussell —Short-Form PCD (Z-6719)
C.Lands —Short-Form PCD (Z-6721)
D.Arkansas Farm Bureau —Subdivision Site Plan Review
(S-1254)
II.PRELIMINARY PLATS:
1.Charles Valley Office Park —Revised Preliminary Plat
(S-10-CC)
2.Heatherbrae Subdivision (Phase 3)—Preliminary Plat
(S-717-G)
3.Kenwood Subdivision —Preliminary Plat (S-1261)
4.Charnley Conway Addition —Preliminary Plat (S-1263)
5.Otter Creek Village Commercial Subdivision —Revised
Preliminary Plat (S-45A-41)
5.1.Otter Creek Village Mini-Warehouses —Revised Long-
Form PD-C (Z-3454-J)5.2.Otter Creek Village Post Office —Zoning Site Plan
Review (Z-3454-I)
I II .PL2QlNED ZONING DEVELOPMENTS:
6.Johnson —Short-Form PD-C (Z-6744)
7.Moore —Short-Form PCD (Z-6745)
Agenda,Page Two
III.PL2QQTED ZONING DEVELOPMENTS:(Cont.)
8.Caldwell —Short-Form PCD (Z-6746)
8.1.LU99-17-03 —A Land Use Plan Amendment in the Crystal
Valley Planning District from Single Family to Mixed
Use at the northeast corner of Hammond Road and
Crystal Valley Road.
9.Reynolds —Short-Form PD-C (Z-5426-A)
9.1.LU99-12-02 —A Land Use Plan Amendment in the 65StreetWestPlanningDistrictframNeighborhood
Commercial to Service Trades District for the
northwest corner of Stagecoach Road and Shackleford
Road.
IV.CONDITIONAL USE PERMITS:
10.Agape Church —Revised Conditional Use Permit (Z-3789-H)
11.Arkansas Baptist College —Conditional Use Permit (Z-4028-C)
12.Harper Dollar General Store —Conditional Use Permit
(Z-4940-B)
13.Montessori School —Revised Conditional Use Permit (Z-5683-B)
14.Martindale Baptist Church —Conditional Use Permit (Z-6726)
15.Turner Day Care Center —Conditional Use Permit (Z-6742)
V.OTHER MATTERS:
16.Z-6748 12001 Kanis Road R-2 to C-1
16.1.McCormack —Conditional Use Permit (Z-6748-A)
17.Forest Hills Cove —Street Name Change (G-25-175)
Agenda,Page Three
V.OTHER MATTERS:(Cont.)
18.Harrington Street/East 12 Street —Right-of-Way
Abandonment (G-23-295)
19.Alley Right-of-Way Abandonment —Block 59,Original City ofLittleRock(G-23-296)
20.Cedar Street —Right-of-Way Abandonment (G-23-297)
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September 3~,1999
ITEM NO.:A FILE NO.:S-1258
NAME:Otter Creek and I-30 Commercial Addition
Preliminary Plat
LOCATION:Southwest corner of Interstate 30 and Otter
Creek Road
DEVELOPER:ENGINEER:
Ray Jones Petroleum Development Consultants,Inc.
Route 1,Box 11 2200 N.Rodney Parham Rd.,Ste.220
Malvern,AR 72104 Little Rock,AR 72212
AREA:7.93 acres NUMBER OF LOTS:4 FT.NEW STREET:0
ZONING:C-4
PLANNING DISTRICT:16
CENSUS TRACT:41.03
VARIANCES/WAIVERS REQUESTED:None recpxested.
A.PROPOSAL:
The applicant proposes to subdivide 7.93 acres at thesouthwestcornerofInterstate30andOtterCreekRoad intofour(4)lots.The lots range in size from 1.165 acres to3.008 acres.The property is zoned C-4 and will allowfuturecommercialdevelopments.The lots will be finalplattedoneatatime,as they are sold.
B.EXISTING CONDITIONS:
The property is relatively flat and overgrown with weedsandbrush.There are no trees on the site.
September 3 ,1999
SUBDIVISION
ITEM NO.:A (Cont.)FILE NO.:S-1258
Interstate 30 is located along the property's southern
boundary,with Otter Creek Road to the north.There is a
trucking facility to the west along I-30.Undeveloped
commercial property is located to the north across Otter
Creek Road.
C.NEIGHBORHOOD COMMENTS:
As of this writing,staff has received no comment from the
neighborhood.The Otter Creek and Crystal Valley
Neighborhood Associations were notified of the publichearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
l.Otter Creek 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"(Master
Street Plan).Construct one-half street improvements to
these streets including 5-foot sidewalks with planned
development.
3.Obtain permits for improvements within State Highway
right-of-way from ADTD,District VI.
4 ~Plans of all work in right-of-way shall be submitted for
approval prior to start work.
5.Show curb cuts on the plat.Suggest internal street
system along west with additional street along lot lines
with cul-de-sac.Drives on Otter Creek and Service Road
have conflicts with interchange.
6.Existing topographic information at maximum five foot
contour interval 10-foot base flood elevation is
required.
7.A Sketch Grading and Draining Plan per Sec.29-186(e)is
required.
8.A Grading Permit for Special Flood Hazard area per Sec.
29-186(b)is required.
9.A Development Permit for Flood Hazard Area per Sec.
8-283 is required.
10.Contact the ADPC&E for approval prior to start of workisrequired.
2
September 3.,1999
SUBDIVISION
ITEM NO.:A (Cont.)FILE NO.:S-1258
E .UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer main extension required with easements
to serve property.
APSL:No Comment received.
Arkla:No Comment.
Southwestern Bell:No Comment.
Water:An acreage charge of $150 per acre will apply in
addition to normal charges.A development fee appliesforconnectionstothemainalongthenortherlysideofInterstate30.
Fire Department:No Comment.
Count Plannin :No Comment received.
CATA:CATA Express Route ¹30 —Southwest Express servesthissite;approved for transit purposes as submitted.
F.ISSUES/TECHNICAL/DESIGN
Plannin Division:
No Comment.
Landsca e Issues:
No Comment.
G.ANALYSIS:
The applicant submitted a revised preliminary plat to staff
on August 4,1999.The revised plat addresses most of the
concerns as raised by staff and the Subdivision Committee.
The revised plat shows the correct zoning and platted
building lines as required by staff.
The applicant has noted proposed driveway locations on therevisedplat.Two (2)driveway locations are shown alongOtterCreekRoad,one for Lot 1 and one for Lot 2.Two (2)
driveway locations are also shown along the I-30 service
road,one for Lot 1 and one for Lot 4.The applicant has
noted that Lot 3 will have internal cross access,however,
no access easements are shown on the revised plat.The
applicant needs to make a note on the plat to the effectthatLots1and4willnotbefinalplattedwithoutcross-
3
September 3 ,1999
SUBDIVISION
ITEM NO.:A (Cont.)FILE NO.:S-1258
access easements for Lot 3.Public Works has indicated
concern with the proposed driveway locations.Staff will
attempt to have this issue resolved prior to the public
hearing.
To staff'knowledge,there are no other outstanding issues
associated with the preliminary plat.The proposed plat
should have no adverse effect on the general area.
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.The issue of driveway locations must be resolved.3.The applicant must note on the preliminary plat that Lots1and4willnotbefinalplattedwithoutprovidingcross-access easements to Lot 3.
SUBDIVISION COMMITTEE COMMENT:(JULY 29,1999)
Kevin Yates was present,representing the application.Staffbrieflydescribedthepreliminaryplat,noting several minor
changes which needed to be made to the plat drawing.
The Public Works requirements were briefly discussed,primarily
the issue of curb cuts and the suggestion of an internal street
system.Mr.Yates informed the Committee that the requirements
would be forwarded to the project engineer and he would meet
with Public Works to resolve the issues.
After the brief discussion,the Committee forwarded the
preliminary plat to the full Commission for final action.
PLANNING COMMISSION ACTION:(AUGUST 19,1999)
Staff informed the Commission that the applicant submitted aletteronAugust18,1999 requesting that this item be deferredtotheSeptember30,1999 agenda.Staff supported the deferral
request.With a vote of 6 ayes,0 nays and 5 absent the
Commission voted to waive the bylaws and accept the deferral
request being made less than five (5)days prior to the public
hearing.
4
September 3,1999
SUBDIVISION
ITEM NO.:A (Cont.)FILE NO.:S-1258
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to the September 30,1999
agenda.A motion to that effect was made.The motion passed by
a vote of 6 ayes,0 nays and 5 absent.
STAFF UPDATE:
Public Works staff reports that,as of this date,the applicant
has not met with them to work out the issues of driveway
locations and access.This item will need to be placed on the
regular agenda so that these issues can be resolved at the
public hearing.Otherwise,staff recommends approval of the
preliminary plat as noted in paragraph H.of this report.
PLANNING COMMISSION ACTION:(SEPTEMBER 30,1999)
Staff informed the Commission that the applicant submitted aletteronSeptember30,1999 requesting that this item be
deferred to the November ll,1999 agenda.Staff supported thedeferralrequest.With a vote of 11 ayes and 0 nays,the
Commission voted to waive their bylaws and accept the deferral
request being made less than five (5)working days prior to the
public hearing.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to the November 11,1999
agenda.A motion to that effect was made.The motion passed byavoteofllayesand0nays.
5
September 3~,1999
ITEM NO.:B FILE NO.:Z-6719
NAME:Bussell —Short-Form PCD
LOCATION:17201 Lawson Road
DEVELOPER:ENGINEER:
Stan Bussell None
5204 Sullivan Road
Little Rock,AR 72210
AREA:0.9 acre NUMBER OF LOTS:1 FT.NEW STREET:0
ZONING:C-1 ALLOWED USES:Neighborhood Commercial
PROPOSED USE:C-1 permitted uses and a
furniture upholstery shop
VARIANCES/WAIVERS REQUESTED:
1.Waiver of the required right-of-way dedication to Lawson and
Sullivan Roads.
2.Waiver of the required street improvements to Lawson and
Sullivan Roads.
3.Waiver of the Planning Commission bylaws to accept notification
without an abstract list.
A.PROPOSAL/REQUEST:
The applicant proposes to rezone the property at thesouthwestcornerofLawsonandSullivanRoadsfromC-1 to
PCD to allow for the current uses located on this site.There is a commercial building (3,330 sq.ft.),a double-
wide manufactured home (28 X 60)and a garage structure(under construction)currently on the property as noted ontheattachedsiteplan.There is a flea market (1,800 sq.ft.)and a furniture upholstery business (1,200 sq.ft.)located in the commercial building.The typical hours of
September 3,1999
SUBDIVISION
ITEM NO.:B (Cont.)FILE NO.:Z-6719
operation will be from 8:00 a.m.to 5:00 p.m.,Monday
through Friday.The property owners live in the existing
manufactured home.
The furniture upholstery use is not a permitted "by right"
use in C-1 zoning.Therefore the applicant is proposingtherezoningtoallowallC-1 permitted uses and thefurnitureupholsteryuseforthecommercialbuilding.
The only physical change to the property is a second 28footby60footmanufacturedhomewhichtheapplicant
proposes to place near the property's southwest corner.
The manufactured home will be a residence for the propertyowners'aughter so that she can help care for one of the
owners who is in ill health.The daughter will alsooperateasmallbeautyshopwithinthecommercialbuilding
which will occupy approximately 330 square feet.
Access to the residences will be from an existing graveldrivefromSullivanRoad.Access to the commercial
building is gained from Sullivan and Lawson Roads,near thecorner,as there is no street curb and gutter in this area.
The applicant is requesting three (3)waivers with thisapplication.The first two are waivers of Public Works
requirements.The applicant requests a waiver of the
required right-of-way dedication for Lawson and Sullivan
Roads and a waiver of the required 4 street improvementsforthesestreets.As of this writing,Public Works hasnotmadearecommendationontheserequests.
The applicant is also requesting a waiver of the Planning
Commission bylaws,Article IV.A.4.b.,which requires that
an applicant obtain an abstract list of property owners
within 200 feet of the tract for which rezoning has beenpetitioned,and notify said owners.In this case theapplicant,on his own,determined the property owners
within 200 feet of the property and mailed (certified)notices of the public hearing.The notices were mailed onJuly17,1999.A total of five (5)property owners werenotified.
B.EXISTING CONDITIONS:
The property contains a commercial building,a double-wide
manufactured home and a garage structure,as noted on theattachedsiteplan.
There is a car wash and a contractor'maintenance yard tothenorthacrossLawsonRoad,with single-family residences
on large lots to the northeast.There is vacant propertyimmediatelywestofthissite.There are also single-
2
September 3,1999
SUBDIVISION
ITEM NO.:B (Cont.)FILE NO.:Z-6719
family residences on large lots to the east across Sullivan
Road and to the south along Sullivan Road.There is alargeamountofmanufacturedhomesofvarioussizesin thisgeneralarea.
C.NEIGHBORHOOD COMMENTS:
As of this writing,staff has received no comment from the
neighborhood,with the exception of one (1)informational
phone call.There was no established neighborhoodassociationtonotify.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Lawson Road is listed on the Master Street Plan as a
minor arterial.A dedication of right-of-way to 55 feet
will be required (includes 10 feet additional feet for
right turn lane).Clearance of soils from APCE required
prior to dedication.
2.Sullivan 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.
3.A 20 feet radial dedication of right-of-way is requiredatthecornerofLawsonRoadandSullivanRoad.4.Public Works do not support building expansion at the
close proximity of the intersection.
5.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.
6.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
7.Stormwater detention ordinance applies to this property.8.One driveway (36 feet wide)is recommended for center of
property versus two shown on plan.
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Outside service boundary,no comment.
APEL:No Comment received.
Arkla:No Comment.
Southwestern Bell:No Comment received.
Water:No Comment.
3
September 3~,1999
SUBDIVISION
ITEM NO.:B (Cont.)FILE NO.:Z-6719
Fire Department:Outside city limits.If this property is
ever annexed,access to residential structures will needtobeprovided.
Count Plannin :No Comment received.
CATA:Site is not currently served by CATA,approved fortransitpurposesassubmitted.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:
This request is in the Crystal Valley Planning District andisshownasNeighborhoodCommercialontheLandUsePlan.
The current uses in the commercial building are consistent
with the Land Use Plan.The request for two manufactured
homes on the site could be compatible since Single FamilyisshownonthePlanimmediatelytothesouthofthesite.
Concerns which should be addressed are no outside storageordisplayofgoodsandlistusesofmanufacturedhomesasresidentialuseonly.
Cit Reco nized Nei hborhood Action Plan:There is not aneighborhoodplanforthisareaatthistime.
Landsca e Issues:
No Comment.
G.ANALYSIS:
The applicant submitted a revised site plan to staff on
August 2,1999.The revised plan eliminates the proposedadditiontothecommercialbuildingasrequestedbystaff.Staff feels that there are no outstanding issues associated
with the site plan,other than the requested waivers of
Public Works requirements.Staff is comfortable with
proposed uses of the property.
The ordinance would typically require eleven (11)parking
spaces for a commercial building of this size.There is anexistingpavedareainfront(north side)of the commercial
build which will accommodate 6 to 8 vehicles.Given thefactthatnonewcommercialbuildingareawillbeadded,staff has no problem with the existing parking situation.
4
September 3u,1999
SUBDIVISION
ITEM NO.:B (Cont.)FILE NO.:Z-6719
As noted in paragraph A.of this report,the applicant is
requesting waivers of right-of-way dedication and 4 street
improvements for Lawson and Sullivan Roads.Public Morks
will make a recommendation on these waiver requests prior
to the public hearing.
Also explained in paragraph A.is the applicant's requested
waiver of the Planning Commission bylaws,Article
IV.A.4.b.,which requires that the applicant obtain an
abstract list for notification.The Commission will need
to hear from the applicant and determine if this bylaw
waiver is appropriate,or if a deferral is warranted,prior
to the public hearing on this rezoning case.
H .STAFF RECOMMENDATIONS:
Staff recommends approval of the PCD rezoning subject tothefollowingconditions:
1.Compliance with the requirements as noted in paragraphs D
and E of this report.2.The issue of waivers of right-of-way dedication and 4streetimprovementsmustberesolved.Public Morks will
make a recommendation prior to the public hearing.3.The uses of the property will be limited to C-1 permittedusesandafurnitureupholsteryshop.4.No outside storage of merchandise will be permitted.5.The manufactured homes must be used as residences only.6.The septic system must be approved by the Pulaski County
Health Department.
SUBDIVISION COMMITTEE COMMENT:(JULY 29,1999)
The applicant was not present.Staff gave a brief descriptionoftheproposedPCDsiteplan,noting that additional
information was needed from the applicant.
It was noted that staff would attempt to meet with the applicant
and work out Planning and Public Morks issues prior to the
public hearing.The Committee forwarded the application to thefullCommissionforresolution.
5
September 3 ,1999
SUBDIVISION
ITEM NO.:B (Cont.)FILE NO.:Z-6719
PLANNING COMMISSION ACTION:(AUGUST 19,1999)
The Commission informed the staff that a waiver of the Planning
Commission bylaws would not be supported and that the item
needed to be deferred to the September 30,1999 agenda to allow
time for proper notification.Staff informed the applicant,
Stan Bussell,of this situation.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to the September 30,1999
agenda.A motion to that effect was made.The motion passed byavoteof6ayes,0 nays and 5 absent.
STAFF UPDATE:
The applicant submitted a letter to staff on September 14,1999
requesting that this item be deferred to the November 11,1999
agenda due to a family illness.The applicant states that hewillneedtheadditionaltimetoobtainanabstractlistand
complete the recgxired notification.Staff supports the deferralrequest.
PLANNING COMMISSION ACTION:(SEPTEMBER 30,1999)
Staff informed the Commission that the applicant submitted aletteronSeptember14,1999 requesting that this item be
deferred to the November 11,1999 agenda.Staff supported thedeferralrequest.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to the November 11,1999
agenda.A motion to that effect was made.The motion passed byavoteof11ayesand0nays.
6
September 3,1999
ITEM NO.:C FILE NO.:Z-6721
NAME:Lands —Short-Form PCD
LOCATION:North side of Colonel Glenn Road,at Rocky Lane
DEVELOPER:ENGINEER:
Sammie and Susie Lands White-Daters and Associates
17201 Colonel Glenn Road 401 S.Victory StreetLittleRock,AR 72210 Little Rock,AR 72201
AREA:2.7 acres NUMBER OF LOTS:1 FT.NEW STREET:0
ZONING:R-2 ALLOWED USES:Single-family residential,
nonconforming convenience store
with gas pumps
PROPOSED USE:Convenience store with gas
pumps,car wash,mini-warehouses
VARIANCE S/WAIVERS REQUESTED:
1.Deferral of street improvements to Colonel Glenn Road.
2.Variance from the ordinance recpxirements for driveway spacing.3.Deferral of right-of-way dedication under existing gas pumpsuntilPhase2.
BACKGROUND:
The property along the north side of Colonel Glenn Road at Rocky
Lane is zoned R-2 and has a nonconforming commercial status.
There is an existing convenience store with gas pumps on thesite.
A.PROPOSAL/REQUEST
The applicant proposes to rezone the property from R-2 to
PCD to allow for a complete redevelopment of the site.The
September 3,1999
SUBDIVISION
ITEM NO.:C (Cont.)FILE NO.:Z-6721
proposed redevelopment includes the following as noted on
the attached site plan:
1.A new 2,400 square foot convenience store building.2.Relocation of existing gas pumps.3.An automated and self-serve car wash building with vacuumstations.
4.Two (2)mini-warehouse buildings.5.Associated drives and parking areas.
The applicant has noted that the building heights will not
exceed 25 feet.The applicant has also noted that the
hours of operation will be from 6:00 a.m.to 10:00 p.m.,daily.
B.EXISTING CONDITIONS:
There is an existing convenience store with gas and diesel
pumps on the site,as noted on the attached site plan.The
property to the north is vacant and wooded.There is another
convenience store with gas pumps to the southwest at thecornerofColonelGlennRoadandRockyLane.Single-familyresidencesonlargerlotsarelocatedtothesouthacross
Colonel Glenn Road and to the east along Colonel Glenn.
There is a beauty shop,a pet grooming/boarding business andsingle-family residences to the west along Colonel Glenn
Road.
C.NEIGHBORHOOD COMMENTS:
As of this writing,staff has received no comment from the
neighborhood.There was no established neighborhoodassociationtonotify.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Dedication of right-of-way to 55 feet on Colonel Glenn
Road.Clearance of soils from APCE required prior to
dedication.
2.Driveways must conform to ¹18,031 (spacing and width).
3 .Construct half-street improvements as per Master Street
Plan.
4.Existing topographic information at maximum five-foot
contour interval 10 feet base flood elevation is
required.
2
September 3,1999
SUBDIVISION
ITEM NO.:C (Cont.)FILE NO.:Z-6721
5.A Sketch Grading and Drainage Plan per Sec.29-186(e)is
required.
6.A Grading Permit per Secs.29-186(c)(d)is required.
E .UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING
Wastewater:Outside service boundary,no comment.
APSL:No Comment received.
Arkla:No Comment.
Southwestern Bell:No Comment received.
Water:Contact the Water Works if service is needed.If
this property does not have existing water service,
execution of a pre-annexation agreement will be required.Installation of an outside city fire hydrant is
recommended.
Fire Department:Outside city limits.If property is ever
annexed,private fire hydrants may be required.
Count Plannin
1.Remove gas tanks from right-of-way.
2.Provide proper water control for car wash to prevent
water from flowing onto Colonel Glenn Road.3.Septic system must be approved by the Pulaski County
Health Department.
CATA:Not currently in CATA service area.No comment.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:
This request is in the Ellis Mountain Planning District.
The use of a convenience store and other uses are
consistent with the existing Business Node and the overallsizeoftheparcelisconsistent.Concerns are buffers onallthreesidestoSingleFamilyareas;Signage locations
and size;Topography differences and cuts into thehillside.
Cit Reco nized Nei hborhood Action Plan:There is not a
neighborhood plan for this area at this time.
3
September ~,1999
SUBDIVISION
ITEM NO.:C (Cont.)FILE NO.:Z-6721
Landsca e Issues:
The land use and street buffers now conform to ordinance
standards.
A six foot high opaque screen,either a wooden fence withitsfacesidedirectedoutwardordenseevergreenplantingswillberequiredadjacenttoresidentialpropertiestothe
north,east and west.
A small amount of building landscaping will be required
between the public parking areas and building they serve.
At least 60%of the land use buffers must remain in its
natural state.
The City Beautiful Commission recommends preserving as manytreesasarefeasible.Extra credit toward fulfilling
Landscape Ordinance requirements can be given when
preserving trees of 6 inch caliper or larger.
Prior to a building permit being issued,a detailed
landscape plan must be approved by the Plans ReviewSpecialist.
G.ANALYSIS:
There are several design related issues associated with the
proposed site plan which need to be addressed and resolved
by the applicant.The issues which need to be resolved
include,but are not limited to:building locations,
driveway locations,landscape and buffer areas,vehicularcirculationandphasingplan.
Given the amount of site plan redesign work that needs to
be done,staff suggested to the applicant at the
Subdivision Committee meeting that this item be deferred.
A deferral will allow staff and the Subdivision Committee
adequate time to review a revised plan.The applicant
submitted a letter to staff on August 4,1999 requestingdeferralofthisitemtotheSeptember30,1999 agenda.
4
September 3,1999
SUBDIVISION
ITEM NO.:C (Cont.)FILE NO.:Z-6721
H.STAFF RECOMMENDATIONS:
Staff recommends approval of the requested deferral of thisitemtotheSeptember30,1999 Planning Commission agenda.
SUBDIVISION COMMITTEE COMMENT:(JULY 29,1999)
Joe White was present,representing the application.Staff gave
a brief description of the PDC site plan,noting a number of
concerns with the proposed site design.Staff noted that thesiteplanshouldbetotallyredesignedtoprovideforimproved
vehicular circulation and use of the property.Staff suggestedthattheapplicationbedeferredtoallowadequatetimeto
review a revised site plan and bring the revised site plan to
the Subdivision Committee.Mr.White agreed with the deferral
as suggested by staff.
PLANNING COMMISSION ACTION:(AUGUST 19,1999)
Staff informed the Commission that the applicant submitted alettertostaffonAugust4,1999 requesting that this item bedeferredtotheSeptember30,1999 agenda.Staff supported thedeferralrequest.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to September 30,1999.A
motion to that effect was made.The motion passed by a vote of
6 ayes,0 nays and 5 absent.
STAFF UPDATE:
The applicant submitted a revised site plan to staff on
September 14,1999.The revised plan addresses the concerns asraisedbystaffandtheSubdivisionCommittee.A six foot highscreeningfencehasbeenshownalongthenorth,east and west
property lines,the proposed phase lines have been shown on the
plan and the new sign location has been shown.The ground signwillneedtobeatleastfive(5)feet back from the front
property line (after right-of-way dedication).The applicantnotesthattheexistingsignwillremainwithintheright-of-wayforColonelGlennRoaduntilitisrelocatedwithPhase2construction.
