pc_01 09 1997subLITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
JANUARY 9, 1997
3:30 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 Previous Meeting
The Minutes were deferred to the January 23, 1997
Planning Commission meeting.
III. Members Present:
Members Absent:
City Attorney:
Suzanne McCarthy
Craig Berry
Sissi Brandon
Doyle Daniel
Hugh Earnest
Herb Hawn
Larry Lichty
Bill Putnam
Mizan Rahman
Ronald Woods
Pam Adcock
Stephen Giles
IV. Selections of Officers for 1997
*Chairman: Larry Lichty
*Vice Chairman: Suzanne McCarthy
PLANNING COMMISSION
Larry Lichty, Chairperson
Suzanne McCarthy, Vice -Chair
Pam Adcock Herb Hawn Sissi Brandon
Ron Woods Mizan Rahman Hugh Earnest
Doyle Daniel, Jr. Bill Putnam Craig Berry
HEARING PROEDURE Opportunities to speak will be given to the applicant and
others for or against an application. The Chairman will direct the amount of time
allotted for each speaker. A spokesperson should be designated for large groups to
avoid repetition and save time. Each person speaking is requested to use the
microphone, giving first his or her name and address. Persons in the audience are
requested to keep conversations to a minimum and to refrain from clapping or other
noises. Your cooperation is appreciated.
VOTING Six (6) votes are required to approve or deny issues other than
procedural matters. In those instances where no action is required by the Board of
Directors and the action before the Commission fails to receive the required six (6)
votes, the request shall be declared to be denied.
For actions requiring the City Board of Directors approval, such matters shall be
forwarded to the Board of Directors with a recommendation of denial. The minute
record of the hearing and the Board of Directors' communication shall reflect the
motions and voting on the matter so as to fully convey to the Board the Planning
Commission record for such matters.
The Commission's municipal authority is final for subdivision matters, conditional use
permits, special use permits and zoning site plan reviews. The Commission makes
recommendations to the City Board concerning regular rezonings, planned unit
developments, and right-of-way abandonments.
APPROVED ZONING ITEMS Zoning matters recommended for approval are
forwarded by staff to the City Clerk for placement on the agenda for the next
appropriate City Board meeting, which is usually within four (4) weeks.
APPEALS Denied rezonings and all conditional use permits and special use permits
may be appealed to the City Board of Directors within the 30 days of Commission
action. This does not include subdivision matters. Appeals of subdivision actions are
to the appropriate court of jurisdiction.
OFFICE For information or assistance, you may visit the Department of Planning
and Development which is located at 723 West Markham, (on the southeast corner of
State and Markham Streets) or call the office at 371-4790.
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
JANUARY 9, 1997
I. DEFERRED ITEMS:
A. The Pointe Apartment Community Site Plan Review (Z-6218)
B. Bonnie Jones Planned Commercial District "PD -C- (Z-6208)
C. Riverdale Mini -Storage - Site Plan Review (5-1041-A)
D. Morrow Planned Commercial District "PD -C- (Z -5987-A)
E. Z-6204 9101 Lew Drive R-2 to C-3
F. Jewel and Moser Addition POD (Z-6220)
G. Carriage Creek - Revised Conditional Use Permit (Z -5300-A)
II. PRELIMINARY PLATS:
1. Signature Preliminary Plat (5-629-D)
2. Jessie Doyne, Jr. Addition Preliminary Plat (5-1122)
3. Pinnacle Point Subdivision Preliminary/Final Plat (5-1123)
III. PLANNED DEVELOPMENTS:
4. woodlake Village Planned Residential District "PRD"
(Z -2729-G)
5. Darnall School, Inc. Planned Commercial District "PCD"
(Z -3262-C)
6. Pleasant Ridge Square Planned Commercial District "PCD"
(Z -4411-C)
7. "Stage -It" Planned Commercial District "PCD" (Z-6232)
8. Bowman Mini -Storage Planned Industrial District "PID"
(Z-6238)
9. La Vergne Planned Office District "POD" (Z-6237)
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Agenda, Page 2
IV. SITE PLAN REVIEW:
10. Chenal Center Site Plan Review (S -1035-A)
V. CONDITIONAL USE PERMITS:
11.
Otter Creek Assembly of
God -
Conditional Use Permit
(Z -3987-B)
12.
Holsted - Conditional Use Permit
(Z -4360-A)
13.
Smith - Conditional Use
Permit
(Z-6233)
14.
Lewis - Conditional Use
Permit
(Z-6234)
15.
Young - Conditional Use
Permit
(Z-6235)
2
January 9, 1997
ITEM NO.• A FILE NO.• Z-6218
NAME: "THE POINTE" APARTMENT COMMUNITY -- SITE PLAN REVIEW
LOCATION: On Kanis Road west and east of Pointe West Drive
DEVELOPER: ARCHITECT•
Thomas E. Vogler Henry H. Vogler, Jr.
500 Napa Valley Drive #1316 2101 Gunpowder Road
Little Rock, AR 72211 Little Rock, AR 72207
AREA: 4.27 ACRES NUMBER OF UNITS: 73 FT. NEW STREET: 0
ZONING• MF -18
PLANNING DISTRICT:
CENSUS TRACT: 42.06
VARIANCES RE UESTED:
BACKGROUND•
PROPOSED USES: Multifamily Residential
#18 Ellis Mountain
None
The developer held an informational meeting on November 18, 1996.
About 45 Pointe West residents attended the meeting. Issues
discussed included site zoning, project density, location and
height of proposed buildings.
A. PROPOSAL/REQUEST:
The developer has reduced the total number of units to 73.
The zoning is MF -18 which allows a maximum of one unit per
2,400 square feet of lot area. The maximum density on this
4.27 acre site is 76 units. The maximum height of
structures in the MF -18 zone are 35 feet. The developer
proposes to construct two and three story buildings of one
and two bedroom apartments.
In response to concerns of the neighbors the developer has
removed all third story windows that would look north
towards the Pointe West Subdivision. The site plan as
revised conforms to the density, height, and setback
requirements of the ordinance.
B. EXISTING CONDITIONS:
The site was rezoned to MF -18 in 1978. The property is
vacant and covered with trees.
January 9, 1997
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO • Z-6218
C. NEIGHBORHOOD COMMENTS:
To date staff has received more than 73 letters opposed to
the requested Site Plan Review.
D. ENGINEERING COMMENTS:
PUBLIC WORKS COMMENTS:
A sketch plan and grading permit are required prior to
construction. Driveway locations will not be approved
without a profile verifying adequate site distance according
to Traffic Engineer. At Point West Drive north of Kanis
Road is a residential street on the Master Street Plan, it
is currently a 27 foot asphalt street divided at the
entrance with islands, it does contain sidewalks, it will
require sidewalks on both sides of the street for this
commercial construction to be permitted on each side of
Pointe West Drive. The width of Pointe West Drive should be
increased to collect standards 36 feet minimum and a left
turn lane should be provided for turning access into these
drives. A widening of Pointe West Drive may involve
removing a portion of or all of the northern island. The
southern island may have to be removed to facilitate a left
turn lane onto Kanis Road. Right-of-way shown does appear
to have adequate right-of-way to facilitate this
construction. Kanis Road is a minor arterial on the Master
Street Plan dedication of right-of-way to 45 feet from
centerline and construction of pavement 30 feet from
centerline with the sidewalk as required by City ordinance.
The frontage shown does adequately have enough frontage to
include a construction of drives as shown, if sight distance
can be met. The northern drives entering these two
complexes are located less than 25 feet from the property
line as required by City ordinance, section 30-43. The 6
foot turnout radii are acceptable, however would recommend
that they be increased if the drives are moved south from
property line. Recommend that parking adjacent to offices
be relocated. Stormwater detention ordinance applies to
this apartment complex. Dedication of right-of-way to 30
feet from centerline for Timber Ridge Drive is required with
this permit, the sidewalk on Timber Ridge Drive will also be
required.
E. UTILITIES/FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer located on site. Will require
relocation by Developer prior to construction of
apartment complex. Capacity Contribution Analysis
required for this project to determine fees.
2
January 9, 1997
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO • Z-6218
Arkla: No comment
Southwestern Bell: OK
Water: On-site lines will be private. Installation will be
to LRMWW specs, inspection by an engineer and a
Customer Owned Line Agreement will be required. RPZ
backflow preventers are required for buildings with
3 floors. An acreage charge of $300/acre applies.
AP&L: OK
Fire Department: On the west end of the north drive take
the dumpster out and give fire department an exit onto
Timber Ridge Drive.
County Planning: No comment
F. ISSUES/TECHNICAL/DESIGN:
Landscape•
Areas set aside for buffers meet with Zoning Ordinance
requirements when averaged out. The buffers along Timber
Ridge Road and west of Point West Drive drop below the full
requirement of 20 feet but meet the minimum requirement of
13 1/2 feet because of the additional buffer area provided
along Kanis Road. Areas set aside for perimeter and
building landscaping meet with Landscape Ordinance
requirements.
Issues: None outstanding
Planning Division: No land use issues
G. ANALYSIS•
The project density, setbacks and building heights are
consistent with the MF -18 Multifamily District standards.
The landscape plan conforms to the ordinance requirements.
Section 36-131 of the Subdivision and Zoning Ordinance
through supplement No. 23 states the following in respect to
Site Plan Review applications.
Sec. 36-131. Standards for site plan disapproval.
The planning commission shall not disapprove an
application for a site plan except on the basis of
findings directed to one (1) or more specified
particular of the following standards:
(1) The proposed site plan is incomplete or contains
or reveals violations of this chapter or
3
January 9, 1997
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO • Z-6218
applicable district regulations which the
applicant has, after written request, failed or
refused to supply or correct.
(2) The proposed site plan does not comply with the
minimum screening and landscaping requirements of
the city.
(3) The proposed site plan interferes unnecessarily
with easements, roadways, rail lines, utilities,
and other public or private rights-of-way.
