pc_11 11 1999subLITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMhGLRY AND MINUTE RECORD
NOVEMBER 11,1999
4:00 P.M.
I.Roll Call and Finding of a Quorum
A Quorum was present being nine in number.
II.Approval of the Minutes of the September 30,1999 andOctober14,1999 Meetings.The minutes were approvedasmailed.
III.Members Present:Hugh EarnestBillRector
Pam Adcock
Judith Faust
Richard Downing
Bob Lowry
Herb Hawn
Mizan Rahman
Obray Nunnley
Members Absent:Craig Berry
Open Position
City Attorney:Stephen Giles
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
NOVEMBER 11,1999
I.DEFERRED ITEMS:
A.Otter Creek and I-30 Commercial Addition —Preliminary Plat(S-1258)
B.Bussell —Short-Form PCD (Z-6719)
C.Charles Valley Office Park —Revised Preliminary Plat(S-10-CC)
D.Kenwood Subdivision —Preliminary Plat (S-1261)
E.Z-6739 3710 Baseline Road R-2 to C-4
II.PRELIMINARY PLATS:
1.Koger Executive Center —Revised Preliminary Plat(S-230-G)
2.Cypress Point (Phase 3)—Preliminary Plat (S-285-JJ)
3.Leawood Place Addition —Revised Preliminary Plat(S-1077-B)
4.Hampton —Goff Subdivision —Preliminary Plat (S-1266)
4.1.Z-6762 1219-1225 S.Shackleford 0-3 to 0-24.2.Hampton-Goff —Conditional Use Permit (Z-6762-A)
III.PLANNED ZONING DEVELOPMENTS:
5.Rush Engine —Revised Short-Form PCD and Preliminary Plat(Z-4452-B)
6.Chenal Commercial Park (Lot 3R)—Short-Form PD-C andRevisedPreliminaryPlat(Z-4470-B)
6.1.LU99-19-02 —A Land Use Plan Amendment in the ChenalPlanningDistrict—Office to Commercial
7.Seven Acres Business Park (Lot 2)—Revised POD andPreliminaryPlat(Z-5038-E)
Agenda,Page Two
III.PLANNED ZONING DEVELOPMENTS:(Cont.)
8.Maxmart ¹2 —Revised Short-Form PCD (Z-6476-A)
9.Arkansas Teachers Retirement Village —Long-Form PRD
(Z-6532-A)
9.1.LU99-19-03 —A Land Use Plan Amendment in the Chenal
Planning District —Single Family and Multifamily to
Low Density Residential
10.ICM —Revised Short-Form PD-0 (Z-6622-A)
11.Gamble —Short-Form PCD (Z-6761)
12.Union Rescue Mission —Short-Form POD (Z-6763)
12.1.LU99-08-10 —A Land Use Plan Amendment in the Central
City Planning District —Light Industrial
Industrial,and Park/Open Space to Mixed Use
13.Young —Short-Form PCD (Z-6764)
14.Beard —Short-Form PCD (Z-6765)
14.1.LU99-08-09 —A Land Use Plan Amendment in the Central
City Planning District —Single Family to Mixed Use
15.Lindsey —Short-Form PD-R (Z-6766)
16.The Toddy Shop —Short-Form PD-C (Z-6767)
IV.SITE PLAN REVIEWS:
17.Arkansas Children'Hospital —Zoning Site Plan Review
(Z-6760-A)
17.1.Z-6760 1621 West 8 Street 0-3 to 0-2
Agenda,Page Three
V.CONDITIONAL USE PERMITS:
18.Church of Christ at Fairview Park —Revised Conditional
Use Permit (Z-3844-D)
19.Rodney Hobby —Conditional Use Permit (Z-6757)
20.The Smith'—Conditional Use Permit (Z-6758)
21.Velez Day Care Center —Conditional Use Permit (Z-6759)
VI .OTHER MATTERS:
22.Alltel Collocation —Tower Use Permit (Z-6560-A)
23.Alley Right-of-Way Abandonment —Block 72,Original City ofLittleRock(G-23-298)
24."R"Street and Alley Right-of-Way Abandonment (G-23-299)
25.Alley Right-of-Way Abandonment —Block 152,John Barrow
Addition (G-23-300)
26.Driveway Spacing Variance —U.S.Postal facility at
6900 Baseline Road
27.Approval of 2000 Planning Commission Calendar
2
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9
November 11,1999
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 requested.
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 weeds
and brush.There are no trees on the site.
November 11,1999
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 atruckingfacilitytothewestalongI-30.UndevelopedcommercialpropertyislocatedtothenorthacrossOtterCreekRoad.
C.NEIGHBORHOOD COMMENTS:
As of this writing,staff has received no comment from theneighborhood.The Otter Creek and Crystal ValleyNeighborhoodAssociationswerenotifiedofthepublichearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.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"(MasterStreetPlan).Construct one-half street improvements tothesestreetsincluding5-foot sidewalks with planned
development.
3.Obtain permits for improvements within State Highwayright-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)isrequired.
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
November 11,1999
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.
AP&L: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.TheapplicantneedstomakeanoteontheplattotheeffectthatLots1and4willnotbefinalplattedwithoutcross-
3
November 11,1999
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's knowledge,there are no other outstanding issuesassociatedwiththepreliminaryplat.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 DandEofthisreport.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,primarilytheissueofcurbcutsandthesuggestionofaninternalstreet
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 deferralrequest.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 publichearing.
4
November 11,1999
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 byavoteof6ayes,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 drivewaylocationsandaccess.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 bedeferredtotheNovember11,1999 agenda.Staff supported thedeferralrequest.With a vote of 11 ayes and 0 nays,the
Commission voted to waive their bylaws and accept the deferralrequestbeingmadelessthanfive(5)working days prior to thepublichearing.
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.
STAFF UPDATE:
The applicant submitted a revised preliminary plat drawing tostaffonOctober27,1999.The revised plat shows the drivewaylocationsasrequiredbyPublicWorks.There are two (2)
driveways shown along Otter Creek Road (one for Lot 2 and oneforLot1)and two (2)driveways shown along the I-30 service
road (one for Lot 1 and one for Lot 4).An access easement isprovidedforLot3betweenthetwodrivesalongtheI-30
frontage road.The revised plat also notes a futureintersectionimprovementinordertolocatetheoverpass accesstolineupwiththeproposeddriveforLot2.The proposed
5
November 11,1999
SUBDIVISION
ITEM NO.:A (Cont.)FILE NO.:S-1258
driveway locations,access easement and intersection improvement
are shown on the attached plan.
The applicant is recpxesting variances from the minimum setback
and spacing recpxirements for the two (2)driveways along Otter
Creek Road.The minimum setback recpxired is 300 feet from theintersectionofOtterCreekRoadandtheI-30 service road (Lot
1 driveway).The proposed setback for this drive is
approximately 100 feet.The driveway for Lot 2 is approximately
107 feet from the east property line.The Ordinance recpxires a
setback of 150 feet.Public Works has indicated approval of the
recpxested variances and of the driveway locations as shown.
To staff's knowledge there are no outstanding issues associated
with the preliminary plat.
STAFF RECOMMENDATIONS:
Staff recommends approval of the preliminary plat subject to the
following conditions:
1.Compliance with the recpxirements as noted in paragraphs D and
E of this report.
2.Staff recommends approval of the recpxested variance for
driveway spacing for the two (2)drives along Otter Creek
Road.
3.The access easement serving Lot 3 must be addressed with thefinalplatsofLots1and4.
PLANNING COMMISSION ACTION:(NOVEMBER 11,1999)
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 voteof9ayes,0 nays,1 absent and 1 open position.
6
November 11,1999
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
VARIANCE S/WAIVERS REQUE STED:
1.Waiver of the required right-of-way dedication to Lawson andSullivanRoads.
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 ofoperationwillbefrom8:00 a.m.to 5:00 p.m.,Monday
November 11,1999
SUBDIVISION
ITEM NO.:B (Cont.)FILE NO.:Z-6719
through Friday.The property owners live in the existingmanufacturedhome.
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 28footby60footmanufacturedhomewhichtheapplicantproposestoplaceneartheproperty's southwest corner.
The manufactured home will be a residence for the propertyowners'aughter so that she can help care for one of theownerswhoisinillhealth.The daughter will alsooperateasmallbeautyshopwithinthecommercialbuildingwhichwilloccupyapproximately330squarefeet.
Access to the residences will be from an existing graveldrivefromSullivanRoad.Access to the commercialbuildingisgainedfromSullivanandLawsonRoads,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 Worksrequirements.The applicant requests a waiver of therequiredright-of-way dedication for Lawson and SullivanRoadsandawaiveroftherequired'c street improvementsforthesestreets.As of this writing,Public Works hasnotmadearecommendationontheserequests.
The applicant is also requesting a waiver of the PlanningCommissionbylaws,Article IV.A.4.b.,which requires thatanapplicantobtainanabstractlistofpropertyownerswithin200feetofthetractforwhichrezoninghasbeenpetitioned,and notify said owners.In this case theapplicant,on his own,determined the property ownerswithin200feetofthepropertyandmailed(certified)notices of the public hearing.The notices were mailed onJuly17,1999.A total of fj.ve (5)property owners werenotified.
B.EXISTING CONDITIONS:
The property contains a commercial building,a double-widemanufacturedhomeandagaragestructure,as noted on theattachedsiteplan.
There is a car wash and a contractor's maintenance yard tothenorthacrossLawsonRoad,with single-family residencesonlargelotstothenortheast.There is vacant propertyimmediatelywestofthissite.There are also single-family residences on large lots to the east across Sullivan
2
November 11,1999
SUBDIVISION
ITEM NO.:B (Cont.)FILE NO.:Z-6719
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 theneighborhood,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 requiredpriortodedication.
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 thecloseproximityoftheintersection.
5.Provide design of streets conforming to "MSP"(MasterStreetPlan).Construct one-half street improvements tothesestreetsincluding5-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.
APSL:No Comment received.
Arkla:No Comment.
Southwestern Bell:No Comment received.
Water:No Comment.
3
November 11,1999
SUBDIVISION
ITEM NO.:B (Cont.)FILE NO.:Z-6719
Fire Department:Outside city limits.If this property iseverannexed,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 consistentwiththeLandUsePlan.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 associatedwiththesiteplan,other than the requested waivers ofPublicWorksrequirements.Staff is comfortable with
proposed uses of the property.
The ordinance would typically require eleven (11)parkingspacesforacommercialbuildingofthissize.There is anexistingpavedareainfront(north side)of the commercialbuildwhichwillaccommodate6to8vehicles.Given thefactthatnonewcommercialbuildingareawillbeadded,staff has no problem with the existing parking situation.
4
November 11,1999
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 Works
will make a recommendation on these waiver requests priortothepublichearing.
Also explained in paragraph A.is the applicant's requested
waiver of the Planning Commission bylaws,ArticleIV.A.4.b.,which requires that the applicant obtain anabstractlistfornotification.The Commission will needtohearfromtheapplicantanddetermineifthisbylaw
waiver is appropriate,or if a deferral is warranted,priortothepublichearingonthisrezoningcase.
H .STAFF RECOMMENDATIONS:
Staff recommends approval of the PCD rezoning subject tothefollowingconditions:
1.Compliance with the requirements as noted in paragraphs DandEofthisreport.2.The issue of waivers of right-of-way dedication and 'cstreetimprovementsmustberesolved.Public Works 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 CountyHealthDepartment.
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 Works issues prior to the
public hearing.The Committee forwarded the application to thefullCommissionforresolution.
5
November 11,1999
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 inclusionwithintheConsentAgendafordeferraltotheSeptember30,1999
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 14,1999requestingthatthisitembedeferredtotheNovember11,1999
agenda due to a family illness.The applicant states that hewillneedtheadditionaltimetoobtainanabstractlistand
complete the required 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 bedeferredtotheNovember11,1999 agenda.Staff supported thedeferralrequest.
The Chairman placed the item before the Commission for inclusionwithintheConsentAgendafordeferraltotheNovember11,1999agenda.A motion to that effect was made.The motion passed byavoteof11ayesand0nays.
STAFF UPDATE:
The applicant,Stan Bussell,submitted a letter to staff onOctober28,1999 requesting that this item be deferred to theJanuary6,2000 agenda.Mr.Bussell notes that a serious
family illness has prevented him from completing the requirednotification.He informs staff that an abstract list has been
6
November 11,1999
SUBDZVZSZON
ZTEM NO.:B (Cont.)FZLE NO.:Z-6719
recpxested and that the notification will be done for the
January 6,2000 meeting.Staff supports the deferral recpxest.
PLANNZNG COMMZSSZON ACTZON:(NOVEMBER 11,1999)
Staff infozmed the Commission that the applicant submitted aletteronOctober28,1999 recpxesting that this item be deferredtotheJanuary6,2000 agenda.Staff supported the deferral
request.
The Chaizman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to the January 6,2000
agenda.A motion to that effect was made.The motion passed byavoteof9ayes,0 nays,1 absent and 1 open position.
7
November 11,1999
ITEM NO.:C FILE NO.:S-10-CC
NAME:Charles Valley Office Park —Revised Preliminary Plat
LOCATION:South side of Huron Lane,approximately 200 feet eastofGreenMountainDrive
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 recpxested.
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.
November 11,1999
SUBDIVISION
ITEM NO.:C (Cont.)FILE NO.:S-10-CC
B.EXISTING CONDITIONS:
The site is currently vacant and heavily wooded.A 50 footwideR-2 zoned buffer area is located along the south endofthisproperty,with single-family residences locatedfurthersouth.Single-family residences are also locatedtothewestalongGreenMountainDr.A mixture of officeandcommercialusesarelocatedtotheeastandnorthacrossHuronLane.
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
November 11,1999
SUBDIVISION
ITEM NO.:C (Cont.)FILE NO.:S-10-CC
be recgxired 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,recgxesting that this item be deferred to November 11,1999.The applicant is working to revise the preliminaryplatandneedsadditionaltime.
H .STAFF RECOMMENDATIONS:
Staff recommends approval of the deferral as recgxested.
SUBDIVISION COMMITTEE COMMENT:(SEPTEMBER 9,1999)
Bob Lowe was present,representing the application.Staff gaveabriefdescriptionofthepreliminaryplat.
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 beinstalledtoprotectthebufferareaspriortoanysitework.
This was also a condition of the previous approval.
3
November 11,1999
SUBDIVISION
ITEM NO.:C (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 tothefullCommissionforfinalaction.
PLANNING COMMISSION ACTION:(SEPTEMBER 30 1999)
Staff informed the Commission that the applicant submitted aletteronSeptember17,1999 requesting that this item bedeferredtotheNovember11,1999 agenda.Staff supported thedeferralrequest.
The Chairman placed the item before the Commission for inclusionwithintheConsentAgendafordeferraltotheNovember11,1999
agenda.A motion to that effect was made.The motion passed byavoteof11ayesand0nays.
STAFF UPDATE:
The applicant submitted a revised preliminary plat to staff onOctober19,1999.The revised plat increases the number of lots
from three (3)to four (4)and shows the 50 foot access as aprivatedrivewithacul-de-sac,as required by Public Works,toservethefourlots.
As noted in paragraph A.of this report,the previously
approved plat for this property included a 40 foot undisturbedbufferalongthewestpropertyline.This was a result of an
agreement between the previous developer of the property and theadjacentpropertyowners.This buffer was not an ordinance
requirement at that time,nor is it now.The current developerofthepropertydoesnotwishtoprovidethebuffer.The
proposed plat does recognize the 50 foot,R-2 zoned,undisturbedbufferalongthesouthpropertyline.
Otherwise,there should be no outstanding issues associated withtheproposedpreliminaryplat.The plat as proposed conforms toordinancestandards.
4
November 11,1999
SUBDIVISION
ITEM NO.:C (Cont.)FILE NO.:S-10-CC
SUBDIVISION COMMITTEE COMMENT:(OCTOBER 21,1999)
Pat McGetrick was present,representing the application.Staffbrieflydescribedtherevisedpreliminaryplat.
The revisions made to the plat were briefly discussed,as was
the buffer that was shown on the previously approved plat alongthewestproperty.Staff explained that land use buffers are
not Subdivision Ordinance requirements and could not be required
with preliminary plats.
There being no further issues for discussion,the Committee
forwarded the plat to the full Commission for final action.
STAFF RECOMMENDATIONS:
Staff recommends approval of the preliminary plat subject to the
following conditions:
1.Compliance with the requirements as noted in paragraphs D and
E of this report.
2.The 50 foot wide R-2 zoned buffer along the south propertylinemustremainundisturbedwithdevelopmentoftheproperty.
Temporary fencing must be installed to protect this area priortoanysitework.
PLANNING COMMISSION ACTION:(NOVEMBER 11,1999)
Pat McGetrick and Bill Hastings were present,representing theapplication.Staff briefly described the proposed preliminaryplatwitharecommendationofapproval.
Pat McGetrick addressed the Commission in support of the
application.He noted that the R-2 zoned buffer area along the
south property line will be fenced prior to any site work.
Marlene Mahaffey addressed the Commission with concerns.She
asked when the plat would be final platted.Staff indicatedthattheapplicanthadone(1)year to complete the final plat.
Bill Hastings noted that he had one of the proposed lots sold.
Mrs.Mahaffey asked about building height.
5
November 1~,1999
SUBDIVISION
ITEM NO.:C (Cont.)FILE NO.:S-10-CC
Mr.Hastings noted that the buildings constructed on this
property will comply with city ordinance standards.He statedthatifhisrealestatecompanydevelopsthefirstlotwithin
the subdivision,the building will be one-story in height.
Jim Lawson,Director of Planning and Development,noted that the
Commission only had the authority to review the proposed plat.
He stated that building height was not an issue that could beassociatedwithaplat.
The ordinance standards regarding building height were brieflydiscussed.
Russell Lemond addressed the Commission.He stated that he wasconcernedthattherewasnobuffershownalongthewestpropertylineaswasapprovedwiththepreviousplat.
There was a general discussion regarding the buffer issue andordinancerequiredsetbacks.Staff noted that the ordinancerequiredlandusebufferalongthewestpropertylinewould be
approximately 9.5 to 10 feet in width.
Commissioner Hawn offered comment on the buffer issue and asked
why the developer would not provide a 40 foot buffer along thewestpropertyline.
Mr.McGetrick stated that the buffer would restrict thebuildableareaofthelots.
Commissioner Adcock also asked about the 40 foot buffer.
Mr.McGetrick stated that the additional area was needed to
develop the property.
Commissioner Rahman asked if the 40 foot buffer along the westpropertylinewaspartofthepreviouslyapprovedplat.
Mr.Lawson responded that the buffer was part of the previously
approved plat,but was not an ordinance requirement.
Stephen Giles,City Attorney,noted that the 40 foot buffer
shown on the previous plat was not a requirement,but wasofferedbythepreviousdeveloper.
6
November 11,1999
SUBDIVISION
ITEM NO.:C (Cont.)FILE NO.:S-10-CC
There was a general discussion regarding the previously approvedplat,with additional comment by Russell Lemond.
Commissioner Nunnley asked Mr.Lemond if a buffer less than 40feetinwidthwouldbeacceptable.
Mr.Lemond stated that it would not.
Mr.McGetrick noted that the developer feels that he has met alloftheordinancerequirements.
There was a motion to approve the preliminary plat as
recommended by staff.
There was additional discussion concerning the buffer issue,including the ordinance buffer standards.
Mr.Giles reviewed the Planning Commission authority in dealingwithpreliminaryplatapplications.He noted that a bufferissuewasnotaviablereasontodenyapreliminaryplat.
There was additional discussion pertaining to the previous platapproval.
Chairman Earnest called the vote.The previous motion to
approve the preliminary plat passed by a vote of 6 ayes,3 nays,1 absent and 1 open position.
7
g-/o-CC
TERRY D.dc MARLENE MAHAFFEY
1220 OLD CHARTER COURT
I.iTTLEROm;AR.7221 1-2450
PH 5(01)227-9482
September 17,1999
Mr.Monte 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 Rom demolishing the trees,if and while development
occurs.There is only about 50-ft.Rom 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
SEP 2 0 1'j99
BY:
zh c.
/0-CC
1216 Old Charter Court
Little Rock,AR 72211
November 1,1999
Mr.Hugh Ernest
212 Kingsrow Drive
Little Rock,AR 72207
Dear Mr.Ernest,
A site plan review for the Charles Valley Office Park is scheduled to be presented by Rector
Phillips Morse at the November 11,1999 meeting of the Planning Commission.This site is a
fully wooded four acre lot on Huron Lane next to the Post Office.The south and west boundaries
of the lot border homes in the Walnut Valley and Pleasant Tree subdivisions.
Fifteen months ago when this property was owned by Rees Development,Inc,a site plan was
reviewed and approved by the commission.(Copy of the minutes attached)At that time the
Planning Commission,the planning staff and the McGetrick Engineering firm representing Rees
Development,Inc agreed to the preservation of natural undisturbed buffers on the south and west
sides of the property for the protection of the property values and quality of life of adjacent
homeowners.The needs of the homeowners and all other factors other than the realty company
involved remain unchanged since the site plan review conducted on July 23,1998.
I am requesting that the commission reaffirm at its November 11,1999 meeting and document in
the minutes of that meeting,the buffering stipulations agreed upon fifteen months ago:
preservation of natural,undisturbed vegetation on the south and west borders of
the development site —50ft on the south side,40ft on the west side
required installation of temporary fencing to protect these areas of natural
undisturbed vegetation prior to any site preparation
In addition to buffers building height and design are prime concerns to homeowners.
Development of 1 story structures with shingled,peaked roofs is architecturally compatible with
surrounding houses and with the more visually attractive commercial buildings in the area.That
type of development has an entirely different impact than one that results in the intrusion of
multi-story,concrete boxes claustrophobically invading the privacy and living space of adjacent
homes.
I hope the outcome of the site plan review reflects sensitivity and concern on the part of Planning
Commission members and the developer of this site.These adjacent land uses are not necessarily
incompatible if the needs of homeowners are acknowledged and incorporated into the planning
process.In the 20+years we have lived in our home,we have always had good neighbors —I
hope this developer will choose to be a good neighbor.I appreciate your time and consideration
in this matter.
Sincerely,
MQWZehr RECEIVED
OCT 2 9 1999
BY:
cc Little Rock Planning Commission
Walnut Valley Homeowners Association
Monte Moore,Dept of Planning 8'c Development
Homeowners adjacent to proposed Charles Valley Office Park
November 11,1999
ITEM NO.:D 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.
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.
The applicant is requesting a deferral of street
improvements to David O.Dodd Road until 150 lots aredeveloped,and a waiver of required sidewalk construction
November 11,1999
SUBDIVISION
ITEM NO.:D (Cont.)FILE NO.:S-1261
for all of the interior residential streets except KenwoodAvenue.
The applicant is also requesting a variance to allowreducedhorizontalradiifortheinteriorresidentialstreetsandavarianceforreducedcenterlineradii forDavid0.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-2zonedpropertyinthisimmediatearea.
C .NE I GHBORHOOD COMMENTS:
There was no established neighborhood association to notifyoftheplatrequest.Staff has received no comment fromtheneighborhoodasofthiswriting.
DE 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"(MasterStreetPlan).Construct one-half street improvements tothesestreetsincluding5-foot sidewalks with planned
development.(David 0.Dodd must meet minimum 600 feet
radius and 200 feet tangent.)Staff supports deferralofstreetimprovementsfor5-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.
5.Street "A"from Street "B"to Street "D"must 31feetwide.
2
November 11,1999
SUBDIVISION
ITEM NO.:D (Cont.)FILE NO.:S-1261
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 O.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 easementstoserveproperty.
APSL: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 atLot54.Place fire hydrants to code.
Count Plannin :No Comment received.
CATA:No Comment received.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:
No Comment.
3
November 11,1999
SUBDIVISION
ITEM NO.:D (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 oftheissuesraisedbystaffandtheSubdivisionCommittee.
A "no vehicle access"easement has been shown along David
O.Dodd Road,street names have been added,and a portionofKenwoodAvenuehasbeenwidenedasrequired.The
applicant has also shown an auxiliary/emergency entrance
from David O.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 providedwitheachphase.
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 O.
Dodd will be dedicated and that the left turn lane for
David O.Dodd,at the subdivision entrance,will beconstructedwithPhase1.
The applicant is requesting a deferral of street
improvements to David O.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 sidewalkconstructionfortheinteriorresidentialstreetswithinthissubdivision.Sidewalks are required on one (1)sideofalltheresidentialstreetsexceptforKenwoodAvenue,
4
November 11,1999
SUBDIVISION
ITEM NO.:D (Cont.)FILE NO.:S-1261
where sidewalks are required on both sides from David O.
Dodd Road to Kenwood Drive.Public Works recommends denialofthevariancerequest.
The applicant is requesting a variance for reduced
horizontal radii for the interior residential streets atfive(5)locations within the plat.The minimum requiredstreetradiusis150feet.The applicant is proposing 75footradiiatthelocationsasnotedontheattachedplat
drawing.Public Works supports this variance request,as
the reduced radii will function as traffic calming devices.
The final variance requested is for reduced centerlineradiiattwo(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 proposing375footradiiatthetwolocationsnotedastheattachedplatdrawing,at the southwest corner of the property.Public Works opposes the variance request.It is PublicWorks'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 andvarianceforreducedcenterlineradiiforDavidO.Dodd
Road need to be discussed by the full Commission.
Otherwise,staff is comfortable with the overall platdesign.The proposed plat should have no adverse effect onthegeneralarea.
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.
5
November 11,1999
SUBDIVISION
ITEM NO.:D (Cont.)FILE NO.:S-1261
6.The issue of deferral of street improvements to David O.Dodd Road needs to be discussed and resolved.
SUBDIVISION COMMITTEE COMMENT:(SEPTEMBER 9,1999)
Joe White and Ron Tabor were present,representing theapplication.Staff gave a brief description of the preliminaryplat,noting several items which needed to be shown on the platdrawing.Staff noted that a "no vehicle access"easement shouldbeplattedalongDavidO.Dodd Road and Kenwood Avenue.
The requested waivers were briefly discussed.Mr.White notedthatthe75footradiusforseveralofthestreetswasrequestedprimarilyasatrafficcalmingdevice.The waiver of sidewalks
was also discussed.It was noted that this waiver was requestedduetothefactthatthereisonlyoneproposedentranceintothissubdivisionandtrafficvolumewithinthesubdivisionshouldbelow.
Commissioner Berry asked if the developer had considered anyparkspaceforthisdevelopment.Mr.Tabor noted that it wouldnotbeeconomicallyfeasibletoprovideparkspacewithinthissubdivisionduetothefactthatthelotswillbemarketedformoderateincomeresidentialdevelopmentandallthelotsproposedareneeded.Mr.Tabor stated that this property ispartofalargerownershipwhichincludedpropertyacrossDavidO.Dodd Road to the south and west,and that a future park inthisareawouldbepossible.
The Public Works requirements were briefly discussed as was thefiredepartment'request for a second entrance.The issue ofthesecondentrancewasbrieflydiscussed.Mr.Tabor noted thatagatedemergencyentrancewouldbepreferred,which couldincludeasidewalkforfuturepedestrianaccesstothepropertytothesouthacrossDavidO.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 theapplication.Staff briefly described the proposed preliminaryplatandthedeferral,waiver and variance requests.
6
November 11,1999
SUBDIVISION
ITEM NO.:D (Cont.)FILE NO.:S-1261
Ron Tabor addressed the Commission and reviewed the proposedplat.He briefly discussed the extension of the sanitary sewertothisproperty.He noted that the homes within thissubdivisionwouldbeinthe1,250 —1,550 square foot range.Henotedthatthedeveloperwouldworkwiththeexistinggrades,
which would allow preservation of trees.He also noted thattherewouldbenocurbcutsalongDavidO.Dodd Road other thanthemainsubdivisionentrance.Mr.Tabor stated that the lots
would sell for approximately $15,000 each.He also brieflydiscussedtheemergencyentrancealongthesouthboundaryof thesubdivision.
Chairman Earnest asked about the time frame for the developmentwithregardstothewastewaterissue.
Mr.Tabor discussed the grant that had been applied for toextendthesewertothisproperty.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 ofanothersubdivisionthathadsidewalkswhichwerenotused.Henotedthatthesidewalkwaiverwasareasonablerequest.
Commissioner Adcock discussed constructing sidewalks along theouterstreetswithinthesubdivision.
Bob Turner,of Public Works,noted that construction ofsidewalksontheouter(loop)streets would save the developerapproximately$25,000.
Commissioner Nunnley addressed the sidewalk issue.He notedthathecouldacceptadeferralofsidewalkconstruction.Hestatedthathewouldnotnegotiatepublicsafety.
Joe White discussed reasons why cul-de-sacs were not used withinthissubdivisionasawaytoavoidsidewalkconstruction.
The phasing plan for the proposed subdivision was brieflydiscussed.
7
November 11,1999
SUBDIVISION
ITEM NO.:D (Cont.)FILE NO.:S-1261
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.
Commissioner Faust asked about the existing contours of theproperty.
Mr.White noted that the streets would only have maximum gradesof6to7percent.
Chad Young and Doug Meyer addressed the Commission withconcerns.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 statedthatthereshouldbebufferareasalongDavidO.Dodd Road and
along the north property line,adjacent to J.A.Fair HighSchool.Mr.Young opposed the sidewalk waiver.He discussedhisalternatesubdivisiondesignwiththeCommission,whichincludedcurvedstreets,two entrances and buffers.Herequestedthattheapplicantrevisetheproposedsubdivisiondesign.
Doug Meyer also requested buffer areas and two entrances as aresultofameetingwiththeneighborhood.He also discussedthestreetimprovementstoDavidO.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 thesidewalkconstructionandstreetimprovements.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 thesubdivisionandhadnoproblemwiththeproposeddesign.Henotedconcernswiththesinglesubdivisionentranceandthe lackofsidewalks.He also stated that he would not support a designwithcul-de-sacs.
8
November 11,1999
SUBDIVISION
ITEM NO.:D (Cont.)FILE NO.:S-1261
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.
Commissioner Berry briefly discussed the alternate design aspresentedbyChadYoung.He noted that the Commission could notredesignthesubdivision.He also discussed the single entrance
and traffic impact.The sidewalk waiver was also noted as aconcern.
Commissioner Putnam briefly discussed the proposed design of thesubdivision.
Mr.Tabor briefly addressed the alternate subdivision design,noting that the design did not make allowances for correctstreetwidthsandlotsize.He stated that the land would notbeclear-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.Henotedthatdevelopmentsneedtohavesidewalksandthathesupportspublicsafety.
Commissioner Adcock asked whether Dottie Funk's cpxestion had
been answered.
Mr.Tabor responded that no clear-cutting would be done and theonlyareastobegradedwouldbewherethestreetswouldbeconstructed.
Commissioner Adcock briefly discussed the alternate subdivisiondesignassuggestedbyChadYoung.
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 werethesidewalkwaiverandnumberofentrances.
9
November 11,.1999
SUBDIVISION
ITEM NO.:D (Cont.)FILE NO.:S-1261
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
one entrance.He stated that he was comfortable with the singleentrance.He commented that each phase of the development would
be required 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 beconsultedregardingsidewalkconstructionontheouter(loop)streets,as he did not have the authority to amend the waiverrequest.
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 alsodiscussedfurther.Commissioner Raman commented that he could
support waiving some of the sidewalk requirements,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.
STAFF UPDATE:
The applicant submitted a revised preliminary plat to staff onOctober25,1999.The following items have not been noted as
was previously requested in paragraph G.of this report:
1.Source of title
2.Names of owners of all unplatted tracts abutting the platarea.
3.Provide turnarounds for the streets within each phase.
10
November 11,1999
SUBDIVISION
ITEM NO.:D (Cont.)FILE NO.:S-1261
The applicant has provided sidewalks along the perimeter streets
within this subdivision,as well as the emergency entrance,as
noted on the attached plat drawing.The applicant will continuetorequestawaiverofsidewalkconstructionfortheremaininginteriorstreetsandforthenorthsideofKenwoodAvenue.
Public Works recommends denial of this waiver request.ThisissuemustbediscussedandresolvedbythefullCommission.
The applicant also continues to request a deferral of street
improvements to David O.Dodd Road until 150 lots are developed.Public Works could support a deferral of these street
improvements until 110 lots are final platted,five (5)years,until adjacent development or until a public project,whicheveroccursfirst.This issue must also be discussed and resolved bythefullCommission.
The applicant is requesting a variance for reduced horizontalradiifortheinteriorresidentialstreetsatfive(5)locationswithintheplat.The minimum required street radius is 150feet.The applicant is proposing 75 foot radii at the locationsasnotedontheattachedplatdrawing.Public Works supportsthisvariancerequest,as the reduced radii will function astrafficcalmingdevices.
The revised plat provides for the 500 foot minimum radii (withsuperelevation)at two (2)locations along David O.Dodd Road.This conforms to ordinance standards and thereby eliminates avariancerequest.