5
September ~,1999
SUBDIVISION
ITEM NO.:C (Cont.)FILE NO.:Z-6721
The revised plan also shows increased buffers as required.The
land use buffers along the east and west property lines as well
as the street side buffer conform to the full buffer width
requirements.The north land use buffer has been increased to
25 feet,9.5 feet beyond the full buffer requirement of 15.5feet.
The relocated gas pumps have been turned to allow better
vehicular circulation within the area in front of the new
convenience store building.The northernmost mini-warehouse
building has been redesigned to allow access only from the south
side,as recommended by staff.There will be no doors or
driveway on the north side of this building.
The ordinance would typically require 12 parking spaces for a
convenience store of this size.There are 20 parking spaces on
the proposed site plan which are located around the proposed
building.There are also 12 truck parking spaces located along
the west property line.Staff is comfortable with the parking
design as proposed.
The following phases are noted on the site plan:
Phase 1 —construction of car wash building
Phase 2 —construction of 2,400 convenience store building,
removal of existing building,relocation of gas pumps and
canopy,additional parking areas
Phase 3 —construction of two (2)mini-warehouse buildings
The applicant is requesting deferral of street improvements,
including driveway construction,to Colonel Glenn Road for five
(5)years,until adjacent development or until a public project,
whichever occurs first.The applicant noted at the Subdivision
Committee meeting that the right-of-way for Colonel Glenn Road
would be dedicated with the exception of the right-of-way under
the existing gas pumps,which is requested to be deferred until
phase 2 construction,at which time the gas pumps will be
relocated.Public Works recommends approval of the deferrals as
requested.
The applicant is also requesting a variance from the ordinance
requirement for minimum driveway spacing.The ordinance
requires that driveways along arterial streets be separated by
6
September ~,1999
SUBDIVISION
ITEM NO.:C (Cont.)FILE NO.:Z-6721
at least 300 feet and be spaced at least 150 feet from propertylines.A lot requires a minimum frontage of 750 feet for two
(2)drives.
The two proposed drives are separated by approximately 205 feet.
The easternmost drive is located 94 feet from the east propertyline,with the west drive being approximately 110 feet from the
west property line.All measurements are from centerline ofdrives.The property has 414 feet of street frontage.Public
Works recommends approval of this variance request,as two (2)drives would provide the best circulation for this convenience
store with gas pumps.
Otherwise,to staff'knowledge,there are no outstanding issuesassociatedwiththePCDsiteplan.Staff is satisfied with therevisedsiteplanandfeelsthattherevisedplanadequately
addresses the issues raised by staff and that this site
development plan will have no adverse effect on the generalarea.
SUBDIVISION COMMITTEE COMMENT:(SEPTEMBER 9,1999)
Joe White was present,representing the application.Staff gaveabriefdescriptionoftherevisedsiteplan,noting that
screening fences and phase lines needed to be shown on the plan.Staff noted an overall satisfaction with the revised plan.
Staff also noted that the existing ground-mounted sign would
need to be relocated out of the right-of-way and shown on thesiteplan.Mr.White stated that the sign would be left in theright-of-way until Phase 2 construction at which time it would
be relocated.Bob Turner,of Public Works indicated support ofthisrequest.
The deferrals and variance associated with this rezoning werebrieflydiscussed.Mr.White noted that the right-of-way for
Colonel Glenn Road could be dedicated except for that portion
under the existing gas pumps.He noted that this portion of
right-of-way would need to be deferred until Phase 2.
The proposed driveway locations were briefly discussed.Mr.
White noted that the request for deferral of street improvements
would include new driveway construction.
7
September 3~,1999
SUBDIVISION
ITEM NO.:C (Cont.)FILE NO.:Z-6721
After the discussion,the Committee forwarded the proposed PCD
soning to the full Commission for final action.
STAFF RECOMMENDATIONS:
Staff recommends approval of the PCD soning subject to the
following conditions:
1.Compliance with the recpxirements as noted in paragraphs D,E
and F of this report.
2.Staff recommends approval of the deferral of street
improvements,including driveway construction,to Colonel
Glenn Road for five (5)years,until adjacent development oruntilapublicproject,whichever occurs first.3.Staff recommends approval of the deferral of right-of-way
dedication for that portion under the existing gas pumpsuntilPhase2construction.
4.Staff recommends approval of the recpxested variance for
driveway spacing.
5.There are to be no doors,drives or access on the north side
of the northernmost mini-warehouse building.
6.Any site lighting shall be low-level and directed away from
adjacent property.
PLANNING COMMISSION ACTION:(SEPTEMBER 30,1999)
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 voteof11ayesand0nays.
8
September 3~,1999
ITEM NO.:D FILE NO.:S-1254
NAME:Arkansas Farm Bureau —Subdivision Site Plan Review
LOCATION:10720 Kanis Road
DEVELOPER:ENGINEER:
Arkansas Farm Bureau Wittenberg,Deloney and Davidson
10710 Kanis Road The Mehlburger FirmLittleRock,AR 72211 400 West Capitol,Suite 1800LittleRock,AR 72201
AREA:13.8 acres NUMBER OF LOTS:1 FT.NEW STREET:0
ZONING:0-3 ALLOWED USES:General Office
PROPOSED USE:General Office and Daycare
Center
VARIANCES/WAIVERS REQUESTED:
1.A variance to allow a 6 foot high fence/wall along the south
(Kanis Road)property line.
2.A variance to allow placement of a sign on the proposed
fence/wall.
3.A variance to allow a reduced front yard setback for the
proposed guard house.
4.A waiver of required sidewalk construction along the east sideofShacklefordRoad.
A.PROPOSAL/REQUEST:
The applicant proposes to construct a second building onthesiteat10720KanisRoadtoserveasachildcarefacilityprimarilyfortheemployeesoftheArkansasFarm
September 3~,1999
SUBDIVISION
ITEM NO.:D (Cont.)FILE NO.:S-1254
Bureau.The proposed day care use is a permitted 0-3 use,
however,a site plan review is required based on the factthattherewillbemorethanonebuildingonthesite.
The proposed day care building will have an area of 9,000
square feet and a height of 22 feet at the building's
highest point.The building will be located along the
Kanis Road side of the property where a parking area
currently exists.The west entry drive from Shackleford
Road will be partially relocated to reduce the drive's
existing steep grade.The applicant will also revise theexistingparkingareasalongtheproposedbuilding's north
and east sides and provide a drop-off area along the eastsideofthebuildingasnotedontheattachedsiteplan.
The applicant is also proposing a six (6)foot high stone
wall/fence along the Kanis Road property line and to
enclose the play areas on the north side of the building.
The applicant is requesting a variance to allow the portionofthestonewall/fence along Kanis Road,between the
building line and the right-of-way with a height of six (6)feet.The ordinance allows a maximum fence height of four
(4)feet between the building line and the street.Theapplicanthasstatedthatthesixfootwall/fence isrequestedprimarilyasachildsafetyissued.
The applicant is also requesting a variance to allow a signtobeplacedonthestonewall/fence on each side of the
Kanis Road entry drive.Typically,the City's Zoning
Ordinance does not allow signs on fences.These signs willreplaceanexistingmonumentsignattheKanisRoadentrance.
The applicant has noted that the day care facility will
have a maximum of 141 children and 15 employees.Theapplicanthasalsonotedthatthedaycarefacilitywill beprimarilyforFarmBureauemployeesandexcesscapacity
would be available to non-Farm Bureau employees.
B.EXISTING CONDITIONS:
The existing five-story Arkansas Farm Bureau office
building (114,000 square feet)and associated parking areas(361 total spaces)are currently located on the site.
There are a number of mature trees on the site.Theapplicanthasnotedthatonlyone(1)tree is anticipatedtobelostwiththeproposedconstruction.
Interstate 430 abuts the property to the east,with Kanis
Road along the property'south boundary and Shackleford
2
September 3,1999
SUBDIVISION
ITEM NO.:D (Cont.)FILE NO.:S-1254
Road to the west.There is I-430 right-of-way (access
ramp)immediately north.There is a mixture of office,
commercial and residential uses in this general area.
C.NEIGHBORHOOD COMMENTS:
As of this writing,staff has received no comment from the
neighborhood.The John Barrow and Sewer District N147
Neighborhood Associations were notified of the public
hearing.
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 55 feet
from centerline will be required (includes 10 feet
additional right-of-way turn lane per Master Street Plan
required).
2.Provide design of Kanis Road conforming to "MSP"
(Master Street Plan).Construct one-half street
improvements to these streets including 5-foot sidewalks
with planned development.Construct half of left lane
and add right lane (total of 17 feet pavement)on Kanis
Road.
3.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
4.Repair or replace any curb and gutter or sidewalk thatisdamagedinthepublicright-of-way prior to
occupancy.
5.Stormwater detention ordinance applies to this property.6.Remove unused apron and reconstruct curb on Shackleford
Road.
7.Provide design and construct traffic signal
modifications.
8.Existing topographic information at maximum five foot
contour interval 10-foot base flood elevation is
required.
9.A Sketch Grading and Draining Plan per Sec.29-186(e)is
required.
10.A Grading Permit per Secs.29-186 (c)and (d)is
required.
3
September 3,1999
SUBDIVISION
ITEM NO.:D (Cont.)FILE NO.:S-1254
11.Contact the ADPCEE for approval prior to start work is
required.
12.Obtain permits for improvements within State Highway
right-of-way from AHTD,District IV.
E .UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer available,not adversely affected.
APSL:No Comment received.
Arkla:No Comment.
Southwestern Bell:No Comment received.
Water:Contact the Water Works regarding new water
service needs.If any water facilities require
relocation,that work will be done at the expense of the
developer.
Fire Department:Fire hydrant may be required.Contact
Dennis Free at 918-3752 for details.
Count Plannin :No Comment received.
CATA:CATA Route ¹3 —Baptist Medical Center is near thissite;approved for transit purposes as submitted.
F .ISSUES/TECHNICAL/DESIGN:
Plannin Division:
No Comment.
Landsca e Issues:
Areas set aside for buffers and landscaping far exceed
ordinance requirements.
The City Beautiful Commission recommends preserving as manytreesasfeasible.
G.ANALYSIS:
The applicant submitted a revised site plan and additional
information to staff on August 4,1999.The revised plan
addresses the concerns as raised by staff and the
Subdivision Committee.
As noted in paragraph A,the applicant is requesting a
variance for fence height and a variance to allow signs on
4
September 3,1999
SUBDIVISION
ITEM NO.:D (Cont.)FILE NO.:S-1254
the proposed stone wall/fences at the Kanis Road entrance.Staff recommends approval of the variances as requested as
they should create no adverse impacts.
The ordinance requires a total of 268 parking spaces for
the site,including the proposed day care use.There are atotalof401spacesshownonthesiteplanfortheentiresite.There is ample parking on the site to accommodate
the proposed day care use.
Otherwise,to staff'knowledge,there should be no
outstanding issues associated with the site plan.The
proposed day care facility should have no adverse impact on
the general area.
H .STAFF RECOMMENDATIONS:
Staff recommends approval of the proposed site plan subjecttothefollowingconditions:
1.Compliance with the requirements as noted in paragraphs D
and E of this report.
2 .Staff recommends approval of the variance for fenceheight.3.Staff also recommends approval of the variance to allowsignstobeplacedonthefenceattheKanisRoadentrance.
4.The existing trees on the site will be preserved asofferedbytheapplicant.
SUBDIVISION COMMITTEE COMMENT:(JULY 29,1999)
Bill Donald was present,representing the application.Staffbrieflydescribedthesiteplan,noting additional information
which was needed.Staff noted that a variance needed to be
requested for the sign on the proposed stone fence/wall.
Mr.Donald stated that there would be no problem conforming to
the Planning and Public Works requirements.He noted that arevisedsiteplanandtheadditionalinformationrequestedwould
be supplied to staff.
In response to a question from staff,Mr.Donald noted that
almost all of the existing trees on the site would be preserved.
He stated that possibly one (1)tree would be lost with the
proposed construction.
5
September 3~,1999
SUBDIVISION
ITEM NO.:D (Cont.)FILE NO.:S-1254
There being no further issues for discussion,the Committee
forwarded the site plan to the full Commission for final action.
PLANNING COMMISSION ACTION:(AUGUST 19,1999)
Staff informed the Commission that the site plan for this
project had been revised substantially and submitted to staff on
August 17,1999.Staff noted that the revised site plan needed
additional review from the Planning and Public Works staffs and
should also have additional review by the Subdivision Committee.
The Commission agreed that the item needed to be deferred to
allow the additional review.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to the September 30,1999
agenda.A motion to that effect was made.The motion passed by
a vote of 6 ayes,0 nays and 5 absent.
STAFF UPDATE:
The applicant submitted a revised site plan to staff on
September 14,1999.The revised plan addresses the concerns
raised by staff and the Subdivision Committee.The revised plan
moves the building further east along the east property line,
with a total area of 11,000 square feet.The entrance drive
along Kanis Road will be moved further west,with a new area of
parking along the south side of the proposed building.The
access drive from Shackleford Road and existing parking areas
west of the proposed day care building,which were originally
proposed to be revised,will remain as is.The revised plan
shows the new sidewalk along Kanis Road,which will vary within
the right-of-way in order to save trees.
The new area of parking along the south side of the proposed
building will consist of 29 spaces.This should be a sufficient
number to serve the day care use.
The revised site plan also shows a 10 foot by 10 foot guard
house located along the west side of the entrance drive from
Kanis Road.The proposed guard house is located approximately
13 feet from the front property line.The required front yard
setback is 25 feet.The applicant has requested a variance fromthissetbackrequirement.Staff supports the variance request.
6
September 3~,1999
SUBDIVISION
ITEM NO.:D (Cont.)FILE NO.:S-1254
The revised site plan also shows the proposed six (6)foot high
stone wall/fence along the Kanis Road property line,on each
side of the entrance drive.The ordinance allows a maximum
fence height of four (4)feet between the building line and thestreet.The applicant is requesting a variance from this
ordinance standard.Staff supports the variance as requested.
The applicant is also requesting a variance to allow a sign to
be placed on the stone wall/fence on each side of the Kanis Road
entry drive.The applicant proposes each sign to be
approximately 30 square feet in area.The signs will consist of
individual metal letters attached to the stone wall/fence.Staff supports the variance to allow the signs on the wall/fence
as requested,not to exceed 60 square feet in total area.
The applicant is also requesting a waiver of the requirement toconstructasidewalkalongtheeastsideofShacklefordRoad.
The applicant notes the following as justification for this
waiver request:
"The east side of Shackleford is bounded mostly by Farm Bureau
property and there appears to be no significant destination for
pedestrians at this location,therefore little need for a
sidewalk.There is an existing sidewalk on the west side of
Shackleford serving the buildings along that side.The steep
topography along the east side of Shackleford makes the
construction of a walk very expensive."
Public Works recommends denial of the requested sidewalk waiver.
Public Works notes that,as a result of a site inspection,
adequate area exists along Shackleford Road to construct a five
(5)foot wide sidewalk,two (2)feet back from the existing
curb.Public Works notes that the vertical cut into the
existing grade would only be approximately two (2)feet.
Otherwise,there appear to be no further issues for resolution.Staff is comfortable with the revised plan as submitted.The
proposed day care building conforms to all 0-3 zoning setbacks
and the proposed buffer and landscaped areas exceed ordinance
requirements.The applicant has noted that only there or fouroftheexistingmaturetreesonthissitewillbelostwiththe
proposed construction.
7
September 3~,1999
SUBDIVISION
ITEM NO.:D (Cont.)FILE NO.:S-1254
SUBDIVISION COMMITTEE COMMENT:(SEPTEMBER 9,1999)
Bill Donald was present,representing the application.Staff
briefly reviewed the revised plan with the Committee.It was
noted that the variances for fencing and signage along the Kanis
Road entry drive will still be requested.Mr.Donald noted that
only 3 or 4 existing trees will be lost with the proposed
construction.
Mr.Donald noted that a small guard house will be added to the
site plan near the Kanis Road entry and would require a front
yard setback variance.Staff informed the applicant to show the
guard house on a revised plan and request the variance.There
appeared to be no concern from the Committee regarding this
proposal,as the guard house will enhance the security for the
day care and overall property.
The sidewalk construction along Kanis Road was briefly
discussed.Mr.Donald noted that the sidewalk location would be
varied within the right-of-way so that no trees would be lost
with the construction.Public Works agreed with this proposal.
The required sidewalk along the east side of Shackleford Road
was briefly discussed.The applicant noted that a waiver would
be requested from this requirement for the reasons stated in thestaffupdate.The Committee asked Public Works for estimations
on the amount of cut which would be required to accommodate this
sidewalk.It was also noted that there is an existing sidewalk
on the west side of Shackleford Road.
STAFF RECOMMENDATIONS:
Staff recommends approval of the revised site plan subject to
the following conditions:
1.Compliance with the requirements as noted in paragraphs D
and E of this report.
2 .Staff recommends approval of the variance for fence height.3.Staff also recommends approval of the variance to allow
signs to be placed on each side of the fence at the Kanis
Road entrance.Each sign should not exceed 30 square feet
in area.
4.The existing trees on the site will be preserved as offered
by the applicant.
8
September 3~,1999
SUBDIVISION
ITEM NO.:D (Cont.)FILE NO.:S-1254
5.Staff recommends approval of the variance for reduced front
yard setback for the proposed guard house.
6.Staff recommends denial of the requested waiver of sidewalk
construction along the east side of Shackleford Road.
PLANNING COMMISSION ACTION:(SEPTEMBER 30,1999)
Bill Donald and Wes Lowder were present,representing the
application.Staff gave a brief description of the proposedsiteplan,noting that the only outstanding issue was the waiver
request for sidewalk construction along the east side of
Shackleford Road.
Bill Donald addressed the Commission with concerns about the
required sidewalk construction along the east side of
Shackleford Road.
Wes Lowder gave reasons for the requested sidewalk waiver.He
noted that the applicant is already making substantial street
improvements adjacent to this site.He stated that the street
improvements are excessive based on the small nature of the
proposed day care building.
Commissioner Adcock stated that the Subdivision Committee
discussed the sidewalk issue at length.She noted that the
sidewalk along the east side of Shackleford Road would go
nowhere.She asked if any of the employees of Farm Bureau would
park off-site and use the sidewalk to access the property.
Mr.Donald stated that they would not,because there was ample
employee parking on the site.
Commissioner Putnam briefly discussed the sidewalk issue.
Commissioner Berry stated that the sidewalk should be required.
He noted that Public Works had determined that no excessive cut
would be required for the sidewalk construction.
Commissioner Nunnley asked if a deferral of the sidewalk
construction had been discussed.
Staff noted that it had not.
There was additional discussion related to the sidewalk waiver
issue.
9
September 3i,1999
SUBDIVISION
ITEM NO.:D (Cont.)FILE NO.:S-1254
A possible deferral of the sidewalk construction was discussed
further,including length of time for a deferral.The possible
future additional development of this property was also
discussed.
Stephen Giles,City Attorney,responding to a question from
Commissioner Nunnley,noted that five (5)years was typically
the maximum time for a deferral,but that it was not a
requirement.This issue was discussed.
Bob Turner,of Public Works,addressed the Commission.He
discussed the street improvements that would be made.He notedthatadeferralofthesidewalkconstructioncouldbesupported.
Ruth Bell addressed the Commission and supported the sidewalk
construction.She did not support the waiver request.
Dottie Funk also addressed the Commission.She commended the
applicant,on behalf of the City Beautiful Commission,for the
preservation of trees on the site.
Commissioner Adcock asked the applicant if a deferral of the
sidewalk construction would be requested.
Mr.Lowder responded with a request to defer the sidewalk
construction.
Commissioner Berry added that the deferral should be for five
(5)years or until further development of this property.
There was a motion to approve the site plan,as recommended bystaff,to include a deferral of sidewalk construction along theeastsideofShacklefordRoadforfive(5)years or until
further development of this property,whichever occurs first.
Commissioner Downing asked staff how deferral requests are kept
up with.
Mr.Turner noted that Public Works has a computer system that
informs staff of a deferral a few months prior to the expirationdate.
The previous motion passed by a vote of 11 ayes,0 nays and
0 absent.
10
September 3,1999
ITEM NO.:1 FILE NO.:S-10-CC
NAME:Charles Valley Office Park —Revised Preliminary Plat
LOCATION:South side of Huron Lane,approximately 200 feet east
of Green Mountain Drive
DEVELOPER:ENGINEER:
Rector-Phillips-Morse McGetrick and McGetrick
1501 N.University Avenue 319 East Markham Street,Ste.202LittleRock,AR 72207 Little Rock,AR 72201
AREA:3.93 acres NUMBER OF LOTS:3 FT.NEW STREET:0
ZONING:0-3
PLANNING DISTRICT:2
CENSUS TRACT:22.05
VARIANCES/WAIVERS REQUESTED:None requested.
A.PROPOSAL:
The applicant proposes to subdivide 3.93 acres into 3 lotsforfutureofficedevelopments.The property is zoned 0-3,General Office District.The applicant is proposing a 50footeasementrunningnorth-south through the center of thepropertyforaccessandutilitiestoLot3.
A four (4)lot preliminary plat was approved by the
Planning Commission for this property on July 23,1998.
The plat,which included a 40 foot undisturbed buffer alongthewestpropertyline,has since expired.
September 3,1999
SUBDIVISION
ITEM NO.:1 (Cont.)FILE NO.:S-10-CC
B.EXISTING CONDITIONS:
The site is currently vacant and heavily wooded.A 50 foot
wide R-2 zoned buffer area is located along the south endofthisproperty,with single-family residences locatedfurthersouth.Single-family residences are also locatedtothewestalongGreenMountainDr.A mixture of office
and commercial uses are located to the east and northacrossHuronLane.
C.NEIGHBORHOOD COMMENTS:
The Walnut Valley and Rainwood Cove NeighborhoodAssociationswerenotifiedofthepublichearing.Staffhasreceivedone(1)letter and two (2)phone calls fromneighborsexpressingconcernswiththeproposedplat.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Huron Lane is a commercial street.Dedicate right-of-
way to 30 feet from centerline.
2.Provide design of street conforming to "MSP"(MasterStreetPlan).Construct one-half street improvements to
these streets including 5-foot sidewalks with planned
development.
3.Internal streets must have public cul-de-sac and
sidewalk (26'ide).
4.Plans of all work in right-of-way shall be submitted for
approval prior to start work.
5.Stormwater detention ordinance applies to this property.6.Easements for proposed stormwater detention facilities
are required.
7.Easements shown for proposed storm drainage are
required.
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer main extension required with easementstoserveLot3.
APSL:No Comment.
Arkla:No Comment.
Southwestern Bell:No Comment received.
Water:An acreage charge of $300 per acre will apply inadditiontonormalcharges.A water main extension will
2
September 3,1999
SUBDIVISION
ITEM NO.:1 (Cont.)FILE NO.:S-10-CC
be required along with on-site fire protection.
Fire Department:No Comment.
Count Plannin :No Comment received.
CATA:No Comment received.
F.ISSUES/TECHNICAL/DESIGN
Plannin Division:
No Comment.
Landsca e Issues:
No Comment.
G.ANALYSIS:
The applicant submitted a letter to staff on September 17,
1999,requesting that this item be deferred to November 11,1999.The applicant is working to revise the preliminary
plat and needs additional time.
H.STAFF RECOMMENDATIONS:
Staff recommends approval of the deferral as requested.
SUBDIVISION COMMITTEE COMMENT:(SEPTEMBER 9,1999)
Bob Lowe was present,representing the application.Staff gave
a brief description of the preliminary plat.
Staff noted that the preliminary plat for this property which
was approved on July 23,1998 had a 40 foot undisturbed buffer
along the west property line.The buffer was agreed to at that
time by the applicant in response to concerns voiced by abutting
property owners at the public hearing.Mr.Lowe noted that he
would inform the current property owners of this buffer.
Staff also noted that temporary construction fencing must be
installed to protect the buffer areas prior to any site work.
This was also a condition of the previous approval.
3
September 3~,1999
SUBDIVISION
ITEM NO.:1 (Cont.)FILE NO.:S-10-CC
The Public Works requirements were briefly discussed.Tad
Borkowski noted that the internal street must have a turnaround
device and a sidewalk.
After the brief discussion,the Committee forwarded the plat to
the full Commission for final action.
PLANNING COMMISSION ACTION:(SEPTEMBER 30,1999)
Staff informed the Commission that the applicant submitted aletteronSeptember17,1999 requesting that this item be
deferred to the November 11,1999 agenda.Staff supported thedeferralrequest.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to the November 11,1999
agenda.A motion to that effect was made.The motion passed byavoteof11ayesand0nays.
4
z4~&(
g-jo-CC
TERRY D.ck MARLENEMAHAFFEY
1220 OLD CHARTER COURT
LITTLE ROCK,AR.72211-2450
PH (501)227-9482
September 17,1999
Mr.Moqte Moore
Little Rock Planning Commission
723 W.Markham Street
Little Rock,AR.72201
Re:Application to subdivide property south Side Huron Lane/Macon Road.West of
Westside Post Office by Rector Phillips,Morse.