(4) The proposed pedestrian and vehicular circulation
systems incorporated in the site plan subsequently
create hazards to safety on or off the site.
(5) The proposed site plan does not conform to the
minimum drainage requirements found in chapter 31.
(6) The proposed site plan violates the basic intent
of this chapter or does not comply with those
conditions which were stipulated at the time of
rezoning.
(Code 1961, Ch. 43, § 4-103(f); Ord. No. 15,247,
§1, 2-17-87)
H. STAFF RECOMMENDATIONS:
APPROVAL of the proposed Site Plan Review which conforms to
the requirements of the ordinance. No waivers or variances
have been requested. Project Approval is based on the
revised site plan dated December 9, 1996 and is subject to
conditions outlined in paragraphs D, E, and F of this
report.
SUBDIVISION COMMITTEE COMMENT:
(OCTOBER 31, 1996)
Project architect Henry "Buddy" Vogler presented the development
to the Committee for review. Larry Jones asked Mr. Vogler to
reduce the project density from 78 to 76 units to conform with
MF -18. Staff also asked that the dumpsters be relocated and a
signage/lighting plan be submitted for review.
The Commission forwarded the proposal to the November 21, 1996
Planning Commission meeting for determination.
4
January 9, 1997
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO • Z-6218
PLANNING COMMISSION ACTION: (NOVEMBER 21, 1996)
Just before the start of the public hearing, the applicant
requested a deferral to the January 9, 1997 Planning Commission
meeting. This item was included in the Consent Deferral Agenda.
A motion to approve the Consent Agenda was passed with 9 ayes,
0 nays and 2 absent.
SUBDIVISION COMMITTEE COMMENT: (DECEMBER 12, 1996)
Buddy Vogler, project architect presented the revised development
to the Committee for review. Larry Jones asked Mr. Vogler to
eliminate 3 parking spaces on the western corner of the site plan
that create hazardous parking conditions. Mr. Vogler should
reduce the total unit county by 3 units to offset the parking
loss. The driveways onto Pointe West Drive have been redesigned
so that no waiver request is needed.
The Commission forwarded the proposal to the January 9, 1997
Planning Commission meeting for determination.
PLANNING COMMISSION ACTION: (JANUARY 9, 1997)
Mr. Jones indicated that he had just received a request from the
applicant to withdraw the item.
The Commission accepted the applicant's request to withdrawal
Site Plan Review (Z-6218) by a vote of 10 ayes, 0 nays, and
1 absent.
5
January 9, 1997
ITEM NO.: B FILE NO.: Z-6208
NAME: Bonnie Jones PDC
LOCATION: 1872 Schiller Avenue
DEVELOPER:
Bonnie Jones
1872 Schiller Ave.
Little Rock, AR 72201
AREA: 6,600 SQ. FT.
ZONING• R-4
PLANNING DISTRICT:
CENSUS TRACT: 7
VARIANCES REQUESTED:
NUMBER OF LOTS: 1 FT. NEW STREET: 0
PROPOSED USES: Residential and Commercial
#8 Central City
None
The applicant has met with staff several times to discuss a
proposal for a beauty shop within her home.
A. PROPOSAL/REQUEST:
The applicant seeks to develop a four station beauty salon
in a portion of her home. There would be three employees
plus herself working 7:00 a.m. - 7:00 p.m. Wednesday -
Saturday. She will continue to reside in the rear portion
of the dwelling which includes 2 bedroom, bath and kitchen.
She proposes no signage or exterior lighting.
B. EXISTING CONDITIONS:
The site consist of a single family home at the corner of
19th and Schiller Streets.
C. NEIGHBORHOOD COMMENTS:
Staff has received several calls seeking information on this
proposal.
January 9, 1997
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO.: Z-6208
D. ENGINEERING COMMENTS:
PUBLIC WORKS COMMENTS:
Schiller and 19th Streets have 36 foot asphalt streets, curb
and gutter, and four foot sidewalks. Improvements of the
sidewalks to ADA standards would be required with this
rezoning. Dedication of a 20 foot radial area at the
intersection of Schiller Avenue and 19th Street to meet
current city standards is required. Repair of any curb and
gutter or sidewalk that is damaged in the public right-of-
way is responsibility of the property owner and would need
to be facilitated prior to occupancy.
E. UTILITIES/FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available
Arkla: No comment
Southwestern Bell: No comment
Water: No objection
AP&L: No comment
Fire Department: No comment
County Planning: No comment
F. ISSUES/TECHNICAL/DESIGN:
Landscape: No comment
Issues: All vehicles stored on site must be licensed and
operational.
Planning Division:
The site is located in the Central City District. The
adopted Land Use Plan recommends Single Family use.
Currently, there is no commercial use near the site in
question, which is located on the intersection of two
residential neighborhood street. There has been no land use
change in the area to justify commercial land use in this
location.
G. ANALYSIS•
The applicant seeks to convert a portion of her home into a
four station beauty salon. This would be the relocation of
her existing business. The proposed site at 1872 Schiller
Avenue is a residential neighborhood and not the proper
location for such a commercial operation.
January 9, 1997
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO • Z-6208
H. STAFF RECOMMENDATIONS:
DENIAL of the PCD request (Z-6208) as illustrated on the
proposed site plan. If the Planning Commission approves
this submittal, then Planning Staff would like to add
conditions outlined in Sections D, E and F of this report.
SUBDIVISION COMMITTEE COMMENT: (OCTOBER 31, 1996)
Larry Jones presented the case to the Committee for comment.
Bonnie Jones (no relations to Larry Jones) was present to answer
questions concerning her proposal. There was little discussion.
The Subdivision Committee forwarded the item to the November 21,
1996 meeting of the Planning Commission for determination.
PLANNING COMMISSION ACTION: (NOVEMBER 21, 1996)
This item was included in the Consent Deferral agenda. Deferral
to the January 9, 1997 Planning Commission meeting.
A motion to approve the Consent Agenda was passed with 9 ayes,
0 nays and 2 absent.
PLANNING COMMISSION ACTION: (JANUARY 9, 1997)
Larry Jones presented the staff report. Chairman Woods asked how
the applicant's request differed from a "home occupation." Staff
responded that beauty and barbershops are not allowed as "home
occupation" uses.
The applicant explained that she wanted to locate a three chair
beauty shop from her home. Mrs. Jones stated that she could
obtain an adjacent vacant lot for parking. She stated that she
needed to move her business home because of her health problems.
Ruth Bell spoke in opposition to this rezoning since it is a
residential area. She said that the housing stock of this
neighborhood needed to be protected from commercial uses.
Chairman Woods stated that he would like staff to look at this
area in order to brims "commercial life" back to the Wright
Avenue and 14th Street neighborhoods. Commissioner Daniel stated
that he struggled with this rezoning request. Commissioner Hawn
asked if this rezoning could be tied to Mrs. Jones. Staff
responded that a rezoning goes with the property rather than a
landowner. Commissioners Putnam and Lichty suggested that the
3
January 9, 1997
SUBDIVISION
ITEM NO.: B (Cont.) FILE NO • Z-6208
item be deferred to allow staff to study the land use plan for
this area.
Motion to defer the item to the April 3, 1997, Planning
Commission meeting. Staff will review the land use plan on both
sides of Wright Avenue in respect to this rezoning request.
Motion passed with 10 ayes, 0 nays and 1 absent.
4
January 9, 1997
ITEM NO.: C FILE NO.: S -1041-A
NAME: RIVERDALE MINI -STORAGE -- REVISED SUBDIVISION SITE PLAN
LOCATION: 1024 Jessie Road
DEVELOPER• I ENGINEER:
John Haley HCC GBN (Blass Firm)
Riverdale Mini -Storage 303 West Capitol Avenue
875 Union Building Suite 300
Little Rock, AR 72201 Little Rock, AR 72201
AREA• 2.91 ACRES
ZONING• I-3
NUMBER OF LOTS: 1 FT. NEW STREET: 0
PLANNING DISTRICT: Heights (4)
CENSUS TRACT• 15
PROPOSED USES: Office Space
VARIANCES REQUESTED: None at submittal - to be determined by the
right-of-way abandonment.
BACKGROUND•
This parcel of land is partially composed of excess street right-
of-way and a remnant of the mini -storage development site. The
applicant has previously attempted to gain use of the excess
right-of-way for development purposes, he is again on this agenda
with a petition to abandon if all requirements of the filing can
be met. The developer has not indicated at this time if there
will be a replat to make this a separate lot. If that is done,
it may relieve some problems with design.
STATEMENT OF PROPOSAL:
To construct a 8,737 square foot two story office building with
11 parking places adjacent to the structure and 50 across Jessie
Road. The mini -storage and proposed office building will share a
driveway from Jessie Road.
A. PROPOSAL/REQUEST:
The expansion of the project area of the mini -storage to add
office space. This is being accomplished by submittal of a
revised Subdivision Site Plan. The end product to be four
buildings on a lot.
January 9, 1997
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO • S -1041-A
B. EXISTING CONDITIONS:
This is a rough parcel of land with drainage and flood plain
problems and street problems with a private road. The
abutting uses area mix of Office, Commercial and Warehouse.
zoning is mixed in the this area ranging from Office to the
north and east to Commercial and Industrial along the
railroad right-of-way.
C. ENGINEERING/UTILITY COMMENTS:
PUBLIC WORKS COMMENTS:
Please note address assigned by GIS (1024 Jessie Road).
The design of the building will be required to comply
with FEMA regulations. The parking is in the flood
plain and does not have to be constructed above the
Base Flood Elevation. However, the stair towers and
elevator shaft will need to be at or above BFE of
256.3, or be flood proofed to this elevation. A
grading plan with a Special Flood Hazard Permit is
required prior to any construction. See G -23-245-A
comments (right-of-way abandonment).