The revised plat also shows a "10 foot no vehicular access
easement and undisturbed buffer"along the entire David O.Doddfrontage.This provision was made in response to concernsvoicedbyneighborsatthelastpublichearing.
The issues relating to deferral of street improvements to David
O.Dodd Road and waiver of sidewalk construction need to bediscussedbythefullCommission.
Otherwise,staff is comfortable with the overall plat design.
The proposed plat should have no adverse effect on the generalarea.Staff recommends approval of the preliminary plat asnotedinparagraphH.(pages 5 and 6)of this report,with theexceptionofcondition¹5 which can be eliminated.
11
November 11,1999
SUBDIVISION
ITEM NO.:D (Cont.)FILE NO.:S-1261
SUBDIVISION COMMITTEE COMMENT:(OCTOBER 21,1999)
Joe White was present,representing the application.He
presented a revised plat to the Committee for review.
Mr.White noted that sidewalks would be provided along theperimeterstreetswithinthissubdivision.Public Works notedthatsidewalkswererequiredalongbothsidesofKenwoodAvenue.Mr.White noted that a waiver would be requested for the
remaining sidewalks.This issue was briefly discussed.
The requested deferral of street improvements to David O.Dodd
Road was briefly discussed.Bob Turner,of Public Works,notedthatadeferralcouldbesupporteduntil110lotsarefinalplatted.Mr.White noted that the developer would like the
improvements deferred until 150 lots are developed.
A second access point into the subdivision was brieflydiscussed.It was noted that a sidewalk would be provided alongtheemergency/auxiliary entrance.
A perimeter buffer along David O.Dodd Road was also brieflydiscussed.Staff noted that a perimeter buffer would beimpossibletoenforceandsuggestedaperimeterscreening fence.
Mr.White noted that the minimum radii for the two points alongDavidO.Dodd Road would be provided,which would eliminate thatparticularvariancerequest.
After the discussion,the Committee forwarded the issue to thefullCommissionforresolution.
PLANNING COMMISSION ACTION:(NOVEMBER 11,1999)
Joe White was present,representing the application.Staff gaveabriefdescriptionoftheproposedpreliminaryplatwitha
recommendation of approval.Staff noted a recommendation ofdenialoftherequestedsidewalkwaiver.
Joe White addressed the Commission in support of theapplication.He discussed the requested sidewalk waiver.Henotedthatsidewalkshavebeenaddedtotheplatalongtheperimeterstreets.
12
November 11,1999
SUBDIVISION
ITEM NO.:D (Cont.)FILE NO.:S-1261
Mr.White also discussed the issue of a second entrance into thesubdivision.He noted that Public Works supported the singleentranceandthattheFireDepartmentwassatisfiedwiththe
emergency entrance.
Mr.White also noted that a 10 foot undisturbed buffer had been
added along David O.Dodd Road.He noted that a deferral ofstreetimprovementstoDavidO.Dodd Road was requested until150lotsaredeveloped.
Bob Turner,of Public Works,discussed the deferral of street
improvements to David O.Dodd Road.He noted that Public Workscouldsupportthedeferraluntil125lotsweredeveloped.Henotedthatthiswouldbethefirstfourphasesofthesubdivision.
Mr.White stated that he would accept the deferral as
recommended by Public Works.
Chad Young addressed the Commission.He asked about the sewerissueassociatedwiththisproperty.
Mr.White noted that the issue was to be before the Sewer
Commission on November 17,1999.
Mr.Young stated that he supports development in this area.HereferencedaletterthatwassenttotheCommissionfromthe
neighborhood association.He recommended denial of the sidewalkwaiver,requested a second entrance into the subdivision andrequestedabufferalongDavidO.Dodd Road.He asked that theCity's Ordinance standards regarding buffering and screening ofanewsubdivisionbereviewed.
Charles Tanner also addressed the Commission.He noted concernswiththedeferralofstreetimprovementstoDavidO.Dodd Road
and traffic in the area.He stated that he was not opposed to
new single family development in the area.
Mr.Turner was asked if Public Works was satisfied with thesingleentranceintotheneighborhood.
Mr.Turner noted that Public Works was satisfied.
Commissioner Nunnley asked for clarification on the street
improvement deferral issue.
13
November 11,1999
SUBDIVISION
ITEM NO.:D (Cont.)FILE NO.:S-1261
Mr.Turner noted that,based on the phasing proposed,street
improvements could be deferred until 125 lots are developed,
which would represent the first four phases.
Commissioner Nunnley asked that if the subdivision were not 100percentcompleted,could sidewalks be added to the interiorstreets.
Stephen Giles,City Attorney,noted that the waiver of sidewalks
would be based on 100 percent completion of the subdivision.HenotedthatitwouldbeultimatelyuptoBoardofDirectorsto
waive the sidewalks.
There was brief discussion regarding the buffer and fencingissue.There was also additional discussion regarding therequestedsidewalkwaiver.
Commissioner Rector asked about reducing the street widths fortheinteriorstreetsandhavingsidewalksonthesestreets.
Mr.Turner noted that Public Works could support a two (2)footreductioninstreetwidthsinexchangeforsidewalkconstruction.
There was additional discussion regarding the issue of reducedstreetstandards.Commissioner Adcock expressed concern withon-street parking with the reduced standards.
There was additional discussion regarding street widths and
emergency vehicle access.
Mr.White stated that he was not interested in the reducedstreetstandards.
There was additional discussion concerning the sidewalk waiver.
There was a motion to approve the deferral of street
improvements to David O.Dodd Road until 125 lots are developedandthevarianceforreducedhorizontalradiifortheinternalresidentialstreets.The motion passed by a vote of 9 ayes,
0 nays,1 absent and 1 open position.
There was a second motion to approve the waiver of sidewalkconstructionforsomeoftheinteriorresidentialstreets.There was additional discussion regarding this issue.
Commissioner Adcock indicated that the Subdivision Committee
14
November 11,1999
SUBDIVISION
ITEM NO.:D (Cont.)FILE NO.:S-1261
recommended approval of the waiver.The motion failed by a voteof4ayes,5 nays,1 absent and 1 open position.
There was a final motion to approve the preliminary plat subjecttotheotherconditionsasrecommendedbystaff.The motion
passed by a vote of 9 ayes,0 nays,1 absent and 1 openposition.
15
s-jz.r.(
October 21,19gg
Mr.Monte Moore
City of Little Rock
Dept.of Planning &Development
723 W.Markham St.
Little Rock,AR 72201
Re:Kenwood Addition
David O.Dodd Rd.
Developer:Davis Fitzhugh
Dear Mr.Moore:
Attendees at the monthly meeting of the Stagecoach-Dodd Neighborhood Association on10/18/99,requested that I write you as President of the Association regarding the proposedKenwoodAdditiononDavidO.Dodd Road.
After a presentation by Mr.Chad Young,Association members wish to advise the Commission ofthepositiontakenonsomeissuesinquestionregardingtheproject:
The Association requests the Commission deny the variance request on the sidewalkgrant.
3.
The Association is in support of a second entrance on the south side of the pro'ect.We request that the half width improvements to David O.Dodd Rd.be done after the 70'"lot is developed in the addition.
We request an acceptable buffer along David O.Dodd Rd.to be 50 feet of undisturbedvegetationorabarrierofbrickandstonepostswithawoodenfenceatleast6feetinheightwith20feetofundisturbedvegetationontheoutsideofthebarrier.The Association would request that the developer move the west entrance of the projecttothenorthapproximately340feet.
A copy of the sign-in sheet from the Association meeting is enclosed,which represents membersinagreementwiththecontentsofthisletter.
It would be appreciated if this letter would be presented at the next planned Commission meet'mmissionmeetinginwhichcommentsonKenwoodAdditionwillbeenteredintotherecord,
Charles Tanner
President
Stagecoach-Dodd Neighborhood Assoc.RECEIVED
cc:Mr.Chad Young OCT 27 1999
Mr.Doug Meyer
BY:
Stagecoach-Dodd Neighborhood Assoc.
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November l,1999
ITEM NO.:E FILE NO.:Z-6739
Owner:William David Green,Jr.or
Mary Jayne Green
Applicant:Wi:lliam David Green,Jr.
Location:3710 Baseline Road
Request:Rezone from R-2 to C-4
Purpose:Build a new tire store
Size:.79+acres
Existing Use:Vacant lot
SURROUNDING LAND USE AND ZONING
North —Single Family;zoned R-2
South —School;zoned R-2
East —Vacant lot;zoned R-2 and Various Commercialuses;zoned C-4 and R-2
West —Auto repair;zoned R-2 and Single Family;zoned R-2
PUBLIC WORKS COMMENTS
1.Baseline Road is listed on the Master Street Plan as aprincipalarterial,dedication of right-of-way to 45feetfromcenterlinewillberequired.1.Community Road is listed as a commercial street.Dedicate right-of-way to 30 feet from centerline.
WITH BUILDING PERMIT
1.Provide design of streets conforming to "MSP"(MasterStreetPlan).Construct one-half street improvementstothesestreetsincluding5footsidewalkswith
planned development.1.Repair or replace any curb and gutter or sidewalk thatisdamagedinthepublicright-of-way prior to
occupancy.1.Plans of all work in right-of-way shall be submittedforapprovalpriortostartofwork.1.Obtain permits for improvements within State Highwayright-of-way from AHTD,District VI.1.No driveways will be allowed from Community Road.AllaccessforbusinessshouldbefromBaselineRoadonly.
November ~1,1999
SUBDIVISION
ITEM NO.:E (Cont.)FILE NO.:Z-6739
PUBLIC TRANSPORTATION ELEMENT
The site is located on a CATA Bus Route.
PUBLIC NOTIFICATION
All owners of property located within 200 feet of the site,all residents within 300 feet of the site and the UpperBaselineNeighborhoodAssociationwerenotifiedofthe
rezoning request.At its September 14,1999 meeting,theAssociationvotednottoopposetheC-4 zoning request andvoicedpleasurethattheproposedbusinesswascomingintotheneighborhood.
LAND USE PLAN ELEMENT
The site is located in the Geyer Springs East PlanningDistrict.The adopted Plan recommends Commercial for this
property and the adjacent properties fronting onto Baseline
Road,from Community Lane to Scott Hamilton.The sitefallswithintheareacoveredbytheUpperBaseline
Neighborhood Action Plan which was endorsed by the
Commission at its September 2,1999 meeting.The Board ofDirectorsisscheduledtoactonthatPlanatitsNovember
2,1999 meeting.The Neighborhood Action Plan did not
propose any zoning or land use plan changes.The C-4
zoning request conforms to the adopted Plan.When
developing the site,the applicant should be sensitive totheabuttingresidentialpropertiesonthenorth.
STAFF ANALYSIS
The request before the Commission is to rezone this vacant,.79+acre tract from R-2 Single Family to C-4 Open Display
Commercial.Once the property is rezoned,the applicant
proposes to build a new tire store on the site.
The property is located within the commercial nodeestablishedbytheBaseline-Scott Hamilton-Hilaro Springs
Roads intersection.Uses and zoning in the immediate areaarevaried.The R-2 zoned property immediately adjacent tothewest,at the corner of Baseline and Community,is
2
November i1,1999
SUBDIVISION
ITEM NO.:E (Cont.)FILE NO.:Z-6739
occupied by a nonconforming auto repair business,a C-4
use.The R-2 zoned lot adjacent to the east is vacant.A
paint company and an auto paint and body shop are locatedjustbeyondthisvacantlotontheC-4 and R-2 zoned
properties to the east.The R-2 zoned properties on the
north side of Baseline Road,at the Scott Hamilton
intersection,contain a variety of retail and auto relateduses.Single family homes are located on the R-2 zoned
properties to the north and across Community Lane to the
west.An undeveloped tract of 0-3 zoned property is
located at the corner of Community and Baseline.The R-2
zoned properties across Baseline Road to the south are
occupied by an elementary school (which also houses the
Baseline Alert Center),a single family home and a
nonconforming apartment development.
The Geyer Springs East District Land Use Plan recommends
Commercial for this site and the other properties on the
north side of Baseline Road,from Community Lane to Scott
Hamilton.The C-4 recpxest conforms to the adopted Plan andiscompatiblewithusesandzoninginthearea.The
appropriate locations for the C-4 district are along
heavily traveled major traffic arterials.Baseline Road isclassifiedasaprincipalarterial.
The site is currently vacant and,when developed,will havetoconformtocitycodeinrespectstolandscaping,
buffering and screening.Appropriate buffers and screeningwillhavetobeincorporatedintothedevelopmentplantoprotecttheadjacentresidentialproperties.
STAFF RECOMMENDATION
Staff recommends approval of the recpxested C-4 zoning.
PLANNING COMMISSION ACTION:(OCTOBER 14,1999)
The applicant was present.There was one objector present.
One letter of opposition from an adjacent property owner
had been received by staff and forwarded to the Commission.Staff presented the item and a recommendation of approval.In response to a cpxestion from the Commission,staff
responded that a tire store would be allowed in the C-3
zoning district,with a conditional use permit.
3
November 1,1999
SUBDZVZSZON
ZTEM NO.:E (Cont.)FZLE NO.:Z-6739
The applicant,William Green,Jr.,addressed the
Commission.Mr.Green stated that he would develop thesitetoconformtocitycodeandthatheacceptedthat hecouldnottakeaccesstoCommunityRoad.He stated thatthedevelopmentwouldbefocusedtoBaselineRoadandthathewantedtobesensitivetotheneedsofhisneighbors.
Mr.Green stated that a tire shop was not a noisy operationandthathewouldkeeptheaircompressorinthebuilding.
He stated that the business operated only during normal
daytime business hours.Mr.Green stated that he wascurrentlylocatedfurtherdownBaselineRoadandhehad
been in business for 13 years.
Ramona Ball,of 8712 Community Road,addressed the
Commission on behalf of her sister Zsabella Pagnucci,wholivesat8717CommunityRoad.Ms.Ball stated that she was
opposed only to the rezoning of the 49'100'ortion ofMr.Green's property that fronts onto Community Road and isclosesttoMs.Pagnucci's home.
Zn response to a cpxestion from Commissioner Putnam,BobTurnerofPublicWorks,discussed his department's commentsintheagenda.
Dana Carney,of the Planning Staff,described the repairedbufferandlandscapingfortheperimeterofthesitewhichisadjacenttoMs.Pagnucci's property.
Mr.Green described his proposal to combine this lot withthepropertyadjacenttotheeastfordevelopmentofthehirestore.Staff interjected that the zoning map showedthatadjacentpropertytobezonedR-2 Single Family.Mr.Green stated that he had been told that the adjacent
property was zoned C-4.Mr.Green also stated that he wasopposedtotherecpxirementtodedicateadditionalright-of-
way for Baseline Road.
Jim Lawson,Director of Planning and Development,suggestedthattheitembedeferredtoaddressthezoningoftheadjacentparcel.The applicant agreed to the deferral.
A motion was made to defer the item to the December 2,1999meeting.The motion was approved by a vote of 9 ayes,0 noes and 2 absent.
4
November ~1,1999
SUBDIVISION
ITEM NO.:E (Cont.)FILE NO.:Z-6739
STAFF UPDATE:
After conducting a thorough review of the issue,staff
determined that the property adjacent to the east of the
subject property is indeed zoned C-4.The zoning map had
been incorrectly posted.The property was zoned C-4 in1990.It has also been determined that the required right-
of-way dedication for Baseline Road is 1.63 feet.Staff
informed the applicant of these issues.In response,the
applicant agreed to dedicate the required right-of-way.
Additionally,the applicant has dropped the 49'100'+
portion of the tract which fronts onto Community Road andisnearestMs.Pagnucci from the rezoning request.That
portion of the tract will remain zoned R-2.
Staff felt it was appropriate to bring the issue back totheCommissionatthenextmeetingratherthanwaiting
6 weeks.Ms.Ball and Ms.Pagnucci have been advised oftheNovember11,1999 hearing date and of the amendment totheapplication.
PLANNING COMMISSION ACTION:(NOVEMBER 11,1999)
The applicant was present.There were no objectorspresent.Staff had spoken with Ms.Ball who confirmed that
she supported the amended application.Staff presented the
amended application and a recommendation of approval.
The item was placed on the Consent Agenda and approved by avoteof9ayes,0 noes,1 absent and 1 open position.
5
November 11,1999
ITEM NO.:1 FILE NO.:S-230-G
NAME:Koger Executive Center —Revised Preliminary Plat
LOCATION:Northwest corner of Centerview Drive and
Executive Center Drive
DEVELOPER:ENGINEER:
Irwin/Saviers The Mehlburger Firm
8315 Cantrell Road,Ste.230 201 S.Izard StreetLittleRock,AR 72227 Little Rock,AR 72203
AREA:17 acres NUMBER OF LOTS:4 FT.NEW STREET:0
ZONING:0-3
PLANNING DISTRICT:11
CENSUS TRACT:24.04
VARIANCES/WAIVERS REQUESTED:None requested.
A.PROPOSAL:
The applicant proposes to subdivide Parcel 1 (17 acres)oftheKogerExecutiveCentersubdivisionintofour(4)lots.The property is zoned 0-3 and will allow future officedevelopments.The applicant has noted that the lots willbefinalplattedastheyaresold,possibly two (2)at atime.The proposed lots range in size from 2.45 to 5.99acres.
B.EXISTING CONDITIONS:
The 17 acre property is undeveloped and wooded.ThepropertygenerallyslopesdownwardfromCenterviewandExecutiveCenterDrives.
November 11,1999
SUBDIVISION
ITEM NO.:1 (Cont.)FILE NO.:S-230-G
The existing Koger Center office development is located totheeastalongExecutiveCenterDrive.The property
immediately north and west is undeveloped,as is the
property across Executive Center Drive to the south.
C.NEIGHBORHOOD COMMENTS:
As of this writing,staff has received no comment from the
neighborhood.The Sandpiper Neighborhood Association wasnotifiedofthepublichearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Driveways shall conform to Sec.31-210 or Ordinance
18,031.Show driveway locations for approval.
2.Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards.
3.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
4.Stormwater detention ordinance applies to this property.
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:An acreage charge of $150 per acre applies in
addition to normal charges.
Fire Department:Place fire hydrants per code.Contact
Dennis Free at 918-3752 for details.
Count Plannin :No Comment.
CATA:Site will likely be served by CATA in the near
future;approved for transit purposes as submitted.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:
No Comment.
2
November 11,1999
SUBDIVISION
ITEM NO.:1 (Cont.)FILE NO.:S-230-G
Landsca e Issues:
No Comment.
G .ANALYS IS:
The applicant submitted a revised preliminary plat drawingtostaffonOctober26,1999.All of the requested items
were noted on the revised plat with the exception of
driveway locations.As noted in paragraph D.of this
report,"Driveways shall conform to Sec.31-210 or
Ordinance 18,031."A revised plat must be submitted
showing the proposed driveway locations in order for stafftodetermineiftheyconformtotheappropriateordinances.
Otherwise,to staff's knowledge there are no outstandingissuesassociatedwiththerevisedpreliminaryplat,as thelotsasproposedconformtoordinancestandards.The
proposed revised plat should have no adverse effect on the
general area.
H .STAFF RECOMMENDATIONS:
Staff recommends approval of the revised preliminary platsubjecttothefollowingconditions:
1.Compliance with the requirements as noted in paragraphs DandEofthisreport.2.A revised plat drawing must be submitted noting theproposeddrivewaylocations.
SUBDIVISION COMMITTEE COMMENT:(OCTOBER 21,1999)
Frank Riggins was present,representing the application.Staffbrieflydescribedtherevisedpreliminaryplat,noting several
items which needed to be shown on a revised plat.
In response to questions from staff,Mr.Riggins noted that thelotswillbefinalplattedassold,possibly two (2)at a time.
He also noted that the reason for the curved side property lines
was due to a possible driveway along these lines.
Mr.Riggins noted that the Public Works requirements would be
complied with and that the driveway locations would be shown.
3
November 11,1999
SUBDIVISION
ITEM NO.:1 (Cont.)FILE NO.:S-230-G
There being no further issues for discussion,the Committee
forwarded the revised preliminary plat to the full Commissionforfinalaction.
PLANNING COMMISSION ACTION:(NOVEMBER 11,1999)
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 inclusionwithintheConsentAgendaforapprovalasrecommendedbystaff.
A motion to that effect was made.The motion passed by a voteof9ayes,0 nays,1 absent and 1 open position.
4
November 11,1999
ITEM NO.:2 FILE NO.:S-285-JJ
NAME:Cypress Point (Phase 3)—Preliminary Plat
LOCATION:West end of Buckland Road,northwest of Ranch Blvd.
DEVELOPER:ENGINEER:
Ranch Properties,Inc.White-Daters and Associates
900 S.Shackleford Rd.,Ste.300 401 Victory StreetLittleRock,AR 72211 Little Rock,AR 72201
AREA:24.74 acres NUMBER OF LOTS:46 FT.NEW STREET:4,950 lf
ZONING:R-2
PLANNING DISTRICT:20
CENSUS TRACT:42.05
VARIANCES/WAIVERS REQUESTED:
Variance from the minimum centerline radius for a residentialstreet
A.PROPOSAL:
The applicant proposes to develop Phase 3 of the CypressPointSubdivision,which includes subdividing 24.74 acresinto46singlefamilyresidentiallots(zoned R-2).Theapplicantproposes4,950 linear feet of new residentialstreetswiththisdevelopment.The following phases areproposed:
Phase I —Lots 261-263,284-307
Phase II —Lots 264-283
November 11,1999
SUBDIVISION
ITEM NO.:2 (Cont.)FILE NO.:S-285-JJ
B.EXISTING CONDITIONS:
The property is partially wooded,with a large area ofgrasscoveredpastureland.There is a railroad right-of-
way and a creek to the north and undeveloped property(zoned R-2)to the west.Phases 1 and 2 of the CypressPointSubdivisionarelocatedtotheeastandsoutheast,with the Ranch Subdivision (including a school)to thesouth.
C.NEIGHBORHOOD COMMENTS:
As of this writing,staff has received no comment from theneighborhood.The Johnson Ranch and Aberdeen Court
Neighborhood Associations were notified of the publichearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Provide design of streets conforming to "MSP"(MasterStreetPlan).Construct one-half street improvements to
these streets including 5-foot sidewalks with planned
development.Recommend Chenonceau Boulevard to be
constructed to collector standards,36 feet with 60 feetofright-of-way.
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.Dedicate regulatory floodway to the City.5.AP and L must sign off on road construction in easement.
Road must be placed in right-of-way,not in easement.6.Bridge must be designed to 100-year storm.7.Buckland Place must have sidewalk.
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer main extension required with easementstoserveproperty.
APSL:No Comment received.
Arkla:No Comment.
Southwestern Bell:No Comment received.
Water:An acreage charge of $300 per acre applies inadditiontonormalcharges.
2
November 11,1999
SUBDIVISION
ITEM NO.:2 (Cont.)FILE NO.:S-285-JJ
Fire Department:Place fire hydrants per code.Contact
Dennis Free at 918-3752 for details.
Count Plannin :No Comment.
CATA:Site is not currently served by CATA,approved fortransitpurposesassubmitted.
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 October 27,1999.The revised plat contains the
additional notes and information as requested by staff.
The sidewalk along Buckland Place has been shown.
The applicant has requested a variance from the minimumcenterlineradiusrequirementforBucklandLoop,at the
northwest corner of this subdivision.The ordinance
required radius for a residential street is 150 feet.The
proposed radius at this location is 75 feet.Public Works
supports the variance as requested,as the 75 foot radius
should act as a traffic calming device much like the 75footradiiwithintheproposedKenwoodSubdivision(Item D
on this agenda).
The preliminary plat as proposed shows a portion of
Buckland Loop within the existing APSL easement along thenorthboundaryofthesubdivision.As noted in paragraphD.,APSL must approve and sign off on the road construction
within the easement area.The roadway must be dedicated asright-of-way.
Otherwise,there should be no outstanding issues associated
with the preliminary plat.The proposed plat should have
no adverse effect on the general area.
3
November 11,1999
SUBDIVISION
ITEM NO.:2 (Cont.)FILE NO.:S-285-JJ
H .STAFF RECOMMENDATIONS:
Staff recommends approval of the preliminary plat subjecttothefollowingconditions:
1.Compliance with the requirements as noted in paragraphs DandEofthisreport.2.Staff recommends approval of the requested variance forreducedcenterlineradiusforBucklandLoop.3.The applicant must receive AP&L approval for the locationoftheportionofBucklandLoopright-of-way within theexistingAP&L easement.
SUBDIVISION COMMITTEE COMMENT:(OCTOBER 21,1999)
Joe White was present,representing the application.Staff gaveabriefdescriptionoftheproposedpreliminaryplat,notingseveralitemswhichneededtobeshownonarevisedplat
drawing.
In response to a question from staff,Mr.White noted that the
Sam Storthz property to the west has access from Patrick CountyRoad.
The Public Works Comments were briefly discussed.It was notedthattherequiredconstructionstandardsforChenonceauBlvd.
was due to the fact that the plat shows this street crossing therailroadtracksinthefuture.Mr.White noted that Ranch Blvd.to the east will cross the railroad tracks and not this street.
The stormwater detention requirements and the AP&L easement werebrieflydiscussed.A possible waiver of the sidewalk
requirement for Buckland Place was also discussed.
After the discussion,the Committee forwarded the preliminaryplattothefullCommissionforfinalaction.
PLANNING COMMISSION ACTION:(NOVEMBER 11,1999)
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 inclusionwithintheConsentAgendaforapprovalasrecommendedbystaff.
4
November 11,1999
SUBDIVISION
ITEM NO.:2 (Cont.)FILE NO.:S-285-JJ
A motion to that effect was made.The motion passed by a vote
of 9 ayes,0 nays,1 absent and 1 open position.
5
November 11,1999
ITEM NO.:3 FILE NO.:S-1077-B
NAME:Leawood Place Addition —Revised Preliminary Plat
LOCATION:West end of Evergreen Drive and Flintwood Drive
DEVELOPER:ENGINEER:
Norman Ray and Pamela Wilson Grimes Consulting Engineers,Inc.
7 Champagnolle Court 3700 Cantrell Road,Ste.106LittleRock,AR 72223 Little Rock,AR 72202
AREA:11.75 acres NUMBER OF LOTS:6 FT.NEW STREET:220 lf
ZONING:R-2
PLANNING DISTRICT:3
CENSUS TRACT:22.03
VARIANCES/WAIVERS REQUESTED:
Waiver of the required "T"turnaround construction at the end of
Janwood Drive.
A.PROPOSAL:
The Planning Commission approved a preliminary plat forthispropertyonSeptember19,1995.The approvedpreliminaryplatincluded16lotsand1,700 linear feet ofresidentialstreets.As of this date,only Lot 1 has beenfinalplatted.
The applicant proposes to revise the previously approvedpreliminaryplatbysubdividingtheremaining11.75 acresintosix(6)lots with 220 linear feet of new street.TheapplicanthasnotedthatLots2-5 and 7 will be finalplattedatthesametime,with the area shown as Lot 6 tobededicatedtotheCityasfloodwayarea.
November 11,1999
SUBDIVISION
ITEM NO ~:3 (Cont.)FILE NO.:S-1077-B
B.EXISTING CONDITIONS:
The site is undeveloped and heavily wooded.There is anexistinghouseonLot1ofthissubdivision.There aresingle-family residences to the north and east,with amixtureofsinglefamilyandmultifamilyusestothesouthandwest,along Reservoir Road.
C.NEIGHBORHOOD COMMENTS:
As of this writing,staff has received no comment from theneighborhood.The Sturbridge Property Owners Association
was notified of the public hearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
2.Stormwater detention ordinance applies to this property.3.Show access to Lot 6,7,and 1.
4.Construct cul-de-sac and dedicate right-of-way at the endofEvergreen,Janwood,and Mountain Drive.
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 received.
Water:An acreage charge of $150 per acre applies inadditiontonormalcharges.A 54"water main crosses inthisarea.Plans for development and changes in grade intheareawherethismainislocatedmustbeapprovedbytheWaterWorks.
Fire Department:No Comment.
Count Plannin :No Comment.
CATA:Site is not currently served by CATA,though Route¹8 Rodney Parham is near;approved for transit purposes assubmitted.
2
November 11,1999
SUBDIVISION
ITEM NO.:3 (Cont.)FILE NO.:S-1077-B
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 October 27,1999.The revised plat addresses some ofthestaffconcerns.Lot 6 is noted as floodway dedication,
with an ingress/egress easement at the end of Evergreen
Drive to serve this area.
The revised plat shows an area at the end of Janwood Drive
noted as "possible dedication to the City of Little Rock-"T"turnaround waiver requested."The revised plat shows aportionofa"T"turnaround to be constructed at the end ofthisstreet.Staff will attempt to have this issueresolvedpriortothepublichearing.
To staff's knowledge,there are no other outstanding issuesassociatedwiththeproposedrevisedpreliminaryplat.
With the construction of Flintwood Drive and the "T"
turnaround at the end of Janwood Drive to City Ordinance
Standards,the revised plat should have no adverse effect
on the surrounding area.
H .STAFF RECOMMENDATIONS:
Staff recommends approval of the revised preliminary platsubjecttothefollowingconditions:
1.Compliance with the requirements as noted in paragraphs DandEofthisreport.2.The floodway area with ingress/egress easement must bededicated.3.The "T"turnaround issue at the end of Janwood Drive mustberesolved.
3
November 11,1999
SUBDIVISION
ITEM NO.:3 (Cont.)FILE NO.:S-1077-B
SUBDIVISION COMMITTEE COMMENT:(OCTOBER 21,1999)
Joey Wallace and Ben Kittler were present,representing theapplication.Staff gave a brief description of the revised
preliminary plat.
Mr.Wallace noted that all of the lots will be final platted atthesametime.The area shown as Lot 6 was also discussed.Mr.Kittler stated that most of Lot 6 was in the floodway and thatthepropertyownerwasplanningtodedicatethisareatotheCity.
There was a brief discussion pertaining to the cul-de-sacconstructionanddedicationofright-of-way as required byPublicWorks.The construction and grade of Flintwood Dr.wasalsodiscussed.
After the discussion,the Committee forwarded the revisedpreliminaryplattothefullCommissionforfinalaction.
PLANNING COMMISSION ACTION:(NOVEMBER 11,1999)
The staff presented a positive recommendation on thisapplication,as there were no further issues for resolution.There were no objectors to this matter.
Staff added the following condition to the staff recommendationnotedinparagraphH.of this report:
"4.If a portion of Lot 6 is developed in thefuture,right-of-way dedication and "T"turnaroundconstructionattheendofEvergreenDrivemustbe
provided
The Chairman placed the item before the Commission for inclusionwithintheConsentAgendaforapprovalasrecommendedbystaff.
A motion to that effect was made.The motion passed by a voteof9ayes,0 nays,1 absent and 1 open position.
4
November 11,1999
ITEM NO.:4 FILE NO.:S-1266
NAME:Hampton-Goff Subdivision —Preliminary Plat
LOCATION:East side of Shackleford Road,south of Kanis Road
DEVELOPER:ENGINEER:
Robert M.Goff and Associates McGetrick and McGetrickP.0.Box 29 319 East Markham St.,Ste 202LittleRock,AR 72203 Little Rock,AR 72201
AREA:4.8 acres NUMBER OF LOTS:3 FT.NEW STREET:0
ZONING:0-2/0-3
PLANNING DISTRICT:11
CENSUS TRACT:24.04
VARIANCES/WAIVERS REQUESTED:
1.Variance from the minimum lot area requirement for Lots 2
and 3.
2.Variance from the minimum lot frontage requirement for Lot 2.3.Deferral of street improvements for Kaufman Road.
A.PROPOSAL:
The applicant proposes to subdivide 4.8 acres into three(3)lots.The property is zoned 0-2/0-3 and the applicanthasnotedthatthelotswillbefinalplattedone(1)at atime,as they are sold.
A rezoning of the 0-3 portion and a conditional use permitforthethreelotsarealsoproposed,Items 4.1 and 4.2 onthisagenda.
November 11,1999
SUBDIVISION
ITEM NO.:4 (Cont.)FILE NO.:S-1266
B.EXISTING CONDITIONS:
The property is undeveloped and mostly wooded.There is asmallpondnearthenorthwestcorneroftheproperty.There is a hotel immediately south of this property,withtheArkansasHeartHospitalfurthersouth.There is asmallofficebuildingcurrentlyunderconstructionto thewestacrossShacklefordRoad,in addition to undevelopedC-2 zoned property.The property immediately north alongtheeastsideofShacklefordRoadisundeveloped.ThereareseveralsinglefamilyresidencestotheeastandnortheastalongKaufmanRoad.
C.NEIGHBORHOOD COMMENTS:
As of this writing,staff has received no comment from theneighborhood.The Sandpiper Neighborhood Association wasnotifiedofthepublichearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Shackleford 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.Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards.3.Repair or replace any curb and gutter or sidewalks thatisdamagedinthepublicright-of-way prior to occupancy.4.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
5.Proposed access easement must be constructed to minor
commercial street standards with dual sidewalks and cul-
de-sac,or "T"turnaround.