Our rear property line,all 212-ft.,is adjacent to the proposed development.There is a 50-
ft.,"undisturbed,"residential buffer in place now.We request a temporary fence be put
in place to prevent bulldozers &om demolishing the trees,if and while development
occurs.There is only about 50-ft.&om our back door to the property line.We have lived
here for twenty-four years and have seen what can happen.Everything was demolished
when the Westside Post Office was developed.
We are not against developing the area referred to above,only trying to maintain the
integrity o f the original development and protect our interest in our home.
Thanks to the Planning Commission for their past efforts on this endeavor.
Yours truly,
RECEIVED
SFP 2 0 1999
BY:
September 3v,1999
ITEM NO.:2 FILE NO.:S-717-G
NAME:Heatherbrae Subdivision (Phase 3)—Preliminary Plat
LOCATION:End of Glen Valley Drive,north of Taylor Loop Road
DEVELOPER:ENGINEER:
Woodhaven Development Co.Civil Design,Inc.
8721 Warden Road 15104 Cantrell Road
Sherwood,AR 72116 Little Rock,AR 72212
AREA:6.55 acres NUMBER OF LOTS:21 FT.NEW STREET:834 lf
ZONING:R-2
PLANNING DISTRICT:1
CENSUS TRACT:42.06
VARIANCES/WAIVERS REQUESTED:
1.Variance for reduced rear yard setback for Lots 6-14.
A.PROPOSAL:
The applicant proposes to subdivide 6.55 acres into 21singlefamilylots.The property is zoned R-2.The
applicant is proposing approximately 834 linear feet of newstreetswiththisdevelopment.All of the proposed lotswillbefinalplattedatthesametime.
B.EXISTING CONDITIONS:
The property is currently undeveloped and wooded.ExistingphasesoftheHeatherbraeSubdivisionarelocatedtothesoutheast.Additional residential zoned property islocatedtothesouthandwest.There is OS zoned floodwaylocatedimmediatelynorthofthisproperty,with
September 3,1999
SUBDIVISION
ITEM NO.:2 (Cont.)FILE NO.:S-717-G
commercial/office uses to the north along Cantrell Road
which include a landscaping and plant nursery business.
C.NEIGHBORHOOD COMMENTS:
The Westchester/Heatherbrae Neighborhood Association wasnotifiedofthepublichearing.As of this writing,staffhasreceivedone(1)phone call from an individualrequestinginformationonthisplat.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Appropriate handicap ramps will be required per current
ADA standards.
2.Plans of all work in right-of-way shall be submitted
for approval prior to start of work.3.Stormwater detention ordinance applies to this
property.
4.Easements for proposed stormwater detention facilities
are required.
5.Easements for proposed storm drainage are required.
Proposed drainage facilities must be submitted to
Public Works for approval.
6.Prepare a letter of pending development addressingstreetlightsarerequiredbySection31-403 of theLittleRockCode.All requests should be forwarded toTrafficEngineering.
7.Existing topographic information at maximum five foot
contour interval base flood elevation is required.
Revise minimum flood elevations on lots 14,15,16,and17.
8.A Sketch Grading and Drainage Plan per Sec.29-186(e)is required.
9.A Grading Permit for Special Flood Hazard Area per Sec.
29-186(b)is required.
10.A Development Permit for Flood Hazard Area per Sec.
8-283 is required.
11.Provide 20 foot vehicular access easements to drainageditches.
12.East and west drainage ditch shall be sized to handle
100-year storm.Ditch to be fenced and benched.
Submit design for approval.
2
September ~,1999
SUBDIVISION
ITEM NO.:2 (Cont.)FILE NO.:S-717-G
13.All storm drainage shall be extended to rear building
lines.
14.Glenn Valley shall have adequate transition from curb
to tangent portion.
15.Down stream property must be prepared to receive flows
from channel prior to constructing channels.
16.Conditional letter of map amendment must be approved
prior to street construction.
17.Contact the ADPC&E for approval prior to start of workisrequired.
18.Contact the USACE-LRD for approval prior to start of
work is required.
19.Revise street names —call David Hathcock for approval.
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer main extension required with easementstoserveproperty.
AP&L:No Comment received.
Arkla:No Comment.
Southwestern Bell:No Comment.
Water:An acreage charge of $300 per acre will apply in
addition to normal charges.
Fire Department:Request 50 foot cul-de-sac radius and
parking on one side of the street only.
Count Plannin :No Comment received.
CATA:No Comment received.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:
No Comment.
Landsca e Issues:
No Comment.
G.ANALYSIS:
The applicant submitted a revised preliminary plat to staff
on September 15,1999.The revised plat addresses most of
the concerns as raised by staff and the Subdivision
Committee.All lot widths now conform to minimum ordinance
3
September 3~,1999
SUBDIVISION
ITEM NO.:2 (Cont.)FILE NO.:S-717-G
standards.The cul-de-sac radii has been increased to 50feetasrequestedbythefiredepartment.
The applicant is requesting a variance for a reduced rear
yard setback for Lots 6 through 14.The ordinance required
rear yard setback is 25 feet.The applicant is proposing a
15 foot rear yard setback for these lots,as a 20 foot
drainage easement will be provided along the west boundaryofthispropertywhichwillreducethedepthofthelots.Staff supports the variance as requested.The applicant
needs to show a 15 foot platted rear yard setback line on
the plat.
The applicant has noted that the "open tract"at the north
end of the property and extending along the west boundary
will be used as a drainage easement and for stormwater
detention.The tract should be labeled as "Tract A",with
the ownership,purpose and maintenance being explained in
the subdivision Bill of Assurance.
Otherwise,to staff'knowledge,there are no outstanding
issues associated with the preliminary plat.With all of
the floodplain/floodway and drainage issues being worked
out to Public Works'atisfaction prior to a final plat
being filed,this proposed phase of the Heatherbrae
Subdivision should have no adverse effect on the
surrounding properties.
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 requested rear yardsetbackvarianceforLots6through14.A platted 15footrearbuildinglinemustbeshownonarevisedplatdrawing.3.The "open tract"must be labeled as "Tract A"with the
ownership,purpose and maintenance being explained intheSubdivision's Bill of Assurance,to include accessforthemaintenanceofthedrainageditch.
4
September 3i,1999
SUBDIVISION
ITEM NO.:2 (Cont.)FILE NO.:S-717-G
SUBDIVISION COMMITTEE COMMENT:(SEPTEMBER 9,1999)
Bill Dean was present,representing the application.Staffbrieflydescribedthepreliminaryplat,noting several
additional items which needed to be shown on the plat drawing.
Staff noted that a variance would need to be requested for
minimum lot width of Lot 4.Mr.Dean stated that the lot
configuration would be revised to eliminate the requirement forthevariance.
Mr.Dean noted that a variance would be requested to allow a
reduced rear yard setback for Lots 6 through 14.Staff
suggesting platting a 15 foot rear building line for these lots.
The Public Works requirements were briefly discussed.Mr.Dean
noted that the minimum flood elevation for Lots 14 through 17
would be revised.He also noted that a 20 foot vehicular access
easement would be provided to the drainage ditches.Bob Turner,of Public Works,stated that no variance was needed for streetclassification.He noted that the street would be considered a
minor street.
The drainage issues relating to this property were alsodiscussed.Mr.Dean noted that this property was part of a
drainage improvement district and that all drainage improvements
would be done by the district.He noted that past drainage
problems associated with existing phases of this subdivision
have been resolved.He stated that the development of this
phase will improve the drainage in this area.
After the discussion,the Committee forwarded the issue to thefullCommissionforfinalaction.
PLANNING COMMISSION ACTION:(SEPTEMBER 30,1999)
The staff presented a positive recommendation on this
application,as there were no further issues for resolution.
There were no objectors to this matter.
With a vote of 11 ayes and 0 nays the Commission voted to waivetheirbylawsandaccepttherequiredpropertyownernotificationascompletedbytheapplicant,two (2)days late.
5
September 3~,1999
SUBDIVISION
ITEM NO.:2 (Cont.)FILE NO.:S-717-G
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for approval as recommended by staff.
A motion to that effect was made.The motion passed by a vote
of 11 ayes and 0 nays.
6
September 3u,1999
ITEM NO.:3 FILE NO.:S-1261
NAME:Kenwood Subdivision —Preliminary Plat
LOCATION:East side of David O.Dodd Road,south of Colonel
Glenn Road
DEVELOPER ENGINEER:
Davis Fitzhugh White-Daters and Associates
5510 Hawthorne Road 401 S.Victory StreetLittleRock,AR 72207 Little Rock,AR 72201
AREA:70 acres NUMBER OF LOTS:210 FT.NEW STREET:9,000 lf
ZONING:R-2
PLANNING DISTRICT:12
CENSUS TRACT:24.05
VARIANCES/WAIVERS REQUESTED:
1.Deferral of street improvements to David O.Dodd Road.2.Waiver of sidewalk construction.
3.Variance for reduced horizontal radii for residential streets.4.Variance from the minimum standards for a centerline radiusforDavidO.Dodd Road.
A.PROPOSAL:
The applicant proposes to subdivide 70 acres into 210single-family residential lots.The property is zoned R-2.
Approximately 9,000 linear feet of new streets is proposed.
A single landscaped entrance is proposed from David O.Doddtoallowprivacyandsecurity.The lots will be finalplattedinphases.
September 3i,1999
SUBDIVISION
ITEM NO.:3 (Cont.)FILE NO.:S-1261
The applicant is requesting a deferral of street
improvements to David 0.Dodd Road until 150 lots are
developed,and a waiver of required sidewalk constructionforalloftheinteriorresidentialstreetsexceptKenwood
Avenue.
The applicant is also requesting a variance to allow
reduced horizontal radii for the interior residentialstreetsandavarianceforreducedcenterlineradii for
David 0.Dodd Road.
B.EXISTING CONDITIONS:
The property is currently undeveloped and wooded.Therearesingle-family residences on large lots to the west andsouthacrossDavid0.Dodd Road and to the east along David0.Dodd Road.There is also undeveloped R-2 zoned propertytotheeast,with I-430 just further east.J.A.Fair HighSchoolislocatedimmediatelynorthofthispropertywithacemeteryandsmallchurchtothenorthwestacrossDavid0.
Dodd Road.There is also a large amount of undeveloped R-2
zoned property in this immediate area.
C.NEIGHBORHOOD COMMENTS:
There was no established neighborhood association to notifyoftheplatrequest.Staff has received no comment fromtheneighborhoodasofthiswriting.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.David 0.Dodd is listed on the Master Street Plan as a
minor arterial.A dedication of right-of-way to 45 feet
from centerline is required.(Phasing lines must be
shown on plan.)
2.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.(David 0.Dodd must meet minimum 600 feet
radius and 200 feet tangent.)Staff supports deferral
of street improvements for S-years.3.Minimum horizontal radius for residential streets is 150feet;redesign and resubmit.
4.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
2
September 3,1999
SUBDIVISION
ITEM NO.:3 (Cont.)FILE NO.:S-1261
5.Street "A"from Street "B"to Street "D"must 31
feet wide.
6.Construct left turn lane on David 0.Dodd with Phase I.7.Stormwater detention ordinance applies to this property.8.Easements for proposed stormwater detention facilities
are required.
9.Easements shown for proposed storm drainage are
required.
10.Existing topographic information at maximum five-foot
contour interval base flood elevation.
11.A Sketch Grading and Drainage Plan per Sec.29-186(e)is
required.
12.A Grading Permit per Secs.29-186(c)and (d)are
required.
13.Contact the ADPC&E for approval prior to start of workisrequired.
14.Lots fronting David 0.Dodd are to take access only to
internal street.
15.Lots fronting Street A are to take access only to sidestreets.
16.Call David Hathcock for street name approval.
E .UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer main extension required with easements
to serve property.
AP&L:No Comment received.
Arkla:No Comment.
Southwestern Bell:Request 10 foot easement along all rearlotlines.
Water:An acreage charge of $150 per acre and a
development fee will apply in addition to normal charges.Fire Department:Request second entrance to subdivision at
Lot 54.Place fire hydrants to code.
Count Plannin :No Comment received.
CATA:No Comment received.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:
No Comment.
3
September 3i,1999
SUBDIVISION
ITEM NO.:3 (Cont.)FILE NO.:S-1261
Landsca e Issues:
No Comment.
G.ANALYSIS:
The applicant submitted a revised preliminary plat to staff
on September 15,1999.The revised plat addresses some of
the issues raised by staff and the Subdivision Committee.
A "no vehicle access"easement has been shown along David0.Dodd Road,street names have been added,and a portionofKenwoodAvenuehasbeenwidenedasrequired.The
applicant has also shown an auxiliary/emergency entrance
from David 0.Dodd between Lots 53 and 54 as requested bytheFireDepartment.However,no sidewalk was shown alongthiseasementaswasdiscussedbytheSubdivision
Committee.The applicant will need to submit a revisedplatwiththefollowingadditionalnotes:
1.Source of title
2.Names of owners of all unplatted tracts abutting theplantarea.3.Phase lines,with turnaround for the streets provided
with each phase.
4.Provide a sidewalk along the auxiliary/emergency
entrance between Lots 53 and 54.5.Provide access easement for drainage ditch along east
property line.
The applicant has noted that the right-of-way for David 0.
Dodd will be dedicated and that the left turn lane for
David 0.Dodd,at the subdivision entrance,will beconstructedwithPhase1.
The applicant is requesting a deferral of street
improvements to David 0.Dodd Road until 150 lots are
developed.Public Works would support a deferral of thestreetimprovementsuntil110lotsarefinalplatted,five
(5)years,until adjacent development or until a publicproject,whichever occurs first.
The applicant is also requesting a waiver of sidewalk
construction for the interior residential streets withinthissubdivision.Sidewalks are required on one (1)sideofalltheresidentialstreetsexceptforKenwoodAvenue,
where sidewalks are required on both sides from David 0.
4
September 3,1999
SUBDIVISION
ITEM NO.:3 (Cont.)FILE NO.:S-1261
Dodd Road to Kenwood Drive.Public Works recommends denial
of the variance request.
The applicant is requesting a variance for reduced
horizontal radii for the interior residential streets at
five (5)locations within the plat.The minimum requiredstreetradiusis150feet.The applicant is proposing 75
foot radii at the locations as noted on the attached plat
drawing.Public Works supports this variance request,as
the reduced radii will function as traffic calming devices.
The final variance requested is for reduced centerline
radii at two (2)points along David O.Dodd Road.The
minimum ordinance requirement is for a 600 foot radius or
500 feet with superelevation.The applicant is proposing
375 foot radii at the two locations noted as the attached
plat drawing,at the southwest corner of the property.
Public Works opposes the variance request.It is Public
Works'pinion that the applicant could easily meet the
minimum ordinance requirement without losing any lots.
The issues relating to deferral of street improvements to
David O.Dodd Road,waiver of sidewalk construction and
variance for reduced centerline radii for David O.Dodd
Road need to be discussed by the full Commission.
Otherwise,staff is comfortable with the overall plat
design.The proposed plat should have no adverse effect on
the general area.
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 plat must be submitted to staff with theadditionalnotesasoutlinedinparagraphG.3.Staff recommends approval of the variance from the
minimum horizontal radii requirement for the interiorresidentialstreets.4.Staff recommends denial of the requested sidewalkwaiver.5.Staff recommends denial of the requested variance forreducedcenterlineradiiforDavid0.Dodd Road.6.The issue of deferral of street improvements to David O.
Dodd Road needs to be discussed and resolved.
5
September 3~,1999
SUBDIVISION
ITEM NO.:3 (Cont.)FILE NO.:S-1261
SUBDIVISION COMMITTEE COMMENT:(SEPTEMBER 9,1999)
Joe White and Ron Tabor were present,representing the
application.Staff gave a brief description of the preliminary
plat,noting several items which needed to be shown on the plat
drawing.Staff noted that a "no vehicle access"easement should
be platted along David O.Dodd Road and Kenwood Avenue.
The recpxested waivers were briefly discussed.Mr.White noted
that the 75 foot radius for several of the streets was recpxested
primarily as a traffic calming device.The waiver of sidewalks
was also discussed.It was noted that this waiver was recpxested
due to the fact that there is only one proposed entrance into
this subdivision and traffic volume within the subdivision
should be low.
Commissioner Berry asked if the developer had considered any
park space for this development.Mr.Tabor noted that it would
not be economically feasible to provide park space within this
subdivision due to the fact that the lots will be marketed for
moderate income residential development and all the lots
proposed are needed.Mr.Tabor stated that this property is
part of a larger ownership which included property across David
O.Dodd Road to the south and west,and that a future park in
this area would be possible.
The Public Works requirements were briefly discussed as was thefiredepartment'recpxest for a second entrance.The issue of
the second entrance was briefly discussed.Mr.Tabor noted that
a gated emergency entrance would be preferred,which could
include a sidewalk for future pedestrian access to the propertytothesouthacrossDavidO.Dodd when it develops.
After the discussion,the Committee forwarded the plat to thefullCommissionforfinalaction.
PLANNING COMMISSION ACTION:(SEPTEMBER 30,1999)
Ron Tabor and Joe White were present,representing the
application.Staff briefly described the proposed preliminary
plat and the deferral,waiver and variance requests.
Ron Tabor addressed the Commission and reviewed the proposed,plat.He briefly discussed the extension of the sanitary sewer
6
September 3,1999
SUBDIVISION
ITEM NO.:3 (Cont.)FILE NO.:S-1261
to this property.He noted that the homes within this
subdivision would be in the 1,250 —1,550 square foot range.He
noted that the developer would work with the existing grades,
which would allow preservation of trees.He also noted that
there would be no curb cuts along David O.Dodd Road other than
the main subdivision entrance.Mr.Tabor stated that the lots
would sell for approximately $15,000 each.He also briefly
discussed the emergency entrance along the south boundary of the
subdivision.
Chairman Earnest asked about the time frame for the development
with regards to the wastewater issue.
Mr.Tabor discussed the grant that had been applied for to
extend the sewer to this property.He noted that the staff
which was reviewing the grant application would meet in two
months.
Joe White addressed the waiver of sidewalk construction issue.
He noted that it would cost approximately $80,000 to constructinteriorsidewalksforthissubdivision.He gave a example of
another subdivision that had sidewalks which were not used.He
noted that the sidewalk waiver was a reasonable request.
Commissioner Adcock discussed constructing sidewalks along the
outer streets within the subdivision.
Bob Turner,of Public Works,noted that construction of
sidewalks on the outer (loop)streets would save the developer
approximately $25,000.
Commissioner Nunnley addressed the sidewalk issue.He noted
that he could accept a deferral of sidewalk construction.He
stated that he would not negotiate public safety.
Joe White discussed reasons why cul-de-sacs were not used withinthissubdivisionasawaytoavoidsidewalkconstruction.
The phasing plan for the proposed subdivision was briefly
discussed.
The Commission also discussed the deferral of street
improvements to David O.Dodd Road.Mr.Tabor noted that the
developer would like to construct all of the David O.Dodd
improvements at one time.
7
September 3,1999
SUBDIVISION
ITEM NO.:3 (Cont.)FILE NO.:S-1261
Commissioner Faust asked about the existing contours of the
property.
Mr.White noted that the streets would only have maximum gradesof6to7percent.
Chad Young and Doug Meyer addressed the Commission with
concerns.Mr.Young stated that he was not opposed to the
development of this property,but was opposed to the applicant's
proposed subdivision design.He presented an alternate
subdivision design to the Commission.Mr.Young also stated
that there should be buffer areas along David O.Dodd Road and
along the north property line,adjacent to J.A.Fair High
School.Mr.Young opposed the sidewalk waiver.He discussed
his alternate subdivision design with the Commission,which
included curved streets,two entrances and buffers.He
requested that the applicant revise the proposed subdivision
design.
Doug Meyer also requested buffer areas and two entrances as aresultofameetingwiththeneighborhood.He also discussed
the street improvements to David O.Dodd Road and noted concerns
with drainage.
Dottie Funk asked if the land would be clear-cut and graded.
Charles Tanner also addressed the Commission.He supported the
sidewalk construction and street improvements.He noted that he
was not opposed to single family residential development.
Ruth Bell discussed the need for sidewalks.She asked if anareaforaparkcouldbededicated.
Commissioner Hawn commented on affordable housing.He notedthathedidnotsupportthebuffersasrequestedbythe
neighborhood.He stated that the developer should design the
subdivision and had no problem with the proposed design.He
noted concerns with the single subdivision entrance and the lackofsidewalks.He also stated that he would not support a design
with cul-de-sacs.
Commissioner Putnam concurred with Commissioner Hawn's remarks.
Commissioner Rahman also expressed concern with the sidewalk
waiver.He noted that he could not support the waiver.
8
September 3~,1999
SUBDIVISION
ITEM NO.:3 (Cont.)FILE NO.:S-1261
Commissioner Berry briefly discussed the alternate design as
presented by Chad Young.He noted that the Commission could not
redesign the subdivision.He also discussed the single entrance
and traffic impact.The sidewalk waiver was also noted as a
concern.
Commissioner Putnam briefly discussed the proposed design of the
subdivision.
Mr.Tabor briefly addressed the alternate subdivision design,
noting that the design did not make allowances for correctstreetwidthsandlotsize.He stated that the land would not
be clear-cut and the only grading will take place where thestreetswillbeconstructed.Mr.Tabor discussed the sidewalk
and single entrance issues.He stated that the improvements hadtobekeptwithinacertainframeworktomarketthepropertyforaffordablehousing.
Commissioner Nunnley further discussed the sidewalk issue.He
noted that developments need to have sidewalks and that he
supports public safety.
Commissioner Adcock asked whether Dottie Funk's question had
been answered.
Mr.Tabor responded that no clear-cutting would be done and the
only areas to be graded would be where the streets would beconstructed.
Commissioner Adcock briefly discussed the alternate subdivision
design as suggested by Chad Young.
Mr.Tabor discussed the proposed grid design for the
subdivision.He suggested that a park area be addressed withfuturedevelopmentinthisimmediatearea.
Commissioner Faust made comments regarding affordable housing.
Commissioner Earnest defined the outstanding issues,which were
the sidewalk waiver and number of entrances.
Commissioner Lowery asked if Public Works had considered a
second entrance for the subdivision.
Bob Turner,of Public Works,noted that the traffic generated bytheproposedsubdivisionwouldnotbeanunreasonableamountfor
9
September 3 ,1999
SUBDIVISION
ITEM NO.:3 (Cont.)FILE NO.:S-1261
one entrance.He stated that he was comfortable with the single
entrance.He commented that each phase of the development would
be recpxired street turnarounds.
Commissioner Downing asked if the property owner would need to
be consulted regarding the sidewalk issue.
Mr.Tabor responded that the property owner would need to be
consulted regarding sidewalk construction on the outer (loop)streets,as he did not have the authority to amend the waiver
recpxest.
Commissioner Downing asked if a deferral would help resolve the
sidewalk issue.
There was a brief discussion relating to sidewalk construction
on the outer streets.The issue of a deferral was also
discussed further.Commissioner Raman commented that he could
support waiving some of the sidewalk recpxirements,but not all.
Mr.Turner briefly discussed how a letter of credit for the
sidewalk construction could be an alternative.
There was a motion to defer the application to the November 11,
1999 agenda.There was a brief discussion of the motion.The
motion passed by a vote of 11 ayes,0 nays and 0 absent.
10
September 3,1999
ITEM NO.:4 FILE NO.:S-1263
NAME:Charnley Conway Addition —Preliminary Plat
LOCATION:West side of Green Mountain Drive,at Ethan Allen
Drive
DEVELOPER:ENGINEER:
Charnley Conway White-Daters and Associates
8 Lorian Drive 401 S.Victory StreetLittleRock,AR 72212 Little Rock,AR 72201
AREA:0.50 acre NUMBER OF LOTS:10 FT.NEW STREET:0
ZONING:PD-R
PLANNING DISTRICT:2
CENSUS TRACT:22.05
VARIANCES/WAIVERS REQUESTED:None recpxested.
A.PROPOSAL:
On December 5,1995,the Board of Directors passed
Ordinance No.17,044 which rezoned this property to PD-R.
The approved site plan included 10 single-familyresidentialunitsinfour(4)buildings.A single accesspointfromGreenMountainDrivewithashareddriveandparkingareawerealsopartoftheapprovedplan.Firewalls were constructed between the adjoining units andseparatewatermeterswereprovidedwiththeideathatsubdividingwouldatsomepointbedesirable.
1
The applicant is now proposing to subdivide the propertyintoten(10)lots to allow the sale of the individualunits.There will continue to be a single access point
September 3,1999
SUBDIVISION
ITEM NO.:4 (Cont.)FILE NO.:S-1263
from Green Mountain Drive,with an access and utility
easement across the front of the property to serve all of
the proposed lots.There will also be a no vehicle access
easement along the balance of the property frontage toprohibitanyfuturecurbcuts.The applicant will finalplatallofthelotsatthesametime.
B.EXISTING CONDITIONS:
There is currently a 10-unit multifamily development onthisproperty(zoned PD-R).This development consists of
four (4)buildings;two (2)three-unit buildings and two
(2)two-unit buildings.
There are single-family residences to the north,west andnortheast.Existing multifamily developments are locatedtothesouthandsoutheast.