Respond to requirements concerning the drainageway and
the reconstruction of Jessie Road to Commercial Street
Standards. Also, a sidewalk on Riverfront Drive shall
be constructed as a part of this project. The proposed
drive is too close to existing drive recently
constructed and should be a minimum of 100 feet from
the intersection of Riverfront Drive (a minor arterial)
per City Ordinance. Recommend combining drives and
using a common access point.
utilities:
Sewer/exist 10" and 27- line available, contact
Wastewater.
Water/A main extension will be required. Fire
Department will evaluate the site to determine whether
additional public and/or private fire hydrants will be
required.
Southwestern Bell Telephone/approved as submitted.
D. ISSUES/LEGAL/TECHNICAL/DESIGN:
• Redesign both Lot 1 parking spaces south of Jessie Road.
2
January 9, 1997
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO • S -1041-A
• Will there be a plat with this on a separate lot?
• Detail on plan areas for grass or landscaping.
• Fully dimension all physical improvements.
• Parking lot and landscape area south of Jessie Road to
remain for this buildings use.
The full on-site buffer width required along Riverfront
Drive is 40 feet. The minimum requirement when transferring
buffer area to another part of the site is 27 feet. The
width of the proposed buffer cannot be determined until the
right-of-way issue has been worked out. At this time, the
amount of right-of-way to be added to this site from the
abandonments is unknown.
E. ANALYSIS•
The right-of-way line and future property line require
resolution prior to determining buffers, landscaping,
setback, parking design, etc.
F. STAFF RECOMMENDATIONS:
DEFERRAL: This item has been on hold awaiting action by
the Board on the companion right-of-way abandonment. It
appears that the applicant and Parks Department have reached
an agreement on incorporating a bike path into the site
plan. The Board is expected to make a final determination
on this item January 7, 1997. Therefore, staff can support
a deferral of the site plan review to the February 20, 1997
Planning Commission meeting. This is the final deferral
staff will support on this Site Plan Review.
SUBDIVISION COMMITTEE COMMENT: (MAY 16, 1996)
The staff presented its comments on the submittal, stating that
there were too many issues unresolved and the drawing requires
more information. The staff felt that it could not deal with the
proposed building without knowing how much land is involved.
Until such time as the City decides how much land will be turned
back to this owner, the lot line on Riverfront Drive is unknown.
A lengthy discussion was held on the subject of bringing all data
and graphics up to date, by the Thursday, May 23 deadline.
Someone raised a question about the railroad ownership and their
participation. It was staff position that the railroad must sign
as a participant. A general discussion then involved the right-
of-way and why the abandonment issue is before the Commission.
3
January 9, 1997
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: S -1041-A
Staff question about a need for a plat produced a response from
the applicant that a plat would not be done, this will be one
lot.
Richard Wood noted for the record that a variance will be
required if this is all considered one lot, the depth of the lot
east/west requires a 40 foot buffer along Riverfront Drive. The
present plan cannot handle that. A brief discussion involved
sidewalk and the proposed jogging trail that Parks Department is
developing. No resolution was gained at the approach to in -lieu
or building it.
The applicant then accepted the Committee request that the
requirements noted be dealt with by next Thursday, May 23, 1996.
The item was forwarded to the full Commission for consideration.
SUBDIVISION COMMITTEE COMMENT: (MAY 28, 1996)
This applicant responded to the many unresolved issues by
requesting in writing a deferral of the application to July 18th
and the Subdivision Committee on June 27th.
PLANNING COMMISSION ACTION: (JUNE 6, 1996)
As requested by the applicant in writing, a deferral of this item
was determined to be in order. The Commission placed this item
on the Consent Agenda for deferral to July 18, 1996. A motion to
that effect was made and passed by a vote of 10 ayes, 0 nays and
1 absent.
SUBDIVISION COMMITTEE COMMENT: (JUNE 27, 1996)
There was no discussion of this item at the Subdivision Committee
meeting in as much as the applicant had not made contact with
staff concerning resolution of the street abandonment or the site
plan review. The Staff and Committee would suggest that the item
be carried forward at least one additional review period which
would place the item before the Commission on August 29, 1996.
PLANNING COMMISSION ACTION: (JULY 18, 1996)
The Staff offered the applicant's request for deferral to the
Planning Commission on August 29, 1996. After a brief
discussion, the Commission determined it appropriate to place
this item on the Consent Agenda for deferral.
4
January 9, 1997
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO • S -1041-A
A motion to that effect was made. The motion passed by a vote of
7 ayes, 0 nays, 3 absent and 1 open position.
SUBDIVISION COMMITTEE COMMENT: (AUGUST 8, 1996)
There was no committee discussion on this item. The applicant is
still working to resolve the companion Riverfront Drive right-of-
way abandonment (G -23-245-A).
This item is to deferred until the October 10, 1996 Planning
Commission meeting.
PLANNING COMMISSION ACTION: (AUGUST 29, 1996)
The Staff relayed the applicant's request for deferral to the
Planning Commission on October 10, 1996. This item was included
as part of the Consent Agenda for deferral.
A motion to approve the Consent Agenda for deferral. The motion
passed by a vote of 8 ayes, 0 nays, 2 absent and 1 open position.
SUBDIVISION COMMITTEE COMMENT:
(SEPTEMBER 19, 1996)
A revised project was shown consisting of a two story office
building with 11 spaces adjacent to the building and an
additional 50 south of Jessie Road. It appears that all issues
to resolve the companion Riverfront Drive right-of-way
abandonment (G -23-245-A) have been solved.
The item is to be forwarded to the Planning Commission for
consideration. The project has no additional deferrals to use.
PLANNING COMMISSION ACTION:
(OCTOBER 10, 1996)
The Planning Commission denied the companion road right-of-way
abandonment (G -23-245-A). Mr. Jones suggested that this item
(S -1041-A) be deferred until the Board of Directors hears item
(G -23-245-A).
A motion to defer this item until the Planning Commission meeting
of November 21, 1996 passed by a vote of 8 ayes, 0 nays and
3 absent.
5
January 9, 1997
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.• S -1041-A
PLANNING COMMISSION ACTION: (NOVEMBER 21, 1996)
This item was included in the Consent Deferral agenda to the
January 9, 1997 Planning Commission meeting.
A motion to approve the Consent Agenda was passed with 9 ayes,
0 nays and 2 absent.
PLANNING COMMISSION ACTION: (JANUARY 9, 1997)
This item was included in the Consent Deferral Agenda and
scheduled for the February 20, 1997 Planning Commission meeting.
A motion to approve the Consent Agenda was passed with 10 ayes,
0 nays and 2 absent.
6
January 9, 1997
ITEM NO.: D Z -5987-A
Owner:
Applicant:
Location:
Request:
Purpose:
Size:
Existing Use:
A. PROPOSAL•
Janis Morehart Morrow
Janis Morehart Morrow
10420 Helm Drive
Rezone from R-2 to PD -C
Inside Auto Repair
.23 acres
Vacant building (formerly used
as service station)
A single use PD -C to accommodate an inside auto repair
business utilizing an existing building on-site.
B. BACKGROUND•
The property has a history of commercial use which
predates annexation. When the property was annexed, it
was zoned R-2 and any nonresidential use occupying the
site was rendered nonconforming. The C-4 nonconforming
status was lost when the last legal permitted occupancy
by an auto repair business closed in 1992. In 1995, in
response to enforcement action by the City, the
applicant attempted to have the property zoned C-4.
The Planning Commission voted to approve the C-4
request on May 30, 1995. Staff had recommended denial.
On July 18, 1995, the Board of Directors denied the C-4
request. The applicant then appealed that denial to
the courts she was unsuccessful in having the Board's
action reversed and has exhausted her legal remedies.
The applicant filed an identical C-4 rezoning
application. This has now been converted to a PD -C
request.
C. DEPARTMENTAL COMMENTS:
In their September 12, 1996 meeting, the Planning
Commission indicated that this item should be converted
from a straight rezoning to a Planned Development.
They also indicated that the proposal did not need be
reviewed by the Subdivision Committee. Staff offers
the following conditions for this proposed PD -C.
January 9, 1997
SUBDIVISION
ITEM NO.: D Z -5987-A (Cont.)
Public Works
Master Street Plan right-of-way including radial
dedication at intersection. With construction a
contribution to the widening of the adjacent streets is
required by the Boundary Street Ordinance.
• Both Helm and Mabelvale are substandard streets and
will require widening to 1/2 of 36 foot commercial
street section with sidewalk.
• Stormwater detention analysis will be required if
impervious area is increased by 500 square feet.
• Provide status of underground storage tanks before
construction permit.
• A grading permit for special flood hazard and a
development permit are required.
• Contact ADPC&E for approval prior to starting work.
Planning
Prior to the item being heard by the City Board, the
following items need to be provided on an engineered
site plan exhibit.
• Signage and lighting plan
• Paved off-street parking per ordinance
• Hours of operation
• Landscaping plan per ordinance
• Location and dimensions of all structures
• No outside auto repair, vehicle or parts storage, or
auto sales is permitted.
D. LAND USE ELEMENT
The site is located in the Geyer Springs West District.
The adopted Land Use Plan recommends Mixed Office
Commercial. If the zoning is not Office, the Plan
recommends mixed and/or Planned Development Process.
E. STAFF ANALYSIS
The property is located in the block bounded by Helm
Drive on the south and east, Mabelvale Main on the west
and Mabelvale Pike on the north. Most of the
properties within this block are still residential,
either occupied by a residence or vacant R-2 zoned
lots. The C-4 zoned lot adjacent to the north is
2
January 9, 1997
SUBDIVISION
ITEM NO.: D Z -5987-A (Cont.)
vacant. A small, R-2 zoned, nonconforming grocery
store is located at the northeast corner of Helm Drive
and Mabelvale Main.
F. STAFF RECOMMENDATION
DENIAL of the PD -C request. The proposal is not
compatible with the surrounding land uses. If the
rezoning is approved, it is subject to the conditions
outlined in paragraph C of this report.