6.Stormwater detention ordinance applies to this property.7.Line-up driveway with existing street on west side of
Kanis Road.
2
November 11,1999
SUBDIVISION
ITEM NO.:4 (Cont.)FILE NO.:S-1266
E .UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer main extension required with easementstoserveproperty.
APSL:No Comment received.
Arkla:No Comment.
Southwestern Bell:No Comment received.
Water:An acreage charge of $250 per acre applies inadditiontonormalcharges.On site fire protection will
be required.
Fire Department:No Comment.
Count Plannin :No Comment.
CATA:Site is not currently served by CATA,though itwilllikelybeservedinthenearfuture;mixed uses onsitearegood;CATA may ask for a bus pullout on the
southwest corner of the property.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:
No Comment.
Landsca e Issues:
No Comment.
G.ANALYS I S:
The applicant submitted a revised preliminary plat drawingtostaffonOctober27,1999.The revised plat addresses
the concerns as raised by staff and the Subdivision
Committee.The side platted building lines have been
eliminated as requested by staff.The applicant has alsolocatedtheproposeddrivewayforthethreelotdevelopmenttolineupwithShacklefordWestBlvd.as required byPublicWorks.
The applicant is requesting a variance from the ordinance
required minimum lot area for 0-2 zoned property.The
ordinance requires a minimum lot area of two (2)acres.
Lot 2 (0.37 acre)and Lot 3 (1.54 acres)are below the twoacreminimum.
3
November 11,1999
SUBDIVISION
ITEM NO.:4 (Cont.)FILE NO.:S-1266
The applicant is also requesting a variance from the
ordinance required minimum lot frontage for Lot 2.The
minimum lot frontage for 0-2 zoned property is 200 feet.
Lot 2 has a 125.9 foot proposed frontage on Shackleford
Road.
Staff supports the variances for minimum lot area and
frontage as requested,based on the fact that the applicant
has a specific development plan proposed for the property.
The applicant is also requesting a deferral of street
improvements for Kaufman Road (east boundary of Lot 1).
Public Works recommends approval of the deferral of street
improvements for Kaufman Road for a maximum of five (5)years,until adjacent development using Kaufman Road for
access or until a public project,whichever occurs first.
Otherwise,to staff's knowledge,there are no outstanding
issues associated with the preliminary plat.The proposedplatshouldhavenoadverseeffectonthegeneralarea.
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 variances for minimumlotareaandfrontageasnotedinparagraphGofthisreport.3.Staff recommends approval of the deferral of street
improvements to Kaufman Road for five (5)years,untiladjacentdevelopmentwhichutilizesKaufmanRoadforaccessorapublicproject,whichever occurs first.
SUBDIVISION COMMITTEE COMMENT:(OCTOBER 21,1999)
Pat McGetrick,Wayne Moore and Jimmy Moses were present,
representing the application.Staff briefly described the
proposed preliminary plat,noting several items which needed to
be shown on a revised preliminary plat.
4
November 11,1999
SUBDIVISION
ITEM NO.:4 (Cont.)FILE NO.:S-1266
Mr.Moses noted that the lots will be final platted one at a
time as they are sold.Mr.McGetrick stated that the 10 footsidebuildinglinesshownontheproposedplatwillberemoved.
It was noted that a waiver of street improvements to Kaufman
Road had been requested.A possible deferral of this
requirement was discussed.Public Works indicated that adeferralcouldbesupported.
The Public Works requirement of an internal "T"turnaround wasdiscussedaswastherequirementtolineuptheproposed
driveway with Shackleford West Blvd.to the west.
After the discussion,the Committee forwarded the preliminaryplattothefullCommissionforfinalaction.
PLANNING COMMISSION ACTION:(NOVEMBER 11,1999)
The staff presented a positive recommendation on thisapplication,as there were no further issues for resolution.There were no objectors to this matter.
The Chairman placed the item before the Commission for inclusionwithintheConsentAgendaforapprovalasrecommendedbystaff.
A motion to that effect was made.The motion passed by a voteof9ayes,0 nays,1 absent and 1 open position.
5
November ~1,1999
ITEM NO.:4.1 FILE NO.:Z-6762
Owner:Robert M.Goff and Associates
Applicant:Patrick McGetrick
Location:1219-1225 S.Shackleford
Request:Rezone from 0-3 to 0-2
(Associated with Goff
Subdivision (S-1266)and
Hampton C.U.P.(Z-6762-A))
Purpose:Build new hotel and restaurant
Size:1.53 acres
Existing Use:Vacant
SURROUNDING LAND USE AND ZONING
North —Vacant lot;zoned 0-3
South —Wooded tract,Marriot residence Inn and HeartHospital;all zoned 0-2
East —Single Family;zoned 0-3
West —Medical Clinics (under construction);
zoned C-2 and wooded tracts (including proposedLexusDealership)zoned C-2
PUBLIC WORKS COMMENTS
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.
WITH BUILDING PERMIT
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.Repair or replace any curb and gutter or sidewalk that is
damaged in the public right-of-way prior to occupancy.4.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
5.Stormwater detention ordinance applies to this property.
PUBLIC TRANSPORTATION ELEMENT
The site is not located on a CATA Bus Route.
November ~1,1999
SUBDIVISION
ITEM NO.:4.1 (Cont.)FILE NO.:Z-6762
PUBLIC NOTIFICATION
All owners of property located within 200 feet of the site,all residents within 300 feet of the site and the Sandpiper
Neighborhood Association were notified of the rezoning
request.
LAND USE PLAN ELEMENT
The site is located in the I-430 Planning District.The
adopted Plan recommends Office for the site.The 0-2
zoning request conforms to the adopted plan.The area islocatedatthefarnorthwestcorneroftheareacoveredbytheJohnBarrowNeighborhoodActionPlanwhichwasadopted
on June 18,1996.The 0-2 zoning request conforms to the
neighborhood action plan.
STAFF ANALYSIS
The request before the Commission is to rezone this vacant,1.53 acre tract from 0-3 General Office to 0-2 Office andInstitutional.Once rezoned,the site will be included
within a proposed hotel and restaurant development whichincludesthe0-2 tract adjacent to the south (see item no.4.2,Z-6762-A).
The property is located within a large office node aroundtheShackleford/Kanis Roads intersection.A vacant 0-3
zoned tract is adjacent to the north.The 0-3 zoned
properties to the east currently contain older single-
family homes.Two medical offices are currently underconstructionalongShacklefordWestRoadontheC-2 zonedpropertiestothewestofthesite.A Lexus automobiledealershiphasbeenapprovedforthesouthwestcorner ofShacklefordandShacklefordWestRoads.Other uses in the
immediately vicinity include a Marriot Residence Inn,theHeartHospitalandalarge,multibuilding office park onthe0-2 and 0-3 zoned properties to the south.Arkansas
Farm Bureau occupies the 0-3 zoned tract at the northeastcornerofKanisandShacklefordRoads.The 0-2 zoningrequestiscompatiblewithusesandzoninginthearea.
2
November 1,1999
SUBDIVISION
ITEM NO.:4.1 (Cont.)FILE NO.:Z-6762
The I-430 Planning District Land Use Plan recommends Officeforthissiteaswellasotherpropertieseastof
Shackleford,to I-430.The 0-2,Office and Institutional,
rezoning request conforms to the adopted Plan.
STAFF RECOMMENDATION
Staff recommends approval of the requested 0-2 zoning.
PLANNING COMMISSION ACTION:(NOVEMBER 11,1999)
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 avoteof9ayes,0 noes,1 absent and 1 open position.
3
November 1,1999
ITEM NO.:4.2 FILE NO:Z-6762-A
NAME:HAMPTON-GOFF —CONDITIONAL USE PERMIT
LOCATION:1219-1225 S.Shackleford Road
OWNER/APPLICANT:Robert Goff and Associates
PROPOSAL:To obtain a conditional use permit for a
motel and two restaurants on property
Zoned 0-2 and 0-3 at 1219-1225 South
Shackleford Road.There is an
accompanying item 4.1 to rezone the
northern part of this property from 0-3
to 0-2,General Office to Office &Institutional.
ORDINANCE DES IGN STANDARDS:
1.SITE LOCATION:
This 4.8 acre site is located on the east side of SouthShacklefordRoadattheintersectionwithShackleford
West Boulevard.
2.COMPATIBILITY WITH NEIGHBORHOOD:
This site covers an area with two zones currently,0-2
Office &Institutional,and 0-3 General Office.Thereisarequestonthisagendatorezonethe0-3 portionofthepropertyto0-2.The site is surrounded byofficeandcommercialzoninganduses.To the north andeastis0-3 zoning,to the south is 0-2 and to the westacrossShacklefordiszonedC-2,Shopping CenterDistrict.Staff believes the proposed uses should be
compatible with the neighborhood.
The Sandpiper Neighborhood Association was notified of
the Public Hearing.
3.ON SITE DRIVES AND PARKING:
The applicant has proposed one access driveway from
Shackleford which would serve the three buildings withinternaldrives.Parking requirements are based on one
space per 100 square foot of gross floor area for
November ~l,1999
SUBDIVISION
ITEM NO.:4.2 (Cont.)FILE NO.:Z-6762-A
restaurants.For a motel the requirement is one space
per room plus ten percent additional.That would resultin232requiredspacestotal.There are 233 spaces
shown in the proposal.The back-out stems on the westsideoftheparkingareasonLots2&3 must be a
minimum of 5 feet deep each.
4 .SCREENING AND BUFFERS:
Areas set aside for landscaping and buffers meet with
ordinance requirements.
5 .PUBLIC WORKS COMMENTS:
1.Shackleford is listed on the Master Street Plan as a
minor arterial.A dedication of right-of-way to 45feetfromcenterlineisrequired.2.Property frontage needs to have the sidewalks and
ramps brought up to the current ADA standards.3.Repair or replace any curb and gutter or sidewalksthatisdamagedinthepublicright-of-way prior to
occupancy.
4.Plans of all work in right-of-way shall be submittedforapprovalpriortostartofwork.5.Proposed access easement must be constructed to
minor commercial street standards with dual
sidewalks and cul-de-sac,or "T"turnaround.6.Stormwater detention ordinance applies to this
property.
7.Line-up driveway with existing street on west sideofKanisRoad.
6.UTILITY AND FIRE DEPT.COMMENTS:
Water:An acreage charge of $250 per acre applies inadditiontonormalcharges.On site fire protectionwillberequired.
Wastewater:Sewer main extension required with
easements to serve the property.
Southwestern Bell:No comments received.
ARKLA:Approved as submitted.
2
November 1,1999
SUBDIVISION
ITEM NO.:4.2 (Cont.)FILE NO.:Z-6762-A
Fire Department:Private fire hydrants and sprinkler
systems are required.
CATA:Site is not currently served by CATA,though it willlikelybeservedinthenearfuture;mixed uses on site are
good;CATA may ask for a bus pullout on the southwest corneroftheproperty.
7.STAFF ANALYSIS:
The applicant has requested a conditional use permit to
develop this tree covered,office zoned site into a
commercial complex with two small restaurants and afivestory,125 room motel.All of the site would be
zoned 0-2,Office &Institutional,if the accompanying
item for rezoning the northern part of the site from0-3 is approved.
Thee proposal is to build three buildings on the site,
one each on the three platted lots.The complex wouldconsistofa7500squarefootanda2000squarefootrestaurantadjacenttoShackleford,and a 75,000 squarefoot,five story motel in the southeast portion of the
property.
Most of the surrounding area consists of a mixture ofofficeandcommercialuses.To the south is anotherexistingmotelandthenahospital.To the west across
Shackleford there is a doctors office/clinic under
construction and a car dealership planned.To the
southwest is another existing office complex.To the
north is still undeveloped,and to the east,althoughitiszoned0-3,there are a few existing single familyresidences.Therefore this development would be
compatible with the surrounding zoning and most of the
surrounding development.
The proposal meets parking and most setback
requirements.A variance of 2 feet would be requiredfortherearsetbackoftherestaurantonlot2.
Building height in 0-2 zoning is limited to 45 feet
plus one additional foot for each foot the setback
exceeds the minimum of 25 feet.Therefore,another
variance of 8 feet would be required for the motel
proposed building height of 75 feet due to there being
only a 47.5 foot setback of the two story portion of
3
November 1,1999
SUBDIVISION
ITEM NO.:4.2 (Cont.)FILE NO.:Z-6762-A
the motel from the north property line.That setback
would add 22.5 feet to the normal 45 foot heightlimitationresultinginanallowedheightof67.5 feet.
The 75 foot portion of the building alone would not
have required a variance since it would be 76 feet from
the south and 96 feet from the north property lines.
The revised proposal would meet Public
Works'equirementsincludingaligningthedriveway with
Shackleford West Blvd.,designating an access easement
on the property at the front entrance,and dedicating
right-of-way along Shackleford to 45 feet fromcenterline.The issue of street improvements along
Kaufman is addressed in the staff report for the plat,item 44 on this agenda,but the applicant is asking for
a deferral of those improvements.
A sign variance request is also part of the proposalsincethedeveloperdesiresasingle20foottallby 10footwidemonumentsignalongShackleford.They would
not install any other allowed freestanding signs if
given this variance.Normally the allowed sign heightislimitedto6feetand64totalsquarefeetperfreestandingsigninofficezoning.
Staff believes this is a reasonable use of this
property,and,even with the variances,it should be
compatible with the surrounding area.
8 .STAFF RECOMMENDATION:
Staff recommends approval of the conditional use permitsubjecttocompliancewiththefollowingconditions.
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 anyresidentialareas.
d.Limit all wall signage to that allowed inoffice/institutional zoning.
Staff also recommends approval of the following
variances:
4
November .1,1999
SUBDIVISION
ITEM NO.:4.2 (Cont.)FILE NO.:Z-6762-A
(1)two feet less than recpxired for the rear
setback of the restaurant on lot 2.
(2)eight feet over the allowed maximum for the
motel proposed building height of 75 feet.
(3)a single 20 foot tall by 10 foot wide monument
sign located 5 feet minimum from the propertylinealongShacklefordandfromthesidewalk
along the entrance drive.No other ground-
mounted signs will be allowed on the site.
SUBDIVISION COMMITTEE COMMENTS:(OCTOBER 21,1999)
Pat McGetrick of McGetrick Engineering,Jim Moses and Wayne
Moore from the developers,were present representing theapplication.Staff gave a brief description of the
proposal.
Public Works briefly reviewed their comments.Briefdiscussionsensuedregardingdesignatinganaccess
easement,aligning the driveway with Shackleford WestBlvd.,and the status of Kaufman Street and deferring
improvements along it.
Staff clarified with the applicant the parking,setback,
and height recpxirements,and signage limits.
There being no further issues,the Committee accepted theproposalandforwardedtheitemtothefullCommissionforfinalaction.
PLANNING COMMISSION ACTION:(NOVEMBER 11,1999)
Pat McGetrick was present representing the application.
There were no registered objectors present.Staff presentedtheitemwitharecommendationforapprovalsubjectto
compliance with the conditions listed under "Staff
Recommendation,"paragraph 8 above.
The item was placed on the Consent Agenda and approvedasrecommendedbyStaff.The vote was 9 ayes,0 nays,1 absent,and 1 open position.
5
November 11,1999
ITEM NO.:5 FILE NO.:Z-4452-B
NAME:Rush Engine —Revised Short-Form PCD and Preliminary Plat
LOCATION:Northwest corner of Asher Avenue and Elm Street
DEVELOPER:ENGINEER:
Bill F.Rush Garver Engineers
4100 Asher Avenue 1010 Battery StreetLittleRock,AR 72204 Little Rock,AR 72202
AREA:Approx.3 acres NUMBER OF LOTS:2 FT.NEW STREET:0
ZONING:PCD ALLOWED USES:Mixture of Commercial and
Industrial
PROPOSED USE:Mixture of Commercial and
Industrial with the addition
of a third building
VARIANCES/WAIVERS REQUESTED:
Waiver of the right-of-way dedication for Asher Avenue,ElmStreet,Lewis Street and West 29 Street
BACKGROUND:
On August 6,1985 the Board of Directors passed Ordinance No.14,925 which rezoned this property from C-3 to PCD for a mixedcommercial/industrial development.There are currently two (2)buildings or the site.The smaller building at the southwestcornerofthepropertycontainsarestaurant,with Rush Engine
Remanufacturers occupying the larger building.
A.PROPOSAL/REQUEST:
The applicant is proposing to revise the previouslyapprovedPCDbysubdividingthepropertyintotwo (2)lotsandproposingacommercialbuildingonthenew(Lot 1).A
November 1i,1999
SUBDIVISION
ITEM NO.:5 (Cont.)FILE NO.:Z-4452-B
future building addition is also proposed for the Rush
Engine building.
The new building proposed is to be 7,000 square feet inarea(one story)and used for auto parts sales.Thisbuildingistobelocatedatthesoutheastcornerof thepropertyonthenewlycreatedlot.A 14,600 square footfuturebuildingadditionisproposedforthe24,760 squarefootRushEngineRemanufacturingbuilding.The proposedbuilding,building addition and parking design are noted ontheattachedsiteplan.Cross access easements are
proposed along the common lot lines.
The applicant has noted that an auto parts store (AdvanceAutoParts)will occupy the new building,with Rush EngineRemanufacturersremaininginthelargecommercialbuilding.The applicant is proposing C-3 permitted uses for theexistingcommercialbuildingatthesouthwestcorner of thesite.
The applicant has noted the following hours of operationforthethree(3)buildings:
Rush Engine —8:00 a.m.—5:00 p.m.,Monday-Friday
Commercial building (southwest corner of property)10:00 a.m.—7:00 p.m.,Tuesday-Saturday
Advance Auto Parts —8:00 a.m.—9:00 p.m.,Daily
B.EXISTING CONDITIONS:
As noted previously,there are two (2)existing commercialbuildingsonthesite.A 24,760 square foot building islocatedwithinthenorthone-half of the property,with an1,810 square foot building near the southwest corner of thesite.The entire site is concreted or paved,property linetopropertyline.
There is a mixture of commercial uses to the eat and westalongthenorthsideofAsherAvenueandtothesouthacrossAsherAvenue.There is a church across Lewis Streettothewest,with single family residences further west.There are also single family residences and a church to thenorthandeastacrossElmStreet.
C.NEIGHBORHOOD COMMENTS:
Staff has received no comment from the neighborhood as ofthiswriting.The Midway and Love NeighborhoodAssociationswerenotifiedofthepublichearing.
2
November 11,1999
SUBDIVISION
ITEM NO.:5 (Cont.)FILE NO.:Z-4452-B
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
l.Asher Avenue is listed on the Master Street Plan as a
principal arterial,dedication of right-of-way to 45feetfromcenterlinewillberequired.
2.Elm Street,Lewis Street,and West 29"Street are
commercial streets.Dedicate right-of-way to 30 feet
from centerline.
3.A 20 feet radial dedication of right-of-way is required
on all corners.
4.Provide design of street conforming to "MSP"(MasterStreetPlan).Construct one-half street improvements
to these streets including 5-foot sidewalks with
planned development.
5.Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards.Repair
existing sidewalk.
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.Building construction over storm drainage will not be
allowed.
9.Driveway shall conform to Sec.31-210 and Ordinance
18,031.Close unused driveways.
10.Proposed auto parts business should take access from
access easement only.
11.Access easement must be 45 feet of right-of-way and
constructed to City standards,minor commercial street.
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:No Comment.
Fire Department:May require private fire hydrant.
Contact Dennis Free at 918-3752 for details.
3
November 11,1999
SUBDIVISION
ITEM NO.:5 (Cont.)FILE NO.:Z-4452-B
Count Plannin :No Comment.
CATA:CATA Routes 414 and f16 serve this site;approvedfortransitassubmitted.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:
This request is in the I-630 Planning District.The Land
Use Plan currently shows Commercial for this location.The
expansion of an existing PCD is not a Land Use Plan issue.
Cit Reco nized Nei hborhood Action Plan:The Oak Forest
Neighborhood Action Plan recommends that new commercial belocatedalongcorridors.
Landsca e Issues:
The proposed plan does not allow for the required 10 foot
wide buffer along Asher Avenue nor the 8 foot wide buffer
along Elm Street.
A total of six percent of the vehicular use area of the
Advance Auto Parts property must be landscaped withinteriorislands.Also,a minimum 4 foot wide landscapestripisrequiredalongthewesternperimeteranda3foot
wide building landscape strip between the public parkingareaandbuilding.There is some flexibility allowed with
the building landscaping requirement.
Upgrade in landscaping toward compliance with the Landscape
Ordinance equal to the building expansion proposed (60%)ontheRushEngineRemanufacturerspropertywillberequired.
Variances from minimum Landscape Ordinance requirements can
only be granted by the City Beautiful Commission.
G.ANALYSIS:
The applicant submitted a revised site plan and additional
information to staff on October 27,1999.The revised planaddressesmostoftheconcernsasraisedbystaffandthe
Subdivision Committee.
The revised plan provides for additional building andinteriorlandscapedareaswithinLot1asrequiredby
4
November 11,1999
SUBDIVISION
ITEM NO.:5 (Cont.)FILE NO.:Z-4452-B
staff.Staff is comfortable with the landscape areas
provided within Lot 1.Lot 2 will require an upgrade in
landscaping when the future building addition to the large
commercial building is made.
The revised plan also shows the access easement along the
west property line of Lot 1 to include the parking spaces
along that property line,as requested by staff.The factthatthereisanaccesseasementalongbothinterior
property lines of Lot 1,a requirement for landscaping
along those lot lines is eliminated.
The site plan for this property (Lots 1 and 2)shows atotalof135parkingspaces.Typically,the ordinance
would require a total of 100 parking spaces for the uses as
proposed.Staff has no problem with the parking plan as
proposed.
The applicant has requested a waiver of the required right-
of-way dedication for Asher Avenue,Elm Street,LewisStreetandWest29Street.The applicant notes that theright-of-way dedication waiver is needed in order to
maintain the necessary area required to make the
development of Lot 1 work.Public Works has indicated
support of the waiver request for Elm,Lewis and West 29Streets.Public Works recommends denial of the requested
waiver right-of-way dedication for Asher Avenue.Thisissuemustbediscussedandresolvedbythefull
Commission.
As noted in paragraph A.of this report,the applicant is
requesting C-3 permitted uses as alternate uses for the
small commercial building at the southwest corner of the
property (as suggested by staff).However,after further
review,staff feels that it would be reasonable to allowC-3 permitted uses as alternate uses for all three (3)buildings shown on the site plan.
Otherwise,to staff's knowledge,there are no outstandingissuesassociatedwiththeproposedsiteplan.Staff is
comfortable with the proposed site plan and feels that the
development as proposed will be an excellent improvement
within the Asher Avenue corridor.
5
November 11,1999
SUBDIVISION
ITEM NO.:5 (Cont.)FILE NO.:Z-4452-B
H.STAFF RECOMMENDATIONS:
Staff recommends approval of the revised PCD subject to thefollowingconditions:
1.Compliance with the requirements as noted in paragraphs
D,E and F of this report.2.Staff recommends C-3 permitted uses as alternate uses forallthree(3)commercial buildings.3.Staff recommends approval of the requested waiver ofright-of-way dedication for Elm,Lewis and West 29Streets.4.Staff recommends denial of the requested waiver of right-of-way dedication for Asher Avenue.5.A landscape upgrade will need to be provided with thefutureadditiontothelargecommercialbuilding.6.Any additional site lighting should be directed away fromadjacentresidentialproperty.7.A preliminary/final plat must be complete (staff level)prior to a building permit being issued.8.The existing driveway from Elm Street at the northeastcorneroftheproperty(noted by the applicant "to remainclosed")must be closed and replaced with curb andgutter.
SUBDIVISION COMMITTEE COMMENT:(OCTOBER 21,1999)
Ben Rush and Bill Ruck were present,representing the
application.Staff gave a brief description of the revised PCD.
The primary topic of discussion was the landscape issuesassociatedwiththeplanneddevelopmentoftheproperty.Mr.
Ruck noted that building and interior landscaped areas would be
added to the lot at the corner of Asher Avenue and Elm Street.It was also noted that no landscaping would be required alongtheinteriorlotlinesifanaccesseasementwasproposedalongtheselines.Staff noted that the upgrade in landscaping forthelargerlot(Rush Engine building)could be done,with planssubmitted,when the future addition is constructed.
The Public Works requirements were briefly discussed.The
applicant noted that a waiver of right-of-way dedication for
Asher Avenue and West 29 Street would probably be requested.
Other Public Works issues (stormwater detention and drivewaylocations)were briefly discussed.
6
November 1i,1999
SUBDZVZSZON
ZTEM NO.:5 (Cont.)FZLE NO.:Z-4452-B
After the discussion,the Committee forwarded the revised PCD tothefullCommissionforresolution.
PLANNZNG COMMZSSZON ACTZON:(NOVEMBER 11,1999)
Bill Rush,Bill Ruck and Bob Fresson were present,representingtheapplication.Staff briefly described the proposed revised
PCD,with a recommendation of approval with conditions to
include a waiver of right-of-way dedication for Elm,Lewis and
West 29 Streets.Staff recommended denial of the requested
waiver of right-of-way dedication for Asher Avenue.Staff notedthattherequirednoticesweremailedtwo(2)days late.
The Commission first discussed waiving the bylaws to accept thenotificationascompletedbytheapplicant.There was a motiontowaivethebylawsandacceptthenotificationtwo(2)dayslate.
Bill Rush stated that he thought the notices were mailed onlyonedaylate.Commissioner Lowry stated that there were no
grounds for waiving the bylaws.
The motion passed by a vote of 7 ayes,2 nays,1 absent and1openposition.
Bill Rush addressed the Commission in support of the application
and explained the project and the Asher Avenue area in general.
He stated that the proposed development would be an upgrade tothepropertyandbeanassettothegeneralareaandprovide
added security to the area.Mr.Rush discussed the right-of-waydedicationissue.He stated that the right-of-way dedicationforAsherAvenuewouldkilltheproject.
Bill Ruck provided additional explanation of the project and thedifficultyindevelopingthissiteandmeetingthetypicalordinancerequirements.He noted that the site lighting wouldbedirectedawayfromadjacentresidentialproperty.He alsonotedthattheexistingdrivewayatthenortheastcornerofthepropertywouldbeclosed.
There was discussion relating to the requested waiver of right-of-way dedication for Asher Avenue.Mr.Ruck also stated thattheright-of-way dedication would eliminate parking and kill theproject.
7
November 1~,1999
SUBDIVISION
ITEM NO.:5 (Cont.)FILE NO.:Z-4452-B
Mr.Rush explained how the access to the property would work.
He noted that there were three (3)access points with cross-
access easements.He gave additional explanation of the project
and reasons for the right-of-way dedication waiver request.
Robert James addressed the Commission.He asked why the church
on the west side of Lewis Street was not included in the Asher
Avenue corridor meetings.He noted that he is not opposed to
the proposed project.He noted concerns with people possibly
working on vehicles in the auto parts store parking lot.
Commissioner Lowry asked the applicant about Mr.James'oncern.
Bob Fresson stated that there would be no repair work done on
the property.He noted that the employees might help a customer
change a battery,but no repair work.He also stated that
Advance Auto Parts will not select the site for development if
the right-of-way is not waived.
There was a general discussion relating to a deferral of right-
of-way dedication.
Mr.Fresson stated that a deferral would not help the situation.
He noted that a deferral would allow the possibility of losing
the parking along Asher Avenue in the future.
A possible franchise for the parking along Asher Avenue wasbrieflydiscussed.
Mr.Fresson stated that permanent use of the parking was needed.
There was additional discussion relating to the right-of-way
dedication issue.Jim Lawson,Director of Planning and
Development,stated that if the right-of-way dedication is not
made,the application should be denied.
Commissioner Faust concurred with Mr.Lawson and expressed
concern with waiving the right-of-way.
Commissioner Rahman also expressed concern with waiving the
right-of-way and the reasons for the waiver request.
Mr.Rush further discussed the waiver of right-of-way issue.He
noted that he wished to retain as many of the parking spaces aspossibleonLot2.
8
November 1i,1999
SUBDIVISION
ITEM NO.:5 (Cont.)FILE NO.:Z-4452-B
Commissioner Nunnley asked about possible obstruction of traffic
with the proposed landscaping along Asher Avenue.This issue
and the traffic in this immediate area was discussed.
Commissioner Downing asked about the terms of the proposed leaseoftheproperty.Mr.Fresson noted that it was a 10 year lease
with five year options (25 years total).
In response to a questions from the Commission,Bob Turner,of
Public Works,stated that the City has no immediate plans to
make improvements to Asher Avenue.
Commissioner Downing asked if the City could commit to a 25 yearfranchise.Mr.Turner stated that the City could not commit to
a 25 year franchise.
There was additional discussion regarding the franchise
procedure and attaching a time period to a franchise.
There was a motion to defer the application to the December 2,1999 agenda in order to give staff time to work with the
applicant regarding the Asher Avenue right-of-way issue.The
motion was seconded and discussed.The motion passed by a voteof6ayes,3 nays,1 absent and 1 open position.
9
Z4~~5
2-HAs -5
To:Hugh Earnest,Chairman
Planning Commissioners
From:Asher Corridor Steering Committee
Shawn Spencer,Planning Dept.
Date:November 1,1999
Re:Rush Engine Revised PCD
Earlier this year the Mayor appointed Philip Tappan,COO of Quality Foods,as chairmanofacommitteetostudytheAshercorridorandtocreatearedevelopmentplanforthe
area.This committee is composed of property owners along Asher,business owners,and
representatives from the Sheriff s Department,State Fairgrounds,Forestry Commission
and local neighborhood associations.
Mr.Rush is a member of this committee and he has notified the committee of his plans to
redevelop his property.The Steering Committee was thrilled that a new business was
willing to locate on the Asher Corridor.The Asher Corridor Steering Committee feels
that Mr.Rush's redevelopment plan could be a catalyst for additional new business
development in this general area.
The Steering Committee requests that the Planning Commission approve the Revised
PCD.
RECEIVED
Nowt 2.1999
BY:
November 1~,1999
ITEM NO.:6 FILE NO.:Z-4470-B
NAME:Chenal Commercial Park (Lot 3R)—Short-Form PD-C and
Revised Preliminary Plat
LOCATION:Northwest corner of Chenal Parkway and Wellington
Village Road
DEVELOPER:ENGINEER:
Saturn West LLC.The Mehlburger Firm
1700 N.Shackleford Road 201 S.Izard StreetLittleRock,AR 72212 Little Rock,AR 72203
AREA:4.2 acres NUMBER OF LOTS:1 FT.NEW STREET:0
ZONING:0-3 ALLOWED USES:Office
PROPOSED USE:Auto dealership
VARIANCES/WAIVERS REQUESTED:None requested.
A.PROPOSAL/REQUEST:
The applicant proposes to revise the previously approvedpreliminaryplatfortheChenalCommercialParkSubdivision
by adding approximately 1.74 acres to Lot 3.The applicantalsoproposestorezonetheareaofLot3from0-3 to PD-Ctoallowthedevelopmentofanautodealership.A majorLandUsePlanamendmentforthispropertyhasalsobeenfiled(Item 6.1 on this agenda).
The applicant is proposing two (2)buildings for the site.
A 15,000 square foot office/showroom/service building and2,500 square foot auto detail building are proposed.Theapplicanthasnotedthatthebuildingswillnotexceed28feetinheight.The proposed buildings along with areasforcustomer,service and employee parking and vehicledisplayandinventoryarenotedontheattachedsiteplan.
November 1i,1999
SUBDIVISION
ITEM NO.:6 (Cont.)FILE NO.:2-4470-B
B.EXISTING CONDITIONS:
The property is undeveloped and wooded.The propertyslopesupwardslightlyfromChenalParkwayandWellingtonVillageRoad.There is a church immediately west of thesite,with undeveloped 0-3 and C-2 zoned property to thenorthandeast,across Wellington Village Road.The OneSourceHomecenterislocatedacrossChenalParkwaytothesouth.
C.NEIGHBORHOOD COMMENTS:
Staff has received no comment from the neighborhood as ofthiswriting.The St.Charles and Parkway Place
Neighborhood Associations were notified of the publichearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Dedicate additional 10 feet of right-of-way for right
turn lane on Wellington Village Road.
2.Provide in-lieu contribution for street improvements andintersectionconstructionaspreviouslyagreed.3.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 Wellington
Village Road.
4.Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards.
5.Repair or replace any curb and gutter or sidewalk that is
damaged in the public right-of-way prior to occupancy.6.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
7.Stormwater detention ordinance applies to this property.8.Easements for proposed stormwater detention facilities
are required.
2
November 1~,1999
SUBDIVISION
ITEM NO.:6 (Cont.)FILE NO.:Z-4470-B
9.Driveway shall conform to Sec.31-210 or Ordinance
18,031.Relocate driveway on Wellington Village to meet
Ordinance requirements.
E .UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer main extension required with easements
to serve property.
AP&L:No Comment received.
Arkla:No Comment.
Southwestern Bell:No Comment received.