C.NEIGHBORHOOD COMMENTS:
The Walnut Valley and Beverly Hills Neighborhood
Associations were notified of the public hearing.As ofthiswriting,staff has received no comment from the
neighborhood.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards.
2.Repair or replace any curb and gutter or sidewalk that
is damaged in the public right-of-way prior to
occupancy.
3.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
4.Stormwater detention ordinance applies to this property.5.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.
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.
2
September 3,1999
SUBDIVISION
ITEM NO.:4 (Cont.)FILE NO.:S-1263
8.All lots must have internal access from Green Mountain
Drive.Restrict access by platting "no access
easement."
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer main extension required with easements
to serve property.
AP&L:No Comment received.
Arkla:No Comment.
Southwestern Bell:No Comment received.
Water:No Comment.
Fire Department:Place fire hydrants to code.
Count Plannin :No Comment received.
CATA:No Comment received.
F .I S SUE S/TECHNICAL/DESIGN:
Plannin Division:
No Comment.
Landsca e Issues:
No Comment.
G.ANALYSIS
The applicant submitted a revised preliminary plat to staff
on September 14,1999.Most of the issues as raised bystaffandtheSubdivisionCommitteehavebeenaddressed.
The revised plat shows the driveway location and "no
vehicular access"easement as requested.The front
building line also been removed from the plat.
A revised plat needs to be submitted to staff with the
following notations:
1.Access and utility easement along the front of the
property should include "parking"and be explained in
the Bill of Assurance.
2.Maintenance easements should be provided between the
existing buildings and explained in the Bill of
Assurance.
3
September 3,1999
SUBDIVISION
ITEM NO.:4 (Cont.)FILE NO.:S-1263
3.Sources of title for abutting recorded subdivisions
should be noted.
4.A preliminary Bill of Assurance should also be
submitted.
The only remaining issue relates to the required sidewalk
construction along Green Mountain Drive.The applicant
notes in a letter submitted with the revised plat that the
existing sidewalk along Green Mountain Drive stops short ofthisdevelopment.The applicant notes that the sidewalk
could be constructed on the east side of Green Mountain
Drive or an in-lieu contribution could be provided for
future construction.Staff will attempt to have this issue
resolved prior to the public hearing.
Otherwise,to staff'knowledge there are no outstandingissuesassociatedwiththepreliminaryplat.This
preliminary plat in conjunction with the previously
approved PD-R for this property should have no adverseeffectsonthesurroundingproperty.
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 plat must be submitted to staff with theadditionalnotationsasoutlinedinparagraphsG.ofthisreport.3.The issue relating to sidewalk construction needs to beresolved.
SUBDIVISION COMMITTEE COMMENT:(SEPTEMBER 9,1999)
Joe White was present,representing the application.Staff gave
a brief description of the proposed plat.Staff noted that theexistingdrivewaylocationshouldbeshownontheplatanda"no
vehicle access"easement should be platted along the remaining
property frontage.Staff also noted that the "vehicle andaccess"easement along the front portion of the property should
include "parking".Staff also noted that maintenance easements
should be platted between the existing buildings and explainedintheBillofAssurance.
4
September ',1999
SUBDIVISION
ITEM NO.:4 (Cont.)FILE NO.:S-1263
The Public Works requirements were briefly discussed.It was
thought that a sidewalk existed along the east side of Green
Mountain Drive,and if so,no sidewalk would be required on the
west side.The sidewalk requirement was briefly discussed.
There being no further issues for discussion,the plat was
forwarded to the full Commission for final action.
PLANNING COMMISSION ACTION:(SEPTEMBER 30,1999)
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 11 ayes and 0 nays.
5
September 3,1999
ITEM NO.:5 FILE NO.:S-45A-41
NAME:Otter Creek Village Commercial Subdivision —Revised
Preliminary Plat
LOCATION:Southwest corner of Stagecoach Road and Otter Creek
Parkway
DEVELOPER:ENGINEER:
Otter Creek Land Co.McGetrick and McGetrick
¹2 Otter Creek Court 319 East Markham St.,Ste.202LittleRock,AR 72209 Little Rock,AR 72201
AREA:17.49 acres NUMBER OF LOTS:9 FT.NEW STREET:0
ZONING:C-2/C-3/PD-C
PLANNING DISTRICT:16
CENSUS TRACT:42.08
VARIANCES/WAIVERS REQUESTED:None requested.
A.PROPOSAL:
The applicant proposes to add approximately 5.69 acres
(zoned C-2)to the existing Otter Creek Village CommercialSubdivision.The additional property is located along thewestsideoftheexistingsubdivision.Approximately 2.48acreswillbeaddedtoLot3Rtoallowtheexpansionofanexistingmini-warehouse development (Item 5.1 on this
agenda).The remaining 3.21 acres located along the southsideofOtterCreekParkwaywillcreateLots8and9asnotedontheattachedplan.A zoning site plan review foranewpostofficefacilityisproposedforLot8(Item 5.2
on this agenda).
September 3v,1999
SUBDIVISION
ITEM NO.:5 (Cont.)FILE NO.:S-45A-41
The minimum lot size for C-2 zoned property is five (5)acres.The Planning Commission can approve smaller lotsizesforaplatproposingperipherallotsandmultiple
ownership.Based on the fact that Lots 8 and 9 will have
shared access and access through the existing shoppingcenterdevelopment,Lots 8 and 9 should be considered
peripheral lots and can be approved at less than five (5)acres.The additional lots will be final plattedseparately.
B.EXISTING CONDITIONS:
The area to be added to this plat is undeveloped and mostly
wooded.There is a mixture of commercial uses and zoningtotheeastandsouth.There is a multifamily developmenttothenorthacrossOtterCreekParkway,with undeveloped
multifamily zoned property to the west.There are two (2)churches further west along Quail Run Drive.
C.NEIGHBORHOOD COMMENTS:
The Otter Creek Homeowners Association was notified of the
public hearing.Staff has received no neighborhood comment
on this item,as of this writing.
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 new centerline will be required.
2.Construct internal access easement to City standards
including sidewalk on both sides.
3.Stormwater detention ordinance applies to this property.
Revise all detention plans from previous submittals.
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 Secs.29-186(c)and (d)are
required.
E .UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer main extension required with easements
to serve property.
APEL:No Comment.
2
September 3v,1999
SUBDIVISION
ITEM NO.:5 (Cont.)FILE NO.:S-45A-41
Arkla:No Comment.
Southwestern Bell:No Comment.
Water:An acreage charge of $150 per acre will apply in
addition to normal charges.On site fire protection will
be required.
Fire Department:No Comment.
Count Plannin :No Comment received.
CATA:No Comment received.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:
No Comment.
Landsca e Issues:
No Comment.
G.ANALYSIS:
The applicant submitted a revised preliminary plat to staff
on September 15,1999.The revised plat addresses some of
the concerns as raised by staff and the Subdivision
Committee.The applicant has made some of the additional
notes as required.A revised preliminary plat must be
submitted with the following additional notations:
1.Storm drainage analysis
2.Preliminary storm drainage plan3.Driveway locations
Otherwise,to staff's knowledge,there should be no
outstanding issues associated with the revised preliminaryplat.There are no variances or deferrals requested withthisapplication.The proposed plat should have no adverseeffectonthegeneralarea.
H.STAFF RECOMMENDATIONS:
Staff recommends approval of the revised preliminary platwiththefollowingconditions:
1.Compliance with the requirements as noted in paragraphs
D and E of this report.
3
September ~,1999
SUBDIVISION
ITEM NO.:5 (Cont.)FILE NO.:S-45A-41
2.A revised plat needs to be submitted with the additionalnotationsasoutlinedinparagraphG.
SUBDIVISION COMMITTEE COMMENT:(SEPTEMBER 9,1999)
Bob Lowe was present,representing the application.Staffbrieflydescribedtherevisedpreliminaryplat,noting several
items which needed to be shown on a revised drawing.
The Public Works requirements were briefly discussed.It was
noted that the stormwater detention plans for this subdivision
needed to be revised.
The proposed plat was discussed in conjunction with the proposed
zoning and site plan (Items 5.1 and 5.2)and was forwarded to
the full Commission for final action.
PLANNING COMMISSION ACTION:(SEPTEMBER 30,1999)
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 voteof11ayesand0nays.
4
September 3v,1999
ITEM NO.:5.1.FILE NO.:Z-3454-J
NAME:Otter Creek Village Mini-Warehouses —Revised Long-Form PD-C
LOCATION:Near the southwest corner of Stagecoach Road and
Otter Creek Parkway
DEVELOPER:ENGINEER:
Doug Hunnicutt McGetrick and McGetrick
19610 Hunters Woods Dr.319 East Markham St.,Ste.202
Little Rock,AR 72209 Little Rock,AR 72201
AREA:6.62 acres NUMBER OF LOTS:1 FT.NEW STREET:0
ZONING:PD-C/C-2 ALLOWED USES:PD-C —Mini-warehouses
C-2 —Shopping Center District
PROPOSED USE:Mini-warehouses
VARIANCES/WAIVERS REQUESTED:None requested.
BACKGROUND:
On May 21,1996,the Board of Directors passed Ordinance No.
17,188 rezoning approximately 4.41 acres to PD-C for a mini-
warehouse and office development.The approved site plan
included an 8,500 square foot office building and parking area
at the east end of the site,with access through Lot 4,Otter
Creek Commercial Subdivision by way of a 50 foot access
easement.The approved plan also included five (5)mini-
warehouse buildings with a total area of 62,400 square feet.and
associated drives,as noted on the attached plan.
A.PROPOSAL/REQUEST:
The applicant proposes to add approximately 2.48 acres,
zoned C-2,to this lot in order to expand the existing
September 3,1999
SUBDIVISION
ITEM NO.:5.1.(Cont.)FILE NO.:Z-3454-J
mini-warehouse development.The additional property islocatedimmediatelynorthoftheexistingfacility.The
proposed expansion will include five (5)additional mini-
warehouse buildings with a total of 49,000 square feet.
The proposed building and drive locations are shown on theattachedplan.The proposed buildings will be one-story inheight.
B.EXISTING CONDITIONS:
The area proposed for this mini-warehouse development
expansion is vacant and mostly wooded.A mixture of
commercial uses and zoning exists to the east and south,
with additional undeveloped property to the south.The
proposed Lots 8 and 9 of the Otter Creek Village Commercial
Subdivision are located immediately north.There is
undeveloped multifamily property (MF-24)immediately to thewest.
C.NEIGHBORHOOD COMMENTS:
The Otter Creek Homeowners Association was notified of thepublichearing.As of this writing,staff has received no
comment from the neighborhood.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Stormwater detention ordinance applies to this property.2.Easements for proposed stormwater detention facilities
are required.
3.Existing topographic information at maximum five foot
contour interval base flood elevation is required.4.A Sketch Grading and Drainage Plan per Sec.29-186(e)is
required.
5.A Grading Permit per Secs.29-186(c)and (d)are
required.
6.Contact the ADPC&E for approval prior to start of workisrequired.
7.Revise driveway width for service vehicles turning
radius.
E .UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer main extension required with easementsifsewerserviceisrequired.
APZL:A 20 foot utility easement is requested along the
2
September 3,1999
SUBDIVISION
ITEM NO.:5.1.(Cont.)FILE NO.:Z-3454-J
east and west property lines of the area added to Lot 3R.
Arkla:No Comment.
Southwestern Bell:No Comment.
Water:An acreage charge of $150 per acre will apply in
addition to normal charges.Additional site fire
protection will be required.
Fire Department:Private fire hydrants are required.
Count Plannin :No Comment received.
CATA:No Comment received.
F .ISSUES/TECHNICAL/DESIGN:
Plannin Division:
This request is in the Otter Creek Planning District.The
Land Use Plan currently shows Commercial for this location.
The expansion of an existing PD-C is consistent with the
current land use category.
Cit Reco nised Nei hborhood Action Plan:
The Otter Creek/Crystal Valley Neighborhood Plan is
currently being formulated.
Landsca e Issues:
The width of the proposed land use buffer along the western
perimeter is 21 feet short of the full requirement of 27feet.Additionally,a 6 foot high opaque screen is
required along the western side.This screen may be a
wooden fence with its face side directed outward or dense
evergreen plantings.Within the required land use bufferatleastsixtypercentofthebuffermustremaininits
natural state.
G.ANALYSIS:
The applicant submitted a revised site plan to staff on
September 16,1999.The revised plan notes the requiredsix(6)foot screening fence along the west property line.
The applicant has not revised the driveway widths within
the development as requested by Public Works.Public Worksfeelsthatwiderdrivesareneededforimprovedturning
3
September ~,1999
SUBDIVISION
ITEM NO.:5.1.(Cont.)FILE NO.:Z-3454-J
radii for larger trucks (moving trucks,fire trucks,etc.).
This issue needs to be discussed and resolved.
The applicant has also not increased the required land use
buffer area along the west property line.As noted in
paragraph F.of the report,the width of the proposed land
use buffer along the west property line is 21 feet short of
the full requirement of 27 feet.The applicant is
proposing a six (6)foot buffer strip along this western
perimeter.A land use buffer can drop to a minimum of six
(6)feet in places,but the area has to be made up within
other areas of the site.This is not the case with this
plan.
The applicant is proposing driveway widths and a western
buffer width which is consistent with the existing phase ofthisdevelopment.The applicant has noted,asjustificationfortheproposedbufferwidth,that there is
required drainage easement and a 15 foot wide drainageditchalongthiswesternperimeterontheadjacent
property.The applicant (also the owner of the adjacent
property)feels that this drainage easement area will
provide adequate buffer space.This issue also needs to be
discussed and resolved.
Otherwise,there should be no other issues left to beresolved.With the appropriate buffering of this site from
the adjacent residential property to the west and the
appropriate driveway widths,the proposed expanded PD-C
should have no adverse effect on the general area.
H .STAFF RECOMMENDATIONS:
Staff recommends approval of the revised PD-C with thefollowingconditions:
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 awayfromadjacentresidentialproperty.3.The roofs of the mini-warehouse structures must bepaintedorconstructedofanon-reflective material.4.The issues relating to driveway width and land usebufferwidth(west side)must be resolved.
4
September ~,1999
SUBDIVISION
ITEM NO.:5.1.(Cont.)FILE NO.:2-3454-J
SUBDIVISION COMMITTEE COMMENT:(SEPTEMBER 9,1999)
Bob Lowe was present,representing the application.Staff gave
a brief description of the proposed revised PD-C.
The primary topics of concern were the land use buffer along the
west property line and the internal driveway widths.Staff
noted that the land use buffer along the west property line
needed to be increased to conform to ordinance standards and
that screening should be shown along this property line.Public
Works staff noted that the internal driveway widths needed to be
increased in order to provide better vehicular turning radii
around the proposed buildings.
After the brief discussion,the Committee forwarded the revised
PD-C to the full Commission for resolution.
PLANNING COMMISSION ACTION:(SEPTEMBER 30,1999)
The staff presented a positive recommendation on this
application,as there were no further issues for resolution.
There were no objectors to this matter.
Staff noted that the applicant redesigned the site plan to
provide increased driveway widths for the interior drives as
required by Public Works.In doing so,two (2)additional
buildings were proposed along the west property line,five (5)feet from the property line.Staff noted that the applicant
(Tommy Hodges),who is also the property owner to the west (MF-
24 property),will incorporate a minimum 20 foot wide piece of
the MF-24 property along the west property line of this
property,into Lot 3-A-R and the PD-C application to serve as
the land use buffer between the mini-warehouse development and
the MF-24 property.Staff noted that this would satisfy thebufferrequirementandwasacceptabletostaff.Tommy Hodges
noted agreement with this condition.
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 voteof11ayesand0nays.
5
September 3~,1999
ITEM NO.:5.2.FILE NO.:Z-3454-I
NAME:Otter Creek Village Post Office —Zoning Site Plan Review
LOCATION:South side of Otter Creek Parkway,just west of
Stagecoach Road
DEVELOPER:ENGINEER:
Otter Creek Land Co.McGetrick and McGetrick
¹2 Otter Creek Court 319 East Markham St.,Ste.202LittleRock,AR 72209 Little Rock,AR 72201
AREA:2.18 acres NUMBER OF LOTS:1 FT.NEW STREET:0
ZONING:C-2 ALLOWED USES:Commercial —Shopping Center
District
PROPOSED USE:Post Office
VARIANCES/WAIVERS REQUESTED:None requested.
A.PROPOSAL/RE VEST:
The applicant is proposing a site plan for a new postofficefacilityalongthesouthsideofOtterCreek
Parkway,immediately west of the Harvest Foods Store.The
property is zoned C-2 and is the proposed Lot 8,Otter
Creek Commercial Subdivision (Item 5 on this agenda is therevisedplat).The new post office facility will serve the
72210 zip code area of Little Rock.
The applicant proposes a 13,078 square foot one-story
building located near the center of the 2.18 acre property.
Two shared drives from Otter Creek Parkway will serve thesite.There will be a third driveway along the east
property line for postal truck access.
Areas of parking are located on all four sides of the
September ~,1999
SUBDIVISION
ITEM NO.:5.2.(Cont.)FILE NO.:Z-3454-I
building.The applicant is proposing 45 parking spaces for
customers,26 spaces for employees and 24 spaces for postaltrucks.A mail drop box lane is proposed within the
parking area on the north side of the building.
The proposed building location,parking and drive design
and landscaped areas are noted on the attached site plan.
B.EXISTING CONDITIONS:
The property is undeveloped and mostly wooded.There is amixtureofcommercialuseandzoningtotheeast,south andnortheast.The proposed Lot 9 of the Otter Creek
Commercial Subdivision is immediately west,with vacant
multifamily zoned property further west.There is anexistingmultifamilydevelopmenttothenorthacross OtterCreekParkway.
C.NEIGHBORHOOD COMMENTS:
The Otter Creek Homeowners Association was notified of thepublichearing.As of this writing,staff has received no
comment from the neighborhood.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Construct left turn lanes on Otter Creek Parkway and
move guard house for sight distance problems.
2.All internal streets to be constructed to City standards
with dual sidewalks.
3.Repair or replace any curb and gutter or sidewalk thatisdamagedinthepublicright-of-way prior to
occupancy.
4.Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards.
5.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
6.Stormwater detention ordinance applies to this property.
Revise previous detention plans due to changes in Road
elevations done by AHTD.
7.Easements for proposed stormwater detention facilities
are required.
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
2
September ~,1999
SUBDIVISION
ITEM NO.:5.2.(Cont.)FILE NO.:Z-3454-I
required.
10.A Grading Permit for Secs.29-186(c)and (d)is
required.
11.Eliminate truck/carrier entrance to Service Drive due to
close proximity of loading dock.
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING
Wastewater:Sewer main extension required with easementstoserveproperty.
APSL:No Comment.
Arkla:No Comment.
Southwestern Bell:No Comment.
Water:An acreage charge of $150 per acre will apply in
addition to normal charges.On site fire protection may
be required.
Fire Department:Private fire hydrants are required.
Count Plannin :No Comment received.
CATA:No Comment received.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:
No Comment.
Landsca e Issues:
Areas set aside for buffers and landscaping meet with
ordinance requirements with the exception of a small
portion of the street buffer which drops below the minimum
width allowed of 6 feet.
G.ANALYS I S:
The applicant submitted a revised site plan to staff on
September 16,1999.The revised plat addresses some of the
concerns discussed by the Subdivision Committee.Thestreetsidebufferhasbeenincreasedtoconformto
ordinance standards.The access drive along the east
property has been moved approximately 40 feet to the north
as requested by staff.This should help solve any conflict
3
September 3,1999
SUBDIVISION
ITEM NO.:5.2.(Cont.)FILE NO.:2-3454-I
with the Harvest Foods loading dock.With the relocation
of this driveway,four (4)parking spaces have been
eliminated.
A total of 95 parking spaces is proposed with this
development.There is no specific minimum ordinance
parking recpxirement for a post office.Staff feels that
the amount of parking proposed should easily accommodate
the proposed postal facility.
Public Works has noted that a left turn lane needs to be
constructed on Otter Creek Parkway for left turns into thesite's westernmost drive.With this construction,the
existing guard house within the Otter Creek Parkway median
would need to be moved to avoid a sight-distance problem.
Public Works has noted that the westernmost drive could be
made right-in/right-out only and no left turn lane could be
constructed at this time,thereby eliminating the need to
move the guard house.When the left turn lane is
constructed with Lot 9 development and the driveway is
redesigned,the guard house will need to be moved.The
applicant needs to revise the site plan to provide the
right-in/right-out design for the westernmost drive.
Otherwise,to staff's knowledge,there are no outstanding
issues associated with the proposed site plan.The
proposed building setbacks,parking design and landscape
and buffer areas conform to ordinance standards.The
proposed site plan should have no adverse effect on the
general area.
H .STAFF RECOMMENDATIONS:
Staff recommends approval of the site plan subject to the
following conditions:
1.Compliance with the recpxirements as noted in paragraphs
D,E and F of this report.2.A revised site plan must be submitted to staff providingforaright-in/right-out driveway design for the
westernmost drive .
4
September 3.,1999
SUBDIVISION
ITEM NO.:5.2.(Cont.)FILE NO.:Z-3454-I
SUBDIVISION COMMITTEE COMMENT:(SEPTEMBER 9,1999)
Bob Lowe was present,representing the application.Staff gave
a brief description of the proposed site plan.Staff noted that
the proposed driveway along the east property line should be
moved further north to avoid conflicts with the Harvest Foods
loading dock.Staff also suggested that the amount of customer
parking could be reduced (48 spaces shown)and could be replaced
with additional landscaping along the east property line.
The Public Works requirements were also briefly discussed,
primarily the requirement for a left turn lane on Otter Creek
Parkway into this site.The Public Works staff noted that the
existing guard house within the median would need to be moved in
order to avoid sight distance problems.This issue was
discussed in detail.
Bob Lowe stated that he would inform the property owner of theissuesandreportbacktostaff.
After the discussion,the Committee forwarded the site plan to
the full Commission for final action.
PLANNING COMMISSION ACTION:(SEPTEMBER 30,1999)
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 voteof11ayesand0nays.
5
September 3,1999
ITEM NO.:6 FILE NO.:Z-6744
NAME:Johnson —Short-Form PD-C
LOCATION:1908 Green Meadow Drive
DEVELOPER:ENGINEER:
Rose Grant Johnson Whi te-Dater s and Associates
8711 Kennesaw Mountain Dr.401 S.Victory Street
Little Rock,AR 72209 Little Rock,AR 72201
AREA:0.14 acre NUMBER OF LOTS:1 FT.NEW STREET:0
ZONING:R-3 ALLOWED USES:Single-family residential
PROPOSED USE:Three (3)chair beauty salon
VARIANCES/WAIVERS REQUESTED:
1.Waiver of right-of-way dedication for Green Meadow Drive and
West 20 Street,including radial dedication.
2.Waiver of street improvements to Green Meadow Drive and West
20 Street.
A.PROPOSAL/REQUEST:
The applicant proposes to rezone the property at 1908 Green
Meadow Drive from R-3 to PD-C to allow for the conversionoftheexisting725scpxarefootsingle-family residentialstructuretoabeautysalon.The proposed salon will be athree-chair operation (three operators)~The proposed
hours of operation are as follows:
9:00 a.m.—8:00 p.m.,Tuesday —Friday7:00 a.m.—4:30 p.m.,Saturday
The applicant proposes to construct a small area of parking
along the east side of the existing building,with an
September 3,1999
SUBDIVISION
ITEM NO.:6 (Cont.)FILE NO.:Z-6744
access drive from Green Meadow Drive.A total of three (3)
parking spaces is proposed.
The applicant is requesting a waiver of right-of-way
dedication for Green Meadows Drive and West 20 Street,
including the 20 foot corner radial dedication.The
applicant is also requesting a waiver of street
improvements,including sidewalk,for these streets.
B.EXISTING CONDITIONS:
There is an existing single-family,one-story framestructureonthesite.There are single-family residencestothenorth,south across West 20 Street,west and eastacrossGreenMeadowDr.The Arkansas Veteran's Home islocatedfurthereastalongthesouthsideoftheWest20Street.There is a church to the southeast,along the westsideofMadisonStreetandanelementaryschool
approximately three to four blocks to the northwest,along
West 18 Street.
C.NEIGHBORHOOD COMMENTS:
The Oak Forest,Midway,Hope and Curran-Conway NeighborhoodAssociationswerenotifiedofthepublichearing.As ofthethiswriting,staff has received one (1)phone call
from a neighbor supporting this application.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Green Meadow and West 20'"Street are classified by the
Master Street Plan as a commercial streets.Dedicate
right-of-way to 30 feet from centerline on each street.
2.A 20 feet radial dedication of right-of-way is required
at the corner of Green Meadow and West 20'"Street.3.Provide design of streets conforming to "MSP"(Master
Street Plan).Construct one-half street improvements to
these streets including 5-foot sidewalks with planned
development.
4.plans of all work in right-of-way shall be submitted for
approval prior to start of work.
5.Repair or replace any curb and gutter or sidewalk thatisdamagedinthepublicright-of-way prior to
occupancy.
2
September 3,1999
SUBDIVISION
ITEM NO.:6 (Cont.)FILE NO.:Z-6744
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer available,not adversely affected.