PLANNING COMMISSION ACTION: (SEPTEMBER 12, 1996)
Janis Morrow and Herb Wright were present representing the
application. There was one objector present. Staff
presented the item and a recommendation of denial.
Mr. Wright addressed the Commission and gave a brief history
of the site. He discussed the previous occupancy of the
site by several auto related uses and spoke of the past
attempt to have the property rezoned. Mr. Wright stated
that his client was advised in 1993 that the property was
zoned C-4 and had spent money improving the site before
being advised that the property was actually zoned R-2. He
described other nonresidential uses in the area and asked
the Commission to approve the request.
Kay Nutt, of 10400 Helm Drive, addressed the Commission in
opposition to the rezoning. She stated that the previous
use of the property as an auto sales lot was -junky and
noisy-.
Commissioner Adcock asked why the agenda indicated the
purpose of the rezoning as "unspecified commercial use".
Dana Carney, of the Planning Staff, responded that the
application did not identify any specific proposed use for
the site. Commissioner Adcock asked if the C-4 request, as
filed, would allow any use permitted in the C-4 district.
Mr. Carney responded that"it would.
Jim Lawson, Director of Planning and Development, commented
that an enclosed retail or office use might be appropriate
for the site but that outside uses permitted by C-4 zoning
were not.
In response to a question from the Commission, Mr. Lawson
stated that the Codes Enforcement staff had misinterpreted
the zoning map and had incorrectly identified this site as
being zoned C-4.
Mr. Wright stated that the proposed use of the site was an
auto repair garage with occasional car sales. He stated
3
January 9, 1997
SUBDIVISION
ITEM NO.: D Z -5987-A (Cont.
that the building on the site had a garage bay and a vehicle
lift.
Janis Morrow stated that she was trying to obtain the C-4
zoning to accommodate the present tenant of the building.
Commissioner Putnam asked if the tenant could operate the
business within the building. Ms. Morrow responded that the
tenant needed outside display area for auto sales.
After a discussion of various options for the site,
Commissioner Putnam asked if the applicant could accept C-3
zoning. Ms. Morrow responded that she could.
Commissioner Rahman asked how many parking spaces were on
the site. The applicant responded that parking spaces as
such are not designated on the property but that there was
space for approximately 12 cars.
Commissioner Adcock asked how any commercial zoning for the
site fit within the Land Use Plan. Mr. Lawson responded
that the Plan showed Mixed Office and Commercial for the
site and that staff could support a Planned Development
which permitted C-1 uses.
Kay Nutt stated that she had to live with whatever
commercial use goes on the property whereas the people
working in the business would leave to go home each day.
Commissioner Hawn told Ms. Nutt that the Commission was
looking at a zoning that prohibited outside display. Ms.
Nutt stated that she would prefer use of the property to be
limited to office.
Mr. Carney commented that C-1 zoning did not permit auto
related uses.
Commissioner Putnam asked if there was not the potential for
a lawsuit since the City had erroneously informed the
applicant that the property was zoned C-4. Mr. Lawson
stated that he would rather face the prospect of a lawsuit
than rezone the property in violation of the Land Use Plan.
Cindy Dawson, of the City Attorney's Office, commented that
a Planned Development permitting C-1 and perhaps office uses
would not deprive the applicant of the use of her property.
Mr. Lawson stated that staff was not comfortable with
permitting an auto repair garage on the site at this time.
Mr. Wright stated that the building is basically only a
mechanic's bay with a 250 square foot office and, as such,
was not usable as only office space. He stated that he
could accept C-3 zoning.
4
January 9, 1997
SUBDIVISION
ITEM NO.: D Z -5987-A (Cont.)
In response to a question from Ms. Dawson, Ms. Morrow stated
that she was unfamiliar with the list of permitted C-1 uses.
Commissioner Daniel stated that he could not support the
application and recommended that it be deferred.
Commissioner Putnam stated that movement of Mabelvale Pike
changed the neighborhood. He noted that the site is located
near a mainline railroad and pointed out other
nonresidential uses in the area.
In response to a question from Commissioner Adcock, Mr.
Lawson discussed why the Plan recommends MOC for the site.
Ms. Morrow stated that those commissioners who have been to
the site would agree that the property is located in a
commercial area.
Mr. Wright then stated that the application was amended to a
C-3 request.
Mr. Lawson stated that the area is changing but that there
are still residential uses in the area. He stated that auto
repair is too intense a use for the area. Mr. Lawson stated
that, whatever use is proposed, it is important to use the
existing building. A straight rezoning, he noted, would
allow removal of the building.
Mr. Wright stated that he agreed to defer the item and amend
the application to a Planned Development.
In response to a question from Chairman Woods, Mr. Carney
stated that October 24, 1996 was the next scheduled rezoning
hearing but that it would not allow for Subdivision
Committee review of the Planned Development.
During the ensuing discussion, the Commission agreed to
bring the item back without requiring Subdivision Committee
review.
A motion was made to defer the item to the October 24, 1996
Commission meeting and not to require Subdivision Committee
review. The motion was approved by a vote of 10 ayes,
0 noes and 1 absent.
PLANNING COMMISSION ACTION: (OCTOBER 24, 1996)
Herb Wright was present representing the application. There
were no objectors present. Staff informed the Commission
that the applicant had failed to submit sufficient
documentation to allow for conversion of the item to a
Planned Development and, as such, the item needed to be
5
January 9, 1997
SUBDIVISION
ITEM NO.: D Z -5987-A (Cont.)
deferred. The applicant had been informed of staff's
position and had agreed to the deferral.
The item was placed on the Consent Agenda and approved for
deferral to the November 21, 1996 Commission meeting. The
vote was 11 ayes, 0 noes and 0 absent.
PLANNING COMMISSION ACTION: (NOVEMBER 21, 1996)
This item was included in the Consent Deferral agenda.
Deferral to the January 9, 1997 Planning Commission meeting.
A motion to approve the Consent Agenda was passed with
9 ayes, 0 nays and 2 absent.
PLANNING COMMISSION ACTION: (JANUARY 9, 1997)
This item was included in the Consent Deferral Agenda.
Deferral to the February 20, 1997 Planning Commission
meeting.
A motion to approve the Consent Agenda was passed with
10 ayes, 0 nays and 1 absent.
6
January 9, 1997
ITEM NO.: E Z-6204
Owner:
Applicant:
Location:
Request:
Purpose:
Size:
Existing Use:
Cecil B. and Isabel L. Hill
Herbert Wright, Attorney
9101 Lew Drive
Rezone from R-2 to C-3
Unspecified commercial use
.59± acres
vacant, one story building
SURROUNDING LAND USE AND ZONING
North - Little Rock Association of the Deaf Offices and
Church; both zoned R-2
South - Apartments; zoned R-2
East - Mobile home park; zoned R-2
West - Office/warehouse and vacant property; zoned C-3
PIIBLIC WORKS COMMENTS
Existing right-of-way is shown as 60 feet, it's a 34 foot
asphalt street with curb and gutter and a 4 foot sidewalk;
need to bring sidewalk to City standards. Property frontage
shown has two drives; one drive is allowed by ordinance.
PIIBLIC TRANSPORTATION ELEMENT
The site is not located on a Central Arkansas Transit
Authority Bus Route. The nearest route is located at
Baseline and Geyer Springs Road, extending north on Geyer
Springs and west on Baseline.
LAND USE ELEMENT
The site is in the Geyer Springs East District. The adopted
Land Use Plan recommends Multifamily (MF) for the site.
This C-3 request does not conform to the Plan. Staff sees
no reason to amend the Plan by extending commercial any
further down Lew Drive.
1
January 9, 1997
SUBDIVISION
ITEM NO.: E Z-6204 (Cont.)
STAFF ANALYSIS
The request before the Commission is to rezone this .59±
acre tract from "R-2" Single Family to "C-3- General
Commercial. The property is currently occupied by a one-
story nonresidential style building which is located on the
back (east) portion of the property. The remainder of the
property is vacant although there does appear to be the
vestige of a gravel parking area in front of the building.
No specific use for the property has been proposed by the
applicant.
The site is located in an area with some mixture of zoning
and uses. The properties across Lew Drive to the west are
zoned C-3 and are occupied by an office/warehouse and a new
auto parts store. The R-2 zoned properties directly north
of this site contain a church and offices for the Little
Rock Association for the Deaf. An R-2 zoned mobile home
park is located on the R-2 zoned property south of the site.
There are a large number of duplex and multifamily
residences located farther to the south along Lew Drive,
Southboro and Southwick. Although the residential style is
mixed, ranging from mobile homes to duplexes, apartments and
single family homes, it is apparent that the predominant
land use in the area is residential.
The Geyer Springs East District Land Use Plan recommends
Multifamily (MF) for this site. This MF designation extends
to include even a portion of the C-3 zoned property across
Lew Drive. The adopted Plan recommends limiting commercial
to the properties located within 500 feet of this portion of
Baseline Road. Staff does not believe there is any
justification for extending the commercial any further south
on Lew Drive.
STAFF RECOMMENDATION
Staff recommends denial of the requested C-3 zoning.
PLANNING COMMISSION ACTION: (OCTOBER 24, 1996)
Herb Wright was present representing the application. There
were no objectors present. One letter of objection had been
sent by the O.U.R. Neighborhood Association and presented to
the Commission. Staff presented the item and informed the
Commission that the applicant wished to have the item
deferred to the November 21, 1996 Commission meeting.
Mr. Wright confirmed that he wanted the deferral to allow
him time to meet with the neighborhood association.
2
January 9, 1997
SUBDIVISION
ITEM NO.: E Z-6204 (Cont.)
A motion was made to waive the bylaws allowing for the
deferral request less than 5 days prior to the public
hearing. The motion was approved by a vote of 11 ayes,
0 noes and 0 absent.