Water:An acreage charge of $600 per acre applies in
addition to normal charges.A 39"raw water main crosses
in this area.Plans for development and changes in grade
in the area where this main is located must be approved
by the Water Works.
Fire Department:Private fire hydrants may be required.
Contact Dennis Free at 918-3752 for details.
Count Plannin :No Comment.
CATA:Site is not currently served by CATA,approved fortransitpurposesassubmitted.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:
This request is in the Chenal District.The Land Use Plan
currently shows Office for this location.There is pending
Land Use Plan Amendment on the property to be heard on this
agenda.
Cit Reco nized Nei hborhood Action Plan:The Rock Creek
Neighborhood Action Plan recommends promotion of commercial
and office development that enhances the primarilyresidentialcharacterofthecommunity.
Landsca e Issues:
A minimum 3 foot wide landscape strip between the public
parking areas and building is required.
If this property were zoned "C-4"for "outdoor display"no
display of vehicles would be allowed within the front 20feetoftheproperty.
3
November 1i,1999
SUBDIVISION
ITEM NO.:6 (Cont.)FILE NO.:Z-4470-B
This property being wooded,the City Beautiful Commission
recommends preserving as many of the existing trees asfeasible.Extra credit toward fulfilling Landscape
Ordinance requirements can be given when preserving treesof6inchcaliperandlarger.
G .ANALYSIS:
The applicant submitted a revised site plan and preliminaryplattostaffonOctober27,1999.The revised planaddressessomeoftheconcernsasraisedbystaffand theSubdivisionCommittee.An increased buffer has been shown
along the west property line,where the service and
inventory parking are adjacent to the R-2 zoned churchsite.The applicant has also noted that existing treeswillbesavedalongthenorthandeastpropertylineswhere
grading permits.The revised plan also shows buildinglandscapingasrequired.
The revised plan also relocated the driveway from
Wellington Village Road further to the north as required byPublicWorks.The turn lane on Wellington Village Road hasalsobeenprovided.Public Works has indicated that thestreetimprovementstoChenalParkwayneedtobeshown.
As for the proposed site design,staff is not agreeable tothebuildinghavingtheserviceentrydoorsfacingthestreetfrontage(Chenal Parkway),as shown on a southelevationsketchsubmittedbytheapplicant.Staff is alsonotcomfortablewiththerebeingvehicledisplaywithinthefirst20feetofthepropertyalongbothstreetfrontages.
Aside from the site design concerns,staff feels that theproposedzoningchangeininappropriate.Based on the factthatamajorLandUsePlanamendmenthasbeenfiledfortheproperty,which will not be supported,staff cannot supporttheproposedPD-C rezoning for an auto dealership.
4
November 11,1999
SUBDIVISION
ITEM NO.:6 (Cont.)FILE NO.:Z-4470-B
H.STAFF RECOMMENDATIONS:
Staff recommends denial of the requested PD-C zoning.
SUBDIVISION COMMITTEE COMMENT:(OCTOBER 21,1999)
Frank Riggins was present,representing the application.Staff
gave a brief description of the PD-C and revised preliminaryplat,noting several items which needed to be shown on a revisedplatdrawing.
The buffer along the west property line was discussed.Mr.
Riggins noted that a portion of the church parking lot to the
west was on this property.
Staff noted that any proposed ground-mounted signage needed to
be shown on the plan.Staff also noted that the service entryshouldbeonthewestornorthsideofthebuildingandnotthestreetside.In response to a question from staff,Mr.Rigginsstatedthatareaswhereexistingtreeswouldbesavedwouldbenotedasarevisedplan.Bob Brown,Site Plan ReviewSpecialist,noted that some building landscaping was required.
The Public Works requirements were briefly discussed,includingtherightturnlanerequirementforWellingtonVillageRoad.
Tad Borkowski,of Public Works,noted that a traffic signalcontributionwouldberequiredfortheWellingtonVillageRoad-
Chenal Parkway intersection.
After the discussion,the Committee forwarded the issue to thefullCommissionforresolution.
PLANNING COMMISSION ACTION:(NOVEMBER 11,1999)
Wes Lowder,Frank Riggins and Rick Parker were present,
representing the application.Staff briefly described the
proposed project with a recommendation of denial.The Land UsePlanAmendment(Item 6.1)and the proposed PD-C rezoning werediscussedsimultaneously.
Chairman Earnest asked about the Land Use Plan Amendment and the
PD-C being on the same agenda.Jim Lawson,Director of Planning
and Development,stated that typically a major land use plan
5
November 1i,1999
SUBDIVISION
ITEM NO.:6 (Cont.)FILE NO.:Z-4470-B
amendment and a rezoning are on separate agendas,but in this
case the applicant filed both applications on the same agenda.
Wes Lowder addressed the Commission in support of the
application.He discussed the proposed project and stated that
the developer wished to save as many of the trees on the site as
possible.He noted that the hours of operation would be from
8:00 a.m.to 7:00 p.m.,Monday through Saturday.
Jim Hathaway addressed the Commission.He stated that he did
not oppose the proposed development,however,he was opposed to
the Land Use Plan Amendment and the PD-C being on the same
agenda.He discussed this issue.
Herrn Northcutt,of the Highland Valley Methodist Church,
addressed the Commission and noted that the church supports the
application.
Rick Parker addressed the Commission in support of the
application,and offered additional description of the project.
Commissioner Hawn asked the applicant why the Land Use Plan
should be changed.
Mr.Lowder explained that the two applications were filed
simultaneously due to timing and financial reasons and
explained.
There was additional discussion regarding the policy of hearing
a major Land Use Plan Amendment and a rezoning on separate
agendas.Commissioner Hawn,Downing,Rector,Faust and Jim
Lawson (Planning Director)offered comments during this
d3.scuss3.on.
Mr.Lawson stated that the staff recommended that the applicantfiletheapplicationsonseparateagendas.
Jimmy Moses addressed the Commission and supported the two
applications being on the same agenda.He noted that the natureoftheChenalParkwayareahaschangedoverthelastseveral
years as reasoning for the Land Use Plan change.
Commissioner Earnest and Downing offered comments regarding the
Land Use Plan Amendment process.
6
November 11,1999
SUBDIVISION
ITEM NO.:6 (Cont.)FILE NO.:Z-4470-B
Commissioner Rahman recommended that staff look at an expandedareafortheLandUsePlanchange.
Mr.Lawson stated that staff does not favor changing the Land
Use Plan for this property only.An expanded Land Use Plan
Amendment was discussed.
In response to a question from staff,Mr.Lawson stated that it
was known at the time of the original land use plan change thattherewouldbetwo(2)arterial streets at this intersection.
Mr.Hathaway discussed changing the Land Use Plan for Lots 1-3toMOCasacompromise.
Commissioner Hawn stated that he was uncomfortable with changingtheLandUsePlanproposalatthismeeting.There was
additional discussion regarding this issue.
Mr.Lowder stated that the applicant wished to have a vote ontheapplications.
There was a motion to defer the PD-C rezoning to the December 2,1999 agenda.The Commission also asked staff to consider
changing the Land Use Plan to MOC for all three lots on the westsideofWellingtonVillageRoad.The motion passed by a vote of
8 ayes,0 nays,1 recused (Lowry),1 absent,1 open position.
7
November 1,1999
ITEM NO.:6.1 FILE NO.:LU99-19-02
Name:Land Use Plan Amendment —Chenal Planning District
Location:15500 Chenal Parkway
~Re est:Office to Commercial
Source:Dave Parker,Saturn West,LLC
PROPOSAL /REQUEST:
Land Use Plan amendment in the Chenal Planning District from
Office to Commercial.The Commercial category includes a
broad range of retail and wholesale sales of products,
personal and professional services,and general businessactivities.Commercial activities very in type and scale,
depending on the trade area they serve.
This application to amend the Land Use Plan has been filed
concurrently with a PCD for an automobile dealership.
Typically,a major Land Use Plan amendment,which this one
would be classified as,would be filed on the Planning and
Rezoning agenda and would not be heard at the same time as
the rezoning.
EXISTING LAND USE AND ZONING:
The property is currently zoned 0-3 General Office and is
approximately 4.3 +acres in size.A mini-storage warehousesitsinaPlannedOfficeDevelopmentnorthwestofthe
applicant's property.A vacant tract of land is located in
a C-1 Neighborhood Commercial zone north of the applicant's
property.A radio station sits in an 0-1 Quiet Office zone
northeast of the property in question.The vacant property,east of the applicant's property is in a MF-18 Multi-Family
zone.Southeast of the applicant'property are single
family dwelling units located in R-2 Single Family zoning.
Directly south of the property in question is a vacant
Planned Commercial Development.Southwest of the propertyisavacantC-3 General Commercial zone.Highland Valley
United Methodist Church is located in an 0-2 Office and
Institutional zone with a Conditional Use Permit on the
neighboring property to the west.
November -1,1999
SUBDIVISION
ITEM NO.:6.1 (Cont.)FILE NO.:LU99-19-02
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On April 20,1999,a change was made from Office to
Commercial with a Planned Zoning District required east ofKirkRoadonChenalParkway.
On December 15,1998,a change was made from Single FamilytoPublicInstitutionalat715WellingtonVillageRoad
approximately 1,000 feet northeast of the applicant's
property.
On December 15,1998,a change was made from Single FamilytoPublicInstitutionalat¹1 Covenant Drive 2100 feet totheeastoftheareaunderreviewonthesouthsideof
Chenal Parkway.
On May 6,1997 changes were made form Single Family,PublicInstitutional,Multi-Family,Neighborhood Commercial,and
Park/Open Space to Single Family,Low Density Residential,Public Institutional,Office,Neighborhood Commercial,and
Commercial at various locations west of (and including)theapplicantsproperty.
The applicant'property is shown as Office on the Future
Land Use Plan.The Future Land Use plan shows Neighborhood
Commercial and Office north of the property in question.
South of the property,Park/Open Space and Commercial are
shown on the Future Land Use Plan.Commercial and Park/OpenSpaceareshowneastofthesiteinquestion.Directly tothewestoftheapplicant's property,Public Institutionalisshown.
MASTER STREET PLAN:
Chenal Parkway is shown as a Principal Arterial on the
Master Street Plan.A Class I Bikeway is proposed along
Chenal Parkway from Bowman Road to State Highway 10.Kanis
Road is shown as a minor arterial.Wellington Village DriveisshownontheMasterStreetPlan,as a proposed minorarterialandwillconnectKanisRoadtoRahlingRoad.
PARKS:
The median of the Chenal Parkway along Rock Creek is shownasopenspaceontheMasterParksPlan.
2
November 1,1999
SUBDIVISION
ITEM NO.:6.1 (Cont.)FILE NO.:LU99-19-02
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The applicant's property lies in the area covered by the
Rock Creek Neighborhood Action Plan.The Office and
Commercial Development goal listed three objectives relevanttothiscase.The first objective is promotion of
commercial development to meet the needs of neighborhoodresidents.The second objective is maintaining as much as
possible the existing topography,trees,and green space.
The third objective is enhancing the primarily residential
character of the community.
ANALYSIS:
Much of the property along Chenal Parkway between the
Parkway Place subdivision and the proposed intersection of
Rahling Road and Kanis Road is shown on the land use plan as
Commercial and Mixed Office Commercial.The same area isalsozonedavarietyofC-3,C2,02,03 and PCD'.
The most recent change in the area was a change from OfficetoCommercialwithaPlannedZoningDevelopmentrequiredfor
a automobile dealership west of the Highland Valley United
Methodist Church.
This site was the subject of a Land Use Plan Amendment on
June 28,1988.This was in conjunction with a rezoning
request that was originally scheduled for the December 1,1987 Planning Commission meeting.There were severaldeferralsinitiatedbothbyStaffandbytheapplicant sothattrafficstudiescouldbemadeconcerningthethenarterial,which is now known,as Wellington Village Drive.
Wellington Village Drive is currently shown as a MinorArterialandbuilttothosestandards.At that time,
Commercial was shown on both sides of Wellington Village
Drive (to the east and the west)with frontage along Chenal
Parkway.The applicant at that time was Jim Hathaway.It
was his opinion that there needed to be more commercial to
the east of the intersection to adequately house a
commercial development.A rather lengthy discussion ensued
concerning zoning of the site.As a result of that
meeting,the zoning was changed to C-2 for 15.4 acres and O-
3 for 3.88 acres.In addition,the Land Use Plan was
3
November 1,1999
SUBDIVISION
ITEM NO.:6.1 (Cont.)FILE NO.:LU99-19-02
changed to reflect those changes.Those changes are still
the configuration that we have today.During those Planning
Commission meetings,Mr.Hathaway stated on three occasions
that the owners would not request for a zoning change on the
area zoned 0-3.
Wellington Village Drive is the major entry into a large
area of single family homes located to the north and east.
An area of Office could provide a better transition from the
commercial areas along Chenal Parkway through Office and
Suburban Office to the Single Family areas to the north.
Although it is recognized that this site is at the
intersection of two arterials,Staff feels that the Land UseclassificationofOfficeissuitable.There are areas of
Commercial on the Land Use Plan that have not been
developed.For example,the 15 acres of C-2 to the
immediate east is vacant.The area to the west of the
Highland Park Methodist Church is largely undeveloped with
the exception of the recent PZD of September 21,1999 for an
Acura auto dealership.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood
associations:Gibraltar/Pt.West/Timber Ridge N.A.,ParkwayPlacePropertyOwnersAssociation,Spring Valley Manor
Property Owners Association,Aberdeen Court Property Owners
Association,Bayonne Place Property Owners Association,
Carriage Creek Property Owners Association,Cedar Hill
Terrace Property Owners Association,Eagle Pointe Property
Owners Association,Glen Eagles Property Owners Association,
Hillsborough Property Owners Association,Hunters Cove
Property Owners Association,Hunters Green Property OwnersAssociation,Johnson Ranch Neighborhood Association,Marlowe
Manor Property Owners Association,and St.Charles Property
Owners Association.
Staff has received no comments from area residents.
4
November 1,1999
SUBDIVISION
ITEM NO.:6.1 (Cont.)FILE NO.:LU99-19-02
STAFF RECOMMENDATIONS:
Staff believes the change is not appropriate at this time
and will result in an over-abundance of land available for
commercial land uses at the expense of land available foroffice.
PLANNING COMMISSION ACTION:(NOVEMBER 11,1999)
Commissioner Bob Lowery stated that he would recuse on item
6 and item 6.1.
Brian Minyard,of Staff,presented the item to the
Commission.
Chairman Earnest noted that this was the first time a major
Land Use Plan Amendment and Zoning had been filedsimultaneously.Commissioner Earnest requested that staffexplainthissimultaneousfiling.
Jim Lawson,Planning Director,stated that he explained theprocesstotheapplicantandrecommendedtotheapplicantthatthemajorLandUsePlanAmendmentandZoningchangeshouldnotbefiledatthesametime.The applicant told
Mr.Lawson that they wanted to file simultaneousapplicationsinordertosavetimeandmoneybystreamingliningtheprocess.Mr.Lawson recommended to theapplicantthatthemajorLandUsePlanAmendmentandZoning
change should be filed according to standard procedure.
Mr.Wes Lowder,President of the Mehlburger Firm,spoke onbehalfoftheapplicant.Mr.Lowder explained the natureofthecardealershipproposedbytheapplicant.Acomparisonoftripgenerationwasmadebetweentheproposeddealershipandmostretailandofficeestablishments.
Next,Mr.Lowder described some of the architectural andlandscapedesignfeaturesproposed.Finally,an argument
was made that the proposed business was a new addition totheCityofLittleRock.
5
November 1,1999
SUBDIVISION
ITEM NO.:6.1 (Cont.)FILE NO.:LU99-19-02
Chairman Earnest delayed questions from the Commissioners
in order to proceed to the comment cards submitted by the
audience.
Mr.Hathaway spoke in opposition to the application as the
managing partner for the Chenal Commercial Partnership.
Mr.Hathaway stated that he was not opposed to the proposedcardealership,land use change,or zoning change.
However,Mr.Hathaway stated his opposition to the processofhearingaLandUsePlanAmendmentandZoningapplicationsatthesamemeeting.Mr.Hathaway was also
concerned about the Land Use and Zoning of property owned
by the Chenal Commercial Partnership located north of theapplicant.An argument was presented that a Land Use Plan
Amendment should examine the land use for a larger area
than just one piece of property.
Mr.Herrn Northcutt spoke in support of the amendment onbehalfoftheHighlandValleyUnitedMethodistChurch.Mr.Northcutt stated that the church supported the Land Use
Plan amendment.
Chairman Earnest stated that all the comment cardssubmittedbytheaudiencehadbeenaddressed.
Mr.Rick Parker,the applicant,described the proposeddealershipandhowitwouldblendinwiththeenvironment.of the surrounding neighborhood.Mr.Parker also mentioned
some of the economic contributions the dealership would
make to the city.
Commissioner Herb Hawn asked the applicant if there was a
compelling reason the Land Use Plan should be changed forthespecificpieceofpropertydescribedintheapplication.
Mr.Lowder stated that the decision to submit simultaneousapplicationsforaLandUsePlanamendmentandZoning
change was based on the timing involved in an option to
purchase the property in question.
Commissioner Hawn stated that he was considering how a Land
Use Plan amendment would effect the whole area and not thespecificsoftheproposedcardealership.
6
November .1,1999
SUBDIVISION
ITEM NO.:6.1 (Cont.)FILE NO.:LU99-19-02
Commissioner Richard Downing stated that neighbors want to
know what applicants propose for a piece of property inordertomakeadecisiononwhetherornottosupportanapplication.Commissioner Downing stated that he oftenreceivedcriticismforplanchangesandaskedwhythe
Commission was examining such a small area for a land use
change.Commissioner Downing stated that he would voteagainsttheamendment.
Commissioner Bill Rector stated that he wanted to look at
Land Use,Zoning,and the specified use on an applicationbecausehestatedthatsomeapplicationswouldnotbe
approved unless based on the specified use.
Commissioner Judith Faust stated that Mr.Lowder described
a project that was lower in intensity than most commercialprojectsandaddedthattheperformanceofauseshouldbeconsideredinmakingdecisionsconcerningLandUseand
Zoning.Mr.Lawson stated the PZD'examined performance
and is similar to what Commissioner Faust described.Mr.
Lawson also mentioned that Land Use is changing and that
one commercial use was not the same as another commercialuse.Commissioner Faust asked why the Commission was
hearing a Land Use Plan amendment was being heard on the
same agenda as a Zone change.Mr.Lawson stated that theapplicantwastoldthattheyshouldnotfileforaLandUsePlanamendmentandZoningchangeonthesameagenda.Theapplicantfeltthattheyhadgoodreasonstofileforboth
changes at the same time.Mr.Lawson stated that this wasthefirsttimeanapplicantinsistedonfilingforboth
changes at the same time.Mr.Lawson felt that he did not.
have the authority to prevent the applicant from file forbothchangesatthesametime.
Vice Chair,Pam Adcock called on Jimmy Moses to speakbeforetheCommission.Mr.Jimmy Moses spoke on behalf oftheownerofthepropertyinquestion.Mr.Moses statedthattheownerwouldnothaveproceededwiththeapplicationiftheyweretoldnottoproceedwiththeapplication.Mr.Moses stated that the changing nature of
Chenal Parkway to a commercial corridor since 1988 servedasacompellingreasontosupporttheLandusePlan
amendment.
7
November 1,1999
SUBDIVISION
ITEM NO.:6.1 (Cont.)FILE NO.:LU99-19-02
Chairman Earnest stated that if the city was going to use
performance-based zoning,then performance based zoning
should be used.However,Commissioner Earnest stated that
the reason the City of Little Rock adopted the Land Use
Plan was to be able to predict Future Land Uses in thearea.Land Use changes were to be made after a
comprehensive review of an area.Commissioner EarneststatedthatSmartGrowthwasaprocesstohelptheCityofLittleRockguidechangesinLandUse.
Commissioner Downing asked what reasons would be compellingforaLandUsePlanchange.Mr.Moses stated that the PZDprocessgivesthecitycontrolovercommercialdevelopment
and stated that the term "commercial"was too broad.
Commissioner Mizan Rahman liked the idea of looking at Land
Use and Zoning at the same time but did not like the ideaofchangingtheLandUseforsuchasmallarea.
Commissioner Rahman recommended that staff should look attheLandUsefortheentirearea.
Mr.Lawson stated that he recommended that the applicant
apply for MOC.Mr.Lawson stated that if the Land Use was
changed to MOC,the applicant could then apply for a PUD.
Mr.Stephen Giles,of the city attorney's office,statedthattheordinancedidnotallowMr.Lawson to refuse anapplicantanaudiencewiththePlanningCommission.
A discussion followed between the Planning Commission andStaffwithStaffexplainingthattheapplicationwasa
change from 0 to C.
Mr.Lawson stated that a change to MOC would allow a wider
range of developments in the area and that different levelsofcommercialdevelopmentexist.
Commissioner Faust asked if staff knew that the area in
question would be the intersection of two arterials whentheoriginalLandUsePlanwasmade.Mr.Lawson statedthatstaffknew.
8
November ~1,1999
SUBDIVISION
ITEM NO.:6.1 (Cont.)FILE NO.:LU99-19-02
Mr.Hathaway asked if a Land Use Plan amendment would needtobefiledbeforeaPCDcouldbesubmittedinanarea
shown as MOC.Mr.Lawson stated that a Land Use Plan
change would not be needed in order to file for a PCD in an
area shown as MOC.Mr.Hathaway stated that his
partnership would support a change to MOC but added that he
as an applicant never challenged the process of submitting
applications for separate agendas for a Land Use Plan
amendment or Zone change.
Commissioner Hawn suggested that the Commission either
defer the amendment to allow staff to study a change to
MOC,or hold a vote on the application as filed.
Discussion took place between commissioners and staff about
the merits of deferring the applications.
Mr.Lowder stated that he wanted a vote on the application
as filed.Chairman Earnest asked Mr.Lowder why the
applicant did not allow enough time for the normal
application process involved in changing the Land Use and
Zoning.Mr.Lowder stated that it was his understandingthatamechanismexistedforsimultaneousapplicationsfor
changes similar to this case.Mr.Lowder though that this
was a minor Land Use amendment.
Commissioner Hawn made a motion to approve the Land Use
amendment and Commissioner Downing seconded the motion.
Commissioner Rahman Mizan stated that he did not oppose thecardealership,but that he had problems supporting a Land
Use Plan amendment for such a small area.
Commissioner Faust asked if staff considered an MOC.
Mr.Lawson stated that staff wanted to comply with the Rock
Creek Neighbor-hood Action Plan in its recommendations.
A motion was made to approve the item as presented and was
not approved with a vote of 3 ayes,5 noes,1 absent,
1 recuse.
9
November 11,1999
ITEM NO.:7 FILE NO.:Z-5038-E
NAME:Seven Acres Business Park (Lot 2)—Revised POD and
Preliminary Plat
LOCATION:West side of Seven Acres Drive,south of
Cantrell Road
DEVELOPER:ENGINEER:
William V.Mathis White-Daters and Associates
1801 Green Mountain Dr.401 S.Victory StreetLittleRock,AR 72212 Little Rock,AR 72201
AREA:Approx.1.4 acres (Lot 2)NUMBER OF LOTS:2 (Lot 2)
FT.NEW STREET:0
ZONING:POD ALLOWED USES:Office,showroom/warehouse
PROPOSED USE:Office,showroom/warehouse
VARIANCES/WAIVERS REQUESTED:None recpxested.
BACKGROUND:
The Seven Acres Business Park was established by the Board ofDirectorsbyOrdinanceNo.16,319,passed on December 15,1992.
This followed a recommendation of approval by the Planning
Commission on November 3,1992.The approved POD allowedoffice,showroom/warehouse uses on all lots except Lot 1.
On February 20,1996,the Board of Directors passed Ordinance
No.17,118,amending the POD to allow the Golden Collision
Center (auto repair business)to be constructed on Lot 4.Morerecently,an Alltel cellular tower and a Comcast cable ecpxipment
building were approved for placement on Lot 4.
November 11,1999
SUBDIVISION
ITEM NO.:7 (Cont.)FILE NO.:Z-5038-E
On July 7,1998,the Board of Directors passed Ordinance No.
17,764 amending the site plan for Lots 1 and 2.The office,
showroom/warehouse building for Lot 2 was increased to 17,114
square feet in area and the revised plan maintained the 50 foot
landscape buffer along the west property line.
A.PROPOSAL/REQUEST:
The applicant is proposing to revise the previously
approved site plan for Lot 2 only.The applicant proposestosubdivideLot2intotwo(2)lots,with a separatebuildingoneachlot.The total area for the two (2)buildings is 12,816 square feet,decreased from the 17,114squarefeetaswaspreviouslyapprovedforLot2.
The access,parking design,number of parking spaces (50spaces)and dumpster locations are the same as was
previously approved.The revised plan also maintains the
50 foot wide landscape area along the west property line.Access easements will be provided to serve Lot 2B.
B.EXISTING CONDITIONS:
The office building shown on the site plan for Lot 2A hasbeenconstructed.The remaining area within Lot 2
(proposed Lot 2B)is vacant and grass-covered.
Lot 1 of the Seven Acres Business Park is also vacant andgrass-covered (immediately north of Lot 2),with the GoldenCollisionCenteronLot4andanofficebuildingonLot3,across Seven Acres Drive to the east.There are singlefamilyresidencestothewestalongBellaRosaDriveandacrossCantrellRoadtothenorth.A creek and floodwayarelocatedalongthesouthpropertylineofthissubdivision.
C.NEIGHBORHOOD COMMENTS:
As of this writing,staff has received no comment from theneighborhood.The Westchester/Heatherbrae and SecludedHillsNeighborhoodAssociationswerenotifiedofthepublichearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards.
2
November 11,1999
SUBDIVISION
ITEM NO.:7 (Cont.)FILE NO.:Z-5038-E
2.Repair or replace any curb and gutter or sidewalk that is
damaged in the public right-of-way prior to occupancy.3.Sidewalks shall be shown conforming to Scca 31-175 and
the "MSP"
4.Access easement must be minimum 45 feet and 26 feet of
pavement with sidewalks,and public turn around to meet
minor commercial standards.
5.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
E .UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer available,not adversely affected.
AP&L:No Comment received.
Arkla:No Comment.
Southwestern Bell:No Comment.
Water:A minimum 15'ide utility easement needs to be
provided to extend water service and other utilities totherearparcel.
Fire Department:Place fire hydrant per code.Contact
Dennis Free at 918-3752 for details.
Count Plannin :No Comment.
CATA:Site is not currently served by CATA,approved fortransitpurposesassubmitted.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:
This recpxest is in the River Mountain Planning District.
The Land Use Plan currently shows Transition for thislocation.The revision of an existing POD is not a Land
Use Plan issue.
Cit Reco nized Nei hborhood Action Plan:The RiverMountainNeighborhoodActionPlandidnotlistgoals orobjectivespertainingtothisaction.
3
November 11,1999
SUBDIVISION
ITEM NO.:7 (Cont.)FILE NO.:Z-5038-E
Landsca e Issues:
A three foot wide building landscape strip between the
building and public parking areas is required.Some
flexibility with this requirement is allowed.
G.ANALYSIS:
The applicant submitted a revised site plan to staff on
October 27,1999.The revised plan shows the access
easement on all three (3)sides of the building on Lot 2B
as requested by Public Works.The applicant also submitted
a revised preliminary plat for the subdivision,showing
Lots 2A and 2B,as requested by staff.
Otherwise,to staff's knowledge,there are no outstanding
issues associated with this application.The revision in
the existing POD and preliminary plat should have no
adverse effect on the general area.
H .STAFF RECOMMENDATIONS:
Staff recommends approval of the revised POD for Lot 2 withthefollowingconditions:
1.Compliance with the requirements as noted in paragraphs
D,E and F of this report.2.Screening must be provided along the west property line.3.The 50 foot landscape buffer along the west property line
must be maintained.4.There are to be no doors or windows on the west side ofthebuilding(Lot 2B),except for emergency exit,if
required by Fire Marshall.5.Any site lighting must be low-level and directed away
from adjacent residential property.
SUBDIVISION COMMITTEE COMMENT:(OCTOBER 21,1999)
Joe White was present,representing the application.Staff
briefly described the revised POD.
The access easement required by Public Works was briefly
discussed.Mr.White noted that an access easement would be
provided along the north,south and west sides of the building.
This would allow for a public turn around.Public Works
indicated support of this access easement configuration.
4
November ll,1999
SUBDIVISION
ITEM NO.:7 (Cont.)FILE NO.:Z-5038-E
There being no further issues for discussion,the Committee
forwarded the revised POD to the full Commission for resolution.
PLANNING COMMISSION ACTION:(NOVEMBER 11 g 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 voteof9ayes,0 nays,1 absent and 1 open position.
5
November 11,1999
ITEM NO.:8 FILE NO.:Z-6476-A
NAME:Maxmart 42 —Revised Short-Form PCD
LOCATION:19500 Cantrell Road
DEVELOPER:ENGINEER:
River City Energy Co.Convenience Design,Inc.
Barksdale McKay P.O.Box 164070
3801 Woodland Heights Rd.Little Rock,AR 72216LittleRock,AR 72221
AREA:1.76 acre NUMBER OF LOTS:1 FT.NEW STREET:0
ZONING:PCD ALLOWED USES:Convenience store with gas
pumps and car washes (self-
serve and automated),branch
bank,two fast food restaurants
PROPOSED USE:Same except for replacing self-
serve car wash with express
lube facility
VARIANCES/WAIVERS REQUESTED:None requested.
BACKGROUND:
On June 2,1998,the Board of Directors passed Ordinance No.17,740 rezoning this property from C-2 to PCD.The approved PCDallowedaconveniencestorewithgaspumps,an automated car
wash and a self-serve car wash,with a branch bank and two (2)fast food restaurants within the convenience store building.
The Board of Directors also approved a deferral of street
improvements to Cantrell Road as part of this development plan.
November 11,1999
SUBDIVISION
ITEM NO.:8 (Cont.)FILE NO.:2-6476-A
A.PROPOSAL/REQUEST:
The applicant proposes to revise the previously approved
PCD site plan to replace the three-bay self-serve car wash,which was to be located within the north portion of theproperty,with a two-bay express lube facility.Theexpresslubefacilitywillbeaonestorystructure with
approximately 1,196 square feet.There are no changesproposedtotheremainderofthepreviouslyapprovalsiteplan.
B.EXISTING CONDITIONS:
The convenience store with gas pumps and the automatic car
wash buildings are currently under construction.There isundevelopedcommercialpropertytothewest,north andsouthacrossCantrellRoad.There is a mini-warehouse
complex and an AP6L substation to the east.There is alsoundevelopedofficeandmultifamilyzonedpropertyinthegeneralarea.
C.NEIGHBORHOOD COMMENTS:
Staff has received no comment from the neighborhood as ofthiswriting.The Aberdeen Court Property OwnersAssociationwasnotifiedofthepublichearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Chenal Parkway 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.Cantrell Road is listed on the Master Street Plan as a
principal arterial,dedication of right-of-way to 55 feet
from centerline will be required.
3.A 20 feet radial dedication of right-of-way is requiredatthecornerofChenalParkwayandCantrellRoad.4.Provide design of streets conforming to "MSP"(MasterStreetPlan).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 for proposed stormwater detention facilities
2
November 11,1999
SUBDIVISION
ITEM NO.:8 (Cont.)FILE NO.:Z-6476-A
are required.
8.Driveways shall conform to 31-210 or Ordinance 18,031.
Driveway locations as shown were previously approved.
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer available,not adversely affected.
AP&L:No Comment received.
Arkla:No Comment.
Southwestern Bell:No Comment received.
Water:No Comment.
Fire Department:Place fire hydrant per code.Contact
Dennis Free at 918-3752 for details.
Count Plannin :No Comment.
CATA:Site is not currently served by CATA,approved fortransitpurposesassubmitted.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:
This request is in the Pinnacle Planning District.The Land
Use Plan currently shows Commercial for this location.
There is no Land Use Plan issue with the revised PCD.
Cit Reco nized Nei hborhood Action Plan:This area is notcoveredbyacityrecognizedneighborhoodplan.
Landsca e Issues:
Areas set aside for buffers and landscaping meet withordinancerequirements.
G.ANALYSIS:
The applicant submitted a revised site plan to staff at theSubdivisionCommitteemeeting.The revised plan shows two
(2)parking spaces for the express lube facility asrequestedbystaff.The previously approved drivewaylocationsandinternalcirculationforthissitehave not.changed with this revised plan.
The applicant noted at the subdivision Committee meetingthatonlywallsignagewasproposedforthisexpresslube
3
November 11,1999
SUBDIVISION
ITEM NO.:8 (Cont.)FILE NO.:Z-6476-A
facility.This signage must comply with standard zoning
ordinance requirements for commercial property.
Otherwise,to staff'knowledge,there are no outstandingissuesassociatedwiththerevisedsiteplan.The proposedrevisedplanshouldhavenoadverseeffectonthegeneralarea.