AP6L:No Comment received.
Arkla:No Comment.
Southwestern Bell:No Comment received.
Water:RPZ backflow prevention is required prior to thefirstoutletonwatersuppliesforbeautysalons.
Fire Department:No Comment.
Count Plannin :No Comment received.
CATA:No Comment received.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:
This request is in the I-630 Planning District.The Land
Use Plan currently shows Single Family for this location.
The Land Use Plan Amendment of July 22,1999 to change from
Single Family to Mixed Use was denied.The proposed use of
a beauty salon is not consistent with the current land use
category.
Cit Reco nized Nei hborhood Action Plan:
The Oak Forest Neighborhood recommends that new commercial
be located along corridors,namely 12 Street.
Landsca e Issues:
The proposed on-site street buffer along Green Meadow Driveisthreefeetshortofminimumwidthrequirementoffivefeet.The proposed on-site landscape strip along West 20Streetandalongthenorthernperimeterdropsbelowthe
minimum width allowed of four feet.
A six foot high opaque screen is required along the
northern perimeter.This screen may be a wooden fence withitsfacesidedirectedoutwardordenseevergreen
plantings.
3
September 3,1999
SUBDIVISION
ITEM NO.:6 (Cont.)FILE NO.:Z-6744
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 on September
15,1999.The revised plan addresses the issues as raised
by the Subdivision Committee and staff.The parking area
has been redesigned to provide the appropriate land use andstreetbuffers.The required screening along the north
property line has also been noted.
The proposed ground-mounted sign has been moved to meet the
required setback of five (5)feet from property lines.The
applicant has noted that the sign will have a maximum
height of six (6)feet and a maximum area of 20 squarefeet.
As noted in paragraph A.,the applicant is requesting a
waiver of right-of-way dedication for Green Meadow Drive
and West 20 Street,including the 20 foot corner radial.
Public Works supports the waiver request,with the
exception of the 20 foot radial dedication.The applicant
has agreed to the radial dedication and has noted such on
the revised site plan.
The applicant also requested a waiver of street
improvements to Green Meadow Drive and West 20 Street.
However,the applicant has agreed to a 15 percent in-lieu
contribution for future street construction,as suggested
by Public Works.Therefore,there are no outstanding
Public Works issues associated with this application.
The ordinance would typically require three (3)parking
spaces for a beauty salon of this size (1 space for each
200 square feet of gross floor area).The parking area
proposed consists of three (3)spaces.Based on the factthatthisisproposedtobeathree(3)chair operation (3operators),staff feels that the proposed parking will not
be sufficient to support the proposed use.Given the smallsizeofthisproperty,three (3)spaces is the maximum that
can be provided with all appropriate buffers.
4
September 3~,1999
SUBDIVISION
ITEM NO.:6 (Cont.)FILE NO.:Z-6744
Aside from the size constraints associated with this
property,staff cannot support the proposed use of the
property.Staff feels that it would be inappropriate to
introduce a commercial use into this single-family
residential area.Based on the fact that the proposed useisnotconsistentwiththecurrentlanduseplanandbased
on the traffic and parking issue,staff feels that the
proposed commercial use will not be compatible with the
surrounding single-family area.
H .STAFF RECOMMENDATIONS:
Staff recommends denial of the proposed PD-C rezoning.
SUBDIVISION COMMITTEE COMMENT:(SEPTEMBER 9,1999)
Rose Johnson was present,representing the application.Staff
gave a brief description of the proposed PD-C rezoning.
The technical issues regarding the proposed parking area werebrieflydiscussed,including increased land use and street
buffers and screening along the north property line.Mrs.
Johnson indicated that the site plan would be revised to meet
typical ordinance standards.
The Public Works requirements were also briefly discussed.
Mrs.Johnson stated that she would likely request a waiver of
the right-of-way dedication and street improvements for West 20~
Street and Green Meadow Drive.This issue was briefly
discussed.
Staff noted that Mrs.Johnson would need to contact the building
codes division and discuss what structural improvements would
need to be made to the building (wiring,plumbing,etc.)
After the discussion,the Committee forwarded the PD-C to thefullCommissionforresolution.
5
September 3~,1999
SUBDIVISION
ITEM NO.:6 (Cont.)FILE NO.:Z-6744
PLANNING COMMISSION ACTION:(SEPTEMBER 30,1999)
Rose Johnson was present,representing the application.Staff
gave a brief description of the proposed PD-C zoning and a
recommendation of denial.
Rose Johnson addressed the Commission in support of the rezoning
application.
Commissioner Hawn commented on the previous application for land
use change for this property.He noted that the Commission
suggested that Mrs.Johnson apply for the PD-C rezoning.
Commissioner Berry asked Mrs.Johnson if any of her customers
would walk to the site from the neighborhood.
Mrs.Johnson stated that some would and that one (1)of the
employees lived nearby and would walk to the site.
Commissioner Nunnley asked if staff supported the previous land
use plan amendment for this property.
Staff responded that the proposed amendment was not supported.
Commissioner Nunnley briefly discussed compatibility issues.
Larry Polk addressed the commission with several concerns.He
asked if rezoning this property would set a precedence.
Tony Bozynski,Assistant Director of Planning and Development,
noted that the application was just for this particular piece of
property.
Mr.Polk noted concerns with the up-keep of the property,
customer traffic and parking.Mr.Polk expressed a concern that
the rezoning could effect insurance rates and values of nearby
properties.
Chairman Earnest explained the previous proposed Land Use Plan
Amendment application and noted that the Commission suggested
that Mr.Johnson file for a PD-C.
Commissioner Muse asked Mrs.Johnson to comment on parking for
the proposed use.
6
September 3~,1999
SUBDIVISION
ITEM NO.:6 (Cont.)FILE NO.:Z-6744
Mrs.Johnson stated that one employee lives nearby and will walk
to the site and that one employee is part-time and works only a
few hours per day.She noted that people in this area park on
the street.She noted that there are no "no parking"zones in
the area.
Commissioner Muse asked about the number of customers per day
that would be expected.
Mrs.Johnson stated that there would typically be 9 to 10
customers per day.She stated that she would work full-time and
the other two employees would be part-time.
There was further discussion related to the parking issue.
Commissioner Faust asked if the neighborhood supported the
rezoning.
Mrs.Johnson stated that the neighbors supported the rezoning.
There was additional discussion related to the surrounding
neighborhood.
Commissioner Hawn asked if the structure was currently occupied.
Mrs.Johnson stated that her children live there currently,but
will move out.
Commissioner Nunnley expressed concerns with the hours of
operation.
The proposed hours of operation were briefly discussed.Mrs.
Johnson stated that the hours could run past 8:00 p.m.
Staff suggested that the PD-C zoning be for Mrs.Johnson's
property ownership only and her specific use.
Parking and traffic issues were discussed further.
Commissioner Hawn made a motion to approve the PD-C rezoning as
submitted,to include waiver of the right-of-way dedication for
Green Meadow Drive and West 20 street with the exception of the
20 foot corner radial dedication and for the PD-C zoning to run
with Rose Johnson as property owner only.Commissioner Nunnley
seconded the motion.
7
September 3i,1999
SUBDIVISION
ITEM NO.:6 (Cont.)FILE NO.:Z-6744
Stephen Giles,City Attorney,expressed concern with the PD-C
being for a specific property owner.He noted that it could
cause financing problems in the future.
Having a planned development approved for a specific property
owner was discussed further.
Commissioner Hawn amended the motion to exclude the recgxirement
to restrict the PD-C to Rose Johnson's ownership only.
Commissioner Nunnley refused to amend his second to the original
motion.
Mr.Giles further stated that the PD-C should not run with the
land owner.This issue was discussed.
Commissioner Muse asked Mrs.Johnson how much retail business(traffic)would be associated with the proposed use.
Mrs.Johnson responded that there would be no retail line of
products.
The Chairman called for a vote on the original motion which wastoapprovethePD-C as submitted,to include waiver of right-of-
way dedication for Green Meadow Drive and West 20 Street with
the exception of the 20 foot corner radial dedication and for
the PD-C zoning to run with Rose Johnson as property owner only.
The motion failed by a vote of 1 aye,10 nays and 0 absent.
Another motion was made to approve the PD-C as submitted,to
include waiver of right-of-way dedication for Green Meadow Drive
and West 20 Street with the exception of the 20 foot corner
radial dedication and for the PD-C to be for a three (3)chair
beauty salon use only.
The motion was approved by a vote of 10 ayes,0 nays,0 absent
and 1 abstention (Nunnley).
8
September 3i,1999
ITEM NO.:7 FILE NO.:Z-6745
NAME:Moore —Short-Form PCD
LOCATION:17503 Lawson Road
DEVELOPER:SURVEYOR:
Terry Moore Donald W.Brooks
17503 Lawson Road 20820 Arch Street PikeLittleRock,AR 72210 Hensley,AR 72065
AREA:1.06 acre NUMBER OF LOTS:1 FT.NEW STREET:0
ZONING:R-2 ALLOWED USES:Single-family residential
PROPOSED USE:Single-family residential and
a snow cone stand
VARIANCES/WAIVERS REQUESTED:None requested.
A.PROPOSAL/RE VEST:
The applicant proposes to rezone the 1.06 acre propertyfromR-2 to PCD to allow for the construction of a 144
square foot building for use as a snow cone stand.The
proposed building will be located approximately 65 feetbackfromthefrontpropertyline,after right-of-waydedication.There is an existing gravel parking area withaccessfromLawsonRoadnearthenorthwestcorneroftheproperty.
The applicant is also proposing a ground-mounted sign asnotedontheattachedsiteplan.The sign will have a
maximum height of six (6)feet and a maximum area of 20squarefeet,as recommended to the applicant by staff.Thesignwillbelocatedatleastfive(5)feet back from thefrontpropertyline(after right-of-way dedication).
September 3i,1999
SUBDIVISION
ITEM NO.:7 (Cont.)FILE NO.:Z-6745
The applicant has noted that the hours of operation will be
approximately noon —8:00 p.m.,Monday-Saturday.The snow
cone stand is proposed as a seasonal business,
approximately April 1 to October 1.However,staff wouldnotbeopposedtothebuildingbeingusedforanenclosed
commercial use year round.
There are two (2)existing buildings located near the southpropertyline,an 18 foot by 50 foot metal building and a10footby14footframeshed.The applicant has notedthatthesebuildingswillcontinuetobeusedforresidentialpurposesonly(storage,etc.)and not part of acommercialuse.The applicant lives on the one acre
property immediately south.
B.EXISTING CONDITIONS:
The area of the proposed new building is grass covered.There are very few trees in this area,none of which willberemovedwiththeproposedbuildingconstruction.
There are a number of single-family residences on largelotsinthisgeneralarea,as well as several nonconforming
commercial uses.There is commercial zoned property to theeastattheintersectionofLawsonandSullivanRoads.
C.NEIGHBORHOOD COMMENTS:
There was no established neighborhood association to notifyofthisrezoningrequest.As of this writing,staff hasreceivednocommentfromtheneighborhood.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Lawson Road is listed on the Master Street Plan as a
minor arterial.A dedication of right-of-way to 45 feet
from the centerline is required.
2.Provide design of streets conforming to "MSP"(MasterStreetPlan).Construct one-half street improvements to
these streets including 5-foot sidewalks with planned
development.
3.All driveways shall have concrete aprons per City
Ordinance.Access shall be from easement.Easement
needs to be improved including increase in width
according to Ordinance 18,054.Pave parking to
2
September 3L,1999
SUBDIVISION
ITEM NO.:7 (Cont.)FILE NO.:Z-6745
eliminate gravel dragging to public streets.
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.
E .UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Outside service boundary,no comment.
APSL:No Comment received.
Arkla:No Comment.
Southwestern Bell:No Comment received.
Water:No Comment.Has existing water service.
Fire Department:No Comment.
Count Plannin
1.Septic system must be approved by the Pulaski County
Health Department.
2.Must obtain a driveway permit from Pulaski County Road
and Bridge Department if new driveway or entrance is to
be constructed.
CATA:No Comment received.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:
This request is in the Crystal Valley Creek PlanningDistrict.The Land Use Plan currently shows Single Familyforthislocation.The Land Use Plan Amendment of June 10,
1999 to change from Single Family to Neighborhood
Commercial was denied.The proposed use of a snow cone
stand is not consistent with the current land use category.
Cit Reco nized Nei hborhood Action Plan:There is not acityrecognizedneighborhoodplanforthisarea.
Landsca e Issues:
No Comment.
G.ANALYSIS:
The applicant submitted a letter to staff on September 14,1999 with the additional information as requested.The
3
September 3~,1999
SUBDIVISION
ITEM NO.:7 (Cont.)FILE NO.:Z-6745
applicant notes that the right-of-way for Lawson Road will
be dedicated as required.The applicant also notes that a
15 percent in-lieu contribution will be made for the
required street improvements.The amount of the
contribution will be used to pave the existing driveway
apron,as recommended by Public Works.This will help
prevent gravel from being pulled onto the roadway.
The existing gravel parking area will accommodate
approximately 10 vehicles.This should be more than
adequate to serve the proposed use.Staff agrees to
leaving this area gravel in order to help maintain theresidentialappearanceoftheproperty.
As was noted and discussed at the Subdivision Committee
meeting,staff will recommend that the proposed PCD zoning
run with the land owner.The applicant has noted that the
proposed 144 square foot building will be of frame
construction and not placed on a slab foundation.This
would allow possible future removal of the building should
the commercial use be discontinued.
Otherwise,there should be no issues left to be resolved.
The small commercial use as proposed should have no adverseeffectonthisgeneralarea.
H .STAFF RECOMMENDATIONS:
Staff recommends approval of the PCD rezoning subject tothefollowingconditions:
1.Compliance with the requirements as noted in paragraphs
D and E of this report.2.The proposed sign shall have a maximum height of six
(6)feet and a maximum area of 20 square feet.3.There shall be no outside display or storage.4.The existing buildings on the site will be forresidentialuseonly(storage,etc.)5.Staff recommends that the PCD zoning run with the land
owner,Terry Moore,and his proposed use.
SUBDIVISION COMMITTEE COMMENT:(SEPTEMBER 9,1999)
Terry Moore was present,representing the application.Staff
gave a brief description of the PCD request.Staff noted that
there should be no outside storage or display related to the
4
September 3u,1999
SUBDIVISION
ITEM NO.:7 (Cont.)FILE NO.:Z-6745
proposed commercial use.Staff also noted that the proposed
zoning should run with the land owner and thus the proposed
building should not be built on a slab in order to allow
possible future removal.Mr.Moore confirmed that the building
would be of frame construction and not on a slab.
Staff also noted that the proposed ground-mounted sign should
have a maximum height of six (6)feet and a maximum area of 20
square feet.The smaller sign would be more in line with theresidentialcharacteroftheproperty.Staff noted that thereisadequatestreetfrontageandfrontyardspacetoallowthe
smaller sign and have no sight distance problem.
The Public Works requirements were briefly discussed.Adeferraland15percentin-lieu contribution was briefly
discussed for the required street improvements to Lawson Road.
Mr.Moore stated that he would meet with staff and decide what
request would be made.Bob Turner,of Public Works,stated that
the right-of-way for Lawson Road needed to be dedicated and a
waiver would not be supported.It was noted that if Mr.Moore
decided to contribute the in-lieu for street improvements,the
money could be used to pave the driveway apron from Lawson Road.
This would help keep gravel from being pulled onto Lawson Road.
After the discussion,the Committee forwarded the PCD request to
the full Commission for resolution.
PLANNING COMMISSION ACTION:(SEPTEMBER 30,1999)
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 voteof11ayesand0nays.
5
September 3,1999
ITEM NO.:8 FILE NO.:Z-6746
NAME:Caldwell —Short-Form PCD
LOCATION:18600 Crystal Valley Road
DEVELOPER:ENGINEER:
Ricky and Rebecca Caldwell None
18600 Crystal Valley Rd.
Little Rock,AR 72210-3209
AREA:1.16 acres NUMBER OF LOTS:1 FT.NEW STREET:0
ZONING:R-2 ALLOWED USES:Single-Family residential and
Nonconforming auto upholstery
shop
PROPOSED USE:Same with the expansion of the
upholstery shop
VARIANCE S/WAIVERS REQUESTED:
Variance for minimum driveway spacing for the two existing drives
on Hammond Road.
A.PROPOSAL/REQUEST:
The applicant proposes to rezone the 1.16 acre property atthenortheastcornerofCrystalValleyandHammondRoads
from R-2 to PCD to allow for the expansion of the existingautoupholsteryshop.There are currently two (2)single
family structures (one stick-built house and one
manufactured home)and a 1,250 square foot commercial
building on the site.The applicant proposes to construct
a 40 foot by 75 foot building addition to the commercialstructuretoallowfortheexpansionoftheautoupholsteryshop.The existing and proposed buildings,parking areas
and drives are noted on the attached site plan.Theapplicantisalsoproposingalanduseplanamendment for
the property (Item 8.1.on this agenda).
September 3~,1999
SUBDIVISION
ITEM NO.:8 (Cont.)FILE NO.:Z-6746
The applicant has noted that the existing business repairs
and reupholsters seats,vinyl tops,convertible tops,headliners,carpets,sunroofs and builds custom fit toolboxcovers.The applicant is requesting expansion of the
commercial building due to the fact that the business has
grown to the point that two (2)employees and additional
square footage are needed.The proposed hours of operationwillbefrom7:30 a.m.to 5:00 p.m.,Monday through Friday.
The applicant is also requesting a variance for minimum
driveway spacing for the two (2)existing drives from
Hammond Road.The required driveway spacing is a minimumof250feet.The existing drives are approximately 130feetapart,centerline to centerline.Public Works hasindicatedapprovalofthevariancerequest.
The applicant has noted that the required right-of-way willbededicatedforCrystalValleyandHammondRoads,including radial dedication.The applicant has agreed to
do a 15 percent in-lieu contribution for required street
improvements.The applicant intends to use a portion ofthe15percentcontributiontopavetheexistingdrivewayapronsassuggestedbyPublicWorks,with any balance beingforwardedtotheCity.
B.EXISTING CONDITIONS:
There are two (2)single-family structures and a commercialbuildingontheproperty.There is an existing drive fromCrystalValleyRoadwhichservesoneofthesingle-familyresidencesandtwoexistingdrivesfromHammondRoad.
There is a single-family residence to the west acrossCrystalValleyRoadandseveralmanufacturedhomesto theeast,along Hammond Road.There is undeveloped R-2 zonedpropertyandamanufacturedhomeacrossHammondRoadto thesouth.There is one single-family home to the north,alongCrystalValleyRoad,with a church facility just furthernorthattheintersectionofCrystalValleyandLawsonRoads.
C.NEIGHBORHOOD COMMENTS:
There was no established neighborhood association to notifyoftherezoningrequest.Staff has received three phonecallsfromneighborsrequestinginformationontheapplication.No opposition has been voiced.
2
September 3,1999
SUBDIVISION
ITEM NO.:8 (Cont.)FILE NO.:Z-6746
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Crystal Valley Road is listed on the Master Street Plan
as a principal arterial.A dedication of right-of-way to
55 feet from centerline is required.
2.Hammond Road is a private street to be improved to public
standards.60 feet of right-of-way is required.
3.A 20 foot radial dedication of right-of-way is required
at the corner of Crystal Valley Road and Hammond Road.
4.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.
5.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
6.Stormwater detention ordinance applies to this property.7.One driveway per 250 feet of frontage on Hammond Drive
will be allowed.Redesign site plan and resubmit for
approval.
8.Pave all driveways to eliminate gravel dragging to publicstreets.
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Outside service boundary,no comment.
APSL:No Comment received.
Arkla:No Comment.
Southwestern Bell:No Comment.
Water:A water main extension will be required to obtain
service to the rear parcel.Approval of the septic
system by the Health Department is required.
Fire Department:Check with Water Works on fire hydrant
location.
Count Plannin
1.Septic system must be approved by the Pulaski County
Health Department.
2.A 50 foot right-of-way was dedicated for Hammond Road
to Pulaski County by court order on July 9,1973.
3
September 3,1999
SUBDIVISION
ITEM NO.:8 (Cont.)FILE NO.:Z-6746
CATA:No Comment received.
F .ISSUES/TECHNICAL/DESIGN:
Plannin Division:
This request is in the Crystal Valley Planning District.
The Land Use Plan currently shows Single Family for this
location.There is pending Land Use Plan Amendment on the
property to change from Multi-Family to Mixed Use to be
heard on this agenda.The proposed use of an upholstery
shop is not consistent with the current land use category.
Cit Reco nized Nei hborhood Action Plan:
There is not a city recognized neighborhood plan for thisarea.
Landsca e Issues:
No Comment.
G.ANALYSIS:
The applicant submitted a revised site plan to staff on
September 13,1999.The revised plan adds the 3,000 squarefeetofbuildingareatotheexistingbuildinginsteadofa
separate building as was originally proposed.The .43 acre
property immediately east of this site has been removed
from the rezoning request.
The proposed building addition will be constructed of
concrete blocks with a pitched,shingled roof and trimmed
with vinyl siding.The west side of the building addition
will have a split-face block facade.This building
construction will match the existing commercial building.
The applicant has noted that the west side of the building
addition will have two (2)garage doors and the south sidewillhaveonegaragedoorandonestandardentrydoor.The
north and east sides (which face adjacent residential
property)will have no windows or doors.Any site lightingwillbelow-level and directed to the building and parkingareasandawayfromadjacentproperty.
4
September 3,1999
SUBDIVISION
ITEM NO.:8 (Cont.)FILE NO.:Z-6746
As noted in paragraph A,the applicant will add two (2)
employees with the business expansion.There is adequate
space existing on the site to accommodate parking for the
employees,customers and the existing single-family uses.
The ordinance would typically require 22 parking spaces for
an automotive service business of this size.With the
parking that will exist in the enclosed building,there
should be no parking problems on the site.
Otherwise,to staff'knowledge,there are no outstanding
issues associated with this PCD request.Given the fact
that the applicant is proposing to keep the added
commercial building area centralized on the property (near
the intersection),as recommended by staff,the proposed
PCD should have no adverse effect on the general area.
H .STAFF RECOMMENDATIONS:
Staff recommends approval of the PCD zoning subject to the
following conditions:
1.Compliance with the requirements as noted in paragraphs D
and E of this report.2.Any site lighting should be low-level and directed awayfromadjacentproperty.3.Staff recommends approval of the variance for drivewayspacing.
SUBDIVISION COMMITTEE COMMENT:(SEPTEMBER 9 g 1999)
Ricky Caldwell was present,representing the application.Staff
gave a brief description of the proposed PCD.Staff recommended
that the proposed commercial building area be added to the
existing building and not a separate building.This issue was
discussed in detail.Mr.Caldwell stated that he would consider
the recommendation and respond to staff.
The Public Works requirements were discussed.Mr.Caldwell
noted that the required right-of-way would be dedicated for bothstreets,including the radial dedication.Mr.Caldwell alsostatedthathewouldliketocontribute15percentin-lieu for
the required street improvements.Bob Turner,of Public Works,
noted that the in-lieu contribution could be used to pave the
aprons on the drives along Hammond Road,to help keep gravel
from being pulled onto the street.
5
September 3 ,1999
SUBDIVISION
ITEM NO.:8 (Cont.)FILE NO.:Z-6746
The driveway locations were briefly discussed.Mr.Caldwell
indicated that the east .43 acre would be removed from the site
plan,thereby leaving only the two (2)existing drives along
Hammond Road.He noted that the circular drive was an important
part of his site design.It was noted that a variance for
driveway spacing would need to be requested.
After the discussion,the PCD rezoning recpxest was forwarded to
the full Commission for resolution.
PLANNING COMMISSION ACTION:(SEPTEMBER 30,1999)
Ricky and Rebecca Caldwell were present,representing the
application.Staff gave a brief description of the proposed
PCD,noting that there were no outstanding issues.
Commissioner Adcock verified that Public Works was in support of
the variance for driveway spacing.
Bob Turner,of Public Works,stated that Public Works supported
the variance request.
There was a motion to approve the PCD zoning as recommended
by staff.The motion passed by a vote of 11 ayes,0 nays and
0 absent.
6
September 30,1999
ITEM NO.:8.1 FILE NO.:LU99-17-03
Name:Land Use Plan Amendment -Crystal Valley
Planning District
Location:Corner of Hammond Road and Crystal Valley
Road
Receue st:Single Family to Mixed Use
Source:Ricky A.&Rebecca M.Caldwell
PROPOSAL /REQUEST:
Land Use Plan amendment in the Crystal Valley PlanningDistrictfromSingleFamily(SF)to Mixed Use (MX).MX
category provides for a mixture of residential,office and
commercial uses to occur.A Planned Zoning District (PZD)is required if the use is entirely office or commercial oriftheuseisamixtureofthethree.The applicant
proposes to build an upholstery repair use on the propertyinadditiontoadwelling.
Prompted by this Land Use Amendment request,the PlanningStaffexpandedtheareaofreviewtoincludetheentiretyoftheapplicant's property to the west bounded by Crystal
Valley Hammond Roads.This change would recognize theexistingusesoftheapplicant's property (a residential
use and the upholstery shop).