The item was placed on the Consent Agenda and approved for
deferral to the November 21, 1996 meeting by a vote of
11 ayes, 0 noes and 0 absent.
PLANNING COMMISSION ACTION:
(NOVEMBER 21, 1996)
The applicant was not present. There were no objectors
Present. Staff informed the Commission that the applicant had
requested that the item be deferred to the January 9, 1997
Commission meeting. Staff noted that this would be the last
deferral for the item.
The item was placed on the Consent Agenda and approved for
deferral to the January 9, 1997 meeting. The vote was
9 ayes, 0 noes and 2 absent.
PLANNING COMMISSION ACTION:
(JANUARY 9, 1997)
The applicant was not present. There were no objectors
Present. Staff informed the Commission that the applicant
had requested a deferral due to a conflict with a scheduled
court appearance.
The item was placed on the Consent Agenda and approved for
deferral to the February 20, 1997 Commission meeting. The
vote was 10 ayes, 0 noes and 1 absent.
3
January 9, 1997
ITEM NO.: F FILE NO.: Z-6220
NAME: JEWEL AND MOSER ADDITION POD
LOCATION: Southeast corner of Sam Peck Road and Highway 10
DEVELOPER: ENGINEER:
JEWELL AND MOSER Pat McGetrick
111 Center Street 11225 Huron Lane
Little Rock, AR 72201 Suite 200
Little Rock, AR 72211
AREA: 1.4 ACRES NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING• 0-2
PLANNING DISTRICT:
CENSUS TRACT: 42.06
VARIANCES REQUESTED:
PROPOSED USES: Office
#1 River Mountain District
None
The applicant filed this one lot POD in conjunction with a two
lot preliminary plat (S-1119).
A. PROPOSAWREQUEST:
A one lot single use POD to be retitled PD -0 consisting of
approximately 1.4 acres. The building will be utilized for
professional offices and is a single storage building with
loft storage.
B. EXISTING CONDITIONS:
The site is vacant.
C. NEIGHBORHOOD COMMENTS:
Staff has received no responses from the public on this
proposal.
January 9, 1997
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-6220
D. ENGINEERING COMMENTS:
PUBLIC WORKS COMMENTS:
1. Site is located outside the limits of detailed flood
study. It appears that new structure would be located
very near an extended floodway area included in the
next flood study by the Corp and FEMA. Provide plan
which shows projected floodplain and floodway along
with BFE's to match.
2. Permits required prior to construction.
3. Show minimum final floor elevation to match one foot
above projected BFE for the staff.
E. UTILITY COMMENTS/FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extensions with easements.
Arkla: No comment
Southwestern Bell: Easement required.
Water: Acreage and connection charges.
AP&L: Easement required.
Fire Department: OK
County Planning: No comment
F. ISSUES/TECHNICAL/DESIGN:
Landscape:
Areas set aside for landscaping meet with Landscape
Ordinance requirements. Portions of the eastern and western
landscape buffers drop below 25 feet in width but meet the
Highway 10 Overlay District requirement when averaged out.
A sprinkler system to water plants is required.
It will be necessary to install curb and gutter or another
border to protect plants from vehicular traffic.
Trees with an average spacing of 20 feet are required along
Highway 10 by the Overlay Ordinance.
Issues:
• Signage to comply with overlay district guidelines.
K,
January 9, 1997
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-6220
Planning Division:
The site is located in the River Mountain District. The
adopted Land Use Plan recommends Office use. There are no
land use issues.
G. ANALYSIS•
At the request of Planning Staff, the applicant has amended
his request to include only Lot 1. Since the request is now
one lot single use, staff recommends that the application be
changed to a PD -O. The current zoning for the site is R-2;
however, the Land Use Plan recommends Office use.
The developer proposes to provide access from Highway 10 via
a joint access which runs to the east of Lot 1. This access
point was created as an easement from Lot 44, Piedmont
Subdivision Phase II. Staff does not object to this
proposed access.
H. STAFF RECOMMENDATIONS:
APPROVAL of a one lot single use PD -0 as illustrated on the
proposal site plan. Approval is subject to conditions
listed in paragraphs D, E and F of this report.
SUBDIVISION COMMITTEE COMMENT:
(OCTOBER 31, 1996)
Pat McGetrick presented the proposed rezoning to the Committee
for review. Staff asked Mr. McGetrick to exclude Lot 2 from the
POD request since there are no specific plans for that parcel.
The Committee referred the POD request to the November 21, 1996
Planning Commission meeting for determination.
PLANNING COMMISSION ACTION:
(NOVEMBER 21, 1996)
Larry Jones presented the staff report. Mr. Pat McGetrick was
available to answer questions.
Mr. Jim Pfeifer, a resident of the Piedmont Subdivision, spoke in
opposition to the rezoning. He is concerned that the proposed
building will use a shared driveway with a residential lot. He
also objected to the possible development of a site less than two
acres in size.
Mr. Brent Peterson, a Piedmont Lane resident, stated that he was
not notified of the hearing. He is concerned about traffic and
3
January 9, 1997
SUBDIVISION
ITEM NO.: F (Cont.) FILE NO.: Z-6220
flooding problems in the area. He stated that he would like a
deferral to learn more about the project.
Commissioner Berry asked if the two acre minimum has been
bypassed through the use of the Planned Development rezoning.
Mr. Lawson said that a number of commercial developments less
than two acres in size have been approved along Highway 10. He
stated that this was the result of the type of commercial
proposals requested.
Commissioners Daniel and Adcock stated that they preferred a
deferral of this item since Mr. Peterson said he was not
notified. Commissioner McCarthy asked a question concerning use
of the residential pipe -stem lot for access of this office
project. Mr. Lawson responded that this rezoning and plat was
not creating the pipe -stem.
Ms. Lou Teeter, a neighborhood resident, is concerned about
flooding in the area. She requested a deferral of the item.
A motion to approve the rezoning subject to conditions in the
staff report. Motion failed with 4 ayes, 5 nays and 2 absent.
A motion to expunge the previous vote. Motion passed with
8 ayes, 1 nay and 2 absent. Motion to defer the item until the
January 9, 1997 Planning Commission hearing. Motion passed with
8 ayes, 1 nay and 2 absent.
PLANNI_NG COMMISSION ACTION: (JANUARY 9, 1997)
Larry Jones introduced the project to the Commission. He
indicated that Pat McGetrick would summarize his communications
with the neighbors since the November 21, 1996 Planning
Commission meeting. Mr. McGetrick stated that because of the
holiday season he had not been able to schedule a meeting with
the neighbors.
Commissioner Lichty stated that he was disappointed that
Mr. McGetrick had not met with the neighbors as directed by the
commission.
Deanna Bushman, representing a group of neighbors, told the
Commission that she was concerned about the number of drives off
the pipe -stem lot. The neighbors are also concerned about the
future rezoning of Piedmont Lot 44 to nonresidential uses.
The Planning Commission directed Mr. McGetrick to meet with the
neighbors in the next week. The item was deferred to the January
23, 1997 Planning Commission meeting by a vote of 9 ayes, 1 nay
and 1 absent.
4
January 9, 1997
ITEM NO.: G FILE NO.: Z -5300-A
NAME•
LOCATION•
Carriage Creek - Revised
Conditional Use Permit
13207 Ridgehaven Road
OWNER/APPLICANT: Kim Moore/Pat McGetrick
PROPOSAL: A revised conditional use
permit is requested to convert
the existing clubhouse
building within the Carriage
Creek recreational area to a
single-family dwelling. The
property is zoned R-2. The
applicant proposes to replat
the residential structure into
a separate single-family lot.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
The site is located on the south side of Ridgehaven
Road, approximately six tenths of a mile west of Napa
Valley Road.
2. Compatibility with Neighborhood:
The area surrounding the park property is exclusively
single-family residential is nature.
3. On -Site Drives and Parking:
Access to the park property is gained by utilizing a
driveway from Ridgehaven Road.
There is a small existing parking lot on the site which
the applicant proposes to plat into the new residential
lot.
4. Screening and Buffers:
No comments
5. Public Works Comments:
Public Works has concerns about this Revised
Conditional Use Permit, they are as follows:
January 9, 1997
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: Z -5300-A
1. The existing concrete walk that is provided for
the neighborhood that would be solely in a
residential lot without a pedestrian access
easement.
2. The lot encumbering a portion of the lake and the
dam, this lake and spillway structure will provide
for stormwater detention control for the
development. Now a portion of this dam and lake
would be within private ownership.
3. Staff also have concerns about the existence of
the drive and parking for the tennis courts being
on the private property for the house. These
areas of concerns could be addressed through
revised plans and easements and written agreements
between the private property owner and the
Neighborhood Association.
6. utility Comments:
L.R. Wastewater - Wooden deck constructed over existing
sewer main located within existing sewer easement.
Little Rock Wastewater will not be responsible for
repair of deck should removal be required for
maintenance of sewer main in the future.
7. Staff Analysis:
The applicant is requesting a revised conditional use
permit to convert the existing clubhouse building within
the Carriage Creek Recreational area to a single-family
dwelling. The property is zoned R-2. The applicant
proposes to replat the residential structure into a
separate single-family lot. The clubhouse is part of the
existing conditional use permit for the Carriage Creek
Recreational area.
This item is before the Planning Commission as a result
of a recent zoning enforcement action. On July 7, 1996,
the Zoning enforcement staff made an inspection of the
clubhouse structure. The inspection revealed that the
structure was being used as a single-family residence.
The property had been illegally subdivided and sold to
Kim and Phyllis Moore. The Moores were renting out the
property.
On August 12, 1996, after attempts to contact the
Property owner, a courtesy notice was issued to cease the
use of the clubhouse structure or apply for a revision to
the conditional use permit. The enforcement action has
E
January 9, 1997
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: Z -5300-A
been suspended pending the Planning Commission's review
of the revised conditional use permit.