H .STAFF RECOMMENDATIONS:
Staff recommends approval of the revised PCD subject to thefollowingconditions:
1.The only change in the previously approved site plan istoreplacetheself-serve car wash building with a two-
bay express lube building.2.Compliance with the requirements as noted in paragraphs DandEofthisreport.
SUBDIVISION COMMITTEE COMMENT:(OCTOBER 21,1999)
Barksdale McKay and Manley Roberts were present,representingtheapplication.Staff gave a brief description of the revised
PCD .
The Public Works issues were briefly discussed.It was notedthattheright-of-way had been dedicated and that the drivewaylocationsasshownwerepreviouslyapproved.
Mr.Roberts noted that only wall signage would be proposed fortheexpresslubefacility.A revised site plan was presented tostaffnotingtheparkingspacesasrequested.
There being no further issues for discussion,the Committee
forwarded the revised PCD to the full Commission for resolution.
PLANNING COMMISSION ACTION:(NOVEMBER 11,1999)
The staff presented a positive recommendation on this
application,as there were no further issues for resolution.
There were no objectors to this matter.
4
November 11,1999
SUBDIVISION
ITEM NO.:8 (Cont.)FILE NO.:Z-6476-A
The Chairman placed the item before the Commission for inclusionwithintheConsentAgendaforapprovalasrecommendedbystaff.
A motion to that effect was made.The motion passed by a voteof9ayes,0 nays,1 absent and 1 open position.
5
November 11,1999
ITEM NO.:9 FILE NO.:Z-6532-A
NAME:Arkansas Teachers Retirement Village —Long-Form PRD
LOCATION:East side of Chenal Valley Drive,north of
Rahling Road
DEVELOPER:ENGINEER:
AR Teachers Retirement System White-Daters and Associatesc/o Cromwell Architects 401 S.Victory Street
One Spring Street Little Rock,AR 72201LittleRock,AR 72201
AREA:71.9 acres NUMBER OF LOTS:1 FT.NEW STREET:0
ZONING:R-2/MF-18 ALLOWED USES:Single family and multifamily
residential
PROPOSED USE:Retirement center
VARIANCES/WAIVERS REQUESTED:None recpxested.
A.PROPOSAL/REQUEST:
The applicant proposes to rezone the 71.9 acre tract fromR-2/MF-18 to PRD to allow for the development of theArkansasTeachersRetirementVillage,a stepped-careretirementfacility.The development will house retiredpersonswithfacilitiesincludingindependentliving,assisted living,skilled nursing facilities and Alzheimerfacilities.
There are 23 independent living cottages located within thewesternportionoftheproperty,with the main retirementcenterlocatedwithinthecenterandeasternportionsoftheproperty.The following is a synopsis of the proposedproject:
November 11,1999
SUBDIVISION
ITEM NO.:9 (Cont.)FILE NO.:Z-6532-A
Main Facilit
~Independent living —300 units,4 stories
~Assisted living —100 units,4 stories
~Skilled nursing facility —100 beds,2 stories
~Alzheimer facility —30 beds,1 story
~Village Center and Activities —44,000 square feet,1 story
~523 parking spaces
Inde endent Livin Cotta es:
~23 cottages
~Cottage garages —34 parking spaces
~On-street visitor parking at cottages —46 spaces
A single access point from Chenal Valley Drive is proposed,with a fire lane access at the southwest corner of the
property,near the cottages.The proposed site planindicatesalargeamountofgreenspacewhichwillbe
undisturbed,along with a proposed lake,walking trails andalakesidepavilion.The proposed building locations,drives,parking and other proposed improvements are noted
on the attached site plan.
A minor Land Use Plan amendment for this property is also
proposed (Item 9.1 on this agenda).
B.EXISTING CONDITIONS:
The site is undeveloped and wooded.There are varyingdegreesofslopewithinthisproperty,with a general slopedownwardfromChenalValleyDrive.
Undeveloped R-2 and OS zoned property is located
immediately north,east and west of this site.There isalsoundevelopedR-2 zoned property immediately south alongRahlingRoad,with a mixture of residential,office andcommercialzoningacrossRahlingRoadtothesouthandacrossChenalValleyDrivetothewest.
C.NEIGHBORHOOD COMMENTS:
As of this writing,staff has received no comment from theneighborhood.The St.Charles Property Owners Association
was notified of the public hearing.
2
November 11,1999
SUBDZVZSZON
ZTEM NO.:9 (Cont.)FZLE NO.:Z-6532-A
D.ENGZNEERZNG COMMENTS:
PUBLZC WORKS CONDZTZONS:
1.Repair or replace any curb and gutter or sidewalk that is
damaged in the public right-of-way prior to occupancy.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 shown for proposed storm drainage are required.6.Show sidewalks on internal streets.Conform to
residential standards (26'ide and sidewalks).
E .UTZLZTZES AND FZRE DEPARTMENT/COUNTY PLANNZNG:
Wastewater:Sewer main extension required with easementstoserveproperty.
AP&L:No Comment received.
Arkla:No Comment.
Southwestern Bell:No Comment received.
Water:An acreage charge of $2500 per acre applies inadditiontonormalcharges.The 12"water main thatcrossesthissitewillneedtoberelocatedatthe
developer'expense.On site fire protection will berequired.RPZ backflow prevention will be required ondomesticwatersupplies.
Fire Department:Explain fire lane.Place fire hydrants
per code.Contact Dennis Free at 918-3752 for details.
Count Plannin :No Comment.
CATA:Site is not currently served by CATA;however,abusturnoutisrequested.Although Central ArkansasTransitdoesnotcurrentlyservethelocationproposed fortheArkansasTeachersRetirementVillage,the site may beservedbytransitinthefuture.Zt is also beyond the ADAParatransitServicearea,meaning the residents of theRetirementVillagewillnothaveADAParatransiteligibility.
3
November 11,1999
SUBDIVISION
ITEM NO.:9 (Cont.)FILE NO.:Z-6532-A
The Transit Authority recommends a far-side or near-side
turnout be constructed on the east side of Chenal Valley
Drive,north of Rahling Road in conjunction with the
construction of the Retirement Village.A turnout allowstransitvehiclestopulloutofthetrafficstreamsothattheboardingandalightingofbuspassengersdoesnotinhibitothervehicles.The turnout is also useful as adeceleration,right turn lane or acceleration lane even if
bus service is not provided.
This development is not conducive to transit or paratransitserviceduetothecurvilinearstreetpatternandthe
dispersed access points for the various destinations withinthedevelopment.If there is future fixed-route service,
walking distances and pathways from Chenal should be keptinmind.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:
This request is in the Chenal Planning District.The Land
Use Plan currently shows Multi-Family and Single Family forthislocation.There is pending Land Use Plan Amendment onthepropertytobeheardonthisagenda.
Cit Reco nized Nei hborhood Action Plan:This area is notcoveredbyacityrecognizedneighborhoodplan.
Landsca e Issues:
Areas set aside for buffers and landscaping meet with
ordinance requirements.
Since the adjacent properties are zoned single-familyresidentialscreeningisrequired.Credit towardfulfillingthisrequirementcanbegivenwhereexisting
dense vegetation exists that will give year-round
screening.Where this is not the case,additional
screening will be required.This screening may be a 6 foot
high opaque wooden fence with its face directed outward or
dense evergreen plantings.
The City Beautiful Commission recommends preserving as manyoftheexistingtreesonthisheavilywoodedsiteas
4
November 11,1999
SUBDIVISION
ITEM NO.:9 (Cont.)FILE NO.:Z-6532-A
feasible.Extra credit toward fulfilling zoning buffer and
landscaping requirements can be given when preserving treesof6inchcaliperorlarger.
G.ANALYSIS:
The applicant submitted a revised site plan and additional
information to staff on October 27,1999.The revised planaddressestheconcernsasraisedbystaffandthe
Subdivision Committee.The revised site plan shows a
sidewalk from the cottage area to the village center areaasrequiredbystaff.
The following additional information/development criteria
regarding the project was provided by the applicant:
Buildin Desi n
~Building heights will be approximately 50'o eave line.
Roof ridges will be approximately 65'bove first floor.
Cottages are one-story.
~Exterior materials will be a combination of stone veneer,stucco and metal siding.
~Roof:fiberglass shingles;built-up roofing at
mechanical wells and flat areas.
~All rooftop equipment will be concealed from view.
Staff Note:The applicant has noted that buildingelevationshavenotbeendoneasofthisdate.
Maximum Buildin Areas
~Independent Living —1,500 sq.ft./unit (300 units)
450,000 sq.ft.total
~Assisted Living —900 sq.ft./unit (100 units)—90,000sq.ft.total
~Skilled Nursing facility —500 sq.ft./bed (100 beds)50,000 sq.ft.total
~Alzheimer facility —500 sq.ft./bed (30 beds)—15,000sq.ft.total
~Village Center and Activities —44,000 sq.ft.total
~Independent Living Cottages —2,500 sq.ft.each
5
November 11,1999
SUBDIVISION
ITEM NO.:9 (Cont.)FILE NO.:Z-6532-A
~Parkin
~At this time,we do not know the exact amount of parkingthatwillberequiredfortheproject.We have therefore
provided parking at the rate of one parking space/bed orunit,plus additional spaces for visitors and staff.We
have indicated a maximum amount on the plan of 603 cars
so there will be no question in the future if the projectshouldrequireuptothisamount.As noted on the plans,
parking areas will be landscaped.In fact,landscapingwillbequitelushthroughouttheproject,as this is an
important ingredient in providing for a quality
environment for residents.
Staff Note:The ordinance would typically require 342
parking spaces for this proposed development.The
applicant notes that there will be 190-200 employees asjustificationfortheamountofparkingproposed.Parkinghasbeenreducedby87spacesfromtheoriginalplansubmitted.
Undevelo ed Areas
~The large wooded areas around the perimeter of the sitewillbeundeveloped.There will be no future developmentinthesewoodedareaswiththeexceptionofapavilion
and associated plaza at the lake area as indicated onplans.
~Vegetation screening will be provided year round for theprojectagainstadjacentresidentialareas.The thick
wooded areas will probably provide adequate screening.Additional evergreen planting will be added if needed.
Preservation of Trees
~The site grading plan is devised such that very few fillslopeswillencroachintothewoodedareas,so the forestwillextendrightuptotheconstructionareaonallsides.As many trees as possible that are larger than 6"caliper will be saved in the wooded areas on the southsideofthesite.All trees will be saved in wooded
6
November 11,1999
SUBDIVISION
ITEM NO.:9 (Cont.)FILE NO.:Z-6532-A
buffer areas on the east,north and west sides.It istheintentionofthedevelopertomaintainthelarge
wooded area undisturbed.Since the project is setback sofarfromsurroundingpropertylines,most of the
buildings will be barely visible (and some not visible atall)from outside the property,due to the heavy woodedareas.
~Si na e
~There will be masonry walls on both sides of the entrancedrive(shown on plans)and a sign on one wall.Height
and area of the sign will not exceed the maximum allowed
by City Ordinance.
Staff Note:The sign/walls should have a maximum height of
6 feet and a maximum sign area of 64 square feet.
~Dumpsters will be located at the service dock area on thenorthsideofthesite.The service area and dumpstezswillbescreenedfromviewwithlandscapingandfencing.
~Any site lighting will be directed away from residentialproperty.
~Phaain
~The project may be constructed in phases,but the actualphasinghasnotbeendeterminedatthistime.However,the overall plan shows maximum development.
~Gatin
~It is anticipated that the project will not be gated.
However,a gate may be added at some time in the futureattheentranceareawherethereisaguardstation.Ifsuchshouldbeadded,a turn around shown on the planwillprovideforexiting.
7
November 11,1999
SUBDIVISION
ITEM NO.:9 (Cont.)FILE NO.:Z-6532-A
Villa e Center Uses
~Proposed uses of the Village Center include suchfacilitiesaskitchen/dining,library,multi-purpose
rooms,post office,bank,barber and beauty shops,indoor
swimming pool,fitness center,crafts shop,parlors,administrative offices,outdoor dining terrace,etc.
Sidewalks
~Interior sidewalk system will be provided from the
cottage area to the village center.Walking trails will
be provided from the village center to the lake.Allotherpedestriantravelwillbeinternal,with sidewalks
provided.
Setback Line
~The building setback line from Chenal Valley Drive
property line will be 105',as recpxested.
CATA
~It is not anticipated that city buses will be utilized byoccupantsoftheretirementvillagebecausethevillageisplanningtohaveitsprivatebusservicetotakeresidentsshopping,medical appointments,etc.However,a bus stop would be desirable for employee use.The
developer of the project will work with CATA tofacilitatebusservicewhenavailabletotheproject.
This facility will operate a bus for the residents thatwillhavetheabilitytopickupanddropoffunderthe
proposed canopy within the site.This drop off canopy
would also be available to CATA for their use.Should
CATA choose not to use the canopy within the site,the
developer will work with CATA to provide the necessaryareaattheentrance.
Public Works Comments 1-6
~These comments will be complied with.
8
November 11,1999
SUBDIVISION
ITEM NO.:9 (Cont.)FILE NO.:Z-6532-A
Utilities and Fire De artment/Count Plannin
~Wastewater sewer main extension with easements to serve
property will be provided.
~Water:Developer requests that acreage charge of
$2500/acre be applied only to built-up construction area
in the center of the site.The property that has beensetasideasundevelopedwoodedbufferzonesisvery
large and will never be constructed upon in the future.
Therefore,a request that per acre charge be waived for
wooded area is not unreasonable.The 12"water main will
be relocated at developer's expense.
~On-site fire protection will be provided.
~Backflow prevention will be provided on domestic water
supplies.
~Fire Department:Fire lane shown on the plans will
provide secondary access to the site for fire trucks.
The lane will be 20'ide and constructed of grass on topofgravelbasewithplasticstructuralringsupporton
top of the gravel.
~Fire hydrants will be placed on site to meet Code.
The applicant has done a good job in responding to staff
concerns and questions relating to this proposed
development.Staff has worked with the applicant in
solidifying the development criteria as noted above.Staffiscomfortablewiththeproposedsitedevelopmentplanandfeelsthat,with the increased buffers and tree
preservation proposed,the development should have no
adverse effects on the surrounding properties.
H .STAFF RECOMMENDATZONS:
Staff recommends approval of the proposed PRD zoningsubjecttothefollowingconditions:
1.Compliance with the requirements as noted in paragraphs
D,E and F of this report.2.Compliance with all of the site design criteria as notedinparagraphG.of this report.
9
November 11,1999
SUBDIVISION
ITEM NO.:9 (Cont.)FILE NO.:Z-6532-A
SUBDIVISION COMMITTEE COMMENT:(OCTOBER 21,1999)
Joe White and Kent Taylor were present,representing the
application.Staff gave a brief description of the proposed
PRD,asking several questions about the development and
requesting elevations and details regarding the proposed
building.
Mr.White noted that he would meet with the developer and obtain
answers to staff'questions and supply additional information
to staff as requested.
Mr.White indicated no problem with the Public Works
requirements.
j
The requested bus turnout was briefly discussed.Debbie Allen,of CATA,noted that the site could be serviced internally if the
property owner was agreeable and proper area and radii were
provided .
Staff suggested that Mr.White meet with the fire department in
order to assure that the access and turn arounds as proposed areacceptable.
After the discussion,the Committee forwarded the PRD to thefullCommissionforresolution.
PLANNING COMMISSION ACTION:(NOVEMBER 11,1999)
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 voteof9ayes,0 nays,1 absent and 1 open position.
10
November ~1,1999
ITEM NO.:9.1 FILE NO.:LU99-19-03
Name:Land Use Plan Amendment —Chenal Planning District
Location:Northeast corner of Chenal Valley Dr.and
Rahling Rd.
R~e est:Single Family &Multi-Family tu Lnw Density
Residential &Park/Open Space
Source:Joe White,White —Daters &Associates,Inc.
PROPOSAL /REQUEST:
Land Use Plan amendment in the Chenal Planning District fromSingleFamily&Multi-Family to Low Density Residential.
Low Density Residential represents a broad range of housing
types including single family attached,single family
detached,duplex,townhouse,multi-family and patio or
garden homes.Any combination of these and possibly other
housing types may fall in this category provided that thedensityisbetweensix(6)and ten (10)dwelling units peracre.The applicant proposes to build a retirement village.
Prompted by this Land Use Amendment recpxest,the PlanningStaffexpandedtheareaofreviewtoincludetheproperty on
Rahling Road south of the applicant's property.Staff
modified the application to include a change from Single
Family to Park/Open Space to serve as a buffer between the
proposed Low Density Residential and the existing Single
Family.With these changes,the entirety of the Multi-
Family on the east side of Chenal Valley Drive will beeliminated.It is thought that the additional area would
make the boundaries more logical.
EXISTING LAND USE AND ZONING:
The applicant's property is currently zoned R-2 Single
Family Residential and is approximately 71.92 +acres insize.The expanded area is also zoned R-2.Vacant propertytothenorthandeastiszonedR-2.Large vacant 0-2 Office
and Institutional,C-1 Neighborhood Commercial,Planned
Commercial District (PCD),and 0-3 General Office zones lie
south of the area.The Asbury Apartments occupies the
November ~1,1999
SUBDIVISION
ITEM NO.:9.1 (Cont.)FILE NO.:LU99-19-03
Multi-Family-24 Multifamily district to the west.A largely
vacant 0-2 zone lies further to the west on Chenal Parkway.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On April 20,1999,a change was made from Office to
Commercial with a Planned Zoning Development required eastofKirkRoadonChenalParkway.
On December 15,1998,a change was made from Single FamilytoPublicInstitutionalat715WellingtonVillageRoad
southeast of the expanded area.
On September 1,1998,a change was made from Single FamilytoMulti-Family at northeast corner of Chenal Valley Dr.and
Rahling Rd.
On May 6,1997 changes were made form Single Family,PublicInstitutional,Multi-Family,Neighborhood Commercial,and
Park/Open Space to Single Family,Low Density Residential,
Public Institutional,Office,Neighborhood Commercial,and
Commercial at various locations south and east of expandedarea.
The area is currently shown as Multi-Family and Single
Family on the Land Use plan.Single Family lies to the
north and east of the amendment area.To the south are twoareasofOfficeandoneareaofNeighborhoodCommercialis
shown.Multi-Family is shown west of the amendment area.
The Land Use Plan also shows Office further to the west on
Chenal Parkway.
MASTER STREET PLAN:
Rahling Road is shown on the Master Street Plan and will be
a part of the proposed West Loop.Chenal Valley Drive is
shown as a collector street.A Class II bikeway is proposedtorunfromChenalParkwaytotheproposedWestLoop
(currently Rahling Road).
PARKS:
The Park System Master Plan does not show any parks in thevicinityofthisproposedchangethatwillbeaffected.
2
November ~1,1999
SUBDIVISION
ITEM NO.:9.1 (Cont.)FILE NO.:LU99-19-03
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
This area is not covered by a neighborhood action plan.
ANALYSIS:
The applicant's property is a vacant tract of land located
on a hilltop in a developing suburban area.The most recent
development in the area is the Asbury Apartments located
west of the expanded area.
A change to Low Density Residential and Park/Open Space
would serve as a buffer between the lower residentialdensitiesoftheSingleFamilytotheeast,and the higherresidentialdensitiesoftheMulti-Family to the west.Staff would recommend placing a strip of Park/Open Space torecognizethenaturalbuffercreatedbythehillside,whichslopesdowntowardstheSingleFamilytoeast.Park/Open
Space will also buffer the larger scale buildings as shown
on the proposed Planned Residential Development from thesmallerscaleofsinglefamilyhouses.An additional buffer
would be provided by the Low Density Residential separatingtheresidentialusestothenorthfromthenonresidentialusestothesouth.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhoodassociations:Gibraltar/Pt.West/Timber Ridge N.A.,ParkwayPlacePropertyOwnersAssociation,Spring Valley Manor
Property Owners Association,Aberdeen Court Property OwnersAssociation,Bayonne Place Property Owners Association,
Carriage Creek Property Owners Association,Cedar HillTerracePropertyOwnersAssociation,Eagle Pointe Property
Owners Association,Glen Eagles Property Owners Association,
Hillsborough Property Owners Association,Hunters Cove
Property Owners Association,Hunters Green Property OwnersAssociation,Johnson Ranch Neighborhood Association,Marlowe
Manor Property Owners Association,and St.Charles Property
Owners Association.
Staff has received no comments from area residents.
3
November ~'1,1999
SUBDIVISION
ITEM NO.:9.1 (Cont.)FILE NO.:LU99-19-03
STAFF RECOMMENDATIONS:
Staff believes the change to Low Density Residential is
appropriate and would recommend the strip of Park/Open
Space to create buffers between the different densities ofresidentialandtorecognizethehillsidethatistobeleftundisturbed.
PLANNING COMMISSION ACTION:(NOVEMBER 11,1999)
This item was placed on the consent agenda for approval and
was approved with a vote of 9 ayes,0 noes and 2 absent.
4
November 11,1999
ITEM NO.:10 FILE NO.:Z-6622-A
NAME:ICM —Revised Short-Form PD-0
LOCATION:North side of Kanis Road approximately 500 feet westofNixRoad
DEVELOPER:ENGINEER:
Independent Case Mgmt.Marlar Engineering
3000 Kavanaugh Blvd.,Ste.203 5318 J.F.K.Blvd.Little Rock,AR 72205 North Little Rock,AR 72116
AREA:2.83 acres NUMBER OF LOTS:1 FT.NEW STREET:0
ZONING:PD-0 ALLOWED USES:Office
PROPOSED USE:Office
VARIANCES/WAIVERS REQUESTED:None requested.
BACKGROUND:
On June 1,1)99,the Board of Directors passed Ordinance No.18,027 which rezoned this property from R-2 to PD-O.The
approved PD-0 allowed for construction of a 2,500 square foot.
(one story)office building for Independent Case Management.
The approved site plan also showed small areas of parking alongtheeastandnorthsideofthebuildingalongwithasingleaccesspointfromKanisRoad,near the southeast corner of theproperty.
A.PROPOSAL/REQUEST:
The applicant proposes to revise the previously approvedsiteplaninordertomovethedrivewaylocationandeliminatethesmallparkingareaalongthenorthsideofthebuilding.The previously approved site plan showed theaccessdrivetobenearthesoutheastcorneroftheproperty.The applicant maintained during the previous
November 11,1999
SUBDIVISION
ITEM NO.:10 (Cont.)FILE NO.:Z-6622-A
public hearings that the driveway would be constructedwhereanexistingdrivewayislocated,in order to saveexistingtreesonthesite.
As it turns out,the existing driveway is located near thecenterofthesiteandnotnearthesoutheastcornerofthepropertyaswasrepresentedonthepreviouslysubmittedsiteplan.The driveway location as shown on the revisedsiteplanisapproximately48feetfurtherwestthanwasshownonthepreviousplan.
B.EXISTING CONDITIONS:
The property is currently undeveloped and wooded.The areawheretheproposedbuildingandparkingareaaretobelocatedisintheprocessofbeingcleared.The generalareaisprimarilysingle-family residential in nature.There is an office at the southwest corner of Kanis andWhiteRoadswith0-3 zoned property approximately 800 feettotheeastalongthesouthsideofKanisRoad.There is anonconformingautosalvageyardatthenorthwestcornerofKanisandGambleRoadsandVFWPost9095atthenortheastcornerofthatintersection.
C.NEIGHBORHOOD COMMENTS:
As of this writing,staff has received no public comment onthisitem.The Parkway Place and Gibralter Heights/PointWest/Timber Ridge Neighborhood Associations were notifiedofthepublichearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
All previous comments still apply.Incorporate driveway
design in future Kanis Road.
E .UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer main extension required with easementstoserveproperty.Little Rock Wastewater Utility hasnotapprovedtheuseoftheHoldingTankasshownontheDrawings.
AP&L:No Comment received.
Arkla:No Comment.
Southwestern Bell:No Comment received.
Water:No Comment.
2
November 11,1999
SUBDIVISION
ITEM NO.:10 (Cont.)FILE NO.:Z-6622-A
Fire Department:No Comment.
Count Plannin :No Comment.
CATA:Site is not currently served by CATA,no comment.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:
This request is in the Ellis Mountain Planning District.
The Land Use Plan currently shows Low Density Residentialforthislocation.The proposed revision of the PD-0 is
not a Land Use Plan issue.
Cit Reco nized Nei hborhood Action Plan:The Rock Creek
Neighborhood Action Plan recommends promotion of commercial
and office development that enhances the primarilyresidentialcharacterofthecommunity.
Landsca e Issues:
A 6 foot high opaque screen either a wooden fence or dense
evergreen plantings,is required to screen this development
from the properties to the west,east and north.
Curb and gutter or another approved border will be requiredtoprotectlandscapedareasfromvehiculartraffic.
The City Beautiful Commission recommends preserving as manytreesasfeasibleonthissite.That would include on sitetreesalongKanisRoad.Extra credit toward compliance
with the Landscape Ordinance can be given when preservingtreesof6inchcaliperorlarger.
Prior to a building permit being issued,a detailed
landscape plan must be approved by the Plans ReviewSpecialist.
G.ANALYSIS:
The Public Works department has indicated no problem with
the proposed driveway location.Public Works notes that
the driveway must be constructed to accommodate the futureconstructionofKanisRoad.
The applicant submitted a letter to staff on October 28,
3
November 11,1999
SUBDIVISION
ITEM NO.:10 (Cont.)FILE NO.:Z-6622-A
1999.The letter notes that the driveway will be
constructed to city standards and will meet the future
lowering and construction of Kanis Road.
As noted in paragraph E.of this report,the Little Rock
Wastewater Department has not approved the use of the
holding tank as shown on the site plan.The applicant mustcontactLittleRockWastewaterregardingthisissue.
Otherwise,there should be no outstanding issues associated
with the revised site plan.
H .STAFF RECOMMENDATIONS:
Staff recommends approval of the revised PD-0 subject tothefollowingconditions:
1.The driveway must be constructed to city standards andaccommodatethefutureconstructionofKanisRoad.2.The holding tank as shown on the site plan must beapprovedbyLittleRockWastewaterUtility.3.Compliance with the Landscape requirements as noted inparagraphsF.of this report.
SUBDIVISION COMMITTEE COMMENT:(OCTOBER 21 1999)
Cindy Alberding was present,representing the application.Staff briefly described the revised PD-O,noting that the
driveway location was the only significant change in thepreviouslyapprovedsiteplan.
Bob Turner,of Public Works,noted that the driveway should bedesignedandconstructedtoaccommodatethefutureconstructionofKanisRoad,which would be approximately two feet lower thanthecurrentroadelevation.He indicated that the proposeddrivewaylocationwasnotaproblem.Ms.Alberding stated thatMr.Borkowski of Public Works,agreed to meet her at the site
and look at the driveway situation.
There being no further issues for discussion,the CommitteeforwardedtherevisedPD-0 to the full Commission forresolution.
4
November 11,1999
SUBDIVISION
ITEM NO.:10 (Cont.)FILE NO.:Z-6622-A
PLANNING COMMISSION ACTION:(NOVEMBER 11,1999)
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 voteof9ayes,0 nays,1 absent and 1 open position.
5
November 11,1999
ITEM NO.:11 FILE NO.:Z-6761
NAME:Gamble —Short-Form PCD
LOCATION:Southeast corner of West 14 and Woodrow Streets
DEVELOPER:ARCHITECT:
Rev.Arthur Gamble Ron Woods/Architecture
9219 Duke Drive Innovation GroupLittleRock,AR 72204 2200 S.Main Street
Little Rock,AR 72206
AREA:Approx.0.64 acre NUMBER OF LOTS:1 FT.NEW STREET:0
ZONING:R-3/R-5/I-2 ALLOWED USES:Single family and
Multifamily Residential
and Light Industrial
PROPOSED USE:Mixed Office/Commercial
VARIANCES/WAIVERS REQUESTED:None requested.
A.PROPOSAL/REQUEST:
The applicant proposes rezone the property from R-3/R-5/I-2toPCDtoallowforthedevelopmentofamixedoffice/commercial strip center.Construction of a singlebuildingisproposed.The building will have a total of6,200 square feet,with the following use mix:
1.Restaurant —2,000 square feet2.Convenience store —1,200 square feet3.Barber and beauty salon —1,200 square feet4.Lease area for office/commercial —1,800 square feet
A total of 20 parking spaces is proposed.The parking willbelocatedonthewestsideofthebuildingaswellasasmallparkingareaimmediatelysouthofthebuildingatthenortheastcornerofWoodrowandWest15Streets.Building
November 11,1999
SUBDIVISION
ITEM NO.:11 (Cont.)FILE NO.:Z-6761
and driveway locations as well as parking design are notedontheattachedsiteplan.
B.EXISTING CONDITIONS:
The site is vacant and mostly grass-covered with fewexistingtrees.There are single-family residences locatedtotheeastalongWest14Street,to the north across West14StreetandtothewestacrossWoodrowStreet.There isanabandonedlumberyardtothesouthandeastalongWest15Street,with the Central High School campus two blocksfurthereast.There is a church located to the southacrossWest15Street,with a mixture of commercial andindustrialusesfurthersouthalongWoodrowStreet.
C.NEIGHBORHOOD COMMENTS:
As of this writing,staff has received no comment from theneighborhood.The Central High,Capitol Hill,Pine toWoodrowandStephensAreaFaithNeighborhoodAssociationswerenotifiedofthepublichearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Woodrow Street is listed on the Master Street Plan as a
minor arterial.A dedication of right-of-way to 35 feet
from centerline is required.2.Provide design of streets conforming to "MSP"(MasterStreetPlan).Construct one-half street improvements tothesestreetsincluding5footsidewalkswithplanned
development.(Improve corner curb radius to 30 feet).3.Repair or replace any curb and gutter or sidewalk that is
damaged in the public right-of-way prior to occupancy.4.Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards.5.Close unused driveways,reestablish curb and gutter.
E .UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Existing 8"sewer main located on projectproperty.Contact Little Rock Wastewater Utilitypriortoconstruction.
APSL:No Comment received.
Arkla:No Comment.
Southwestern Bell:No Comment.
2
November 11,1999
SUBDIVISION
ITEM NO.:11 (Cont.)FILE NO.:Z-6761
Water:No Comment.
Fire Department:No Comment.
Count Plannin :No Comment.
CATA:Served by CATA Routes ¹9 and ¹3;no comment.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:
This request is in the I-630 Planning District.The Land
Use Plan currently shows MX for this location.The
proposed use of office and commercial is consistent withthecurrentlandusecategory.
Cit Reco nized Nei hborhood Action Plan:The StephensAreaNeighborhoodActionPlanrecommendsenticinglocalbusinessestolocateintheStephensArea.
Landsca e Issues:
The street buffer drops two feet below the minimum
requirement of 6 feet along West 15 Street.
A 3 foot wide building landscape strip is required betweenthebuildingandthepublicparkingarea.There isflexibilitywiththisrequirement.
G.ANALYSIS:
The applicant submitted a revised site plan to staff on
October 28,1999.The site plan has been revised to
accommodate the right-of-way dedication for Woodrow Street.
As a result,the building size was reduced to 6,200 squarefeetandafewoftheparkingspaceswerelost.The small
parking area at the northeast corner of Woodrow and West15Streethasbeenchangedfromrightangleto45degree
parking with an exit onto West 15 Street.A dumpsterlocationandadditionallandscapedareashavealsobeenprovided.
Two (2)sign locations have been noted on the revised siteplan,one on each street frontage.The applicant providedasketchoftheproposedsigns.The signs will be
monument-type signs with heights of six (6)feet and areas
3
November 11,1999
SUBDIVISION
ITEM NO.:11 (Cont.)FILE NO.:Z-6761
of 66 square feet (each sign).Each sign will need to belocatedatleastfive(5)feet back from any property line.
Otherwise,there should be no outstanding issues associated
with the proposed site plan.The applicant has done a goodjobaddressingtheissuesasraisedbytheSubdivision
Committee and redesigning the site plan accordingly.
H .STAFF RECOMMENDATIONS:
Staff recommends approval of the PCD zoning subject to thefollowingconditions:
1.Compliance with the requirements as noted in paragraphs
D,E and F of this report.2.A six (6)foot high screening fence,with its face sidedirectedoutward,must be constructed along the eastpropertyline(east of the proposed building)to screentheadjacentresidentialproperty.3.Staff recommends C-3 permitted uses as a use mix for theproperty.A maximum area of 2,000 square feet should bedevotedtoarestaurant-type use.4.The proposed ground-mounted signs should be located atleastfive(5)feet back from any property line.
SUBDIVISION COMMITTEE COMMENT:(OCTOBER 21,1999)
Ron Woods was present,representing the application.Staff gaveabriefdescriptionoftheproposedPCD.Staff noted that
dumpster and ground-mounted sign locations needed to be shown onthesiteplan,if applicable.
Staff noted that the ordinance typically required 40 parkingspacesforamixeddevelopmentofthissize,and that a total of26spaceswasproposed.Staff indicated no problem with the
parking issue as long as the remaining "lease"area within the
proposed building was not devoted to a restaurant/food service
type use.