EXISTING LAND USE AND ZONING:
The property is currently zoned R-2 and is approximately.43+acres in size.The current use is an automotive
upholstery shop on the expanded area to the west.Theoriginaltracttotheeastisvacant.
All of the land immediately adjacent to the applicant's
property lies in an R-2 zone.The R-2 area north and southoftheapplicant's property contains large open spaces withlargelotresidences.Manufactured homes on large lots
occupy the R-2 land to the east.Even larger open areasfilltheR-2 zone across Crystal Valley Rd.to the west.AlargeCUPoccupiestheR-2 zone west of the applicant's
property for the Crystal Valley Baptist Church.
September 30,1999
SUBDIVISION
ITEM NO.:8.1 (Cont.)FILE NO.:LU99-17-03
Further to the north,0-2,0-3,and I-2 zoning covers large
areas near the intersection of Crystal Valley and Lawson
Road.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS
The applicant's property is located in,and surrounded by,Single Family land uses.To the north,a Public
Institutional (PI)land use area lies on both sides of
Crystal Valley Road at the intersection of Crystal valley
and Lawson Road.
On June 1,1999,a change was made from SF to NC west of
Sullivan Rd.on Lawson Rd.
On Febiuary 4,1992,various changes were made on Col.
Glenn Rd.and SF to LI,LI&SF to I,SF to NS,SF to 0 &
MF,SF to PI,NS to PI at Lawson Rd.and Crystal Valley Rd.
MASTER STREET PLAN:
Hamond Rd.is not shown on the plan but is considered alocalstreet.Lawson Rd.is shown as a Minor Arterial
running east &west.Crystal Valley Rd.is shown as a
Principal Arterial running north —south and is part of the
proposed outer loop.
PARKS:
The Master Parks Plan does not show any existing or
proposed parks in this area.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
There are no city recognized neighborhood action plans inthisarea.
ANALYSIS:
The applicant's property lies in a rural area outside citylimitsbutinsidetheExtraTerritorialJurisdiction(ETJ)line.A change to MX will introduce an intensification of
uses in an area characterized by rural residential
development.The zoning to recognize the existing
upholstery shop was not changed at the time of the ETJ
establishment.
2
September ~0,1999
SUBDIVISION
ITEM NO.:8.1 (Cont.)FILE NO.:LU99-17-03
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood
associations:Crystal Valley Property Owners Association
and Plantation House Homeowners Association.Staff has
received 13 comments from area residents.11 are in
support and one is neutral.Crystal Valley Neighborhood
Associations is supportive of the change.
STAFF RECOMMENDATIONS:
The applicant has requested to be deferred to the
September 30,1999 Planning Commission meeting.Staff
supports this deferral.
PLANNING COMMISSION ACTION:(SEPTEMBER 2 I 19 9 9 )
This item was placed on the consent agenda for deferral to
the September 30,1999 meeting.The motion was made for
approval of the agenda as read and to include agreements
between the city and applicants.The motion passed with a
vote of 10 ayes,0 nays and 1 absent.
STAFF UPDATE:
Staff believes that the change is not appropriate at this
time
PLANNING COMMISSION ACTION:(SEPTEMBER 30 I 1999)
Brian Minyard,of Staff,presented the item to the commission.
A short discussion followed.A motion was made to approve the
change and was denied with a vote of 0 ayes,11 noes and
0 absent.
3
)Nle have reviewed all irlforrnation which
contained the proposed area map to scale,
property boundaries,proposed land use
designations,and survey,concerning the land
Use plan proposal for 36000 Hammond Rd.
Little Rock,AR,and lhIIge agree to the plans
pro p088CI.
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NNe have reviewed all information which
contained the proposed area map to scale,
property boundaries,proposed land use
designations,and survey,concerning the land
Use plan proposal for )6000 Hammond Rd.
Little Rock,AR,and lAve agree to the plans
propGsed.
Name(s)Address
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September 3,1999
ITEM NO.:9 FILE NO.:Z-5426-A
NAME:Reynolds —Short-Form PD-C
LOCATION:Northwest corner of Stagecoach and Shackleford Roads
DEVELOPER:ENGINEER:
Larry Reynolds Robert T.Bickerstaff
9000 Bailey Road 1809 West 35 Street
Little Rock,AR 72205 Little Rock,AR 72118
AREA:1.43 acres NUMBER OF LOTS:1 FT.NEW STREET:0
ZONING:C-1 ALLOWED USES:Neighborhood Commercial
PROPOSED USE:Office —Showroom/Warehouse,
C-1 permitted uses
VARIANCE S/WAIVERS REQUESTED:
Deferral of street improvements to Stagecoach and Shackleford
Roads
A.PROPOSAL/REQUEST:
The applicant proposes to rezone the 1.43 acre site fromC-1 to PD-C to allow for the development of an office-
showroom/warehouse facility.The applicant proposes toconstructasingle-story 10,000 square foot building nearthecenterofthepropertytobeoccupiedbyanoffice
supply and office machine business with limited office
machine service and repair.The applicant is also
proposing C-1 permitted uses as alternate uses.Theapplicantisalsoproposingalanduseplanamendment fortheproperty(Item 9.1 on this agenda).
Access to the property will be gained by utilizing a single36footdrivefromShacklefordRoad.A total of 18 parking
September 3,1999
SUBDIVISION
ITEM NO.:9 (Cont.)FILE NO.:Z-5426-A
spaces is proposed along the west and south sides of the
proposed building.
A drive along the east side of the building will be used toaccessthewarehouseportionofthebuilding.A dumpsterwillbelocatedinthisarea.
The applicant has noted that the building will be of a pre-fabricated metal construction and on a concrete slab.
Approximately 5,000 square feet of the building will be
used for office/showroom space with the remaining 5,000
square feet being warehouse area.The proposed hours ofoperationwillbefrom8:00 a.m.to 6:00 p.m.,Monday
through Friday.
The applicant has also noted that as many of the existingtreesaspossiblewillbepreservedwithintheareaslabeledas"Green Areas"on the attached site plan.Staff
recommends that existing trees in these areas of six (6)inch caliper or larger be saved.
The applicant is also requesting a five (5)year deferralofstreetimprovementstoStagecoachandShacklefordRoads.Public Works recommends approval of the deferral of street
improvements to Stagecoach and Shackleford Roads for five
(5)years,until adjacent development or until a publicproject,whichever occurs first.Public Works has notedthatitwouldbeacceptablefortheapplicanttomakea 15percentin-lieu contribution for the street improvements
and that the payment could be extended out over a maximumperiodofthree(3)years.
B.EXISTING CONDITIONS:
The property is currently undeveloped and heavily wooded.
There is a fence contracting business to the south acrossShacklefordRoad,and a large auto salvage yard to the eastacrossStagecoachRoad.There is undeveloped C-1 zoned
property immediately north and west of this property.
There are also several single-family residences on largelotsinthisgeneralarea.
C.NEIGHBORHOOD COMMENTS
The Pecan Lake,Stagecoach-Dodd and Westwood NeighborhoodAssociationswerenotifiedofthepublichearing.As ofthiswriting,staff has received no comment from the
neighborhood.
2
September 3,1999
SUBDIVISION
ITEM NO.:9 (Cont.)FILE NO.:Z-5426-A
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Shackleford 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.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.(Additional 10
feet right-of-way for turn lane in distance of 250 feet
from intersection will be required.)
3.Provide design of street conforming to "MSP"(Master
Street Plan).Construct one-half street improvements to
these streets including 5-foot sidewalks with planned
development.
4.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
5 ~Stormwater detention ordinance applies to this property.6.Reduce driveway width to 36 feet maximum to meet City
standards.
E .UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer main extension required with easements
to serve property.
APGL:No Comment received.
Arkla:No Comment.
Southwestern Bell:No Comment.
Water:A development fee will apply in addition to normal
charges for water service to this property.
Fire Department:No Comment.
Count Plannin :No Comment received.
CATA:No Comment received.
F .I S SUES/TECHNICAL/DESIGN:
Plannin Division:
This request is in the 65 Street West Planning District.
The Land Use Plan currently shows Neighborhood Commercial
3
September 3~,1999
SUBDZVZSZON
ZTEM NO.:9 (Cont.)FZLE NO.:2-5426-A
for this location.A minor land use plan amendment for
this property has been filed and is on this agenda.The
proposed use of office showroom/warehouse is not consistent
with the current land use category.
Cit Reco nixed Nei hborhood Action Plan:
The South of Asher Neighborhood Plan is currently being
formulated.
Landsca e Zssues:
The plan submitted does not provide for interior
landscaping within the vehicular use area.The interior
landscaping must equal at least six percent of the
vehicular use area.
Prior to a building permit being issued,a detailed
landscape plan must be submitted to the Plans ReviewSpecialist.
The City Beautiful Commission recommends preserving as manyexistingtreesasfeasible.Extra credit toward fulfilling
Landscape Ordinance requirements may be given when
preserving trees of six inch caliper or larger.
G.ANALYSZS:
The applicant submitted a revised site plan to staff on
September 15,1999.The revised plan addresses the issues
as raised by staff and the Subdivision Committee.The
parking areas along the south and west sides of the
proposed building have been revised to include adequate
maneuvering area.
The ordinance would typically require 20 parking spaces forthisproposeddevelopment.The revised plan has a total of
18 spaces,which should be sufficient to serve the proposeduse.
The applicant needs to add more interior landscaped areastothesiteplan.A revised plan showing additionalinteriorlandscapingshouldbesubmittedtostaffprior to
a building permit being issued.
4
September 3,1999
SUBDIVISION
ITEM NO.:9 (Cont.)FILE NO.:Z-5426-A
As noted in paragraph A.of this report,the Public Worksstaffsupportsadeferralofstreetimprovementsto
Stagecoach and Shackleford Roads for five (5)years,until
adjacent development or until a public project,whichever
occurs first.Public Works has noted that a 15 percent in
lieu contribution for the improvements would be acceptable,if the applicant desires.The applicant has stated that
the required right-of-way will be dedicated for bothstreets.
Otherwise,to staff'knowledge,there are no issues
remaining to be resolved.The proposed PD-C should have no
adverse effect on the general area.
H .STAFF RECOMMENDATIONS:
Staff recommends approval of the PD-C zoning subject to the
following conditions:
1.Compliance with the requirements as noted in paragraphs
D,E and F of this report.2.Staff recommends approval of a deferral of street
improvements to Stagecoach and Shackleford Roads forfive(5)years,until adjacent development or until apublicproject,whichever occurs first.3.A revised site plan must be submitted providingadditionalinteriorlandscapingpriortoabuilding
permit being issued.4.All trees with a caliper of six (6)inches or greaterwillbepreservedwithinthe"Green Areas"as labeled onthesiteplan.
SUBDIVISION COMMITTEE COMMENT:(SEPTEMBER 9,1999)
Larry Reynolds was present,representing the application.Staff
gave a brief description of the PD-C site plan,noting that the
proposed parking needed to be revised to conform to typical
ordinance requirements.Staff also noted that the dumpster
location needed to be shown on the plan.
In response to a question from staff,Mr.Reynolds stated that
the existing significant trees will remain within the areas
labeled "Green Areas"on the proposed site plan.
5
September 3i,1999
SUBDIVISION
ITEM NO.:9 (Cont.)FILE NO.:2-5426-A
The Public Works issues were discussed.Mr.Reynolds noted that
the right-of-way for Shackleford and Stagecoach Roads would be
dedicated as required.Mr.Reynolds indicated that a deferral
of street improvements would be requested.He also stated that
the driveway width would be reduced to 36 feet as required by
ordinance.
There being no further issues for resolution,the Committee
forwarded the PD-C to the full Commission for resolution.
PLANNING COMMISSION ACTION:(SEPTEMBER 30,1999)
The staff presented a positive recommendation on this
application,as there were no further issues for resolution.
There were no objectors to this matter.
Dottie Funk addressed the Commission.She commended the
applicant,on behalf of the City Beautiful Commission,for the
preservation of trees on the site.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for approval as recommended by staff.
A motion to that effect was made.The motion passed by a vote
of 11 ayes and 0 nays.
6
September ~u,1999
ITEM NO.:9.1 FILE NO.:LU99-12-02
Name:Land Use Plan Amendment —65th Street West PlanningDistrict
Location:Northwest of Stagecoach and Shackleford Roads
~Re est:Neighborhood Commercial to Service Trades District
Source:Larry Reynolds
PROPOSAL /REQUEST:
Land Use Plan amendment in the 65th Street West Planning
District;from Neighborhood Commercial (NC)to Service Trades
District-(STD).STD provides for a selection of office,
warehousing,and industrial park activities that primarily serve
other office service or industrial businesses.The district is
intended to allow support services to these businesses and to
provide for uses with an office component.A Planned ZoningDistrict(PZD)is required for any development not whollyoffice.
The applicant wishes to establish business equipment sales andserviceshowroom.
Prompted by this Land Use Amendment request,the Planning Staff
expanded the area of review to include the entire NC area at the
northwest corner of Stagecoach Road and Shackleford Road.It
appeared illogical for Neighborhood commercial to lie in between
Light Industrial and Service Trades District without having
access to the intersection.With these changes,the entirety of
the NC area would be eliminated.
EXISTING LAND USE AND ZONING:
The property is currently zoned C-1 and is approximately 1.43+acres in size.R-2 zoning surrounds much of the area.
Exceptions include a strip of OS zoning to the north,and a PD-C
directly to the south.The site of the amendment is currently a
vacant,wooded tract.
FUTURE LAND USE PLAN AND RECENT
AMENDMENTS'he
land use plan for the original application area and the
expanded area is shown as Neighborhood Commercial.Office (O)
September ~~,1999
SUBDIVISION
ITEM NO.:9.1 (Cont.)FILE NO:LU99-12-02
land uses lie to the north,while STD covers the area to the
west and south.Directly to the east is a large area of SF.An
area of NC lies directly to the southeast of the applicant's
property.
On March 16,1999,a change was made from Single Family (SF)to
STD and Park/Open Space (PK/OS)south of the proponent's
property on the opposite side of Shackleford Road.
On December 1,1998 a change was made from Suburban Office (SO)to Mixed Use (MX)at the southeast corner of I-430 and Kanis
Road.
On June 3,1997,a change was made from NC to SF on Marigold
Drive south of Kanis Road.
MASTER STREET PLAN:
Stagecoach Road (Highway 5)is designated as a principalarterialfromWestBaselineRoadtoUniversityAvenue.A ClassIIbikewayisdesignatedalongStagecoachRoadfromBrodieCreek
to County Line Road.Shackleford Road is designated as a minorarterialfromMarkhamStreettoStagecoachRoad.A Class II
bikeway is designated along Shackleford Road from 36 Street to
Stagecoach Road.
PARKS:
There are no existing or proposed parks within one mile of thesite.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
A neighborhood action plan is currently being prepared for the
area.
ANALYSIS:
Large tract residential and spots of commercial uses have
occurred along this portion of Stagecoach Road resulting in low-
density development.Large tracts of undeveloped land are found
along Shackleford Road.This area of STD would be supportive of
the Light Industrial areas to the north and to the southwest.
There is an abundant supply of Neighborhood Commercial in the
area at the present time,and should be adequate with the full
build-out of Single Family in the area.
2
September 3i,1999
SUBDIVISION
ITEM NO.:9.1 (Cont.)FILE NO:LU99-12-02
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations:
Meadowcliff/Brookwood N.A.,Pecan Lake Property Owners
Association,South Brookwood Ponderosa,Stagecoach —Dodd N.A.,
and Geyer Springs N.A.Staff has received no comments from area
residents at the time of printing.
STAFF RECOMMENDATIONS:
Staff believes the change is appropriate.STD uses will support
the nearby Office and Light Industrial uses and also support a
lower density of development in an area characterized by low
densities.
PLANNING COMMISSION ACTION:(SEPTEMBER 30,1999)
This item was placed on the consent agenda for approval and was
approved with a vote of 11 ayes,0 noes and 0 absent.
I
3
September ~,1999
ITEM NO.:10 FILE NO:Z-3789-H
NAME:Agape Church —Revised Conditional Use
Permit
LOCATION:701 Napa Valley Drive
OWNER/APPLICANT:Agape Church/Joe White,White-Daters
Engineers
PROPOSAL:To amend an existing conditional use permit
to add to the existing church complex a
Family Life Center consisting of two
attached buildings at 701 Napa Valley Drive,
property Zoned R-2,Single Family
Residential.
ORDINANCE DESIGN STANDARDS:
1.SITE LOCATION:
This 12.7 acre site is located on the east side of Napa
Valley Drive at the south east corner of the intersection
with St.Charles Blvd.
2.COMPATIBILITY WITH NEIGHBORHOOD:
The proposed buildings are located near the center of the
existing church complex.Existing parking and access would
be used.These new facilities are intended to be used
during weekdays and evening hours,not during regular
church services,so their use should not increase traffic
on Sunday,but it would increase activity during weekdays
and evenings.
Surrounding uses include a large single family residential
neighborhood to the north and east and multifamily
developments to the south and west.The proposed additions
serve current church auxiliary uses and should continue to
be compatible with the neighborhood.
The St.Charles and Hunters Cove Neighborhood Associations
were notified of the public hearing.
September 3 ,1999
SUBDIVISION
ITEM NO.:10 (Cont.)FILE NO:2-3789-H
3.ON SITE DRIVES AND PARKING:
The church sanctuary has a seating capacity of 2300,
requiring 575 parking spaces under current ordinance
standards of one space for every four seats.The site has
530 on-site parking spaces now,which was approved by the
Commission on November 14,1995.After the addition of the
two buildings,the parking will be reduced to 517 spaces.
This expansion would not increase the required parking
since it does not change the seating capacity of the main
sanctuary.
4 .SCREENING AND BUFFERS:
Areas set aside for buffers and landscaping meet with
ordinance requirements.
5 .PUBLIC WORKS COMMENTS:
1.Napa Valley 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"(MasterStreetPlan).Construct one-half street improvements to
these streets including 5-foot sidewalks with planned
development.Construct right turn lane on Napa ValleyforthedistanceofstreetfrontagetoSt.Charles
intersection.
3.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
4.Stormwater detention ordinance applies to this property.
Revise detention for additional run off.
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 Secs.29-186(c)and (d)is required.8.Contact the ADPD&E for approval prior to start of work is
required.
6.UTILITY AND FIRE DEPT.COMMENTS:
Water:Additional on-site fire protection may be required.
2
September 3,1999
SUBDIVISION
ITEM NO.:10 (Cont.)FILE NO:Z-3789-H
Wastewater:Existing buildings have sewer service that
will not be affected by the addition.Sewer main extension
required with easements if new sewer main is required to
serve new addition.
Southwestern Bell:Approved as submitted.
ARKLA:Approved as submitted.
Entergy:Approved as submitted.
Fire Department:Place fire hydrants to code.
CATA:No Comments received.
7.STAFF ANALYSIS:
Agape Church is requesting to amend an existing conditional
use permit to allow for adding a Family Life center to
their R-2 Zoned 12.7 acre property.The new facility would
provide a gymnasium with accompanying small shower rooms,
snack area,game and video room,racquet ball court,small
meeting areas,classrooms,and youth ministry auditoriums.
The new building would be near the southern center of the
property and use existing parking and access drives.No new
parking would be required or constructed because of thisfacility,and a variance would be needed to allow the 517totalparkingspacestobelessthanthecurrentrequired
amount of 575.Parking is based on one space per every
four seats in the main sanctuary.
Additional right-of-way would need to be dedicated and road
improvements made along Napa Valley to provide for a center
turn lane.All siting requirements for the new building are
met.The building is designed to be used primarily at times
other than during Sunday church services,so there should
not be an impact on Sunday traffic,but there would be some
added traffic during the week when using the new facility.
Staff believes this proposal to be a reasonable expansionoffacilitiesonthepropertywhichshouldnotcausea
large negative impact to the neighborhood if the street
improvements are accomplished.
3
September 3 ,1999
SUBDZVZSZON
ZTEM NO.:10 (Cont.)FZLE NO:Z-3789-H
8.STAFF RECOMMENDATZON:
Staff recommends approval of the conditional use permit
subject to compliance with the following conditions:
a.Comply with the City's Landscape and Buffer Ordinances.
b.Comply with Public Works Comments.
SUBDZVZSZON COMMZTTEE COMMENT:(SEPTEMBER 9,1999)
Joe White from White-Daters Engineering was present representing
the application.Staff gave a brief description of the proposal.
Public Works briefly reviewed their comments and emphasized the
need to do the street improvements.The details of how the
church will meet those requirements are still not finalized.The
details of the use and hours were provided through a floor plan
of the building and other requested information was provided and
shown on revised drawings.The applicant also stated that the
church does not have a busing program from off-site locations.
There being no further issues,the Committee accepted the
proposal and forwarded the item to the full Commission for final
action.
PLANNZNG COMMZSSZON ACTZON:(SEPTEMBER 30,1999)
Joe White,White-Daters Engineering,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."
The item was placed on the Consent Agenda and approved as
recommended by Staff.The vote was 11 ayes,0 nays,and 0 absent.
4
September 3~,1999
ITEM NO.:ll FILE NO:Z-4028-C
NAME:Arkansas Baptist College —Conditional Use
Permit
LOCATION:1710 Bishop Street
OWNER/APPLICANT:Arkansas Baptist College/Ron Woods,Woods-
Caradine Architects
PROPOSAL:To obtain a conditional use permit at
1710 Bishop Street to add a building for
a multi-cultural technology center on the
existing campus on property Zoned R-4,Two
Family Residential.
ORDINANCE DESIGN STANDARDS:
1.SITE LOCATION:
This site is located on the west side of Bishop Street,
just south of 17th street and the rest of the main campus.
2.COMPATIBILITY WITH NEIGHBORHOOD:
This site is zoned R-4,Two-Family Residential.It is
bounded to the north,west and south by R-4 zoning.The
vacant property to the east across Bishop,which is also
owned by the college,is zoned R-3,Single Family
Residential.This new building would be connected to the
existing gym to the north.There is an existing duplex
house on the property to the south.
Staff believes this proposal would be compatible with the
neighborhood.
The Wright Avenue and Central High Neighborhood
Associations were notified of the public hearing.
3.ON SITE DRIVES AND PARKING:
This proposed use would generate a parking requirement of
17 spaces,based on one per every 300 gross square feet.
The proposal shows no on-site drives oz parking.The
applicant has asked for a variance to allow all required
parking to be off-site,i.e.across Bishop Street,(the
September 3i,1999
SUBDIVISION
ITEM NO.:11 (Cont.)FILE NO:2-4028-C
ordinance allows 25%to be off-site),and deferral for five
years to construct the parking.
4.SCREENING AND BUFFERS:
A six foot high opaque screen,either a wooden fence withitsfacesidedirectedoutwardordenseevergreen
plantings,is required along the southern perimeter.
5 .PUBLIC WORKS COMMENTS:
1.Move all steps out of the right-of-way or request
franchise.
2.Repair or replace any curb and gutter or sidewalk that is
damaged in the public right-of-way prior to occupancy.3.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
4.Stormwater detention ordinance applies to this property.
6.UTILITY AND FIRE DEPT.COMMENTS:
Water:A 3/4-inch meter is the maximum size that is
available off the existing 2-inch water main in BishopStreet.
Wastewater:There is a 6 inch sewer main located on site.
Contact Little Rock Wastewater Utility for details.
Southwestern Bell:Approved as submitted.
ARKLA:Approved as submitted.
Entergy:No comments received.
Fire Department:Approved as submitted.
CATA:No Comments received.
7.STAFF ANALYSIS:
The applicant is requesting a conditional use permit to add
a 4,960 square foot single-story Multi-Cultural Technology
Center to the existing college campus at Bishop and 17th
Streets.The property is zoned R-4,Two Family Residential.
2
September 3i,1999
SUBDIVISION
ITEM NO.:11 (Cont.)FILE NO:Z-4028-C
The new building would be attached to the gym next door to
the north and be compatible to it in exterior appearance.It would provide new locker rooms for that facility,as
well as a computer center,gallery,and multipurpose rooms.
The proposed facility meets height standards,but does not
meet required setbacks for the front,rear or north side.
The front setback should be 25 feet,but is 0 feet.The
0-setback part of the building is a covered entry area,not
actually enclosed building area.The enclosed part of the
building would match the existing gym building setback to
the north which is setback 2.15 feet in the front.The rear
setback should be 25 feet,but is only 6 feet.The gym to
the north has a 5 foot rear setback.The required side
setback of 5 feet is exceeded to the south at 10 feet,but
not met to the north with only 3 feet.The applicant has
requested setback variances for the front,north side,andrear.
The proposal also includes a wall sign over the main door,
facing Bishop Street which is larger than would be allowed
in R-4 zoning and would also require a variance.For
comparison,it would meet the ordinance requirements for
institutional signage based on a maximum of 10%of the
facade of the building.
There would be no on-site parking or drives.The proposal
includes a variance request for 100%off-site parking,and
a deferral request to delay the construction of the parkingfor5yearsforbudgetingreasons.At that time this C.Q.P
would need to be amended to deal with the development on
the east side of Bishop.