On March 13, 1990, the Little Rock Planning Commission
approved a conditional use permit for the Carriage Creek
Recreational area. The conditional use permit included a
2,554+/- square foot clubhouse, a pond, swimming pool,
two tennis courts, a basketball court and parking area
(with two access points on Ridgehaven Road). To date,
the clubhouse, tennis courts, pond and part of the
parking lot have been constructed.
The applicant proposes to replat the area around the
clubhouse into a separate lot and convert the clubhouse
to a single-family dwelling.
The replat would also include the one existing access
drive to the site, the parking area, a portion of the
sidewalks along the north side of the pond, as well as a
small portion of the pond.
There are several questions which the applicant has not
yet answered regarding this proposal. For example, does
the applicant propose that the remainder of the site
continue to be used as a park? If the remainder of the
property continues to be used as a park, how will the
future park users access the site and where will they
park? How will the applicant treat the sidewalks which
traverse the proposed residential lot (easement?)? Is
the applicant proposing to construct the swimming pool,
basketball court, remainder of the parking lot and the
second access drive from Ridgehaven Road as approved with
the original conditional use permit?
These and possibly other questions need to be answered by
the applicant before Staff can analyze the technical
issues pertaining to this item and make a staff
recommendation.
8. Staff Recommendation:
Staff recommends deferral c
9, 1997 Subdivision Agenda.
applicant time to provide n
to this item and it will al
Committee an opportunity tc
issues associated with the
3
f this item to the January
This will allow the
ore information pertaining
so allow the Subdivision
address the technical
proposal.
January 9, 1997
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: Z -5300-A
SUBDIVISION COMMITTEE COMMENT: (OCTOBER 31, 1996)
Pat McGetrick was present, representing the application.
Staff gave a brief description of the proposal.
Staff noted that there were several unanswered questions
pertaining to this proposal.
Mr. McGetrick stated that there are possible legal issues
associated with this proposal regarding the Bill of
Assurance, park and neighborhood. Mr. McGetrick stated that
he would like to talk to the property owner's attorney and
the City Attorney's Office to try to resolve any possible
legal issues relating to the property and the present
proposal. Mr. McGetrick stated that he would need to do
this before he could answer the questions posed by staff.
The Subdivision Committee accepted Mr. McGetrick's proposal
to meet with the attorneys before discussing the technical
issues associated with this proposal.
STAFF UPDATE:
On November 7, 1996, Staff received a letter from Pat
McGetrick requesting that this item be deferred to the
January 9, 1997 Planning Commission agenda. Mr. McGetrick
states that he is trying to resolve legal questions
regarding this issue prior to proceeding with the revised
conditional use permit.
PLANNING COMMISSION ACTION: (NOVEMBER 21, 1996)
Staff presented the item, informing the Commission that the
applicant submitted a letter requesting that the item be
deferred until the Subdivision Agenda of January 9, 1997.
The Chairman placed the item before the Commission for
inclusion within the Consent Agenda for deferral. A motion
to that effect was made. The motion was passed by a vote of
9 ayes, 0 nays, and 2 absent.
SUBDIVISION COMMITTEE COMMENT: (DECEMBER 12, 1996)
Pat McGetrick, Fred Sanders and other representatives were
present, representing the application. Staff gave a brief
description of the proposal and posed several questions.
4
January 9, 1997
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO.: Z -5300-A
Commissioner Daniel asked where the future park users would
park.
Fred Sanders, of the Carriage Creek Neighborhood Association,
stated that the site plan would be revised to include parking
for the park. He stated that the residents who use the park
typically walk to the park, but occasionally someone will
drive and park just off the street on the unpaved surface.
Pat McGetrick stated that a revised plan would be submitted
by December 19, 1996.
David Scherer, of Public Works, reviewed his comments with
the Committee. He asked the applicant how he would deal
with the sidewalk and a portion of the pond which would be
in the new single-family lot.
Pat McGetrick stated that easements for the sidewalk and the
pond (drainage) would be dedicated.
Fred Sanders stated that the swimming pool and basketball
court would be excluded from the revised conditional use
permit.
After further discussion, the Committee accepted the
presentation and forwarded the issue to the full Commission
for final action.
STAFF UPDATE AND SYNOPSIS:
As discussed at the Subdivision Committee meeting on
December 12, 1996, the remainder of the site will continue
to be used as a park to serve the Carriage Creek
Neighborhood. Staff has received a revised site plan which
shows an access drive and parking for the park area. The
revised plan also shows easements for the sidewalk and the
pond which are within the proposed single-family lot. The
swimming pool and basketball court have been removed from
the site plan.
Staff recommends approval of the revised conditional use
permit subject to the applicant completing a replat of the
single-family lot (Lot 122-A) as shown on the site plan.
PLANNING COMMISSION ACTION: (JANUARY 9, 1997)
The staff informed the Commission that there was a mistake
in notification of property owners within 200 feet of the
Carriage Creek Recreation area, and that the item needed to
be deferred.
9
January 9, 1997
SUBDIVISION
ITEM NO.: G (Cont.) FILE NO • Z -5300-A
The Chairman placed the item before the Commission for
inclusion within the Consent Agenda for deferral to the
February 20, 1997 Subdivision Agenda. A motion to that
effect was made. The motion was passed by a vote of
10 ayes, 0 nays and 1 absent.
6
January 9, 1997
ITEM NO.: 1 FILE NO.: 5-629-D
NAME: SIGNATURE PRELIMINARY PLAT (S -629-D)
LOCATION: Northeast corner of Chester and Markham Street
DEVELOPER•
ENGINEER•
Frank Whitbeck Pat McGetrick
Signature Life Insurance Co. McGetrick Engineering
Of America 11225 Huron Lane
905 La Harpe Street Little Rock, AR 72211
Little Rock, AR 72201
AREA: 1.23 ACRES NUMBER OF UNITS: 4 FT. NEW STREET: 0
ZONING: I-2 and C-4 EXISTING USES: Vacant, office, bank,
and parking lot
PLANNING DISTRICT: #5 Downtown
CENSUS TRACT• 9
VARIANCES REQUESTED: None
A. PROPOSAL/REQUEST:
The division of 1.23 acres into four lots for commercial and
office uses. Lot "CR" is currently vacant and a landscaped
area adjacent to the bank on parcel "BR These parcels are
zoned I-2. Parcel "DR" has a one story brick office
building and lot "ER" is a paved parking lot. These lots
are zoned C-4.
B. EXISTING CONDITIONS:
Only proposed lots "CR" and "ER" are available for future
development. The site is bordered by Markham Street on the
south, Chester Street on the west and the east bound portion
of La Harpe Street on the north.
C. NEIGHBORHOOD COMMENTS:
Staff has received no responses from the public on this
proposed preliminary plat.
January 9, 1997
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO • 5-629-D
D. ENGINEERING COMMENTS:
PUBLIC WORKS COMMENTS:
Dedicate right-of-way for a 20 foot radial area at the
intersection of Chester and La Harpe. Right-of-way required
for Chester Street and Markham is 40 feet from centerline
for major intersections which includes La Harpe and Markham
and Chester. The minimum right-of-way is to be 35 feet from
centerline per Master Street Plan. Grading permit will be
required on new development, if it disturbs more than one
acre. Stormwater detention ordinance applies to this
property.
E. UTILITIES AND FIRE DEPARTMENT:
Wastewater: OK
AP&L: OK
Arkla: No comment
Southwestern Bell: OK
water: No objection
Fire Department: OK
F. ISSUES/TECHNICAL/DESIGN:
Landscape: N/A
Issues• None
G. ANALYSIS•
The proposed preliminary plat meets the requirements of the
Subdivision Ordinance. The applicant is not requesting any
variances, waivers, or deferrals.
H. STAFF RECOMMENDATIONS:
APPROVAL of the 4 lot preliminary plat as shown on the
revised McGetrick Engineering plat map dated December 20.
Approval is subject to conditions listed in paragraph D of
this report.
SUBDIVISION COMMITTEE COMMENT:
(DECEMBER 12, 1996)
Pat McGetrick presented the project. Larry Jones asked Mr.
•McGetrick to identify a sewer line that Wastewater Department
said runs through the site. Mr. McGetrick said he would do some
research and then contact Jim Boyd. Staff also asked the
engineer to provide footprints of existing buildings and zoning.
2
January 9, X997
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO • 5-629-D
The Committee forwarded the proposed preliminary plat to the
January 9, 1997 Planning Commission meeting for determination.
PLANNING COMMISSION ACTION:
This item was included in the
preliminary plat was deferred
Commission meeting by a vote
(JANUARY 9, 1997)
Consent Deferral agenda. The
to January 23, 1997 Planning
of 10 ayes, 0 nays and 1 absent.
3
January 9, 1997
ITEM NO.: 2 FILE NO.: S-1122
NAME: JESSIE DOYNE, JR. ADDITION PRELIMINARY PLAT (S-1122)
LOCATION: 5317 Frazier Pike, Little Rock 72206
DEVELOPER:
ENGINEER•
V. Dexter Doyne, Trustee Ben Kittler, Jr.
The Eliza Doyne, 701 North Reynolds Road
Inter Vivos Trust Bryant, AR 72022
P. O. Box 166
College Station, AR 72053
AREA: 2 ACRES NUMBER OF LOTS: 4 FT. NEW STREET: 0
PLANNING DISTRICT: #24 Sweet Home
CENSUS TRACT: 40.01
WAIVERS REQUESTED:
• Curb and gutter
• Sidewalks
• All street improvements
STAFF RECOMMENDATION:
After hearing departmental comments at the Subdivision Committee
meeting, the applicant requested a deferral until the February
20, 1997 Planning Commission meeting.