In response to a question from staff,Mr.Woods noted that thesidewalkalongthesouthandeastsidesofthebuildingwas
needed for deliveries to the rear portion of the units.Henotedthatdeliveryvehicleswouldbeabletoparkalongthesouthsideofthebuilding.Staff noted that a screening fence
would be required along the east property line,where adjacenttosinglefamilyresidentialproperty.
4
November 11,1999
SUBDIVISION
ITEM NO.:11 (Cont.)FILE NO.:Z-6761
Bob Brown,Site Plans Review Specialist,noted that somebuildinglandscapingwouldberequired.Mr.Woods indicatedthattherevisedplanwouldshowthislandscaping.
The Public Works requirements were briefly discussed,primarilytheright-of-way dedication requirement for Woodrow Street.Staff suggested ways to redesign the parking areas to allow forthededication.
There being no further issues for discussion,the Committee
forwarded the PCD to the full Commission for resolution.
PLANNING COMMISSION ACTION:(NOVEMBER 11,1999)
The staff presented a positive recommendation on thisapplication,as there were no further issues for resolution.There were no objectors to this matter.
Staff added the following condition to the staff recommendationnotedinparagraphH.of this report:
"5.Any site lighting must be low-level and directed
away from adjacent residential property."
The Chairman placed the item before the Commission for inclusionwithintheConsentAgendaforapprovalasrecommendedbystaff.
A motion to that effect was made.The motion passed by a voteof9ayes,0 nays,1 absent and 1 open position.
5
November 11,1999
ITEM NO.:12 FILE NO.:Z-6763
NAME:Union Rescue Mission —Short-Form POD
LOCATION:Northwest corner of West 10 and Thayer Streets and
along the south side of West 10 Street west of Thayer Street
DEVELOPER:ENGINEER:
Union Rescue Mission Lewis,Elliott and Studer3001ConfederateBlvd.11225 Huron Lane,Suite 104LittleRock,AR 72206 Little Rock,AR 72211
AREA:Approx.2.43 acres NUMBER OF LOTS:1 FT.NEW STREET:0
ZONING:I-2 ALLOWED USES:Light Industrial
PROPOSED USE:Union Rescue Mission facilities
VARIANCES/WAIVERS REQUESTED:None requested.
A.PROPOSAL/REQUEST:
The applicant proposes to rezone the 2.43 acre site fromI-2 to POD to allow for the development of the Union RescueMissionfacilities.The project will house administrativeoffices,temporary living quarters,food preparation anddiningareas,and educational space.A minor Land Use Planamendmenthasalsobeenfiled(Item 12.1 on this agenda).
The applicant proposes to construct a 29,000 square foot,single story building along the south side of West 10Street,west of Thayer Street.The applicant also proposestoconstructasmallareaofparking(21 spaces)along thenorthsideofWest10Streetandasmallareaofparking(19 spaces)along the north side of West 11 Street.
The applicant is also proposing to abandon the portion ofWest10Streetbetweentherailroadright-of-way andThayerStreet,the alley right-of-way within Block 9,RootsandCoySubdivision(block bounded by Thayer Street,West
November 11,1999
SUBDIVISION
ITEM NO.:12 (Cont.)FILE NO.:Z-6763
10 Street,West 11 Street,and the railroad right-of-way),and the portion of West 11 Street between JonesStreetandtherailroadright-of-way.
The applicant notes that the facility will include thefollowinguses:
1.Temporary living quarters —180 to 200 beds2.Office space —5,800 square feet3.Educational space —4,000 square feet4.Kitchen and dining areas
The proposed building will be one-story with a 30 footridgeheight.The facade will be of split face block andbrick,with a colored raised seam metal roof.One wall-mounted sign is proposed which will have an area ofapproximately25squarefeet.
B.EXISTING CONDITIONS
The portion of this site along the north side of West 10Streetisvacant,grass-covered and fenced.There are notreesonthisportionofthesite.The area on the southsideofWest10Streetisalsovacantandgrass-covered,with a scattering of trees.This portion of the site iswheresinglefamilyhomesonceexisted,and is 6 to 8 feetabovetheexistinggradeofWest10Street.
There is railroad right-of-way along the west boundary ofthissite,with industrial buildings and single-familyresidencesfurtherwest.There are two industrialbuildingsandamonopoletowertothenorth,between thissiteandI-630.There is an auto salvage yard to thenortheastatthesoutheastcornerofMarylandandThayerStreets.There are four (4)single family residencesimmediatelyeastoftheproposedbuilding,within the sameblock,with additional single family residences furthersouthacrossWest11StreetandeastacrossThayerStreet.
C.NEIGHBORHOOD COMMENTS:
Staff has received several phone calls from personsrequestinginformationonthisapplication.The CapitalHill,Central High and Pine to Woodrow NeighborhoodAssociationswerenotifiedofthepublichearing.
2
November 11,1999
SUBDIVISION
ITEM NO.:12 (Cont.)FILE NO.:Z-6763
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.West 10'treet,West 11'"Street,and Thayer Street are
commercial streets.Dedicate right-of-way to 30 feet
from centerline.
2.A 20 feet radial dedication of right-of-way is requiredatthecornerofThayerStreetand10'"Street.3.Alley abandonment in Block 9 will be required to
construct building and parking.4.Provide design of streets conforming to "MSP"(MasterStreetPlan).Construct one-half street improvements tothesestreetsincluding5-foot sidewalks with planned
development.Construct public turn around at the end of
West 10'"Street.
5.Repair or replace any curb and gutter or sidewalk that is
damaged in the public right-of-way prior to occupancy.6.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.7.Stormwater detention ordinance applies to this property.8.Improve corner radius.
9.Remove pavement and construct ditch at the west side of
the property.
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Existing 6"and 18"sewer mains located onprojectproperty.Contact Little Rock WastewaterUtilitypriortoconstruction.
AP&L:No Comment received.
Arkla:No Comment.
Southwestern Bell:No Comment.
Water:On site fire protection may be required.Contact
Dennis Free at 918-3752 for details.
Fire Department:No Comment.
Count Plannin :No Comment.
CATA:Site is served by CATA Route ¹3 Baptist MedicalCenter;no comment.
3
November 11,1999
SUBDIVISION
ITEM NO.:12 (Cont.)FILE NO.:Z-6763
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:
This request is in the Central City Planning District.The
Land Use Plan currently shows Light Industrial,Industrial,
and PK/OS for this location.There is pending Land UsePlanAmendmentonthisagendaforthisarea.
Cit Reco nized Nei hborhood Action Plan:This area is notcoveredbyacityrecognizedneighborhoodplan.
Landsca e Issues:
The full land use average width required along the southernperimeteris12feet.The proposed buffer width drops
below the minimum at any given point of 6 feet.
A portion of the proposed land use buffer along the easternperimeterdropsbelowtheminimumallowedatanygivenpointof6feetinwidth.The full average width
requirement is 16 feet.
The proposed street buffer width along West 11 Street
drops to the minimum allowed at any given point of 6 feetmostofthelengthofthebuffer.The full street buffer
width required without transfers is 12 feet.
A 6 foot high opaque screen is required adjacent to
property used as residential to the southeast.This screen
may be a wood fence with its face side directed outward ordenseevergreenplantings.
G.ANALYSIS:
The applicant submitted a revised site plan and additional
information to staff on October 28,1999.The revised planaddressesmostofthestaffconcerns.The applicant hasnotedthatthePublicWorksrequirementswillbecompliedwith.
There are a few slight modifications which need to be madetothesiteplanandareasfollows:
1.Note a 6 foot height for the wood screening fence shownadjacenttoresidentialuses.
4
November 11,1999
SUBDIVISION
ITEM NO.:12 (Cont.)FILE NO.:Z-6763
2.Provide a minimum 7.5 foot buffer along the east propertyline(east of proposed building and east of parking areaaccessedfromWest11Street).3.Provide back out space along the east and west ends of
the parking area on the north side of West 10 Street.
A total of 40 parking spaces is proposed for the
development.Staff feels that this is a sufficient
amount to serve the proposed use.
As noted in paragraph A.of this report,the applicant is
requesting abandonment of three (3)pieces of right-of-way
as part of this development plan.By endorsing the
proposed site development plan,the Commission can
recommend approval of the abandonment requests.The
applicant will need to file additional paperwork with
Public Works prior to this application being forwarded totheBoardofDirectors.
Otherwise,to staff's knowledge,there are no outstandingissuesassociatedwiththisapplication.Staff feels thattheproposeddevelopmentwillhavenoadverseeffectonthe
general area.
H .STAFF RECOMMENDATIONS:
Staff recommends approval of the proposed POD zoningsubjecttothefollowingconditions:
1.Compliance with the requirements as noted in paragraphs
D,E and F of this report.2.A revised site plan needs to be submitted with theadditionalmodificationsasnotedinparagraphG.of thisreport.3.Staff recommends approval of the following right-of-way
abandonments:a.West 10 Street,between Thayer Street and therailroadright-of-wayb.West 11 Street,between Jones Street and therailroadright-of-wayc.Alley right-of-way within Block 9,Roots and CoySubdivision
SUBDIVISION COMMITTEE COMMENT:(OCTOBER 21,1999)
Ed Appler was present,representing the application.Mr.Applersubmittedarevisedsiteplanfortheproperty,due to the fact
5
November 11,1999
SUBDIVISION
ITEM NO.:12 (Cont.)FILE NO.:Z-6763
that the railroad right-of-way was 100 feet wider than
previously expected.The Committee reviewed the revised site
plan.
Bob Brown,Site Plan Review Specialist,noted that additionalbufferandlandscapedareaswereneededbetweenthedevelopment
and the residential property to the east.
The Public Works requirements were briefly discussed.It was
noted that improvements to West 11 Street would need to be
done.Staff suggested abandoning a small portion of West 11Street,west of Jones Street.
Mr.Appler stated that he had been working with the Capitol Hill
Neighborhood Association since January.He also noted that he
had been in contact with the immediate neighbors in this area.
After the discussion,the Committee forwarded the POD to thefullCommissionforresolution.
PLANNING COMMISSION ACTION:(NOVEMBER 11,1999)
Ed Appler and Lonnie Willis were present,representing theapplication.Staff briefly described the POD rezoning request,with a recommendation of approval.
Ed Appler explained the project,including the Union Rescue
Mission use and operation.He explained that the existinglocationonConfederateBlvd.will eventually be forced to movebecauseoftheplannedfutureconstructionofarailroad
overpass.
Lonnie Willis also addressed the Commission in support of theapplication.He offered additional explanation of the Union
Rescue Mission use and programs.
Rev.Robert Alexander read a prepared statement from the
neighborhood association opposing the proposed POD rezoning.
Nettie Lawson,representing the Capitol Hill NeighborhoodAssociation,also read a prepared statement from the association
opposing the POD.She noted that she has lived in the
neighborhood for 33 years and opposed the Union Rescue Missionuse.She presented a petition containing 58 names which opposedthePODrezoning.
6
November 11,1999
SUBDIVISION
ITEM NO.:12 (Cont.)FILE NO.:Z-6763
Commissioner Hawn asked Ms.Lawson where she lived.Ms.Lawson
responded that she lived one block to the east.
Commissioner Hawn asked Mr.Appler if he had met with the
neighborhood.
Mr.Appler stated that he met with the neighborhood associationatthealertcenteronWest12Streetandalsohadtwo(2)meetings at the Dorcas House location.He stated that he was
unaware of any opposition.
Commissioner Hawn asked Mr.Appler if the Union Rescue Mission
had purchased any residential structures in the area.
Mr.Appler stated that only vacant lots had been purchased.Healsostatedthathemetwiththeadjacentproperty
owners/residents and explained the project.
Commissioner Nunnley asked Mr.Appler how long he had beendirectorofUnionRescueMission.Mr.Appler responded that he
had been director a little over two years.
Commissioner Nunnley stated that he didn't think that theapplicantthoughtitwasimportantenoughtodostake-holder
management in this area.Mr.Appler responded that he had met
with every adjacent property owner.
Commissioner Nunnley asked Mr.Appler if he had the majority oftheneighborhoodsupportingtheapplication.Mr.Appler statedthatbasedonthepetitionsubmittedbyMs.Lawson that it would
appear that he did not have the support.
Commissioner Nunnley asked Mr.Appler where he lived.Mr.
Appler responded that he lived in Conway.
Commissioner Nunnley stated that no one was against the work oftheUnionRescueMission.He stated that there were concernsabouttheUnionRescueMissionbeinglocatedinapredominatelyresidentialneighborhood,with elderly neighbors.He noted thatthisparticularneighborhoodhasanongoingproblemwithpublicintoxication.He asked Mr.Appler if he was aware of the
problems that existed in the area.He asked Mr.Appler if he
would be opposed to a deferral to meet with the neighbors anddiscusstheproblemsoftheneighborhood.He stated that hefeltthattheapplicanthadnotmetwiththeneighborsto
7
November 11,1999
SUBDIVISION
ITEM NO.:12 (Cont.)FILE NO.:Z-6763
discuss the issues and that he was uncomfortable considering theapplicationatthistime.
Mr.Appler stated that he was not opposed to additional meetings
with the neighbors,however,he would prefer not to accept adeferral.
There was discussion relating to the proposed development and
the location of adjacent residential property.
Commissioner Lowry asked about a greater police presence in theareaofaUnionRescueMissionasmentionedearlierbyMr.
Appler.
Mr.Appler explained that the police were asked to makeadditionaldrive-bys because victims of domestic violence oftenstayatthemission.
Commissioner Lowry asked Ms.Lawson if the people listed on thepetitionwouldattendaneighborhoodmeeting.
Ms.Lawson stated that the people who were able to come to the
meeting probably would attend.
Commissioner Nunnley commented on a possible deferral of theitem.He stated that this issue was a controversial one.HestatedthattheUnionRescueMissiondoesgoodworkandmustrelocatesomewhere.Commissioner Nunnley stated that the peopleintheneighborhoodshouldbegivenachancetovoicetheir
concerns and that the applicant should try to satisfy theconcerns.He further stated that he felt this was not done inthiscase.He stated that if the applicant was not willing todefertheapplication,he was ready to vote.
Jim Lawson,Director of Planning and Development,stated that iftheitemweredeferred,it would need to be placed on the
January 6,2000 agenda.He noted that he thought the deferral
would accomplish nothing.
There was additional discussion regarding a possible deferral.
Commissioners Nunnley and Downing offered comments during thisdiscuss3.on.
Commissioner Nunnley stated that the applicant has not met withalltheneighbors.
8
November 11,1999
SUBDIVISION
ITEM NO.:12 (Cont.)FILE NO.:Z-6763
Commissioner Downing indicated that he would cast a favorable
vote on the rezoning.He noted that Union Rescue Mission
provides a needed service to the community.
Commissioner Hawn noted that he felt that the Union Rescue
Mission would have no adverse effect on the area.He statedthatUnionRescueMissionhasagoodtrackrecord.
Ms.Lawson made additional comments in opposition to the
rezoning.
Mr.Appler noted that there would be controlled access to themission.He stated that the access for mission clients would bealongtherailroadtracksandalongJonesStreet.
Commissioner Faust commented on a use like the Union RescueMissionbeinginaresidentialneighborhood.She stated thatstronguseliketheUnionRescueMissionwouldbeagoodpartnertotheneighborhood.
Ms.Lawson stated that uses like the Union Rescue Mission arebeingproposedinpredominatelyblackneighborhoods.
There was a motion to approve the POD rezoning as recommended bystaff.The motion passed by a vote of 6 ayes,3 nays,1 absent
and 1 open position.
9
November 1,1999
ITEM NO.:12.1 FILE NO.:LU99-08-10
Name:Land Use Plan Amendment —Central City
Planning District
Location:An area north and west of 12 and
Thayer Streets,
~Re est:Light Industrial,Industrial,and Park/Open
Space,and Commercial to Mixed Use.
Source:Ed Appler,Union Rescue Mission
PROPOSAL /REQUEST:
Land Use Plan amendment in the Central City PlanningDistrictfromLightIndustrial,Industrial,and Park/Open
Space to Mixed Use.Mixed Use provides for a mixture ofresidential,office and commercial uses to occur.A Planned
Zoning Development is required if the use is entirely officeorcommercialoriftheuseisamixtureofthethree.Theapplicantwishestobuildatemporarylodging,offices andsocialservicesfacility.
Prompted by this Land Use Amendment request,the PlanningStaffexpandedtheareaofreviewtoincludeareabetweentheUnionPacifictracksandThayerStreetandextending
from the applicant's property south to 12 Street.Withthesechanges,the entirety of the Commercial on the northsideof12atJonesStreetwouldbeeliminated.TheentireareaofPark/Open Space between 10 and 11 StreetswestofThayerStreetwillalsobeeliminated.The area was
expanded to 1)remove a remnant of Light Industrial that
would be between Single Family and Light Industrial,2)Recognize existing commercial zoning that was shown as LightIndustrialandIndustrial3)remove a remnant of Park/Open
Space and 4)allow for a transition for the remainder of the1100blockofThayer.
EXISTING LAND USE AND ZONING:
The expanded area is currently zoned I-2 Light Industrial
and R-4 Two Family Residential and is approximately 9.54 +acres in size.A bus barn and a print shop are located in
November ~1,1999
SUBDIVISION
ITEM NO.:12.1 (Cont.)FILE NO.:LU99-08-10
an I-2 zone to the west.A warehouse and vacant property islocatedintheI-2 zone to the north.The property lying totheeastoftheexpandedareaisR-4 and R-3 Single FamilyDistrictandoccupiedbysinglefamilyresidences.ThepropertytothesouthoftheexpandedareaisI-2,C-3
General Commercial,R-3 and R-5 Urban Residence and isoccupiedbyresidentialandcommercialstructures.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On July 16,1999,changes were also made from LMF to Office
on the north side 7 Street two blocks north of the
expanded area and from LMF to Single Family at 6 Street
and Appianway Street.In addition,various changes were
made from Multi-Family to Neighborhood Commercial and fromMulti-Family and LMF to Mixed Use along Pine and CedarStreetsneartheUAMScampus.
On April 20,1999,a change was made from Single Family toPIinthe1700blockofPineStreetfive-blocks south andtenblockswestoftheexpandedarea.Changes were madefromSingleFamilytoMixedUseon12Streetbetween
Woodrow and Pine Streets,at 11 &Elm Streets,12 and ElmStreetslocatedtwelveblockswestoftheexpandedarea.Additional changes from Single Family to Mixed Use tookplaceatPineand18Streets,Pine and 20 Streets,and atCedarand23Streetswhicharetenblockswestofthe
expanded area.
On January 16,1999,a change was made from Single Family toPublicInstitutional(PI)at 12 "
&Park three blocks eastoftheexpandedarea.
On June 7,1994,a change was made from Industrial to Mixed
Use on the east side of Woodrow St.three and a half blockswestoftheexpandedarea.
The area is shown on the Future Land Use plan as LightIndustrial,Industrial,and Park/Open Space.Industrial is
shown on the Land Use Plan to the north of the expanded areawhileLightIndustrialisshowntothewest.Single FamilyisshowntotheeastoftheexpandedareawhileCisshowntothesouth.
2
November 1,1999
SUBDIVISION
ITEM NO.:12.1 (Cont.)FILE NO.:LU99-08-10
MASTER STREET PLAN:
12 Street is shown on the Master Street Plan as aCollectorStreet.10 ,11 ,Jones,and Thayer Streets are
shown as local streets.
PARKS:
Fletcher Park at I-630 and Woodrow St.is shown as a
Neighborhood Park on the Park System Master Plan.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The area under review is not covered by a city recognized
neighborhood action plan.
ANALYSIS:
At an earlier time,industrial enterprises located alongthissectionoftherailroadtracksfortheobvioustransportationreasons.Other industrial buildings lie
along these tracks,but no notable development has occurredintherecentpast.As market forces change,this site has
become less and less desirable for industrial infill,even
though it is zoned I-2.Mixed Use would provide for
redevelopment in an area where the conforming industrial
development would likely not happen.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhoodassociations:Community Outreach Neighborhood Organization,Capitol Hill Neighborhood Association,Central High
Neighborhood Association,East of Broadway NeighborhoodAssociation,Meadowbrook Neighborhood Association,South End
Neighborhood Association,South End Neighborhood Developers,South Little Rock Community Development Association,and the
Wright Avenue Neighborhood Association.
Staff has received thee comments from area residents.Allthreecommentswereneutral.
3
November 1,1999
SUBDIVISION
ITEM NO.:12.1 (Cont.)FILE NO.:LU99-08-10
STAFF RECOMMENDATIONS:
Staff believes the change is appropriate to change to Mixed
Use to provide flexibility for,and review of,future
development in the area.
PLANNING COMMISSION ACTION:(NOVEMBER 11,1999)
Brian Minyard,of Staff,presented the item to the
Commission.
A short discussion took place between the applicant,
Commission and staff concerning whether or not the caseshouldbeheard.Mr.Minyard explained that this item wasaminorLandUsePlanamendmentdealingwithachangeinintensitynotuse,and that this amendment would decreasetheintensityofuseinthearea.The Commission discussedthemeritsofhearingbothissuesatthesametimebutdecidedtohearthemseparately.
Mr.Robert Alexander and Ms.Nettie J.Lawson submittedcardstospeakinoppositiontotherelatedZoningitem.
Chairman Hugh Earnest explained to the individuals presentthedifferencebetweentheLandUsePlanamendmentitemandtheZoningitem.Mr.Alexander and Ms.Lawson did not wishtospeakagainsttheLandUsePlanamendment.Since there
was no opposition to the Land Use Plan amendment,staff
recommended approval.Several commissioners expressedtheiropinionsthatthiswasanimprovementtothearea.
A motion was made to approve the item as presented and wasapprovedwithavoteof9ayes,0 noes and 1 absent.
4
November 11,1999
ZTEM NO.:13 FZLE NO.:Z-6764
NAME:Young —Short-Form PCD
LOCATZON:Southwest corner of Colonel Glenn and PritchardMillRoads
DEVELOPER:SURVEYOR:
Joseph L.Young William Gipson
c/o Jim Walter Homes,Znc.398 Elmore Road
5928 S.University Avenue Cabot,AR 72023LittleRock,AR 72209
AREA:5.01 acres NUMBER OF LOTS:1 FT.NEW STREET:0
ZONZNG:C-3 ALLOWED USES:Commercial
PROPOSED USE:Commercial and Single-Family
Residence
VARZANCES/WAZVERS REQUESTED:None requested.
BACKGROUND:
The property at the southwest corner of Colonel Glenn andPritchardMillRoadsiszonedC-3 and contains an existingnonconformingautorepairbusinesswithinasingle1,200 squarefootbuilding.The existing building is located near the southlineoftheC-3 zoned property.
A.PROPOSAL/REQUEST:
The applicant proposes to rezone the property from C-3 toPCDtoallowfortheconstructionofa1,008 square foot,one story single family residence.The proposed residencewillbelocatednearthecenterofthepropertyandwillbefortheowneroftheautorepairbusiness.This is theonlychangeproposedfortheproperty.
November 11,1999
SUBDIVISION
ITEM NO.:13 (Cont.)FILE NO.:Z-6764
The applicant is requesting C-3 permitted uses as alternateusesfortheexistingcommercialbuilding.
B.EXISTING CONDITIONS:
As noted previously,there is an existing one story,1,200squarefootbuildingonthesitewhichcontainsanautorepairbusiness.This building is located approximately750southofColonelGlennRoad,near the rear line of theexistingC-3 zoning.Access to the building is gained byutilizingagraveldrivewithinthe50footaccesseasement(Pritchard Mill Road).The front portion of the property,between the garage building and Colonel Glenn Road,isundevelopedandgrass-covered.
This general area contains a number of single familyresidencesonlargerlotsandalargeamountofundevelopedproperty.
C.NEIGHBORHOOD COMMENTS:
As of this writing,staff has received no comment from theneighborhood.There was no established neighborhoodassociationtonotifyofthepublichearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
Colonel Glenn Road is listed on the Master Street Plan as aprincipalarterial,dedication of right-of-way to 55 feet
from centerline will be required.
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:Execution of a Water Sewer Service Agreement (pre-
annexation agreement)and approval by the City is
required in order to receive water service if waterserviceisnotalreadyprovidedtotheproperty.
Fire Department:If property is ever annexed,a fire
hydrant may be required.
Count Plannin :No Comment.
2
November 11,1999
SUBDIVISION
ITEM NO.:13 (Cont.)FILE NO.:Z-6764
CATA:Site is not currently served by CATA,no comment.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:
This request is in the Ellis Mountain Planning District.
The Land Use Plan currently shows Neighborhood Commercialforthislocation.The proposed use of a Single Family
dwelling in addition to an existing commercial structure isnotaLandUsePlanissue.
Cit Reco nized Nei hborhood Action Plan:This area is notcoveredbyacityrecognizedneighborhoodplan.
Landsca e Issues:
No Comment.
G.ANALYSIS:
The applicant submitted additional information to staff onOctober27,1999 as requested.As noted previously,theapplicantisrequestingtoconstructasinglefamilyresidenceonthisproperty.A rezoning is requested due tothefactthatasinglefamilyresidenceisnotapermitteduseinC-3 zoning.The proposed PCD zoning will includethesinglefamilyresidence,the existing auto repair
garage and C-3 permitted uses as alternate uses for theexistingcommercialbuildingonly.
There should be no outstanding issues associated with thisapplication.The addition of a single family residence tothepropertyshouldhavenoadverseeffectonthegeneralarea.
H .STAFF RECOMMENDATIONS:
Staff recommends approval of the PCD zoning subject to thefollowingconditions:
1.Compliance with the requirements as noted in paragraphs DandEofthisreport.2.C-3 permitted uses will be alternate uses for theexistingcommercialbuildingonly.3.The proposed single family structure shall be used for aresidenceonly.
3
November 1i,1999
SUBDIVISION
ITEM NO.:13 (Cont.)FILE NO.:Z-6764
SUBDIVISION COMMITTEE COMMENT:(OCTOBER 21,1999)
John Ellis was present,representing the application.StaffbrieflydescribedtheproposedPCD,noting that a legaldescriptionfortheC-3 zoned portion of the property was
needed.
It was noted that dedication of right-of-way for Colonel Glenn
Road was required.This was briefly discussed.
There being no further issues for discussion,the Committee
forwarded the PCD to the full Commission for resolution.
PLANNING COMMISSION ACTION:(NOVEMBER 11,1999)
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 voteof9ayes,0 nays,1 absent and 1 open position.
4
November 11,1999
ITEM NO.:14 FILE NO.:Z-6765
NAME:Beard —Short-Form PCD
LOCATION:2311 Spring Street
DEVELOPER:ENGINEER:
J.C.and Brinda Beard Marlar Engineering Co.,Inc.P.O.Box 165055 5318 J.F.K.Blvd.Little Rock,AR 72206 No.Little Rock,AR 72116
AREA:0.172 acre NUMBER OF LOTS:1 FT.NEW STREET:0
ZONING:R-4 ALLOWED USES:Single Family and Two Family
Residential
PROPOSED USE:Beauty Salon and Single Family
Residential
VARIANCES/WAIVERS REQUESTED:None requested.
A.PROPOSAL/REQUEST:
The applicant proposes to rezone the property at 2311SpringStreetfromR-4 to PCD to allow for conversion ofthe1,185 square foot single family residences to a beautysalon.An existing 378 square foot accessory dwelling onthesitewillcontinuetobeusedasasinglefamilyresidence.The applicant has also filed a minor Land UsePlanamendmentforthisproperty(Item 14.1 on thisagenda).
The proposed beauty salon will have two (2)operators.Theproposedhoursofoperationareasfollows:
8:00 a.m.—8:00 p.m.,Tuesday —Friday6:00 a.m.—1:00 p.m.,Saturday
November 11,1999
SUBDIVISION
ITEM NO.:14 (Cont.)FILE NO.:Z-6765
B.EXISTING CONDITIONS:
There is an existing one-story frame (1,185 square feet)single family residence on the property as well as a 378squarefoot,one-story frame accessory dwelling.Thelargerdwellingislocatedwithinthewestone-half of thepropertywiththeaccessorydwellingintherearyard.There is also a metal carport canopy near the northeastcorneroftheproperty.
There are existing single-family residences to the north,south and east,with an AP&L substation to the west acrossSpringStreet.There is a large commercial building to thesouthwestandothercommercialusesoneblockfurtherwestalongBroadway.
C.NEIGHBORHOOD COMMENTS:
As of this writing,staff has received one (1)lettersupportingtheproposedrezoning.The Downtown,
Meadowbrook,East of Broadway and South Little Rock
Community Development Neighborhood Associations werenotifiedofthepublichearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Spring Street is listed on the Master Street Plan as acollectorstreet.Dedicate right-of-way to 30 feet fromcenterline.
2.Dedication of right-of-way is required to 10 feet fromcenterlineofalley.
3.Show parking and construct sidewalk with proposed
development.
E ~UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Sewer available,not adversely affected.
AP&L:No Comment received.
Arkla:No Comment.
Southwestern Bell:No Comment.
Water:No Comment.
Fire Department:No Comment.
Count Plannin :No Comment.
2
November 11,1999
SUBDIVISION
ITEM NO.:14 (Cont.)FILE NO.:Z-6765
CATA:Site is served by CATA Route f11;approved as
submitted for transit purposes.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:
This recpxest is in the Central City Planning District.The
Land Use Plan currently shows Single Family for thislocation.There is pending Land Use Plan Amendment on this
agenda for this property.
Cit Reco nized Nei hborhood Action Plan:The Downtown
Neighborhoods Plan for the Future encourages mixed uses in
small commercial structures but also recommends maintainingrestrictionstoprotecthomeownersfromincreasedtraffic
and noise.
Landsca e Issues:
A 6 foot high opacpxe screen is recpxired along the southern,northern and western perimeters of the property.Thisscreenmaybeawoodenfencewithitsfacesidedirected
outward or dense evergreen plantings.
G.ANALYSIS:
The applicant submitted a revised site plan and additional
information to staff on October 28,1999.The revised plan
shows a proposed parking plan for the property,as noted ontheattachedsiteplan.The applicant proposes to use theexistingcarportcanopyasonespace,with two spaces (onebehindtheother)along the north side of the structure ontheexistingconcretedrive.A fourth space is proposed inthegrasscoveredareaalongthesouthsideoftheexistingconcretedrive.The applicant has noted that there is alsoon-street parking in the area that could also be utilized.
The parking plan as proposed would not conform to typicalordinancestandards,with respect to space size,
maneuvering area,pavement,etc.The ordinance wouldtypicallyrecpxiredsix(6)spaces for the proposed uses,five (5)for the beauty salon and one (1)for the accessorydwelling.
3
November 11,1999
SUBDIVISION
ITEM NO.:14 (Cont.)FILE NO.:Z-6765
Aside from the parking issue,staff cannot support the
proposed use of the property.Based on the fact that the
proposed use is not consistent with the current Land Use
Plan nor the recently adopted Downtown Neighborhood Plan,staff feels that the proposed commercial use will not be
compatible with the surrounding single family uses.
H .STAFF RECOMMENDATIONS:
Staff recommends denial of the proposed PCD rezoning.
SUBDIVISION COMMITTEE COMMENT:(OCTOBER 21,1999)
The applicant was not present.Staff gave a brief descriptionoftheproposedPCD.Staff noted that additional information
was needed from the applicant regarding the proposed commercialoperation.Staff also noted that a parking plan was needed fortheproperty.
After the brief discussion,the Committee forwarded the PCD tothefullCommissionforresolution.Staff noted that theapplicantwouldbecontactedandtheadditionalinformation
would be obtained.
PLANNING COMMISSION ACTION:(NOVEMBER 11,1999)
Staff informed the Commission that the applicant was seven (7)days late in sending the required notification to surrounding
property owners.The Commission determined that the item neededtobedeferred.
J.C.and Brinda Beard were present,representing the
application.There was a brief discussion relating to therequirednotificationandthedeferralofthisitem.
The Chairman placed the item before the Commission for inclusionwithintheConsentAgendafordeferraltotheDecember2,1999agenda.A motion to that effect was made.The motion passed byavoteof9ayes,0 nays,1 absent and 1 open position.
4
DOVf NTOVf N NEIGHBORHOOD ASSOCIATION
BOX 't 64485,LITTLE ROCK,AR 722 't 6
PRESIDENT KATHY WELLS,'I 998-99 PHONE 50 'I-3747269,FAX 50 'I-3746946
FOUNDED 1984 {AREA.'ARKANSAS RIYER,KING DR.,ROOSEYELT RD.,INTERSTATE 30j
74~+j$
2-a7a5
October 1,1999
Dana Carney
Little Rock Planning Department
723 W.Markham St.
Little Rock,AR 72201
Dear Mr.Carney,
The Downtown Neighborhood Association supports the rezoning proposed for 2311 S.Spring St.so that
this residence may become a beauty shop operated by Brenda Beard.The house sits across the street
from the back of a shopping center and an electric substation,and that makes it less successful as a home,
we are convinced.