Staff believes this is a reasonable use of this property
and even with the requested variances,if properly screened
from the residential area to the south,it should not
create a large negative impact on the area.Once the
parking is built,the impact would be decreased even more.
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 and Buffer Ordinances,
including screening to the south.
3
September 3~,1999
SUBDIVISION
ITEM NO.:11 (Cont.)PILE NO:Z-4028-C
b.Comply with Public Works Comments.c.Limit signage to that allowed in office/institutional
zones within a variance approval.
Staff also recommends approval of the variances for
setbacks,off-site parking,and the sign,as well as the
deferral for 5 years to construct the parking.The
applicant is reminded that a revised C.U.P.will be
required for the development on the east side of Bishop to
include the required parking to meet ordinance standards at
that time.
SUBDIVISION COMMITTEE COMMENT:(SEPTEMBER 9,1999)
Ron Woods from Woods-Caradine Architects was present
representing the application.Staff gave a brief description of
the proposal.
Public Works briefly reviewed their comments.A short discussion
ensued regarding stormwater detention and Public Works asked
that the applicant provide calculations for that design.
The applicant stated that the functions would be held primarily
between the hours of 8:00 a.m.to 10:00 p.m.,potentially 7 days
a week.Parking was also briefly discussed.It was noted that
there is on-street parking available,many of the users of thefacilitywouldbewalkin,and that the existing campus parking
could also be used as available.
There being no further issues,the Committee accepted the
proposal and forwarded the item to the full Commission for final
action.
PLANNING COMMISSION ACTION:(SEPTEMBER 30,1999)
Ron Woods 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."
Commissioner Nunnley explained that he had asked that this item
be moved to the regular agenda because he had received some
phone calls expressing some concerns with the proposal.No one
4
September 3v,1999
SUBDIVISION
ITEM NO.:11 (Cont.)FILE NO:Z-4028-C
completed a card expressing a desire to speak at the hearing,
nor did any one speak up when the .item was presented.
Commissioner Nunnley stated that he had no issues himself.
Mr.Woods passed out a handout to the Commissioners which showed
a floor plan,elevation views,and the location of the future
parking,and he briefly explained what the proposal included.He
added that the main purpose was actually for community programs
rather than school use expansion.He then explained why they
were asking for the deferral for parking,(mainly because of a
lack of money),and that they don't expect the activities in the
new building to generate much of a parking need because most of
the users wouldn't drive to the site.
Commissioner Nunnley asked if the school anticipated obtaining
the funding and being able to build the parking within the
requested five year deferral.Mr.Woods said he hoped they would
since they have been successful so far in obtaining funds.
A motion was made to approve the application as submitted to
include staff comments and recommendations.The motion passed by
a vote of 11 ayes,0 nays and 0 absent.
5
September 3i,1999
ITEM NO.:12 FILE NO:Z-4940-B
NAME:Harper Dollar General Store —Conditional
Use Permit
LOCATION:13624 Vimy Ridge Road,at the intersection
with County Line Road
OWNER/APPLICANT:Harper Development/Randall Maness,Hope
Engineers
PROPOSAL:To obtain a conditional use permit to
construct a commercial store at 13624 Vimy
Ridge Road,on property Zoned C-1,
Neighborhood Commercial.
ORDINANCE DESIGN STANDARDS:
1.SITE LOCATION:
This site is located at the northwest corner of the
intersection of Vimy Ridge and County Line Roads.
2.COMPATIBILITY WITH NEIGHBORHOOD:
This site is vacant,tree covered,and Zoned C-1,
Neighborhood Commercial.To the north and west the zoningisR-2,Single Family Residential,but is owned by the same
owner who plans to continue to develop it commercially.
Across Vimy Ridge to the east is Zoned C-3,General
Commercial,containing a gas station/convenience store.To
the south is Shannon Hills in Saline County.
Staff believes this use would be compatible with the
surrounding area.
The Quail Run Neighborhood Association and Norm Floyd werenotifiedofthePublicHearing.
3.ON SITE DRIVES AND PARKING:
This site would have one access driveway on both Vimy Ridge
and County Line Roads.The parking requirement would be 29
spaces including 2 handicapped accessible spaces.The site
plan shows 42 spaces.
September 3i,1999
SUBDIVISION
ITEM NO.:12 (Cont.)FILE NO:Z-4940-B
4.SCREENING AND BUFFERS:
As long as the adjacent properties to the north and west
are zoned residential,land use buffers and screening are
required.The land use buffer width required along the
northern property line is ten feet.The land use buffer
width required along the western property line is 15 feet.
Both proposed buffer widths drop below this requirement.
Additionally,a six foot high opaque screen,either a
wooden fence with its face side directed outward or dense
evergreen plantings,is required along the northern and
western perimeters.
At least sixty percent of the land use buffers must stay in
their natural state.
The dumpster enclosure height must be increased from six
feet to eight feet on three sides.
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:
1.Vimy Ridge 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.County Line is classified as commercial street.Dedicate
right-of-way to 30 feet from centerline.
3.A 20 feet radial dedication of right-of-way is requiredattheVimyRidgeandCountyLine.
4.Provide design of street conforming to "MSP"(Master
Street Plan).Construct one-half street improvements to
these streets including 5-foot sidewalks with planned
development.
5.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
6.Stormwater detention ordinance applies to this property.7.Easements shown for proposed storm drainage are required.8.Submit drainage calculation for review.
9.Relocate driveway on Vimy Ridge Road to line-up with
driveway across the street.
2
September 3i,1999
SUBDIVISION
ITEM NO.:12 (Cont.)FILE NO:Z-4940-B
6.UTILITY AND FIRE DEPT.COMMENTS:
Water:No objection.
Wastewater:Sewer main extension recpxired with easements
to serve property.
Southwestern Bell:Need to show existing SWBT easement
adjacent to Vimy Ridge Road on the west side.
AIBA:Approved as submitted.
Entergy:Approved as submitted.
Fire Department:Approved as submitted.
CATA:No Comments received.
7.STAFF ANALYSIS:
The applicant is recpxesting a conditional use permit to
construct a 8676 scpxare foot,single story,Dollar General
Store on this C-l,Neighborhood Commercial,property.It is
currently vacant and tree covered.Proposed operating
hours would be 7:00 a.m.to 9:00 p.m.Monday through
Saturday,and 9:00 a.m.to 7:00 p.m.Sunday.
There would be single access drives from both Vimy Ridge
and County Line Roads.Parking and all other site
recpxirements,including setbacks,Landscape and Buffers are
met on the revised site plan.The applicant has recpxested adeferralforscreeningfromtheresidentialzoningtothe
north and west in anticipation of rezoning and developing
commercially in those directions.The applicant is strongly
encouraged to maintain as much of the existing vegetation
as possible.The applicant stated that they would meet C-1
signage recpxirements.
Public Works recpxirements have been met except for thespecificmethodofdealingwith,and paying for,storm
water detention.That will be finalized with the building
permit process.
3
September 3~,1999
SUBDIVISION
ITEM NO.:12 (Cont.)FILE NO:Z-4940-B
Staff believes this is a reasonable use of this property
and that it should be compatible with the surrounding 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 and 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 residential
area.
Staff also recommends approval of the variance for driveway
spacing for both driveways to be located as shown on the
site plan,and approval of the deferral of screening from
the adjoining residential zoned areas for up to five years.If future rezoning to commercial is approved the screening
requirement for this corner property would go away.
SUBDIVISION COMMITTEE COMMENT:(SEPTEMBER 9,1999)
Kenny Harper,the owner,and Randy Maness from Hope Engineers
were present representing the application.Staff gave a brief
description of the proposal.
Public Works staff briefly reviewed their comments to which the
applicant agreed except for the stormwater detention.A
discussion ensued and it was decided that the details would be
worked out during the building permit process.
Screening and buffers were reviewed and a discussion took place
regarding deferring screening based on planned future
development,which seemed reasonable.The applicant stated they
expected the operating hours would be 7 a.m.to 9 p.m.at least
6 days per week,maybe shorter on Sunday.They also stated they
expected the signage to be on the building,but they would meet
C-1 sign standards.They stated that they had no problems with
the other comments.
There being no further issues,the Committee accepted the
proposal and forwarded the item to the full Commission for final
action.
4
September 3i,1999
SUBDIVISION
ITEM NO.:12 (Cont.)FILE NO:Z-4940-B
PLANNING COMMISSION ACTION:(SEPTEMBER 30 ~1999)
Randy Maness was present representing the application.There was
one registered objector present.Staff presented the item with a
recommendation for approval subject to compliance with the
conditions listed under "Staff Recommendation."
Mr.Maness briefly summarized the request and received no
questions.
Sandra Newell,the registered objector,spoke in opposition for
her and her husband and stated that they did not want the buffer
and screening waived between this commercial property and the
residential property to the north.She added that she felt that
there would be a large negative impact on the elderly couple who
own property adjacent to Mr.Harper on the north side if the
rest of his property to the north was rezoned commercial.She
added that the couple was unable to attend this meeting.That
property which is now Zoned R-2 is immediately across Vimy Ridge
from the Newell's home and they don't want that rezoning to
happen either.She stated that they bought their property many
years ago as a rural site and they want it to stay that way.She
continued that Mr.Harper acts like the rezoning has already
occurred because he has a large sign up stating that commercial
sites would soon be available on this property that is still
zoned R-2.
Commissioners Rahman and Adcock asked for clarification about
the buffers and screening as required and proposed,and Staff's
recommendation for the screening issue.Staff stated that the
required buffers are included in the proposed site plan,the
applicant is asking to defer only the screening.Staff felt the
deferral was justified because the screening would screen thesitecurrentlyfromdenselyforestedland.If development occurs
in the future the applicant would have to install the screening
then,unless the zoning changes.
Commissioner Hawn commented that in the future there may be
different Landscape and Buffer ordinances and that the applicant
should have to install future screening under the then current
requirements.
Commissioner Nunnley asked what the distance was to the adjacent
R-2 property to the north and Staff responded about 450 feet.
5
September 3.,1999
SUBDIVISION
ITEM NO.:12 (Cont.)FILE NO:2-4940-B
Zn response to Ms.Newell's question about the appearance that
the applicant considered it a forgone conclusion that the rest
of his property would be zoned commercial,Commissioner Berry
commented that a rezoning request would have to come before the
Commission for consideration in a public hearing.
A motion was made to approve the application as submitted to
include staff comments and recommendations and the deferral for
screening up to five years,and with the stipulation that when
screening and buffering is installed in the future that it meet
the requirements in place at the time the installation is
accomplished.The motion passed by a vote of 11 ayes,0 nays and
0 absent.
6
September ~.,1999
ITEM NO.:13 FILE NO:Z-5683-B
NAME:Montessori School —Conditional Use Permit
LOCATION:3704 Woodland Heights Road
OWNER/APPLICANT:Montessori School/Joe White,White-Daters
Engineers
PROPOSAL:To amend an existing conditional use permit
to revise the site plan at 3704 Woodland
Heights Road by adding a drive through drop-
off driveway along Pleasant Forest Drive on
this R-2,Single Family Residential zoned
property.
ORDINANCE DESIGN STANDARDS:
1.SITE LOCATION:
This site is located on the southwest corner where Rodney
Parham,Woodland Heights,and Pleasant Forest intersect.
2.COMPATIBILITY WITH NEIGHBORHOOD:
This site is Zoned R-2,Single Family Residential,and is
surrounded by a mixture of residential and office zoning.
There are single family residences to the west,woods and a
20+acre tract of land containing the B'Nai Israel Temple
to the south,and to the north and northeast the zoning is0-3,General Office,and offices do currently exist there.
This proposed amendment does not change the building and
only adds a driveway from Pleasant Forest.Therefore,Staff
believes it would not change the compatibility with the
neighborhood.
The Pleasant Valley and Pleasant Forest Neighborhood
Associations were notified of the Public Hearing.
3.ON SITE DRIVES AND PARKING:
This proposal would add a pull-through drop-off driveway
from Pleasant Forest Drive.Neither the driveway into the
front parking lot,nor the front parking would be affected.
September 3.,1999
SUBDIVISION
ITEM NO.:13 (Cont.)FILE NO:Z-5683-B
4.SCREENING AND BUFFERS:
No comment.
5 .PUBLIC WORKS COMMENTS:
Repair or replace any curb and gutter or sidewalk that is
damaged in the public right-of-way prior to occupancy.
6.UTILITY AND FIRE DEPT.COMMENTS
Water:No objection.
Wastewater:Sewer Service Line location for this property
unknown.
Southwestern Bell:No comments received.
ARKLA:Approved as submitted.
Entergy:No comments received.
Fire Department:Approved as submitted.
CATA:No Comments received.
7.STAFF ANALYSIS:
The Montessori School is a non-conforming use,which
existed prior to this area's annexation in 1974.A C.U.P.
was approved July 23,1998 to expand the school to its
current size and build the addition where the proposed
driveway will serve the school.No additional building
expansion is proposed now.The school serves 85 children
and has 15 employees and no change to those numbers is
proposed.The proposed changes are minor and are intended
to improve traffic flow into the school and at the
intersection of Woodland Heights and Rodney Parham by
pulling the drive-through drop-off traffic back away from
the intersection.
This proposal does not change past C.U.P.agreements
including the school's contribution to the City's projecttoimprovetheintersection,and the school's obligation to
2
September 3.,1999
SUBDIVISION
ITEM NO.:13 (Cont.)FILE NO:Z-5683-B
upgrade the screening of the residential property to the
west.Therefore,staff is supportive of this application.
8 .STAFF RECOMMENDATION:
Staff recommends approval of the conditional use permit
subject to compliance with Public Works Comment and agreed
design,and subject to complying with the previously agreed
to upgrade in landscaping and screening of the residential
property to the west.
SUBDIVISION COMMITTEE COMMENT:(SEPTEMBER 9,1999)
Joe White,White Daters Engineers,was present representing the
application.Staff gave a brief description of the proposal.
A revised design was presented by Public Works.It was agreed
that Public Works and the applicant would meet and work out an
acceptable design prior to the public hearing.
There being no further issues,the Committee accepted the
proposal and forwarded the item to the full Commission for finalaction.
PLANNING COMMISSION ACTION:(SEPTEMBER 30,1999)
Joe White,White-Daters Engineering,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."
The item was placed on the Consent Agenda and approved as
recommended by Staff.The vote was 11 ayes,0 nays,and 0 absent.
3
September 3~,1999
ITEM NO.:14 FILE NO:Z-6726
NAME:Martindale Baptist Church —Conditional Use
Permit
LOCATION:18,900 Colonel Glenn Road
OWNER/APPLICANT:Martindale Baptist Church/
Pastor J.L.Weaver
PROPOSAL:To obtain a conditional use permit for the
church use and a new Family Life Building on
the existing church property at 18,900
Colonel Glenn Road which is Zoned R-2,
Single Family Residential.
ORDINANCE DESIGN STANDARDS:
1.SITE LOCATION:
This site is located on the north side of Colonel Glenn
Road,approximately 4.7 miles past the Little Rock City
Limits sign.It's outside the City Limits,but inside theextraterritorialzoningboundary.
2.COMPATIBILITY WITH NEIGHBORHOOD:
The site and surrounding property are zoned R-2,Single
Family Residential.There is a small C-1 zoned area down
Colonel Glenn a very small distance on the same side of the
road containing a small country grocery store.This church
has existed at this location for almost 50 years and has
been compatible with the area as far as Staff is aware.Staff believes this added facility will not change that
compatibility.
This site is not within an area covered by a neighborhood
association at this time.
3.ON SITE DRIVES AND PARKING:
There are three existing driveways into the property from
Colonel Glenn Road.This proposal does not change the
drives nor the existing parking.However,it does designate
two areas for future parking.The proposed family life
center would not affect required parking since that is
September 3~,1999
SUBDIVISION
ITEM NO.:14 (Cont ~)FILE NO:Z-6726
based on the seating in the main sanctuary,which is not
being changed.
4.SCREENING AND BUFFERS:
A landscape upgrade is required equal to the percentage
that the new expansion represents in increase in gross
square footage.Direct any questions to Bob Brown at 371-
4864.
5.PUBLIC WORKS COMMENTS:
1.Colonel Glenn Road is listed on the Master Street Plan as
a principal arterial,dedication of right-of-way to 55feetfromcenterlinewillberequired.
2.Provide design of streets conforming to "MSP"(MasterStreetPlan).Construct one-half street improvements to
these streets including 5-foot sidewalks with planned
development.
3.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
4.Stormwater detention ordinance applies to this property.5.One driveway per 300 feet of frontage will be allowed.
Show access points on site plan for approval.
6.UTILITY AND FIRE DEPT.COMMENTS:
Water:Contact the Water Works if additional water serviceisneeded.
Wastewater:Outside service boundary.No comment.
Southwestern Bell:No comments received.
AEUCLA:Approved as submitted.
Entergy:No comments received.
Fire Department:Approved as submitted.Keep any driveway
canopy at 14 feet high.
CATA:No Comments received.
2
September 3 ,1999
SUBDIVISION
ITEM NO.:14 (Cont.)FILE NO:Z-6726
7.STAFF ANALYSIS:
The applicant is requesting a conditional use permit for
the church use on this property and to add an 11,000 scpxare
foot family life center building to the existing buildings.
the family life building would provide a gymnasium,with
shower areas,one racquet ball court,and a couple of small
meeting rooms.This new building would join the existing
four buildings which provide the main sanctuary,
classrooms,offices,a fellowship hall,and a caretaker's
house.
All siting requirements are exceeded.There are
approximately 50 existing parking spaces on site,but
parking is not affected since there is no change proposed
to the seating in the main sanctuary.Some upgrade would be
required to the landscaping to meet ordinance requirements.
The percentage upgrade would have to equal the percentage
that the total square footage of church facilities is being
expanded.
There are open issues regarding the requirements in the
Public Works Comments.Public Works has asked for the
normal street improvements,dedication of right-of-way,and
driveway spacing as required by ordinance and the Master
Street Plan.The applicant has asked for a waiver to street
improvements for monetary reasons,and to dedication of
right-of-way because of the concern that this would
negatively impact the use of the existing parking lot and
the value of the existing house on the eastern part of the
property.The church also desires a variance for driveway
spacing to keep the existing three driveways.They are opentoreducingthesizeofthemiddledrivewayfrom125feet
to 36 feet if given adequate time to accomplish that.
Public Works does not support the waiver of right-of-way
dedication nor the waiver of street improvements.The
parking areas that would fall in the right-of-way could be
franchised and remain unchanged,but should be fully
striped.They would support the variance for driveway
spacing if the center drive is reduced to 36 feet,and if
the rest of the open access is blocked and the access
driveways clearly designated by concrete wheel stops or
3
September 3~,1999
SUBDIVISION
ITEM NO.:14 (Cont.)FILE NO:Z-6726
railroad ties as part of the construction of the familylifecenter.They would also support a 90 day time frame
to accomplish the changes to the driveways.
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 and Buffer Ordinances.
b.Comply with Public Works Comments.
Staff does not support either of the two waiver requests
for street improvements or dedication of right-of-way.
Staff does recommend approval of the variance for driveway
spacing if the center driveway is reduced to 36 feet,the
rest of the open access in the center is blocked,and the
three driveways are clearly outlined.Staff would support
allowing a 90 day period for reducing the size of the
center driveway and marking the driveways and parking
areas.
SUBDIVISION COMMITTEE COMMENT:(SEPTEMBER 9,1999)
Pastor J.L.Weaver was present representing his application.
Staff gave a brief description of the proposal.
A short discussion took place explaining the landscape upgrade
comment.The applicant also stated that they anticipate the
normal hours of the center to be 6:30 a.m.to 10:00 p.m.
A more detailed discussion ensued regarding the Public Works
Comments to clarify what they meant and the options for how they
could be accomplished.Pastor Weaver stated that he would have
to take the information back to his congregation's building
committee to see what they wanted to do.
There being no further issues,the Committee accepted the
proposal and forwarded the item to the full Commission for final
action.
4
September 3i,1999
SUBDIVISION
ITEM NO.:14 (Cont.)FILE NO:Z-6726
PLANNING COMMISSION ACTION:(SEPTEMBER 30,1999)
Pastor J.L.Weaver was present representing his 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."
Pastor Weaver commented that a number from his congregation were
present and explained what led up to the application,what the
request asked for,and that the church has existed at this
location for almost 50 years.He added an explanation of the
waiver requests for Right-of-Way (R.O.W.),dedication and street
improvements and why they felt the waivers were justified.HestatedthathisR.O.W.dedication waiver justification was based
on what he sees as adverse impacts on the use and value of the
church property,and the impact on the existing caretaker house
on the property.The new R.O.W.would come to within about 6feetoftheexistinghouse.His street improvement waiverjustificationwasbasedonthefactthatitwouldeliminate muchoftheexistingparkinglot,and that he felt that they should
not have to pay for street construction for possible development
out beyond them which might occur at some future time just
because they happened to be located along this arterial.
Pastor Weaver stated that he felt that the decision on the
request should be based on the following points:compatibilityofthechurchusewhichhasexistedinthecommunityformany
years,no change in the use,anticipated support of the
neighbors,their location outside the City,and projected lackoffuturedevelopmentforthatarea.He also had concern aboutR-2 property being able to bear the expense in making the
requested road improvements,and that other zoning which doesnotnowexistwouldbenecessarytojustifytheexpenseofthe
improvements.He also stated that they were not questioning the
authority of the Planning Commission to obtain R.O.W,but were
questioning the method of using the permit process to obtain theright-of-way.
Commissioners Hahn and Downing questioned the advantage of
deferring the dedication of R.O.W.Pastor Weaver stated that
with a deferral they would then deal with the question when andifiteveroccurredinrelationtoactualdevelopmentandneed.
He added that other methods such as the use of eminent domain
laws might be a way to deal with the question when and if it
5
September 3u,1999
SUBDIVISION
ITEM NO.:14 (Cont.)FILE NO:Z-6726
occurs.Further he stated that they would agree to not construct
anything in the proposed R.O.W.so as not to create any conflict
should the road need to be widened in the future.
Stephen Giles,City Attorney,in response to a question from
Commissioner Hahn,confirmed that the City could grant a
franchise to allow the church to continue to use the dedicated
R.O.W.as it is now until such time as the area was needed for
street widening.
Bob Turner,Assistant Director of Public Works,acknowledged
that while it would be some time before development would occur
in this area that would require the widening of Colonel Glenn,
that he felt it will happen,and that they felt strongly that
the dedication of R.O.W.should be done now to prevent any
construction in that R.O.W.He added that Public Works would be
willing to grant a franchise for the continued use as it is now
until the widening is required,and that they would support a
deferral of street improvements.He continued by describing
that the basis for acquiring the R.O.W.and obtaining the street
improvements is under the boundary street Ordinance of the City
based on that there is an impact of any development along the
street.The Master Street Plan states that if you front a
street,you are obligated to dedicate the R.O.W.and build your
half of the street improvements required when you further
develop your property.He also commented on the need for
reducing the center driveway and clearly defining the other
driveways.Mr.Turner also brought up the option of the church
paying 15%of their development construction cost in-lieu to
meet their obligation for street improvements,and that payment
could be made over a period of time that the Commission felt was
reasonable.
Commissioners Putnam and Downing discussed the option and
benefit of deferring R.O.W.dedication and deferring versus
paying 15%in-lieu for street improvements.Pastor Weaver stated
that they could not afford even the 15%.Mr.Turner stated he
could support deferring street improvements but not deferring
dedication of R.O.W.
Several Commissioners discussed the option of including
conditions in the C.U.P that the applicant dedicate the R.O.W.
now,pay a 15%in-lieu over 5 years,and adjust the driveway
spacing now.Mr.Giles stated that he did not believe the
6
September 3i,1999
SUBDIVISION
ITEM NO.:14 (Cont.)FILE NO:Z-6726
Commission could impose a condition on the applicant without his
consent,the condition in this case being to make an in-lieu
payment over 5 years.
Additional discussion occurred to establish that the applicant
was still opposed to dedication of R.O.W.now and to paying for
street improvements,and that he still felt waivers were
justified,but that as a last resort if waivers weren'
approved,five year deferrals would be preferred over
disapproval of the C.U.P.Pastor Weaver again emphasized that
the Arkansas Code did allow for waivers.Mr.Giles confirmed
that the City Board could waive ordinance recgxirements.
A motion was made to approve the application as submitted to
include staff comments and recommendations,except for the
comments regarding the R.O.W.and street improvement issues,
and reserving the right to vote on the waivers and variances
separately and individually.The motion passed by a vote of
11 ayes,0 nays and 0 absent.
A second motion was made to approve a recommendation to the City
Board for a waiver of the Master Street Plan recgxiring the
dedication of Right-of-Way adjacent to this development.The
motion failed by a vote of 2 ayes,9 nays and 0 absent.
A third motion was made to approve a recommendation to the City
Board for a waiver of boundary street improvement consisting
of constructing half of the street improvements for the street
frontage of this property.The motion failed by a vote of
3 ayes,7 nays,0 absent and 1 abstention by Commissioner
Nunnley.