SUBDIVISION COMMITTEE COMMENT: (DECEMBER 12, 1996)
Ben Kittler, project engineer, Dexter and Jesse Doyne were
present to answer questions. Planning and Public Works staffs
asked the applicant to provide information on the status of
Riddick Street. The applicants asked for a deferral so they
could meet with Water, Wastewater and Public Works
representatives to discuss their proposed conditions.
The Committee determined they would recommend to the Planning
Commission that the preliminary plat be deferred to February 20,
1997 meeting.
January 9, 1997
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO.: S-1122
PLANNING COMMISSION ACTION: (JANUARY 9, 1997)
The applicant had previously requested in writing that the
preliminary plat be withdrawn. This item was included in the
Consent Agenda.
Motion to approve the Consent Agenda was passed with 10 ayes,
0 nays and 1 absent.
2
January 9, 1997
ITEM NO.: 3 FILE NO.: S-1123
NAME: PINNACLE POINT SUBDIVISION PRELIMINARY/FINAL PLAT (5-1123)
LOCATION: 11501 Financial Centre Parkway
DEVELOPER: ENGINEER•
The Hathaway Group Michael H. Johnston
100 Morgan Keegan Drive The Mehlburger Firm, Inc.
Little Rock, AR 72202 P. O. Box 3837
Little Rock, AR 72203
AREA: 8.39 ACRES NUMBER OF LOTS: 3 FT. NEW STREET: 576 L.F.
ZONING: C-3 PROPOSED USES: Commercial
PLANNING DISTRICT: #18 Ellis Mountain
CENSUS TRACT: 24.04
VARIANCES/WAIVERS REQUESTED:
• Defer sidewalk adjacent to Lot 2 until Lot 2 is developed or
for 5 years.
A. PROPOSAL/RE UEST:
The division of 8.39 acres into three lots for commercial
uses. Lots 1 and 2 are vacant and Lot 3 is currently
developed with structures utilized by Community Psychiatric
Centers.
B. EXISTING CONDITIONS:
The site is partially developed. The John Q. Hammons' hotel
project is to the east. The lands to the south and west are
zoned 0-3 for future office uses.
C. NEIGHBORHOOD COMMENTS:
Staff has received no responses from the public on this
proposal.
D. PUBLIC WORKS COMMENTS:
Grading permit will be required on this new development, if
it disturbs more than one acre. Repair of any curb and
gutter or sidewalk that is damaged in the public right-of-
way is responsibility of the property owner and would need
January 9, 1997
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: 5-1123
to be facilitated prior to certificate occupancy. Property
frontage needs to have the sidewalks and ramps brought up to
the current ADA standards. Stormwater detention ordinance
applies to this property. All driveways shall conform to
section 31-210 and 30-43 and locations must be approved by
the Traffic Engineer. Contribute in -lieu fees prior to
platting or construction permits for Centerview Drive.
E. UTILITIES/FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available not adversely affected.
AP&L: OK
Arkla: OK
Southwestern Bell: OK
Water: The existing fire and domestic water service to the
hospital will have to be relocated to the lot on
which the hospital is located.
Fire Department: OK
F. ISSUES/TECHNICAL/DESIGN:
Landscape• N/A
Issues•
• In order to insure continuity of public improvements, all
three proposed lots shall be recorded at the same time.
Planning Division: No land use issues
G. ANALYSIS•
The proposed preliminary/final plat meets the requirements
of the Subdivision Ordinance. The applicant has provided
the utility sign -off site plan to the Planning Department.
Staff is supportive of the request to deter sidewalk
construction adjacent to Lot 2. The deferral would tie
construction of the sidewalk to development of Lot 2 or up
to 5 years from recordation of the plat.
H. STAFF RECOMMENDATIONS:
APPROVAL of the 3 lot combined preliminary/final plat with
the sidewalk waiver request for Lot 2. Approval is based on
the revised plat date December 16, 1996 and subject to
conditions listed in paragraphs D, E, and F of this report.
2
January 9, 1997
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: S-1123
SUBDIVISION COMMITTEE COMMENT: (DECEMBER 12, 1996)
Mike Johnston, The Mehlburger Firm, presented the plat to the
Committee. David Scherer explained the Public Works departmental
conditions. Larry Jones asked Mr. Johnston to revise the plat to
show zoning and surrounding land uses. There were no questions
from Committee members.
The Committee determined that the request would be placed before
the Planning Commission on January 9, 1997 for determination.
PLANNING COMMISSION ACTION: (JANUARY 9, 1997)
Larry Jones presented the preliminary plat to the Planning
Commission. Stuart Mackey, representing the land owners
explained that a user for Lot 2 would complete the sidewalks by
June or July.
Commissioner Daniel asked several questions about future land
uses for the undeveloped lots. Mr. Lawson stated that the
preliminary plat conforms to the Subdivision Ordinance and the
Commission should not be concerned with land use issues.
Motion to approve the preliminary plan passed with 8 ayes, 1 nay
and 1 absent. Motion to defer sidewalks adjacent to Lot 2 until
Lot 2 is developed or up to 5 years. Motion passed with 8 ayes,
1 nay and 1 absent.
3
January 9, 1997
ITEM NO.: 4 FILE NO.: Z -2729-G
NAME: WOODLAKE VILLAGE APARTMENTS LONG -FORM "PRD" (Z -2729-G)
LOCATION: 1300 Leander Street
DEVELOPER:
ENGINEER•
E. Harley Cox, Jr. Frank Riggins
10 Jefferson Place The Mehlburger Firm, Inc.
Pine Bluff, AR 71603 201 South Izard
Little Rock, AR 72201
AREA: 22.5 ACRES NUMBER OF LOTS: 1 FT. NEW STREET:
ZONING: MF -18 PROPOSED ZONING: PRD
PLANNING DISTRICT: #10 Boyle Park
CENSUS TRACT: 24.03
VARIANCES/WAIVERS REQUESTED: None
BACKGROUND:
This property was rezoned from MF -18 to "PRD" by the Planning
Commission on August 24, 1993 and approved for 400 multifamily
rental units. The Board of Directors approved the PRD by
Ordinance No. 16,506 on October 5, 1993. The "PRD" rezoning has
expired and the previous MF -18 zoning was restored.
A. PROPOSAL/REQUEST:
A one lot plat combined with a "PRD" request for 320
multifamily units within a gated community. Recreational
areas and community buildings are included in this self-
contained apartment complex.
B. EXISTING CONDITIONS:
The site is vacant with rolling hills and scattered trees.
C. NEIGHBORHOOD COMMENTS:
We have received several calls seeking information about the
project.
January 9, 1997
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z -2729-G
D. PUBLIC WORKS COMMENTS:
NPDES and grading permits are required prior to
construction, site grading and drainage plan will need to be
submitted and approved. Provide striping and signage plans
for the development for Traffic Engineering approval. All
driveways shall be concrete aprons per City Ordinance.
Stormwater detention ordinance applies to this property. A
dedication of right-of-way will be required to 30 feet from
centerline for boundary streets. Relocated Caulden Road
does not meet City standards, revise and resubmit. Improve
frontage of Leander Road to 18 feet from centerline with
sidewalk. Current street width is 22 feet with open ditch.
This development will generate 4,000 trips per day for these
400 units. Closure of existing right-of-way for Caulden
Road will be required and prior to closure of access, the
newly located street must be constructed and approved with
Maintenance Bond. Taper lengths shown are not acceptable.
A 300 foot intersection sight -distance must be maintained
for relocated and new intersections. Repair of any curb and
gutter or sidewalk that is damaged in the public right-of-
way is responsibility of the property owner and would need
to be facilitated prior to certificate occupancy. Relocated
main drive north to line up with main driveway, bisecting
site. Provide one other entering and exiting drive into
site. If gated entry, provide 100 foot stack space with
turn -around capability needs to be provided.
E. UTILITIES AND FIRE DEPARTMENT:
Wastewater: Sewer main extension required with easements.
Capacity Contribution Analysis required for this
project. Contact Little Rock Wastewater Utility for
details.
AP&L: OK
Arkla: No comment
Southwestern Bell: OK
Water: Water main extension required. Water Works may
require that this project also tie into the 6- main
at Kanis and Leander, with a portion of the water
lines public and a portion being private fire
service lines. The Fire Department needs to review
these.
Fire Department: Contact Dennis Free at 371-4796
F. ISSUES/TECHNICAL/DESIGN:
Landscape•
Areas set aside for buffers and landscaping meet and exceed
ordinance requirements.
January 9, 1997
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO • Z -2729-G
A six foot high opaque screen, either a wooden fence with
its face side directed outward or dense evergreen plantings,
are required along the sites southern and western perimeters
to help screen this site from adjacent properties zoned for
single family use.
Curb and gutter will be required to protect all landscaped
area from vehicular traffic.
Issues•
• Define unit count and type of units totaling 320.
• Provide parking to minimum code requirements.
• Prepare an amended site plan with detailed information
concerning units and parking.
Planning Division: The Land Use Plan is Mulitfamily.
G. ANALYSIS•
The previous "PRD" approval for 400 apartment units has
expired. The applicant is again asking for a similarly
designed self-contained gated apartment community for 320
units.
H. STAFF RECOMMENDATIONS:
APPROVAL of "Woodlake Village Planned Residential District
"PRD" (Z -3262-G) for 320 apartment units. Approval is based
on the site plan exhibit and subject to conditions noted in
paragraphs D, E, and F of this report.
SUBDIVISION COMMITTEE COMMENT:
(DECEMBER 12, 1996)
Frank Riggins presented the project to the Committee. David
Scherer expressed concern about the primary access area and
exterior sidewalk improvements. Mr. Riggins agreed to meet with
Public Works and Fire Department to resolve access and road
improvement concerns.
The Committee determined that the item should be heard by the
Planning Commission on January 9, 1997 for determination.
PLANNING COMMISSION ACTION:
(JANUARY 9, 1997)
This item was included in the Consent Approval Agenda.