We do,however,support the views of the immediate neighbors on that block,and if they oppose the
.application,then we join them.Absent such objection,our Association does encourage re-use of this
long-vacant structure -and the vacant lot next door.
Yours Truly,
Kathy Wells,President
copy to Brenda Beard,applicant
RECEIVED
OCT 04 f999
BY:
November 1,1999
ITEM NO.:14.1 FILE NO.:LU99-08-09
Name:Land Use Plan Amendment —Central City
Planning District
Location:2311 S.Spring St.
Recenest:Single Family tn Mixed Use
Source:Brenda Beard
PROPOSAL /REQUEST
Land Use Plan amendment in the Central City PlanningDistrictfromSingleFamilytoMixedUse.The Mixed Usecategoryprovidesforamixtureofresidential,office and
commercial uses to occur.A Planned Zoning District isrequirediftheuseisentirelyofficeorcommercialor iftheuseisamixtureofthethree.The applicant wishes tooperateabeautyshopandmaintainaresidenceontheproperty.
EXISTING LAND USE AND ZONING:
The property is currently zoned R-4 Two Family District andisapproximately.17 +acres in size.A vacant lot islocatednorthoftheapplicant's property zoned R-4.Amixtureofhousesandvacantlotslieeastoftheapplicant's property is in an R-4 zone.South of theapplicant's property are houses located in R-4 zoning.Tothewestoftheapplicant's property is the 23'nd SpringStreetSubstationzonedR-5 Urban Residence District.A C-
3 General Commercial district is located southwest of theapplicant's property at 24 and Spring Street and is thesiteoftheBigAppleEventCenter.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On April 20,1999,a change was made from Multi-Family to
Low Density Residential between 13 and 15 Streets andStateandBroadwayStreetseightblocksnorthoftheapplicant's property on Broadway Street.
On April 20,1999,a change was made from Single Family to
Commercial between 17 and 19 Streets,east of ScottStreetandnortheastoftheapplicantsproperty.
November 1,1999
SUBDIVISION
ITEM NO.:14.1 (Cont.)FILE NO.:LU99-08-09
On April 20,1999 a change was made from Low DensityResidentialtoMixedUsebetween15and16Streets and
Main and Cumberland Streets eight blocks north and threeblockseastoftheapplicant's property.
On August 18,1998 a change was made from Single Family to
Mixed Use on the west side of Commerce in the 1900 block and
on the east and west sides of Commerce Street in the 2000blocklocatednortheastoftheapplicant's property.
On May 21,1996,a change was made from Single Family to
Mixed Use in an area west of Bragg Street from 23 to 24Streetslocatednineblockseastoftheapplicant's
property.
On February 20,1996,a change was made from Single FamilytoPublicInstitutionalinanareabetweenMarshallandBatteryfrom13to14Streetlocatednorthwestoftheapplicant's property.
The applicant's property is shown on the Land Use Plan asSingleFamily.The property immediately to the north,east,and south of the applicant's property is shown as SingleFamily.The property directly to the west is shown asPublicInstitutionalandtheblocktothesouthwestis shownasCommercial.
MASTER STREET PLAN:
Spring Street is shown on the Master Street Plan as a localstreetandisbuilttothatstandard.
PARKS:
Pettaway Park is located seven blocks to the east of theapplicant's property on 22"Street and is shown as a
Neighborhood Park.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The applicant's property is inside the area covered by theneighborhoodactionplantitled"Downtown Neighborhoods:Plan for the Future."The neighborhood action plan listed
two relevant goals.The first goal consists ofrehabilitationofdecayedresidentialandcommercialstructures,and elimination of overgrown vacant lots.Thesecondconsistsofjobpromotionandtrainingforunemployed
2
November 1,1999
SUBDIVISION
ITEM NO.:14.1 (Cont.)FILE NO.:LU99-08-09
and poor residents.The neighborhood action plan alsolistedtheactionstatementofencouragingmixed-useactivityinsmallcommercialstructuresinresidentialblocks.However,the same action statement added thatrestrictionsdesignedtolimittrafficandnoiseinresidentialareasshouldnotbelifted.
ANALYSIS:
This site is in an older residential neighborhood in thecentralportionofthecity.Along Broadway and MainStreets,both arterials,lay areas of Mixed Use,Commercial
and Office areas as shown on the Land Use Plan.In thisthreeblocksectionbetweenthetwoarterialsiswherethisapplicationlies.The Capitol Zoning District boundaryextendssouthwardto23Street,one half-block north ofthisapplication.This area was hit by the 1999 tornado andhasnumerousprojectsstillunderconstructiontorepair
damage from the storm.The remainder to the south is a veryfragileareathatissinglefamilyhouseswithseveral
vacant lots.
Spring Street was not designed to accommodate the traffic
demands of a commercial structure.
This application would create an island of Mixed Use in anareaofSingleFamily.There are existing areas of
Commercial and Mixed Use that are available for developmentintonon-residential uses.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhoodassociations:Community Outreach Neighborhood Organization,Capitol Hill Neighborhood Association,Central High
Neighborhood Association,East of Broadway Neighborhood
Association,Meadowbrook Neighborhood Association,South End
Neighborhood Association,South End Neighborhood Developers,South Little Rock Community Development Association,and the
Wright Avenue Neighborhood Association.
Staff has received no comments from area residents
concerning the land use plan amendment.
3
November 1,1999
SUBDIVISION
ITEM NO.:14.1 (Cont.)FILE NO.:LU99-08-09
STAFF RECOMMENDATIONS:
Staff believes the change is not appropriate due to trafficconcernsandintrusionintotheexistingneighborhood.
PLANNING COMMISSION ACTION:(NOVEMBER 11,1999)
This item was placed on the consent agenda for deferral.
The notices for the zoning action were mailed seven dayslate.In an effort to keep the Land Use Plan and zoningactiontogether,both items were deferred to the December2,1999 meeting.The consent agenda was approved with avoteof9ayes,0 noes and 2 absent.
4
November 11,1999
ITEM NO.:15 FILE NO.:Z-6766
NAME:Lindsey —Short-Form PD-R
LOCATION:3524 W.Capital Avenue
DEVELOPER:SURVEYOR:
Jeffrey Lindsey Donald W.Brooks
3524 West Capitol Avenue
Little Rock,AR 72205
AREA:0.15 acre NUMBER OF LOTS:1 FT.NEW STREET:0
ZONING:R-3 ALLOWED USES:Single Family residential
PROPOSED USE:Rooming,lodging and boardingfacility
VARIANCES/WAIVERS REQUESTED:None requested.
A.PROPOSAL/REQUEST:
The applicant proposes to rezone the property at 3524 WestCapitolAvenuefromR-3 to PD-R to allow for the use of theexisting2,600 square foot,two story structure as arooming,lodging and boarding facility for a total of five(5)persons.The property owner will live in the residenceandrentroomstoamaximumoffour(4)individuals.Theresidentswillshareasinglekitchenfacilityandtwo(2)bathrooms.The applicant has noted that there will be nophysicalchangesintheexistingstructurebeyondtherepairandcleaningthathasbeenunderwaysincethepropertywaspurchased.
The applicant proposes to maintain the single familyappearanceandfunction(single kitchen,etc.)of theexistingresidentialstructureandwouldliketomaintainthepossibilityofsellingthestructureatsomefuturepointtoasinglefamily.Therefore,the applicant isrequestingsinglefamilyresidentialinadditiontothe
November 11,1999
SUBDIVISION
ITEM NO.:15 (Cont.)FILE NO.:Z-6766
proposed rooming,lodging and boarding facility as apermitteduseundertherequestedPD-R.
The zoning ordinance definition of a single family is asfollows:
"Family means,in addition to customarydomesticservants,either:
(1)An individual or two (2)or more personsrelatedbyblood,marriage or adoption,maintaining a common household in adwellingunit;or
(2)A group of not more than four (4)persons
who are not related by blood,marriage oradoption,living together as a commonhouseholdinadwellingunit."
Due to the fact that the applicant is proposing to utilizethestructureasaresidenceforfive(5)unrelatedpersons,a rezoning is requested for his specific rooming,lodging and boarding facility use.
The Zoning Ordinance definition of a rooming,lodging andboardingfacilityisasfollows:
"Rooming,lodging and boarding facility means abuildingorestablishmentwhichprovidesformorethanfour(4)but fewer than sixteen (16)persons and may provide meal service.Thebuildingorfacilityshallbesoarranged as topermitpassagebetweenalllivingelementssuchasdining,kitchen and bathrooms.Detachedunitsorprivateaccessaccommodationsare notpermitted."
B.EXISTING CONDITIONS:
The property contains an existing two-story rock,frame andstuccostructure.There is an existing access drive fromValentineStreetandasmallareaofparking(not paved)within the north one-half of the property.
The general area contains a number of single familyresidenceswithascatteringoftwofamilyresidentialuses.The property at the southwest corner of West CapitolAvenueandValentineStreetiszonedPD-R and was approvedin1997toconvertthesinglefamilystructureintoatriplex.
2
November 11,1999
SUBDIVISION
ITEM NO.:15 (Cont.)FILE NO.:Z-6766
C.NEIGHBORHOOD COMMENTS:
As of this writing,staff has received no comment from theneighborhood.The Capitol View Stifft Station andHillcrestNeighborhoodAssociationswerenotified of thepublichearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Repair or replace any curb and gutter or sidewalk that is
damaged in the public right-of-way prior to occupancy.2.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
E .UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Location of sewer service for this property
unknown.Contact Little Rock Wastewater Utility fordetails.
APEL:No Comment received.
Arkla:No Comment.
Southwestern Bell:No Comment received.
Water:No Comment.
Fire Department:No Comment.
Count Plannin :No Comment.
CATA:Site is served by CATA Route ¹5;approved fortransitpurposes.
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 proposed residential use is consistent with the current
land use category.
Cit Reco nized Nei hborhood Action Plan:The WoodruffNeighborhoodAreaPlanrecommendspreservationofSingleFamilyresidentialusesintheneighborhood.
3
November 11,1999
SUBDIVISION
ITEM NO.:15 (Cont.)FILE NO.:Z-6766
Landsca e Issues:No Comment.
G.ANALYSIS:
As noted in paragraph A.of this report,the applicant is
proposing to rezone the property to PD-R in order to allowfive(5)unrelated persons to reside in the existing single
family structure,functioning as a common household.ThereisanexistingdrivefromValentineStreetwithanareaofexistingnon-paved parking at the rear of the building
where a carport structure once stood.
To staff'knowledge,there are no outstanding issuesassociatedwiththeproposedrezoning.Based on the factthattherooming,lodging and boarding facility is for a
maximum of only five (5)persons and that the owner
proposes to maintain the single family residentialcharacteristicoftheproperty,staff feels that the
proposed PD-R will have no adverse effect on the generalarea.
H .STAFF RECOMMENDATIONS:
Staff recommends approval of the PD-R zoning subject to thefollowingconditions:
1.Compliance with the Public Works Conditions.2.The rooming,lodging and boarding facility use will beforamaximumoffive(5)persons.3.Single family residential will be a permitted use underthePD-R zoning.
SUBDIVISION COMMITTEE COMMENT:(OCTOBER 21,1999)
The applicant was not present.Staff gave a brief descriptionoftheproposedPD-R.The Committee briefly discussed theproposal.
There being no outstanding issues for discussion,the CommitteeforwardedthePD-R to the full Commission for final action.
4
November 11,1999
SUBDIVISION
ITEM NO.:15 (Cont.)FILE NO.:Z-6766
PLANNING COMMISSION ACTION:(NOVEMBER 11,1999)
Jeffrey Lindsey was present,representing the application.Staff briefly described the proposed PD-R rezoning.
Jim Lawson,Director of Planning and Development,noted that aletterofoppositionwassenttostaffbyRobertHamiltonoftheCapitalView—Stifft Station Neighborhood Association.
Mr.Lindsey addressed the Commission in support of the
application and discussed the proposed use of the property.Henotedthathescreensallproposedrenters.
Commissioner Hawn noted that the PD-R should be approved only ifthepropertyownerlivedinthestructure.He asked Mr.Lindseyifhewouldagreetothisconditionbeingplacedontheapplication.
Mr.Lindsey stated that he would prefer not to have thatconditionplacedonthePD-R.He stated that he would establishalive-in manager for the property if he moves out.
Commissioner Hawn stated that a deferral would be in order and
would allow Mr.Lindsey an opportunity to meet with the
neighborhood.
Commissioner Nunnley objected to the possibility of a deferral.
Commissioner Nunnley stated that a previous developer was notrequiredtogobacktotheneighborhood(referring to Item 12
Union Rescue Mission —Short-Form POD),and this developer
should not be required to either.He stated that this appearstobealegitimatedevelopmentandshouldbeapproved.
Mr.Lindsey stated that he had spoken with the neighbors in theareaandthatnoneofthemexpressedaconcernwiththeproposeduse.He stated that he could not afford to take additional timeoffworktoattendadditionalmeetings.
Commissioner Nunnley again objected to the possibility of adeferral,referring to the Union Rescue Mission item.
Commissioner Hawn noted that the applicant for Item 12 did meetwiththeneighborhood.
5
November 11,1999
SUBDIVISION
ITEM NO.:15 (Cont.)FILE NO.:Z-6766
Commissioner Nunnley stated that considering a deferral on this
item was a "double standard."
There was discussion regarding conditioning the application on
having the property owner or manager live in the residentialstructure.
There was a motion to defer the application to the January 6,2000
agenda.The motion passed by a vote of 5 ayes,4 nays,1 absent
and 1 open position.
6
November 11,1999
ITEM NO.:16 FILE NO.:Z-6767
NAME:The Toddy Shop —Short-Form PD-C
LOCATION:14001 Cantrell Road
DEVELOPER:ENGINEER:
A.J.Gornatti McGetrick and McGetrick
14001 Cantrell Road 319 E.Markham St.,Ste.202LittleRock,AR 72212 Little Rock,AR 72201
AREA:Approx.0.38 acre NUMBER OF LOTS:1 FT.NEW STREET:0
ZONING:R-2/Nonconforming ALLOWED USES:General CommercialC-3
PROPOSED USE:Addition to existing
liquor store building
VARIANCES/WAIVERS REQUESTED:None requested.
BACKGROUND:
The property at 14001 Cantrell Road is zoned R-2 with a
nonconforming C-3 status.The existing building on the site is
a two-story,2,485 square foot brick building that has a retailliquorstoreonthelowerlevel(1,242.5 square feet)and office
and storage space for the liquor store business on the upperlevel(1,242.5 square feet).There are seven paved parking
spaces for customers on the north side of the building with a
gravel parking area in the rear for employees.The building has
a drive-thru window on the west side with a paved access drive.
A.PROPOSAL/REQUEST:
The applicant proposes to rezone the property from R-2 toPD-C in order to expand the nonconforming commercialbuilding.The applicant proposes to construct a 12.8 foot
by 29 foot addition (single story)on the east side of thebuilding.The expansion will accommodate additional coolerspacerequiredbythebusiness.The exterior walls will be
November 11,1999
SUBDIVISION
ITEM NO.:16 (Cont.)FILE NO.:Z-6767
constructed of four inch thick galvanized steel panels
which will be painted white.
the applicant has noted that the existing hours ofoperationarefrom10:00 a.m.to 10:00 p.m.,Monday-
Thursday and 10:00 a.m.to 11:00 p.m.,Friday and Saturday.
B.EXISTING CONDITIONS:
There is an existing two-story commercial building on thesitewithpavedparkinginthefront,a paved drive-thruareaandagravelparkingareaintherear.There is
undeveloped 0-3 and C-3 zoned property to the north acrossCantrellRoad,with the Kroger store commercial developmenttothenorthwest.There is a carwash immediately west ofthissite,with a miniwarehouse and commercial developmentfurtherwest.There is a landscape business located acrossBlackRoadtotheeast,with single family residencesfurthereastalongthesouthsideofCantrellRoad.ThereisonesinglefamilyresidenceimmediatelysouthofthissiteinadditiontoundevelopedR-2 zoned property.
C.NEIGHBORHOOD COMMENTS:
Staff has received no comment from the neighborhood as ofthiswriting.The Parkway Community Improvement,SecludedHillsandWesthuryNeighborhoodAssociationswerenotifiedofthepublichearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Cantrell Road is listed on the Master Street Plan as a
principal arterial;dedication of right-of-way to 55 feet
from centerline will be required.
2 .Black Road is a commercial street.Dedicate right-of-way
to 30 feet from centerline.
3.A 20 foot radial dedication of right-of-way is requiredatthecornerofCantrellandBlackRoads.4.Provide design of streets conforming to "MSP"(MasterStreetPlan).Construct one-half street improvements to
these streets including 5-foot sidewalks with planned
development.
5.Repair or replace any curb and gutter or sidewalk that is
damaged in the public right-of-way prior to occupancy.6.Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
2
November 11,1999
SUBDIVISION
ITEM NO.:16 (Cont.)FILE NO.:Z-6767
7.Stormwater detention ordinance applies to this property.8.Revise driveway location to allow access from Black Road
only.
9.Show driveway location on site plan.
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Location of sewer service for this property
unknown.Contact Little Rock Wastewater Utility fordetails.
APSL:No Comment received.
Arkla:No Comment.
Southwestern Bell:No Comment received.
Water:No Comment.
Fire Department:Fire hydrant may be required.Contact
Dennis Free at 918-3752 for details.
Count Plannin :No Comment.
CATA:Site is not currently served by CATA;approved.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:
This request is in the River Mountain Planning District.
The Land Use Plan currently shows Commercial for thislocation.The existing use of a liquor store is consistent
with the current land use category.
Cit Reco nized Nei hborhood Action Plan:The River
Mountain Neighborhood Action Plan did not list goals orobjectivespertainingtothisaction.
Landsca e Issues:
A small landscape upgrade toward compliance with the
Landscape Ordinance equal to the 15%building expansion
proposed is required.
G.ANALYSIS:
The applicant submitted a letter to staff with additional
information as requested.The applicant has noted that the
required right-of-way for both streets will be dedicated,
3
November 11,1999
SUBDIVISION
ITEM NO.:16 (Cont.)FILE NO.:Z-6767
including the 20 foot corner radial dedication.The
applicant also notes that a 15 percent in-lieu contributionwillbemadefortherequiredstreetimprovements.
The applicant proposes to utilize the two (2)existing
driveways (one from Cantrell Road and one from Black Road)for access.The two drives have existed and served the
property for several years.Based on the small scale oftheproposedbuildingexpansion,Public Works supportsusingtheexistingdrivewaysandmakingthe15percent in-lieu contribution for future street improvements.
There should be no outstanding issues associated with thisapplication.The proposed building addition should have noadverseimpactonthesurroundingproperties.
H .STAFF RECOMMENDATIONS:
Staff recommends approval of the PD-C zoning subject to thefollowingconditions:
1.Compliance with the requirements as noted in paragraphsD,E and F of this report.2.Staff supports utilizing the existing driveways foraccess.3.Staff supports a 15 percent in-lieu contribution forfuturestreetimprovements.
SUBDIVISION COMMITTEE COMMENT:(OCTOBER 21,1999)
Pat McGetrick was present,representing the application.StaffbrieflydescribedthePD-C.
The Public Works requirements were briefly discussed.A waiveror15percentin-lieu contribution for the required street
improvements was discussed.The requirement for a revised
driveway location to allow access from Black Road only was alsodiscussed.
After the brief discussion,the Committee forwarded the PD-C tothefullCommissionforresolution.
4
November 11,1999
SUBDIVISION
ITEM NO.:16 (Cont.)FILE NO.:Z-6767
PLANNING COMMISSION ACTION:(NOVEMBER 11,1999)
Staff informed the Commission that the applicant submitted alettertostaffonNovember2,1999 requesting that the item be
deferred to the December 2,1999 agenda.The applicant failed
to send the required notification.Staff supported the deferral
request.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to the December 2,1999
agenda.A notice to that effect was made.The motion passed byavoteof9ayes,0 nays,1 absent and 1 open position.
5
November 11,1999
ITEM NO.:17 FILE NO.:Z-6760-A
NAME:Arkansas Children's Hospital —Zoning Site Plan Review
LOCATION:Southeast corner of West 8 and Marshall Streets
DEVELOPER:ENGINEER:
Arkansas Children's Hospital Cromwell Architects and Engineers
800 Marshall Street 101 S.Spring StreetLittleRock,AR 72202-3591 Little Rock,AR 72201
AREA:1.19 acres NUMBER OF LOTS:1 FT.NEW STREET:0
ZONING:0-2/0-3 ALLOWED USES:Office
PROPOSED USE:Parking lot
VARIANCE S/WAIVERS REQUESTED:
A variance from the Zoning Ordinance full buffer requirement alongthethree(3)street frontages
BACKGROUND:
The property at the southeast corner of West 8 and MarshallStreetsiszoned0-2,with a small area of 0-3.The 0-3 portionisproposedtoberezonedto0-2 (Item 17.1 on this agenda).
According to the City's Zoning Ordinance,0-2 zoned propertyrequiressiteplanreviewandapprovalbythePlanning
Commission for any development.
A.PROPOSAL/REQUEST:
The applicant proposes to construct a new parking lot onthis0-2 zoned property for approximately 129 spaces toserveArkansasChildren's Hospital.The parking lot willbelocatedacrossMarshallStreettotheeastofthemainhospitalbuildingandhelipad.Two (2)access points are
November 11,1999
SUBDIVISION
ITEM NO.:17 (Cont.)FILE NO.:Z-6760-A
proposed,one from Marshall Street and one from BishopStreet.The applicant has noted that an ornamental ironfencewillbeinstalledaroundtheperimeterofthesite.
B.EXISTING CONDITIONS:
There are currently four (4)buildings and three (3)small
parking lots on the site,which the hospital will remove
and replace with the new parking lot.The ArkansasChildren'Hospital development is located to the westacrossMarshallStreetandimmediatelysouthofthissite,with Immanuel Baptist Church located further south.ThereisasmallofficebuildingandaparkingareatotheeastacrossBishopStreet.Interstate 630 is immediately northofthissiteacrossWest8Street.
C.NEIGHBORHOOD COMMENTS:
As of this writing,staff has received no comment from theneighborhood.The Capitol Hill,Central High and Downtown
Neighborhood Associations were notified of the publichearing.
D.ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.A 20 foot radial dedication of right-of-way is requiredatthecornerofBishopStreetandWest8Streetand
Marshall and West 8'treet.
2.Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards.3.Repair or replace any curb and gutter or sidewalk that is
damaged in the public right-of-way prior to occupancy.4.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.
2
November 11,1999
SUBDIVISION
ITEM NO.:17 (Cont.)FILE NO.:Z-6760-A
E.UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater:Existing 6"sewer main located on project
along 8 Street.Contact Little Rock Wastewater
Utility prior to construction.
AP&L:No Comment received.
Arkla:No Comment.
Southwestern Bell:No Comment.
Water:No Comment.
Fire Department:No Comment.
Count Plannin :No Comment.
CATA:Site is served by CATA Route ¹3;will discuss thepossibilityofprovidingabusturnout.
F.ISSUES/TECHNICAL/DESIGN:
Plannin Division:
No Comment.
Landsca e Issues:
The plan submitted does not provide for the 15 foot widestreetbuffersalong8Street,Bishop Street and MarshallStreet,nor does it provide for the 6 foot wide landscapestripsalongthesamestreetsasrequiredbytheLandscape
Ordinance.
G.ANALYSIS:
The applicant submitted a revised site plan to staff on
October 27,1999.The applicant also submitted a future
master plan for the Children's Hospital facility.The
Master Plan was submitted for informational purposes only.
The revised site plan submitted includes a six (6)foot
landscape strip along all three (3)street property lines.
This satisfies the City's Landscape Ordinance requirements.
However,the Zoning Ordinance requires a buffer of 15 feet
along these street frontages.The applicant is requesting
a variance from the full buffer requirements and notes the
following as justification for the variance request:
3
November 11,1999
SUBDIVISION
ITEM NO.:17 (Cont.)FILE NO.:Z-6760-A
"This request is based on three considerations.First,ACH owns all but one property that
adjoins the proposed site.Second,as shown in
our long-range master plan,this site will not
remain as surface parking.Last,our needs for
patient parking are critical and ongoing.The
variance will allow us to build the maximum
possible spaces for our patients.The full
buffer would result in a loss of several spacesthatarecriticalformeetingourneeds."
Staff recommends approval of the variance as requested.
In revising the site plan to meet the Landscape Ordinance
requirements,five (5)parking spaces were eliminated.Thetotalnumberofparkingspacesproposedforthissiteis
124 spaces.The applicant has also noted the iron fence onthesiteplanaswellastheradialright-of-way
dedications as required.
Otherwise,to staff's knowledge,there are no outstandingissuesassociatedwiththesiteplan.The proposed parkinglotshouldhavenoadverseeffectonthesurroundingarea.
H .STAFF RECOMMENDATIONS:
Staff recommends approval of the Zoning 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 from the ZoningOrdinancefullbufferrequirementsalongthethreestreetfrontages.
SUBDIVISION COMMITTEE COMMENT:(OCTOBER 21,1999)
Kent Taylor,Doug Shambarger and David Berry were present,
representing the application.Staff briefly described the
proposed site plan.
The ordinance required street buffers and landscape strips werediscussedatlength.Staff noted that a minimum six (6)foot.
landscape strip was required along each of the three (3)streetfrontages,in order to avoid a City Beautiful Commission
4
November li,1999
SUBDIVISION
ITEM NO.:17 (Cont.)FILE NO.:Z-6760-A
variance.Staff suggested that the applicant revise the site
plan to provide the six foot landscape strips and request a
variance from the Zoning Ordinance full buffer requirement of 15feet.
During the discussion,the applicant noted that an ornamental
iron fence would be installed around the perimeter of the
parking lot.
The Public Works requirements were briefly discussed.After thediscussion,the Committee forwarded the site plan to the full
Commission for final action.
PLANNING COMMISSION ACTION:(NOVEMBER 11,1999)
The applicant was not present.Staff gave a brief descriptionoftheproposedsiteplanandarecommendationofapproval.
There was a general discussion regarding the requested variance
from the Zoning Ordinance full buffer requirement along the
three (3)street frontages.
Staff noted that the proposed parking lot was proposed in ordertoreplaceparkingwhichwasgoingtobelostalongtheeastsideofthemainhospitalbuildingwithafuturebuildingaddition.
Commissioner Adcock asked about pedestrian traffic from the
proposed parking lot to the main hospital building.Staff notedthattheapplicantwasnotpresenttorespondtoherquestion.
Jim Lawson,Director of Planning and Development,stated thattherewasnoexcusefortheapplicantnotbeingpresent.
A motion was made to defer the application to the January 6,2000
agenda.The motion failed by a vote of 4 ayes,5 nays,1 absent
and 1 open position.
A second motion was made to approve the variance from the fullbufferrequirements.The motion failed by a vote of 2 ayes,
7 nays,1 absent and 1 open position.
A third motion was made to approve the site plan as recommended
by staff,with the full street buffers provided.The motion
passed by a vote of 8 ayes,0 nays,1 abstention (Adcock),
1 absent and 1 open position.
5
November ~l,1999
ITEM NO.:17.1 FILE NO.:Z-6760
Owner:Arkansas Children's Hospital
Applicant:McClelland Consulting Engineers
Location:1621 West 8 Street
Request:Rezone from 0-3 to 0-2
(associated with ACH zoningsiteplanreview(Z-6760-A))
Purpose:Include within larger area to
be developed as hospital
parking lot
Size:.22+acres
Existing Use:Residence,to be removed
SURROUNDING LAND USE AND ZONING
North —I-630 right-of -way
South —Hospital parking lot and office buildings;
zoned 0-2
East —Hospital office buildings;zoned 0-2
West —Hospital parking lot;zoned 0-2
PUBLIC WORKS COMMENTS
WITH DEVELOPMENT
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.Provide design of street conforming to "MSP"(MasterStreetplan).Construct one-half street improvements tothesestreetsincluding5-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.
PUBLIC TRANSPORTATION ELEMENT
CATA bus routes are located on Battery Street,two blockstothewestandDr.Martin Luther King,Jr.Dr.,one blocktotheeast.
November il,1999
SUBDIVISION
ITEM NO.:17.1 (Cont.)FILE NO.:Z-6760
PUBLIC NOTIFICATION
All owners of property located within 200 feet of the site,all residents within 300 feet of the site and the Central
High,Capitol Hill and Downtown Neighborhood Associations
were notified of the rezoning request.
LAND USE PLAN ELEMENT
The site is located in the Central City Planning District.
The adopted Land Use Plan recommends Mixed Office
Commercial for the site.The 0-2 zoning request conformstotheadoptedPlan.At some point,it will be appropriatetoamendthePlan,expanding the Public Institutional
Designation which encompasses the majority of the hospital
campus to include this area east of Marshall Street.No
neighborhood action plan has been formally adopted in thisarea.
STAFF ANALYSIS
The request before the Commission is to rezone this .22acretractfrom0-3 General Office to 0-2 Office andInstitutional.The property currently contains a vacant,
boarded residential structure.Once the property is
rezoned,it will be incorporated within a proposed parkinglotforArkansasChildren's Hospital.0-2 is the
appropriate zoning for hospitals and their ancillary uses.
The property is located within the Children's Hospital
campus and is surrounded by hospital office buildings and
parking lots.The I-630 right-of-way is directly north of
the site.The main hospital building is located in the
next block west of this site.All adjacent properties are
now zoned 0-2.The 0-2 zoning request is compatible with
uses and zoning in the area.
The Central City District Land Use Plan recommends MixedOfficeCommercialforthesite.The 0-2 zoning request
conforms to the Plan.Since the hospital campus has now
expanded to include this larger area east of the main
2
November il,1999
SUBDIVISION
ITEM NO.:17.1 (Cont.)FILE NO.:Z-6760
building,it will be appropriate at some point to expand
the Public-Institutional designation on the Plan to theeast.
The zoning site plan review for the hospital parking lot
which includes this property is file no.Z-6760-A,item no.
17 on this agenda.
STAFF RECOMMENDATION
Staff recommends approval of the 0-2 rezoning recpxest.
PLANNING COMMISSION ACTION:(NOVEMBER 11,1999)
The applicant was not present.There were no objectorspresent.One objector had been present earlier but leftpriortothisitembeingdiscussed.A letter of opposition
from the Capitol Hill Neighborhood Association had been
presented to the commissioners.Staff presented the item
and a recommendation of approval.
There was a brief discussion of the purpose of the proposed
parking lot.
A motion was made to approve the recpxested rezoning.The
motion was approved by a vote of 9 ayes,0 noes,1 absent
and 1 open position.
3
November ~1,1999
ITEM NO.:18 FILE NO:Z-3844-D
NAME:Church of Christ at Fairview Park
LOCATION:11820 Fairview Road
OWNER/APPLICANT:Church of Christ at Fairview Park
PROPOSAL:To amend an existing conditional use
permit to allow for a 4000 scpxare foot
addition on the north side of the
existing building for classroom space at
11820 Fairview Road on property Zoned
MF-6,Multifamily.
ORDINANCE DESIGN STANDARDS:
1.SITE LOCATION:
This 1.49 acre site is located on the east side of
Fairview Road,north of Pleasant Ridge at theintersectionwithCedarBranch.
2.COMPATIBILITY WITH NEIGHBORHOOD:
This site is zoned MF-6,Multifamily,but was approvedfortheexistingchurchinJanuary1994.The zoning andusesintheareaaremixed,ranging from single family
homes to large apartment complexes and office
buildings.
The zoning to the north and northeast is R-2,Single
Family Residential,but is currently undeveloped andtree-covered immediately adjacent to this site.To thesoutheastandsouthisZoned0-3,General Office,andcontainsonestoryofficebuildings.To the west acrossFairviewRoadisZonedR-3,Single Family Residential,
and contains single family homes along Cedar Branch.Farther to the west are large apartment complexes.
Staff feels that the addition proposed for classrooms
on the north side of the existing church should notadverselyaffectthecompatibilitywiththe
neighborhood.A wood screening fence is already inplacealongthenorthandwestpropertylines.
November ~1,1999
SUBDIVISION
ITEM NO.:18 (Cont.)FILE NO.:Z-3844-D
The Pleasant Forest Neighborhood Association wasnotifiedofthePublicHearing.
3 .ON SITE DRIVES AND PARKING:
There is one existing driveway from Fairview into the
property which will not be changed.The proposed
addition does not change the seating capacity of the
main assembly area and,therefore,does not change the
parking requirement.However,the church does intend to
do some renovation inside the main church building at
the same time which will bring the seating capacity uptotheoriginallyapprovednumberof250persons.
Current parking satisfies the requirement for thatcapacity.
4.SCREENING AND BUFFERS:
A landscape upgrade toward compliance with the
Landscape Ordinance will be required equal to the 39%
building expansion proposed.
5 .PUBLIC WORKS COMMENTS:
1.Fairview Road is a commercial street.Dedication ofright-of-way to 30 feet from centerline will berequired.