A fourth motion was made to approve a variance to allow the
three driveways to remain open,with the conditions of reducing
the center driveway to 36 feet,striping the parking lot,and
clearly marking the three driveways,all within a 6 month time
period.The motion passed with a vote of 11 ayes,0 nays and
0 absent.
7
September 3 ,1999
ITEM NO.:15 FILE NO:Z-6742
NAME:Turner Day Care Center -Conditional Use
Permit
LOCATION:8500 Mize Road
OWNER/APPLICANT:Olin Wahrmund 6 Associates/Ms.Beulah Turner
PROPOSAL:To obtain a conditional use permit to use
this site with the existing structures as a
day care center at 8500 Mize Road which is
Zoned R-2,Single Family Residential.
ORDINANCE DESIGN STANDARDS:
1.SITE LOCATION:
This 4.67 acre site is located at the end of Mize Road,
just east of Scott Hamilton and north of Baseline.
2.COMPATIBILITY WITH NEIGHBORHOOD:
This site is Zoned R-2,Single Family Residential and is
surrounded to the north,east and south by the same zoning.
To the immediate north is vacant,tree covered property
which sits above this site.There is a large tree covered
area on this property between the existing building and the
single family houses to the east.There is a residential
subdivision of single family houses to the south,abutting
this property.The zoning to the west is OS,Open Space,
but the property contains a non-conforming four unit mobile
home park.
Staff believes this use would be compatible with the
neighborhood and would be a good use of a facility that has
laid abandoned for some time.
The Upper Baseline Neighborhood Association was notified of
the Public Hearing.
3.ON SITE DRIVES AND PARKING:
Mize road ends at this property and serves as the access
into the site.
September 3.,1999
SUBDIVISION
ITEM NO.:15 (Cont.)FILE NO:Z-6742
Parking for day care centers is based on 1 space for each
employee,plus 1 load/unload-space for every 10 children.
The proposed capacity is 150 children with 11 full time
employees,resulting in 26 required spaces.There is
adequate space in the front parking lot to accommodate the
requirement,but it needs to be better defined and marked
as to how the flow will be handled for drop-off and
employee parking.
4 .SCREENING AND BUFFERS:
No comment.
5 .PUBLIC WORKS COMMENTS:
1.Jamison Road is classified as commercial street.
Dedicate right-of-way to 30 feet from centerline.2.Mize Road must have public turnaround.Dedicate right-
of-way and construct improvements.Contact Tad Borkowskiat371-4466 for details.3.Eliminate access to mobile home park or dedicate access
easement and construct improvements.
6.UTILITY AND FIRE DEPT.COMMENTS:
Water:On-site fire protection may be required.
Wastewater:Sewer available,not adversely affected.
Southwestern Bell:Approved as submitted.
ARKLA:Approved as submitted.
Entergy:Approved as submitted.
Fire Department:Approved with maintaining drive at 20feetwide.
CATA:No Comments received.
7.STAFF ANALYSIS:
The applicant is requesting a conditional use permit to usethissiteandexistingfacilityforadaycarecenter,
operating between the hours of 6 a.m.and 5:30 p.m.Monday
2
September 3 ,1999
SUBDIVISION
ITEM NO.:15 (Cont.)FILE NO:Z-6742
through Friday.The only change proposed to the exterior
would be fenced in playgrounds in the rear.
The site contains a large institutional one story building
with about 34,000 square feet which previously housed a
nursing home.It has been vacant for some time.
The applicant is using an existing facility,which already
meets siting requirements,so the only siting issue is to
screen the proposed playground areas from residential areas
by a wooden fence,and to clearly show traffic paths,dropoffareas,access easements and employee parking on thesite.Two access easements need to be dedicated and shown
on the site plan.One would be at the end of Mize Road to
give the public the right and the space to turn around on
the property in order to reverse direction and exit on Mize
Road.The other easement would provide legal access to the
existing mobile home park abutting the west side of this
property.The park has accessed through this property for
years.
A proposed sign of approximately 24 square feet is included
in the C.U.P.request since it exceeds the standards forresidentialzoning.The proposed sign would be within
normal institutional/office zoning sign standards of a
maximum of 64 square feet.
Staff believes this is a reasonable use of this site and
that it would 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 the City's Landscape and Buffer Ordinances.b.Comply with Public Morks Comments including formally
dedicating the access easements to the mobile home park
and for a turnaround for Mize Road.c.Clearly mark in the parking lot where the drop-off area
and parking areas are.
d.Signage is limited to that allowed in office/institional
zones.
3
September 3~,1999
SUBDIVISION
ITEM NO.:15 (Cont.)FILE NO:Z-6742
SUBDIVISION COMMITTEE COMMENT:(SEPTEMBER 9,1999)
Beulah Turner was present representing her application.Staff
gave a brief description of the proposal.
Public Works reviewed their comments particularly regarding the
access easements and what that entailed.The applicant agreed to
have her contractor or surveyor get with Mr.Borkowski in Public
Works to work out how best to accomplish the access easements
and show them and the parking on the site plan.
Staff also briefly explained the requirements for playground
screening,parking,drop-off,and installing a sign.
There being no further issues,the Committee accepted the
proposal and forwarded the item to the full Commission for final
action.
PLANNING COMMISSION ACTION:(SEPTEMBER 30,1999)
Beulah Turner 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."
The item was placed on the Consent Agenda and approved as
recommended by Staff.The vote was 11 ayes,0 nays,and 0 absent.
4
September s0,1999
ITEM NO.:16 FILE NO.:Z-6748
Owner:Richard or Deborah McCormack
Applicant:Richard McCormack
Location:12001 Kanis Road
Request:Rezone from R-2 to C-1
Purpose:Future redevelopment for
an office and dry cleaners
drop-off/pickup
Size:.52 acres
Existing Use:Jewelry manufacturing and sales
SURROUNDING LAND USE AND ZONING
North —Landscape supply and nursery;zoned C-3
South —Office;zoned R-2 and commercial strip center;
zoned PCD
East —Liquor store;zoned R-2
West —Mini-warehouses;zoned C-3 with C.U.P.
PUBLIC WORKS COMMENTS
1.Kanis Road and Bowman Road are listed on the Master
Street Plan as a minor arterial.A dedication of
right-of-way to 45 feet from centerline is required.
(Additional 10 feet of right-of-way on Kanis Road is
required for turn lane.)
2.A 20 feet radial dedication of right-of-way is
required at the corner of Kanis and Bowman.
3.Provide design of streets conforming to "MSP"(Master
Street Plan).Construct one-half street improvements
to these streets including 5-foot sidewalks with
planned development.
4.Plans of all work in right-of-way shall be submitted
for approval prior to start of work.
5.A Sketch Grading and Drainage Plan per Sec.29-186(e)is required.
PUBLIC TRANSPORTATION ELEMENT
The site is currently not located on a CATA bus route.
September 30,1999
SUBDIVISION
ITEM NO.:16 (Cont.)FILE NO.:Z-6716
PUBLIC NOTIFICATION
All owners of property located within 200 feet of the site,
all residents within 300 feet of the site and the Gibralter
Heights-Point West-Timber Ridge Neighborhood Associations
were notified of the rezoning request.
LAND USE PLAN ELEMENT
The site is located in the Ellis Mountain Planning
District.The adopted plan recommends Mixed Office
Commercial for this small site.It is staff's position
that the C-1 zoning request and the accompanying
conditional use permit for a dry-cleaners drop-off/pickup
and an office use meet the intent of the MOC
classification.The requested zoning is not out of
character with the existing zoning pattern and the
existing-proposed uses in the area.
STAFF ANALYSIS
The request before the Commission is to rezone this .52+
acre tract from "R-2"Single Family to "C-1"Neighborhood
Commercial.This request is associated with an
accompanying conditional use permit for an office and a
drycleaners drop-off/pickup (item 16.1 on this agenda,
Z-6748-A).The site is currently occupied by a one story,
frame structure containing a nonconforming jewelry
manufacturing and sales business.Once rezoned,the
property will be completely redeveloped to accommodate the
proposed new uses.
The site is located within the area of the Chenal
Parkway/Bowman Road/Kanis Road commercial development.The
C-3 zoned property across Kanis Road to the north currently
contains a large landscape supply and nursery business.
Just past that site is the intensely commercial development
of the Chenal Parkway/Bowman Road intersection which
contains a large variety of commercial uses.The C-3 zoned
property adjacent to the west contains a mini-warehouse
development.A nonconforming liquor store is located on
the R-2 zoned property across Bowman Road to the east.The
R-2 zoned property to the south is occupied by a
2
September 3 0,199 9
SUBDIVISION
ITEM NO.:16 (Cont.)FILE NO.:Z-6748
nonconforming office use and a PD-C zoned commercial
development is located one lot further south.The proposed
C-1 zoning is compatible with uses and zoning in the area.
The Ellis Mountain District Land Use Plan recommends Mixed
Office Commercial for this site.It is staff's opinion
that the C-1 Neighborhood Commercial zoning and the
accompanying conditional use permit for a drycleaners drop-
off/pickup station and an office use meet the intent of the
MOC designation.The use mix proposed by the conditional
use permit is 2,500 sq.ft.for the dry cleaners and 1,300
sq.ft.of cgxiet office,a mix of 66%+for the drycleaners
and 33%+office.
STAFF RECOMMENDATION
Staff recommends approval of the recgxested C-1 zoning.
PLANNING COMMISSION ACTION:(SEPTEMBER 30,1999)
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 by a
vote of 11 ayes,0 noes and 0 absent.
3
September ~,1999
ITEM NO.:16.1 FILE NO:Z-6748-A
NAME:McCormack —Conditional Use Permit
LOCATION:12001 Kanis Road,southwest corner of Kanis
and Bowman Roads
OWNER/APPLICANT:Direct Jewelry Wholesale/Merlin Seamon
Associates
PROPOSAL:To obtain a conditional use permit to
construct a laundry/dry-clean drop-off
business with a small separate office in the
same building at 12001 Kanis Road on
property currently Zoned R-2,Single Family
Residential.There is an accompanying item
on this agenda,Item 16,to change the
zoning to C-l.
ORDINANCE DESIGN STANDARDS:
1.SITE LOCATION:
This site is located at the southwest corner of the
intersection of Kanis and Bowman Roads.
2.COMPATIBILITY WITH NEIGHBORHOOD:
This site is currently Zoned R-2,Single Family
Residential,but there is an accompanying action on this
agenda,item 16,to rezone the property to C-1,
Neighborhood Commercial.The property to the north across
Kanis is Zoned C-3,and contains a nursery.To the east
across Bowman the zoning is R-2,but contains a non-
conforming lictor store.A mini-storage exists to the west
on property zoned C-3.To the south the adjacent zoning is
R-2,with PDC,Planned Development Commercial,just to the
south of that.
Staff believes the proposed use would be compatible with
the surrounding area.
The Gibralter/Point West/Timber Ridge Neighborhood
Association was notified of the Public Hearing.
September 3,1999
SUBDZVZSZON
ZTEM NO.:16.1 (Cont.)FZLE NO:Z-6748-A
3.ON SZTE DRZVES AND PARKZNG:
The proposal includes one driveway from both Kanis and
Bowman.A variance is required for driveway spacing caused
by the small size of the lot.
Parking is based on 1 space per 300 square feet of gross
floor area for commercial,and 1 per 400 sq.ft.foroffice.At this site that would result in 8 and 3 spaces
respectively,or 11 spaces total,including 1 handicapped
accessible space.The drive through service would require a
minimum of 3 spaces.Parking requirements would be met as
proposed.
4.SCREENZNG AND BUFFERS:
The revised proposed site plan meets ordinance
requirements .
5.PUBLZC WORKS COMMENTS:
1.Kanis Road and Bowman Road are listed on the Master
Street Plan as a minor arterial.A dedication of right-
of-way to 45 feet from centerline is required.
(Additional 10 feet of right-of-way on Kanis Road is
required for turn lane.)
2.A 20 feet radial dedication of right-of-way is required
at the corner of Kanis and Bowman.
3.Provide design of streets conforming to "MSP"(Master
Street Plan).Construct one-half street improvements to
these streets including 5-foot sidewalks with planned
development.
4.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
5.A Sketch Grading and Drainage Plan per Sec.29-186(e)is
required .
6.Driveway on Kanis Road must be right in and right out
only.Construct island and 2 feet wide median to preventleftturns.
7.Driveway on Bowman Road is too close to property line.
Relocate 25 feet from property line.
2
September 3 ,1999
SUBDIVISION
ITEM NO.:16.1 (Cont.)FILE NO:Z-6748-A
6.UTILITY AND FIRE DEPT.COMMENTS:
Water:Contact the Water Works if additional water serviceisneeded.
Wastewater:Sewer available,not adversely affected.
Southwestern Bell:No comments received.
ARKLA:Approved as submitted.
Entergy:No comments received.
Fire Department:Approved as submitted.
CATA:No Comments received.
7.STAFF ANALYSIS:
The applicant is requesting a conditional use permit to
construct a 2,500 square foot laundry/dry-clean drop-off
business with a 1,356 square foot separate office in the
same building on the southwest corner of Kanis and Bowman.
The property is currently Zoned R-2,Single Family
Residential,but on this same agenda is a request to rezoneittoC-l,which would allow for this use under a
conditional use permit.
Access would be provided by single driveways from both
Kanis and Bowman Roads.The parking proposed meets
ordinance requirement.
One of the setbacks proposed,however,does not meet
standards and would require a variance.The applicant is
asking for a 52 foot front setback,and a 8 foot rear
setback versus 25 feet required in both cases.The extra
space in the front would accommodate the parking area.
However,this is a corner lot and so if an exterior side
yard of 25 feet is provided,then the rear can be reduced
to 8 feet.The side yard adjacent to Kanis is only 15 feet
due to the dedication of additional right-of-way for a turn
lane on Kanis.The side setback to the south is 10 feet
versus the required 8 foot minimum.This is the side
adjacent to residential zoning.
3
September i ,1999
SUBDIVISION
ITEM NO.:16.1 (Cont.)FILE NO:2-6748-A
While this site layout would be a rather tight fit,Staff
believes it is a reasonable use of this property,and
acknowledges that the applicant has worked closely with
Staff to make it work within ordinance requirements.
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 and Buffer Ordinances.
b.Comply with Public Works Comments.
Staff also recommends approval of the variances for
driveway spacing and reduced setback on the north side of
the property.
The applicant has requested a 5 year deferral for street
improvements.Public Works recommends an in-lieu
contribution for half of the applicant's cost of current
street improvements and supports deferral of the remainingstreetimprovementcost.They would also support an in-lieu
payment of 15%of the total development cost now.
SUBDIVISION COMMITTEE COMMENT:(SEPTEMBER 9,1999)
Merlin Seamon and Mr.McCormack were present representing the
application.Staff gave a brief description of the proposal.
Public Works reviewed their comments and clarified for the
applicant what was required and why,plus explained the various
options for meeting the obligations.
The applicant provided the following additional information:the
construction style would be Dryvit and glass exterior finishing
with a peaked standing seam roof,and they would meet C-1 sign
standards.
There being no further issues,the Committee accepted the
proposal and forwarded the item to the full Commission for finalaction.
4
September 3,1999
SUBDIVISION
ITEM NO.:16.1 (Cont.)FILE NO:Z-6748-A
PLANNING COMMISSION ACTION:(SEPTEMBER 30,1999)
Merlin Seamon 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."
The item was placed on the Consent Agenda and approved as
recommended by Staff.The vote was 11 ayes,0 nays,and 0 absent.
5
September 3 ,1999
ITEM NO.:17 FILE NO:G-25-175
NAME:Forest Hills Cove —Street Name Change
LOCATION:Joins Legends Drive and Wimbledon Loop at
Newcomb
PETITIONER:Thomas Hodges for The Otter Creek Land
Company
PROPOSAL:To change the name of Forest Hills Cove to
Legends Drive between Wimbledon Loop and therestofLegendsDrive.
1.Abuttin Uses and Ownershi s:Four residential lots abutthisstreetwiththeownerslivinginthehouses.
2.Nei hborhood Effect:No detrimental effect is anticipated.
The address for two of the homeowners would change,but the
confusion over a short 150 foot street name difference
would be eliminated.
3.Nei hborhood Position:All abutting property owners are
reported to support the change.The two owners with
addresses on Forest Hills Cove signed the petition.The
other two have been notified by certified mail.
4.Effect on Public Services:None.Neither Public Works nor
the Fire Department object to the name change.Fire
Department reminds the applicant to keep all fire hydrantstocode.
5.Utilities:Received no objections from Water,Wastewater,
Southwestern Bell,Entergy and ARKLA.
CATA:No comments received.
6.STAFF ANALYSIS:
The applicant is petitioning to change a very short section
of street now named Forest Hills Cove,to Legends Drive.
The street is in the Otter Creek Subdivision and this
section joins the rest of Legends Drive to Wimbledon Loop.
The two home owners whose property is addressed Forest
Hills Cove,also signed the petition.No detrimental
neighborhood effect is anticipated.The address for two of
September 3i,1999
SUBDIVISION
ITEM NO.:17 (Cont.)FILE NO.:G-25-175
the homeowners would change,but the confusion over a short
150 foot street name difference would be eliminated.
Neither Public Works nor the Fire Department object to the
name change.Staff also received no objections from the
utility companies.
7 .STAFF RECOMMENDATION:
Staff recommends approval of the requested street name
change from "Forest Hills Cove"to "Legends Drive."
SUBDIVISION COMMITTEE COMMENT:(SEPTEMBER 9,1999)
No one was present representing the application.Staff presented
the item.The Committee determined that there were no
outstanding issues or questions and forwarded the item to the
full Commission for action.
PLANNING COMMISSION ACTION:(SEPTEMBER 30,1999)
Thomas Hodges was present representing the application.There
were no registered objectors present.Staff presented the item
with a recommendation for approval.
The item was placed on the Consent Agenda and approved as
recommended by Staff.The vote was 11 ayes,0 nays,and 0 absent.
2
September 30,1999
SUBDIVISION
ITEM NO.:18 FILE NO.:G-23-295
Name:Harrington Street between
East 11 and 12 Street and
East 12 Street between
Townsend and Harrington in
Block 10 Fairgrounds
Addition-right-of-way
Abandonment.
Location:Approximately 300 feet of
Harrington Street south of
East 11 Street and 140feetof12StreetWestof
Harrington Street.
Owner/A licant:Little Rock Airport/William
Flowers
geest:To abandon the 60 feet wide
by 300 feet long HarringtonStreetright-of-way and 60feetwideby140feetlong
12 Street in Block 10
Fairgrounds Addition.
STAFF REVIEW:
1.Public Need for This Ri ht-of-Wa
Harrington and 12 Streets are currently constructed
as a public street with narrow pavement providing
access to adjacent property.Little Rock Airport owns
property on both sides.
2.Master Street Plan
There is no need for existing street on the Master
Street Plan.East 11 and Townsend Streets can
provide adequate access.
3.Need for Ri ht-of-Wa on Ad acent Streets
There is sufficient right-of-way for East 11 "and
Townsend Streets.
1
September 30,1999
SUBDIVISION
ITEM NO.:18 FILE NO.:G-23-295
4.Develo ment Potential
Little Rock National Airport plans to incorporate
remainig of block 10 into the secure area of the
airport.
5.Nei hborhood Land Use and Effect
The general area is made up of a mixture of commercial
and industrial uses.
6.Nei hborhood Position
All abutting property owners and tenants were notified
of the public hearing.
7.Effect on Public Services or Utilities
Entergy —has no objection to the abandonment but
requested 30 feet easement (15 feet from center of
pole due West and East).
AIBA —has no objection to the abandonment but
requested 5 feet easement 2.5 feet either side of
existing line to allow maintenance.
Southwestern Bell —has no objection to the
abandonment
.
Water Works —has no abjection to the abandonment.
Wastewater Utility —has no objection.
Fire Department —has no objection.
Neighborhood and Planning —has no objection to
abandonment.
8.Reversionar Ri hts
Reversionary rights will extend to the property owner.
2
September 30,1999
SUBDIVISION
ITEM NO.:18 FILE NO.:G-23-295
9.Public Welfare and Safet Issues
Abandoning this street will have no adverse effects on
the public welfare and safety.
STAFF RECOMMENDATION:
Staff recommends approval of Harrington Street,between 11
and 12 Streets,and East 12 ,between Harrington and
Townsend Streets in Block 10 abandonment subject to:
1.Construction of all abutting street improvements in
conjunction with abandonment approval (reestablish
curb and gutter section).
2.Construction of concrete aprons at North end of
Harrington Street and West end of East 12 Street if
use for access.
SUBDIVISION COMMITTEE COMMENT:(SEPTEMBER 9,1999)
The applicant was not present.After a brief discussion of
the issue,the Committee forwarded the item to the full
Commission.
PLANNING COMMISSIN ACTION:(September 30,1999)
The staff presented a positive recommendation on this
application,as there were no further issues for resolution.
There were no objectors present.The Chairman placed the
item before the Commission for inclusion within the Consent
Agenda for approval as recommended by staff.A motion passed
by a vote of 11 ayes,0 nayes.
3
September 30,1999
SUBDIVISION
ITEM NO.:19 FILE NO.:G-23-296
Name:South half of Alley between
East 10 and 9 Streets in
Block 59,Original City ofLittleRock—right-of-way
Abandonment.
Location:Approximately 140 feet of
Alley north of East 10Street.
Owner/A licant:Archie Hearne /Fred Gray
Agent
~Re est:To abandon the 20 feet wide
by 140 feet long alley
right-of-way in Block 59
Original City of Little
Rock.
STAFF REVIEW:
1.Public Need for this alle
Alley is currently constructed as a public alley with
narrow pavement providing access to adjacent property.
2.Master Street Plan
Master Street Plan reflects no need for this section
of the alley.
3.Need for Ri ht-of-Wa on Ad acent Streets
There is sufficient right-of-way for East 9 and 10 "
Streets.
4.Develo ment Potential
Artist Place,LLC plans to incorporate alley in parking
lot for apartment complex.
1
September 30,1999
SUBDIVISION
ITEM NO.:19 FILE NO.:G-23-296
5.Nei hborhood Land Use and Effect
The general area is made up of a mixture of commercial
and residential uses.
6.Nei hborhood Position
All abutting property owners and tenants were notified
of the public hearing.
7.Effect on Public Services or Utilities
Entergy —has no objection to the abandonment but
requested 30 feet easement to access existing lines.
ARKLA —has no objection to the abandonment.
Southwestern Bell —has no objection to the abandonment
but requested easement to access existing line.
Water Works —has no objection.
Wastewater Utility —has no objection but retain as an
easement.
Fire Department —has no objection.
Neighborhood and Planning —has no objection to
abandonment.
8.Reversiona Ri hts
All Reversionary rights will extend to the property
owner.
9.Public Welfare and Safet Issues
Abandoning this alley will have no adverse effects on
the public welfare and safety.
2
September 30,1999
SUBDIVISION
ITEM NO.:19 FILE NO.:G-23-296
STAFF RECOMMENDATION:
Staff recommends approval of alley abandonment,north of
10 Street in Block 59 Original City of Little Rock
subject to:
1.Dedication of right-of-way (80'y 20')at the end of
alley for public turnaround.
2.Construction of public turnaround on the end of alley
as indicated on the sketch.
3.Placing concrete apron at the 10 Street entrance.
SUBDIVISION COMMITTEE COMMENTS:(September 9,1999)
The application was discussed briefly.Committee forwarded
the item to the full Commission for final approval.
PLANNING COMMISSION ACTION:(September 30,1999)
Fred Gray was present representing applicant.Staff had
received one phone call from Whitney Northcut,area
resident,expressing objection.Staff presented the item
with a recommendation for approval subject to compliance
with the conditions listed under "Staff recommendation".
Mr.Fred Gray represented applicant stated that the intent
is tconvert three story multi-family condo project into a
twenty eight apartments and convert vacant lots into parking
lot for tenants.
Commissioner Faust and Commissioner Rahman expressed
concerns about the necessity of closing the alley.
Commissioner Downing stated developer intent to close alleyisneededtomakeprojectwork.
3
September 30,1999
SUBDIVISION
ITEM NO.:19 FILE NO.:G-23-296
Commissioners voiced concerns about public access after
abandonment of alley which would deter certain publicservices.
The Commission voted to abandonment of alley 6 ayes,4nayes,
1 absent.
4
September 30,1999
SUBDIVISION
ITEM NO.:20 FILE NO.:G-23-297
2.Entire area of proposed abandonment being retained as
a public utility and drainage easement.
SUBDIVISION COMMITTEE COMMENT:(SEPTEMBER 9,1999)
The applicant was not present.After a brief discussion of
the issue,the Committee forwarded the item to the full
Commission.
PLANNING COMMISSION ACTION:(Se tember 30,1999)
There were no continuing issues on this abandonment.After a
brief discussion,the Commission determined it appropriate
to place this item on the Consent Approval agenda.A motion
to this effect was made.The motion to approve the Consent
Approval agenda passed by a vote of 11 ayes,0 nays.
3
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September 30,1999
SUBDIVISION MINUTES
There being no further business before the Commission,the
meeting adjourned at 9:00 p.m.
Date
C ai an Se reta