2.Repair or replace any curb and gutter or sidewalkthatisdamagedinthepublicright-of-way prior to
occupancy.
3.Plans of all work in right-of-way shall be submittedforapprovalpriortostartofwork.
4.Stormwater detention ordinance applies to this
property.
6.UTILITY AND FIRE DEPT.COMMENTS:
Water:No objection.
Wastewater:Sewer available,not adversely affected.
Southwestern Bell:No comments received.
M%LA:Approved as submitted.
2
November 1,1999
SUBDIVISION
ITEM NO.:18 (Cont.)FILE NO.:Z-3844-D
Entergy:No comments received.
Fire Department:Fire hydrant may be required.
CATA:Approved as submitted.
7.STAFF ANALYSIS:
The applicant has requested a conditional use permit toadd4,000 square feet of classroom space to the northsideoftheexistingchurchwhichhasbeenatthislocationsinceJanuary1995.The property is Zoned MF-
6,Multifamily.
The new space would be used during the usual meetingtimesthroughoutSundayandonWednesdaynights.Access
and parking will not be changed or affected.Theadditionwouldencroachintothenorthsideyardsetbackof26feetby11feetandrequireavariance.
The exterior of the addition would match the existingstructure.An upgrade to the landscaping will berequiredequaltothe39%building expansion.The
property is already well landscaped.Screening for theresidentialareatothenorthisalreadyprovidedbya
wood screening fence along the north and west propertylines.
Staff believes this is a reasonable expansion on thispropertythatwouldnotnegativelyimpactthecompatibilitywiththeneighborhood.
8 .STAFF RECOMMENDATION:
Staff recommends approval of the conditional use permitsubjecttocompliancewiththefollowingconditions:
a.Comply with the City's Landscape and Buffer
Ordinances.
b.Comply with Public Works Comments.
Staff also recommends approval of the setback variance
on the north side allowing a setback of 15 feet.
3
November 1,1999
SUBDIVISION
ITEM NO.:18 (Cont.)FILE NO.:Z-3844-D
SUBDIVISION COMMITTEE COMMENTS:(OCTOBER 21,1999)
Basil Copeland was present representing the application.Staff gave a brief description of the proposal.
Public Works briefly reviewed their comments.Staff brieflyreviewedthelandscapeupgradeandsetbackvariance
requirements.
The applicant explained for the Committee that the churchintendedtousetheadditionforclassroomsduringregularservices,that the exterior would match the existingstructure,and that they needed the variance to provide
enough space to allow the addition to meet their needs.
The applicant had no questions or concerns regarding theStaffcomments.
There being no further issues,the Committee accepted theproposalandforwardedtheitemtothefullCommissionforfinalaction.
PLANNING COMMISSION ACTION:(NOVEMBER 11,1999)
Basil Copeland was present representing the application.
There were no registered objectors present.Staff presentedtheitemwitharecommendationforapprovalsubjectto
compliance with the conditions listed under "Staff
Recommendation,"paragraph 8 above.
The item was placed on the Consent Agenda and approved as
recommended by Staff.The vote was 9 ayes,0 nays,1 absent,and 1 open position.
4
November 1,1999
ITEM NO.:19 FILE NO:Z-6757
NAME:Rodney Hobby —Conditional Use Permit
LOCATION:12100 Heinke Road
OWNER/APPLICANT:Alene Hobby/Rodney Hobby
PROPOSAL:To obtain a conditional use permit for a
single unit manufactured home to beinstalledonthissiteandusedas an
accessory dwelling at 12,100 Heinke Road
on property Zoned R-2,Single Family
Residential.The site plan also includes
a 20 foot by 30 foot storage/personal
shop building as shown on the site plan.
ORDINANCE DESIGN STANDARDS:
1.SITE LOCATION:
This site is located on the west side of Heinke Road,0.8 mile south of Mabelvale Cut Off,at theintersectionwithTaliaferro.
2.COMPATIBILITY WITH NEIGHBORHOOD:
This site is a large 5 acre tract Zoned R-2,Single
Family Residential.It currently contains one singlestory,single family residence.It is surrounded bytreecoveredR-2 zoned property,but no other
residences can be seen from this site.The surroundingareaupanddownHeinkeconsistsoflargetractsofresidentiallandwithamixtureofsitebuiltand
manufactured homes.
Several of the surrounding property owners sent letterstoStaffsupportingtheproposal.Staff believes the
proposed accessory dwelling would be compatible withtheneighborhood.
The Rolling Pines Neighborhood Association and Norm
Floyd,area representative for this general area,werenotifiedofthepublichearing.
November 1,1999
SUBDIVISION
ITEM NO.:19 (Cont.)FILE NO.:Z-6757
3.ON SITE DRIVES AND PARKING:
There is an existing gravel circle driveway serving theexistinghouseandanotherexistinggraveldrivewayenteringthepropertyatthesouthernendthatwould
serve the manufactured home with adequate access and
parking.
4 .SCREENING AND BUFFERS:
No comments.
5 .PUBLIC WORKS COMMENTS:
No Comments.
6.UTILITY AND FIRE DEPT.COMMENTS:
Water:No objection.
Wastewater:Sewer main extension would be required
with easements to serve the property if City sewerserviceisdesired.
Southwestern Bell:No comments received.
AIBA:Approved as submitted.
Entergy:No comments received.
Fire Department:A fire hydrant may be required to beinstalledintheareabytheCity.
7 .STAFF ANALYSIS:
The applicant has requested a conditional use permit toplaceasingleunit16footby80foot1991
manufactured home on this site which is Zoned R-2,Single Family Residential.It would be used as anaccessorydwellingtoliveinwhilehecaresfor hiselderlymother.Once his mother no longer lives on theproperty,he intends to remove the manufactured home
and sell the property.
2
November 1,1999
SUBDIVISION
ITEM NO.:19 (Cont.)FILE NO.:Z-6757
An existing driveway would serve the accessory
dwelling.All setbacks are exceeded.The existing houseisapproximately1470squarefeet.The accessory
dwelling would have 1280 square feet which exceeds the
700 square foot maximum allowed by the ordinance.A
variance would be required for the size.The site is
surrounded by tree covered R-2 zoned property,but the
large tracts which still contain much of the natural
vegetation result in the houses being well separated
and no other residences can be seen from this site.The
surrounding area up and down Heinke consists of largetractsofresidentiallandwithamixtureofsitebuilt
and manufactured homes.Some of the other existing
homes have manufactured homes as accessory dwellings.
Staff received several letters from surrounding
property owners supporting the proposal and one phonecallobjectingtoit.Staff believes this is a
reasonable use of the property and that it should be
compatible with the surrounding area as long as it isinstalledaccordingtotheCity's siting standards.
8 .STAFF RECOMMENDATION:
Staff recommends approval of the conditional use permitsubjecttocompliancewiththeordinancesiting
standards for manufactured homes as follows:
a.A pitched roof of three (3)in twelve (12)or
fourteen (14)degrees or greater.
b.Removal of all transport elements.
c.Permanent foundation.
d.Exterior wall finished so as to be compatible with
the neighborhood.
e.Orientation compatible with placement of adjacentstructures.
f.Underpinning with permanent materials.
g.Off-street parking per single-family dwelling
standard.
3
November 1,1999
SUBDIVISION
ITEM NO.:19 (Cont.)FILE NO.:Z-6757
Staff also recommends approval of a square footagevariancetoallowthe1280squarefootunittobeinstalled.
SUBDIVISION COMMITTEE COMMENTS:(OCTOBER 21,1999)
Rodney Hobby was present representing the application.Staff
gave a brief description of the proposal.
Mr.Hobby briefly explained that he wished to use theaccessorydwellingtoliveinwhiletakingcareofhiselderlyandailingmother.He stated that he had noquestionstotheStaff's comments.In response to a questionfromtheCommitteeastowhyhecouldn't live in the housewithhismother,he responded that it was too small for herandhisfamilyplustheybothdesiredtheirprivacy.
Staff,in response to a question by the applicant regardingdrivewaymaximumwidth,stated that the maximum was 18 feet.
There being no further issues,the Committee accepted theproposalandforwardedtheitemtothefullCommissionforfinalaction.
PLANNING COMMISSION ACTION:(NOVEMBER 11,1999)
Richard Whitfield was present representing the application.There were no registered objectors present.Staff presentedtheitemwitharecommendationforapprovalsubjecttocompliancewiththeconditionslistedunder"Staff
Recommendation,"paragraph 8 above.
The item was placed on the Consent Agenda and approved as
recommended by Staff.The vote was 9 ayes,0 nays,1 absent,and 1 open position.
4
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November 1,1999
ITEM NO.:20 FILE NO:Z-6758
NAME:The Smith's —Conditional Use Permit
LOCATION:509 Abeles Street
OWNER/APPLICANT:Hope &Cleveland Hope
PROPOSAL:To obtain a conditional use permit toinstallatwo-section manufactured home
as the primary dwelling at 509 AbelesStreetonpropertyZonedR-3,Single
Family Residential.
ORDINANCE DESIGN STANDARDS:
1.SITE LOCATION:
This site is located on the east side of Abeles Street,just south of Capitol Avenue.
2.STAFF REPORT:Staff received a written request from
the applicant on October 15,1999 to withdraw this
application.Because of the early timing of this
withdrawal request,no further Staff analysis was
included in this report.
8 .STAFF RECOMMENDATION:
Staff recommends approval of the applicant's requested
withdrawal.
SUBDIVISION COMMITTEE COMMENTS:(OCTOBER 21,1999)
Staff informed the Committee of receiving the written
request from the applicant for withdrawal prior to the
Subdivision Committee meeting.Since Staff supported the
withdrawal and the Committee had no questions or objections,there was no discussion of the item.
There being no further issues,the Committee accepted and
supported the withdrawal request and forwarded the item tothefullCommissionforfinalaction.
November 1,1999
SUBDIVISION
ITEM NO.:20 (Cont.)FILE NO.:Z-6758
PLANNING COMMISSION ACTION:(NOVEMBER 11,1999)
No one was present representing the application.There were
no registered supporters or objectors present.Staff
presented the item with a recommendation for approval of theapplicant's requested withdrawal.
The item was placed on the Consent Agenda and approved for
withdrawal.The vote was 9 ayes,0 nays,1 absent,and
1 open position.
2
November 1,1999
ITEM NO.:21 FILE NO:Z-6759
NAME:Velez Day Care Center —Conditional Use
Permit
LOCATION:4600 Eastwood Road
OWNER/APPLICANT:Sam and Julie Velez
PROPOSAL:To obtain a conditional use pezmit for a
day care center for up to 20 children at
4600 Eastwood Road on property Zoned R-
2,Single Family Residential.
ORDINANCE DESIGN STANDARDS:
1.SITE LOCATION:
This site is located at the southwest corner of theintersectionofVinewoodandEastwoodRoads,one block
south of Asher Avenue.
2.COMPATIBILITY WITH NEIGHBORHOOD:
This site is Zoned R-2,Single Family Residential andcontainsanexistingsinglefamilyonestoryhouse.The
surrounding zoning is also mostly R-2 and contains
single family houses except for the area to the northdirectlyacrossVinewoodwhichisZoned0-1,QuietOffice,and contains a church.
Staff believes that since this site is on the edge of aresidentialareaandwillbeasmalldaycarecenter,that this use should be compatible with the
neighborhood.
The Westwood Neighborhood Associations was notified ofthePublicHearing.
3.ON SITE DRIVES AND PARKING:
There is an existing driveway from Vinewood on to thissitewhichwillremainthesame.Parking for employees
would be provided off site across Vinewood at the
church.The applicant has provided to Staff written
approval from the church for this arrangement.That
November 1,1999
SUBDIVISION
ITEM NO.:21 (Cont.)FILE NO.:Z-6759
arrangement would require a variance for 100%off-site
employee parking.The two required drop-off parking
spaces for the children would be provided on-site alongtheexistingdriveway.
4.SCREENING AND BUFFERS:
This site should be screened from the residential
property to the south.This screen would preferably be
a wooden fence with its face side directed outward.
5 .PUBLIC WORKS COMMENTS:
1.Vinewood and Eastwood are commercial collectorstreets.Dedicate right-of-way to 30 feet fromcenterline.
2.A 20 feet radial dedication of right-of-way is
required at the corner of Vinewood and Eastwood.3.Provide design of street conforming to "MSP"(MasterStreetPlan).Construct one-half street
improvements to these streets including 5-foot
sidewalks with planned development.Extend sidewalk
on Vinewood Road.
4.Repair or replace any curb and gutter or sidewalkthatisdamagedinthepublicright-of-way prior to
occupancy.
5.Plans of all work in right-of-way shall be submittedforapprovalpriortostartofwork.6.Show parking for employees,customers,and drop-offarea.
6.UTILITY AND FIRE DEPT.COMMENTS:
Water:No objection.
Wastewater:Sewer available,not adversely affected.
Southwestern Bell:No comments received.
ARKLA:Approved as submitted.
Entergy:No comments received.
Fire Department:Approved as submitted.
2
November 1,1999
SUBDIVISION
ITEM NO.:21 (Cont.)FILE NO.:Z-6759
CATA:Approved as submitted.
7.STAFF ANALYSIS:
The applicant has requested a conditional use permitfora20childdaycarecenterinanexistinghouse at
4600 Eastwood Road.The house is to be used entirely as
a day-care center with no residential use.The
property is Zoned R-2,Single Family Residential,andissurroundedbyR-2 residential zoning and uses on
three sides.To the north across Vinewood exists a
church on property Zoned 0-1,Quiet Office.
The center would operate from 6:00 a.m.to 6:00 p.m.
Monday through Friday.No changes to the exterior of
the existing house would be made.A playground and two
parking spaces along the driveway for drop-off would be
added to the rear yard area,along with a screening
fence along the south property line.Since the houseisn't being changed,no other site plan issues exist.
The only other issue is the normal Public Works
requirements for street improvements and dedication ofright-of-way.The applicant has requested a waiver tothestreetimprovementsmainlybecauseoftheexpense
compared to the small operation,minimal physical site
changes proposed,and the temporary time intended for
the requested use.Public Works does not support the
waiver.
No signage variance has been requested nor additionalexteriorlightingshown.If any exterior lighting isinstalled,it must be low intensity and be directed
downward and inward to the property and shielded from
and not directed towards any residential area.
The applicant wants to leave the property as close toit's existing residential nature as possible becausetheirfutureplanistomoveintoalargerfacility for
a larger day care center and then use this property asresidentialagain.The reason for using this in the
interim is the urgent need the applicant sees for daycarecapabilitytoservefamilieswhoaremembersof
the church across the street of which the applicant isalsoamember.
3
November ~1,1999
SUBDIVISION
ITEM NO.:21 (Cont.)FILE NO.:Z-6759
The site is located on the edge of the residential
neighborhood so that activity caused by the use,
including traffic,would remain on the outer edge of
the neighborhood.
Staff believes this would be a reasonable use of this
property and in its small capacity it should not
adversely affect 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 Screening and Buffer
Ordinances.
b.Comply with Public Works Comments,includinginstallingtwoparkingspacesasagreedto and
shown on the revised site plan.Right-of-way
dedication must be completed prior to occupancy bythedaycareoperation.c.All exterior lighting installed must be lowintensityandbedirecteddownwardandinward tothepropertyandshieldedfrom,and not directed
towards,any residential area.
Staff also recommends approval of the variance for 100%off-site employee parking as long as it can remain onthechurchpropertyacrossVinewood.Staff does not
recommend approval of the waiver of street improvements.
SUBDIVISION COMMITTEE COMMENTS:(OCTOBER 21 1999)
Sam Velez,the owner/applicant,was present representinghisapplication.Staff gave a brief description of the
proposal.
Public Works briefly reviewed their comments.The applicant
had some concerns about those requirements.It was
suggested that further one-on-one discussions take place
about those issues.
4
November 1,1999
SUBDIVISION
ITEM NO.:21 (Cont.)FILE NO.:Z-6759
Staff also briefly reviewed the screening requirements,and
signage and parking comments to make sure the applicant
understood them.
The applicant stated that he wished to increase the numberofchildrento20andthathewouldaddressthestreet
improvements and right-of-way issues with Public Works.
There being no further issues,the Committee accepted the
proposal and forwarded the item to the full Commission forfinalaction.
PLANNING COMMISSION ACTION:(NOVEMBER 11,1999)
Sam Velex was present representing the application.There
were no registered objectors present at the time the item
was presented as part of the Consent Agenda.Staff presentedtheitemwitharecommendationforapprovalsubjectto
compliance with the conditions listed under "Staff
Recommendation,"paragraph 8 above.
The item was placed on the Consent Agenda and approved as
recommended by Staff.The vote was 9 ayes,0 nays,1 absent,
and 1 open position.
Later during the meeting,at approximately 6:00 p.m.Mike
Kumpuris,President of the Westwood Neighborhood
Association,contacted Staff at the meeting to check on thestatusofthisitem.He was informed that it had been
approved on the Consent Agenda.He stated that he was theretoopposetheitemonbehalfoftheNeighborhood
Association.He stated he had just arrived due to
information provided by someone at the Planning Departmentthatthisitemprobablywouldnotbeconsidereduntilafter6:00 p.m.The item originally had been listed in the
regular agenda,but since all known issues had been worked
out,it was moved to the Consent Agenda at the Commission's
agenda meeting held just before the public hearing.
After consultation with Stephen Giles,City Attorney,and
Hugh Earnest,the Chairman of the Commission,it was decidedthatsincehewaspresentduringthetimetheCommissionwasstillinsession,and considering the information that he
5
November 1,1999
SUBDIVISION
ITEM NO.:21 (Cont.)FILE NO.:Z-6759
was given about the timing of the item's probableconsideration,that he could still qualify as a registeredobjector.That would allow him to appeal the Commission'sactiontotheBoardofDirectors.
6
November 1,1999
ITEM NO.:22 FILE NO:Z-6560-A
NAME:ALLTEL Collocation —Tower Use Permit
LOCATION:10500 Chicot Road
OWNER/APPLICANT:William R.Butler Revocable Trust/ALLTEL
PROPOSAL:To obtain a tower use permit to add 10feettotheheightandasmallequipment
building on the ground at the existing
Wireless Communication Facility at
10,500 Chicot Road on property Zoned
C-3,General Commercial.
ORDINANCE DESIGN STANDARDS:
1.SITE LOCATION:
This site is an existing tower located near the
southwest corner of the intersection of Chicot Road andMabelvaleCutoff.
7.STAFF REPORT:Staff received a written request fromtheapplicantonOctober14,1999,to defer this item
one full cycle.Because of the early timing of thisdeferralrequest,no further Staff analysis wasincludedinthisreport.The item would be reviewed attheSubdivisionCommitteeonDecember9,1999,and comebeforethefullCommissiononJanuary6,2000,ifdeferralisapproved.
8 .STAFF RECOMMENDATION:
Staff recommends approval of the requested deferral.
SUBDIVISION COMMITTEE COMMENTS:(OCTOBER 21 1999)
Staff informed the Committee that the applicant hadrequestedinwritingOctober14,1999,that this item bedeferreduntilthenextscheduledmeeting,including theCommittee's review.Since Staff had no objection to thedeferralandtheCommitteehadnoquestionsorobjections,
November 1,1999
SUBDIVISION
ITEM NO.:22 (Cont.)FILE NO.:Z-6560-A
there was no discussion of the item.The Committee supported
accepting the requested deferral.
There being no further issues,the Committee accepted and
supported the deferral request and forwarded the item to thefullCommissionforfinalaction.
PLANNING COMMISSION ACTION:(NOVEMBER 11,1999)
No one was present representing the application.There were
no registered supporters or objectors present.Staff
presented the item with a recommendation for approval of theapplicant's requested deferral.
The item was placed on the Consent Agenda and approved fordeferraltotheJanuary6,2000,public hearing.The vote
was 9 ayes,0 nays,1 absent,and 1 open position.
2
November 11,1999
SUBDIVISION
ITEM NO.:23 FILE NO.:G-23-298
Name:Alley between West 7 and
8 Streets in Block 72,Original City of Little Rockright-of-way Abandonment.
Location:Approximately 280 feet of
Alley north of West 8Street.
Owner/A licant:Dickson Flake Agent
R~ee s t:To abandon the 20 feet wide
by 280 feet long alleyright-of-way in Block 72
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 sectionofthealley.
3.Need for Ri ht-of-Wa on Ad'acent Streets
Master Street Plan calls for additional 5 feet of
right-of-way on Main.There is sufficient right-of-wayforLouisiana,West 7 "and 8 Streets.There is also
need for 20 feet radial dedication of right-of-way atallcorners.Staff will support waiver of additional
right-of-way on Main Street.
4.Develo ment Potential
The George W.Donaghey Foundation plans to incorporatealleyinexpansionproject.
1
November 11,1999
SUBDIVISION
ITEM NO.:23 FILE NO.:G-23-2985.Nei hborhood Land Use and Effect
The general area is made up of a mixture of commercialandofficeuses.
6.Nei hborhood Position
All abutting property owners and tenants were notifiedofthepublichearing.
7.Effect on Public Services or Utilities
Entergy —has no objection to the abandonment butrequestedeasementtoaccessexistinglines.
AEUCLA —has no objection to the abandonment.
Southwestern Bell —has no objection to the abandonmentbutrequestedeasementtoaccessexistingline.
Water Works —has no objection.
Wastewater Utility —has no objection but retain as aneasement.
Fire Department —has no objection.
Neighborhood and Planning —has no objection to
abandonment.
8.Reversionar Ri hts
No Reversionary rights —Original City of Little Rock.
Deed will be executed by Mayor and City Clerk.
9.Public Welfare and Safet Issues
Abandoning this alley will have no adverse effects onthepublicwelfareandsafety.
2
November 11,1999
SUBDIVISION
ITEM NO.:23 FILE NO.:G-23-298
STAFF RECOMMENDATION:
Staff recommends approval of alley abandonment,north of 8StreetinBlock72OriginalCityofLittleRocksubjectto:20 feet radial dedication of right-of-way on all cornerspriortoBoardofDirectorshearing.
SUBDIVISION COMMITTEE COMMENTS:(October 21,1999)
The application was discussed briefly.Committee forwardedtheitemtothefullCommissionforfinalapproval.
PLANNING COMMISSION ACTION:(November 11,1999)
Staff informed the Commission that Fire Departmentrequestingadditionaltimetomeetwithapplicant.ApplicantagreedtodeferthisitemuntilDecember2,1999 Planning
Commission Meeting.
The Chairman placed the item before the Commission forinclusionwithintheConsentAgendafordeferraltothe
December 2,1999 agenda.A motion passed by a vote of 9 ayesand0nays.
3
November 11,1999
SUBDIVISION
ITEM NO.:24 FILE NO.:G-23-299
Name:"R"Street between Taylor
and Polk Streets and Alley
between "R"Street and
Kavanaugh Blvd.in Block 4
Mountain Park Addition-
right-of-way Abandonment.
Location:Approximately 300 feet of"R"Street west of Polk and
280 feet of alley North of"R"Street.
Owner/A licant:Steven Sheridan /Kroger
Food Stores
geest:To abandon the 60 feet wide
by 300 feet long "R"Street
right-of-way and 20 feet
wide by 280 feet long alleyinBlock4MountainPark
Addition.
STAFF REVIEW:
1.Public Need for This Ri ht-of-Wa
"R"Street is currently constructed as a public street
with 30 feet of pavement providing access to adjacent
property.Kroger Food Stores have contract to purchase
the subject property on both sides of "R"street.
2.Master Street Plan
This portion of "R"Street is not needed.Kavanaugh
Blvd.and Cantrell Road can provide adequate access.
3.Need for Ri ht-of-Wa on Ad'acent Streets
There is need for additional right-of-way on Taylor and
Polk Streets to meet Master Street Plan requirements
for commercial street standards.
1
November 11,1999
SUBDIVISION
ITEM NO.:24 FILE NO.:G-23-2994.Develo ment Potential
Kroger Food Stores plans to incorporate "R"Street and
alley in block 4 into the expansion area of the new
Kroger Store.
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 compensation for expense to relocate
existing lines.
ARKLA —has no objection to the abandonment.
Southwestern Bell —has no objection to the
abandonment.
Water Works —has no abjection to the abandonment but
requested 15 feet easement (7.5 feet on both sides
of public water facilities).
Wastewater Utility —has no objection but requests area
of street and alley to remain as an easement.
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
November 11,1999
SUBDIVISION
ITEM NO.:24 FILE NO.:G-23-299
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 "R"Street,between Polk and
Taylor Streets,and alley,between "R"Street and KavanaughinBlock4abandonmentsubjectto:
1.Construction of all abutting street improvements in
conjunction with abandonment approval (reestablish
curb and gutter section).
2.Dedication of right-of-way on all abutting streets to
Master Street Plan.Construction of all street
improvements at the time of building permit.
SUBDIVISION COMMITTEE COMMENT:(October 21,1999)
The applicant was present.After a brief discussion of theissue,the Committee forwarded the item to the full
Commission.
PLANNING COMMISSION ACTION:(November 11,1999)
The staff presented a positive recommendation on thisapplication.
Jim Lawson,of the Planning Department,noted that he has
worked with the applicant on the site plan for several
months and requsted that "R"street be closed for safetyreasons.
Bob Turner,of Public Works,noted that having the street
open between Kroger and parking lot would be dangerous to
customers.
Commissioner Lowry asked about traffic counts on "R"street.
Bob Turner stated that "R"street carries about 700 vehicles
a day and most of traffic comes from the Kroger store.
3
November 11,1999
SUBDIVISION
ITEM NO.:24 FILE NO.:G-23-299
There were several objectors present.The Chairman
recognized Nicolas Trujillo.
Mr.Trujillo stated that he was opposed to the "R"streetclosurebecauseitwouldbethefirststepinconstructing
out of character grocery store,as well as increasingtrafficonKavanaugh.
Mr.Trujillo would like to see additional curb cut onCantrellandeliminateoneonPolkStreetforresidentssafety.
Gaeg Miller,1815 Polk Street resident,opposed the "R"
street closure for safety reasons saying,it would increasetrafficonPolkStreetasaresultoftheclosure.She alsostatedthattrafficcountsweretakeninthewrongplaces.
Jim Lawson stated that leaving "R"street open would require
the redesign of store and parking.
Commissioner Rahman noted that he could not support theclosure.
Commissioner Downing stated that "R"street needs to be
closed for safety reasons.
There was brief a discussion relating to separating the vote
one for "R"street abandonment and a second one for alley.
There was a motion to approve the "R"street abandonment The
motion failed by a vote of 2 ayes,6 nays,1 abstain 1
absent and 1 open position.
Second motion was to approve the alley abandonment.The
motion passed by a vote of 6 ayes,2 nays,1 abstain and 1
open position.
4
November 11,1999
SUBDIVISION
ITEM NO.:25 FILE NO.:G-23-300
Name:Alley between West 36 "and
35 Streets in Block 152,
John Barrow Addition,CityofLittleRockright-of-way
Abandonment.
Location:Approximately 240 feet of
Alley north of West 36Street.
Owner/A licant:The Zntegra Group /JamesPittardAgent
Receuest:To abandon the 10 feet wide
by 240 feet long alleyright-of-way in Block 152
John Barrow Addition,CityofLittleRock.
STAFF REVIEW:
1.Public Need for this alle
Alley is not currently constructed as a public alley.
2.Master Street Plan
Master Street Plan reflects no need for this sectionofthealley.
3.Need for Ri ht-of-Wa on Ad'acent Streets
Master Street Plan calls for additional right-of-way onallabuttingStreets.Barrow Road and West 36 Streetareminorarterialwithrequired45feetofright-of-
way from centerline.Required right-of-way for Longcoy
and West 35 Streets will be 30 feet from existingcenterlinepercommercialstreetstandards.A 20 feetradialdedicationofright-of-way will be also requiredatallcorners.
4.Develo ment Potential
Owners have no plans for development at the present
time.
1
November 11,1999
SUBDIVISION
ITEM NO.:25 FILE NO.:G-23-3005.Nei hborhood Land Use and Effect
The general area is made up of a residential uses.
6.Nei hborhood Position
All abutting property owners and tenants were notifiedofthepublichearing.
7.Effect on Public Services or Utilities
Entergy —has no objection to the abandonment.
AIBA —has no objection to the abandonment.
Southwestern Bell —has no objection to the
abandonment.
Water Works —has no objection.
Wastewater Utility —has no objection.
Fire Department —has no objection.
Neighborhood and Planning —has no objection to
abandonment.
8.Reversionar Ri hts
All Reversionary rights will extend to abutting
property owner.
9.Public Welfare and Safet Issues
Abandoning this alley will have no adverse effects on
the public welfare and safety.
STAFF RECOMMENDATION:
Staff recommends approval of alley abandonment,north of
36 Street in Block 152 John Barrow Addition City of Little
Rock subject to additional right-of-way dedication on allstreets.
2
November 11,1999
SUBDIVISION
ITEM NO.:25 FILE NO.:G-23-300
SUBDIVISION COMMITTEE COMMENTS:(October 21,1999)
The application was discussed briefly.Committee forwardedtheitemtothefullCommissionforfinalapproval.
PLANNING COMMISSION ACTION:(November 11,1999)
There were no continuing issues on this abandonment.After abriefdiscussion,the Commission determined it appropriatetoplacethisitemontheConsentApprovalagenda.A motiontothiseffectwasmade.The motion to approve the Consent
Approval agenda passed by a vote of 9 ayes,0 nays,and 1absentand1openposition.
3
November ~1,1999
ITEM NO.:26
NAME:Post Office —driveway spacing variance
LOCATION:Southeast corner of Baseline and
Dailey Drive
SOURCE:Public Works Staff
STAFF REPORT:
Public Works recpxests withdrawal of this item from
November 11,1999 Planning Commission agenda.Public WorksStaffreachedconsensusondrivewaylocationbeforethemeeting.
PLANNING COMMISSION ACTION:(NOVEMBER 11,1999)
The Chairman placed the item before the Commission forinclusionwithintheConsentAgendaforwithdrawal.Amotiontothateffectwasmade.The motion passed by avoteof9ayes,0 nays,1 absent and 1 open position.
ADOPTED:November 11,1999
AMENDED:
PLANNING COMMISSION CALENDAR -2000
SUBDIVISION HEARINGS:
Subdivision
Filinri Date ~ae el Ad Committee (2)~Hearin Date (t)(3)
11-15-99 12-03-99 12-09-99 01-06-00
01-10-00 01-21-00 01-27-00 02-17-00
02-22-00 03-03-00 03-09-00 03-30-00
04-03-00 04-14-00 04-20-00 05-11-00
05-15-00 05-26-00 06-01-00 06-22-00
06-26-00 07-07-00 07-13-00 08-03-00
08-07-00 08-18-00 08-24-00 09-14-00
09-18-99 09-29-00 10-05-00 10-26-00
10-30-00 11-10-00 11-16-00 12-07-00
12-11-00 12-22-00 '2-28-00 01-18-01
PLANNING &REZONING HEARINGS:
~Fitin Date ~ae at Ad ~Heann Date (t)(3)
12-06-99 12-22-99 12-08-99 12-22-99 01-12-00 01-20-00
01-24-00 02-09-00 01-26-00 02-09-00 02-23-00 03-02-00
03-06-00 03-22-00 03-08-00 03-22-00 04-05-00 04-13-00
04-17-00 05-03-00 04-19-00 05-03-00 05-17-00 05-25-00
05-30-00 06-14-00 05-31-00 06-14-00 06-28-00 07-06-00
07-10-00 07-26-00 07-12-00 07-26-00 08-09-00 08-17-00
08-21-00 09-06-00 08-23-00 09-06-00 09-20-00 09-28-00
10-02-00 10-18-00 10-04-00 10-18-00 11-01-00 11-09-00
11-13-00 11-29-00 11-15-00 11-29-00 12-13-00 12-21-00
AVAILABLE INFORMAL MEETING DATES:
(to be scheduled as required)
MMeetin l Date (5)
02-03-00
03-16-00
04-27-00
06-08-00
07-20-00
08-31-00
10-12-00
01-04-01
NOTE:(1)All public Hearings shall be held at 4:00 P.M.unless otherwise changed by the Commission.
(2)All meetings shall be held at 1:00 P.M.unless changed by the Subdivision Committee.
(3)An agenda meeting will be held prior to each public hearing date and will begin at 3:30 P.M.in the Sister
Cities Conference Room.
(4)Reserved.
(5)All informal meetings shall be held at 3:30 P.M.unless otherwise changed by the Commission.
(6)All meetings shall be held at 12:00 NOON unless otherwise changed by the Plans Committee.
NOTI(AN INTERPRETER WILL BE PROVIDED FOR THE HEARING IMPAIRED UPON REQUEST.
REQUEST SHOULD BE MADE TO THE DEPARTMENT OF PLANNING AND DEVELOPMENT AT
LEAST TWO WORKING DAYS PRIOR TO THE SCHEDULED MEETING DATE.
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SUBDIVISION MINUTES
There being no further business before the Commission,themeetingadjournedat10:10 p.m.
/s
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Chai an Se ret r