3
January 9, 1997
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO • Z -2729-G
Motion to approve the Consent Approval Agenda for this item
passed with 9 ayes, 0 nays, 1 abstention and 1 absent.
4
January 9, 1997
ITEM NO.: 5 FILE NO.: Z -3262-C
NAME: DARNALL SCHOOL, INC. PLANNED COMMERCIAL DISTRICT "PCD"
(Z -3262-C)
LOCATION: 1816 Hinson Loop Road
APPLICANT•
Frances Black
Darnall School, Inc.
1816 Hinson Loop Road
Little Rock, AR 72212
AREA: .80 ACRES NUMBER OF LOTS: N/A
ZONING: MF -18 PROPOSED ZONING:
PLANNING DISTRICT: #2 Rodney Parham
CENSUS TRACT: 42.06
VARIANCES/WAIVERS REQUESTED: None
BACKGROUND
FT. NEW STREET• 0
"PCD"
In August 1980 a conditional use permit was approved for a day
care center in a 56 foot by 70 foot one story metal building with
off-street parking. A 12 foot by 20 foot covered wood canopy
drop-off area was approved as part of the initial conditional use
permit application. In November 1984 a revised conditional use
permit was approved by the Planning Commission. It included a 38
foot by 46 foot metal building addition on the north side of the
original building. The parking plan was expanded to 21 spaces
and landscape required.
A. PROPOSAL/REQUEST:
In December 1996, Frances Black filed an application for
"PCD" zoning on the property. She seeks to utilize 140
square foot of the existing facility for an office use that
is unrelated to the day care operation. There would be no
expansion or change in the day care operation or existing
layout of the conditional use permit site plan.
B. EXISTING CONDITIONS:
The site is currently utilized as a day care center. The
east side of Hinson Loop Road is multifamily residential.
The west side of the road is a variety of commercial uses.
January 9, 1997
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z -3262-C
C. NEIGHBORHOOD COMMENTS:
Staff has received no comments from the public on this item.
D. PUBLIC WORKS COMMENTS:
Widen Hinson Loop Road to 18 feet from centerline and
dedicate right-of-way to 30 feet from centerline for this
collector street. Property frontage needs to have the
sidewalks and ramps brought up to the current ADA standards,
with any planned construction.
E. UTILITIES/FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available not adversely affected.
AP&L: OK
Arkla: No comment
water: No objection
Fire Department: Drive a minimum 20 foot wide with 15 foot
vertical clearance.
F. ISSUES/TECHNICAL/DESIGN:
Landscape:
Add a 6 foot by 8 foot landscape area along the parkway in
the NE and SE corners of the site.
Issues•
• The proposed rezoning will not be forwarded to the City
Board for consideration until a dimensioned site plan and
verifiable legal description have been prepared.
• Existing conditions will be reflected on the site plan.
(See section "G" Analysis.)
Planning Division:
As the results of a Planned Development request, the
Planning Staff reviewed the area and believes it is
appropriate to consider modification to the Rodney Parham
District Plan. The property facing Hinson Loop Road has
developed with a variety of uses. Along much of the east
side a multi -family development backs up to the street with
a fence. The west side has a multitude of uses such as
office, an auto use store and a beauty school. The area
behind these uses is multi -family residential. The uses
that are in existence along the west side of Hinson Loop
Road provide needed services and appear not to be a
compatibility problem for the surrounding multi -family
E
January 9, 1997
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z -3262-C
developments. The Planning Staff envisions continuation of
this use pattern.
The land in this area is zoned office, planned zone
district, and high density residential. Zoning on the west
side of Hinson Loop Road is reflective of the varied uses
along the road. Only three parcels remain which are not
zoned either office or PCD, one of which prompted the land
use review. Having a planned zoning district with careful
review of proposed uses is a means of encouraging
development compatible with surrounding uses.
After review of current land use, zoning and development
pattern in the area, the staff proposes that the area shown
as Multi -Family on the west side on Hinson Loop Road, from
the existing office designation south to Rainwood Road, be
amended to Mixed Office Commercial (MOC). Due to the
existing development pattern Staff considers this to be a
minor plan amendment.
G. ANALYSIS:
In response to the "PCD" application, staff visited the site
at 1816 Hinson Loop Road. The "PCD" request is to use 140
square feet of existing building area for offices unrelated
to the day care use. There are no physical changes
proposed. Staff observed the following on their site
inspection.
1. Parking does not comply with the conditional use permit
approved in November 1984. Only a portion of the lot
is paved and no parking stalls are delineated.
Condition: Provide a paved parking lot with minimum
number of parking spaces per ordinance. Design of
parking area subject to approval by Public Works,
Planning, and Fire Departments.
2. A 12 foot by 39 foot single story metal building
addition was added to the south side of the building
that is not part of the approved conditional use
permit.
Condition: Include this structure as part of the
approved site plan for the PCD (Z -3262-C). No
additional structures are to be added to the property
without a prior amendment to the "PCD" site plan.
3. A 16 foot by 20 foot wooden frame canopy appears to
encroach 4 foot into the 25 foot platted front yard
building line. The conditional use permit site plan
3
January 9, 1997
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO • Z -3262-C
shows a 12 foot by 20 foot canopy as part of the
adopted exhibit.
Condition: Include the existing canopy with the
approximate 4 foot encroachment on the PCD site plan.
No other structures are to be allowed within the 25
foot platted building line.
H. STAFF RECOMMENDATIONS:
APPROVAL of a minor plan amendment to Mixed Office
Commercial (MOC). Approval of the request to rezone the
parcel to "PCD" subject to conditions outlined in paragraphs
D, E, F and G of this report.
SUBDIVISION COMMITTEE COMMENT: (DECEMBER 12, 1996)
Larry Jones introduced the proposal to the Committee. Frances
Black was present to answer basic questions about the property.
There was a great deal of discussion in respect to the
differences between the existing site conditions and the approved
conditional use permit as amended (Z -3262-B). Mr. Lawson said
staff will assist the applicant in preparing a basic submittal
package that would enable her to reach the Planning Commission
for determination on the "PCD" request.
The Committee determined that the item be placed on the January
9, 1997 Planning Commission agenda for a public hearing.
PLANNING COMMISSION ACTION: (JANUARY 9, 1997)
Larry Jones presented the history of discretionary permits at
this site. Darnall School currently has two part-time and 6 full
time employees. A maximum of 96 students are permitted by the
state. Staff proposes to rectify the existing land use
discrepancies and the proposed 140 square foot office use through
this planned development.
Commissioner Brandon stated her concern about applicants who ask
for rezoning when they had not completed previous permitting
requirements. Mr. Lawson replied that staff was attempting to
get the permitting "cleaned up" on this site.
Motion to change the Land Use Plan to Mixed Office Commercial
(MOC) for this site. Motion passed with 10 ayes, 0 nays and
1 absent.
Motion to approve the rezoning subject to the conditions in the
staff report. Motion passed with 10 ayes, 0 nays and 1 absent.
4
January 9, 1997
ITEM NO.: 6 FILE NO.: Z -4411-C
NAME: PLEASANT RIDGE SQUARE - LONG -FORM PLANNED COMMERCIAL
DEVELOPMENT (Z -4411-C)
LOCATION: At the southeast corner of Cantrell Road and Pleasant
Ridge Road
ENGINEER•
Lou Schickel Joe White, Jr.
2723 Foxcroft, Suite 201 White-Daters and Associates, Inc.
Little Rock, AR 72207 401 South Victory Street
Little Rock, AR 72201
AREA: 12.83 ACRES NUMBER OF LOTS: N/A FT. NEW STREET: N/A
ZONING: PCD PROPOSED USES: Shopping Center and Offices
PLANNING DISTRICT: #1 River Mountain
CENSUS TRACT: 42.06
VARIANCES/WAIVERS REQUESTED:
Defer street improvements on Fairview Road until development on
the east side of the street (PCD site) or for a maximum period of
five years.
BACKGROUND•
On December 20, 1994 through Ordinance 16,808 the City Board
approved a PCD that will allow the development of a mixed use
"Neighborhood Commercial- shopping center and an accompanying
office development.
The site is a 12.83 acre tract. Of this area, 11.48 acres is
proposed to be developed as the shopping center. The proposed
structure is 97,680 square feet, and 463 parking spaces are
provided. The remaining 1.35 acre tract is to have 10,000 square
feet of office building located on it, and an additional 50
parking spaces will be provided. The uses proposed for the
shopping center are all uses by right in the C-2 and C-3 zoning
districts, except that there are to be no service stations, auto
glass or muffler shops, convenience stores, or car washes within
the scope of the PCD. The uses proposed for the office use area
are all uses by right in the 0-2 and 0-3 zoning district.
January 9, 1997
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO • Z -4411-C
A. PROPOSAL/REQUEST:
The project engineer seeks a change in the right-of-way
dedication and street improvements on Fairview Road. He is
requesting that all right-of-way dedication and street
improvements be taken from the property on the east rather
split between the two parcels. The developer owns both
properties.
The proponents are also requesting a deferral of the
Fairview Road Street improvements until development on the
east occurs or up to 5 years. Improvements on both sides of
Fairview Road will occur at the same time.
H. ANALYSIS•
Fairview Road is currently considered a residential street
with a 50 foot right-of-way and 27 feet of pavement at
buildout. Since the portion of the street closest to
Pleasant Ridge Road will be providing access to commercial
land uses, staff will require that Fairview Road be
developed to commercial standards. This will include
dedication of an additional 10 feet to total a 60 foot
right-of-way and 36 feet of pavement at buildout.
Staff supports the developers request to take all the 60
foot right-of-way from the property on the east side of
Fairview Road. Staff also supports a deferral of the
Fairview Road improvements until development of the east
property (Pleasant Ridge Square) or up to 5 years. All road
improvements on Fairview Road will occur simultaneously.
C. STAFF RECOMMENDATIONS:
APPROVAL of the revision to the PCD for Pleasant Ridge
Square as stated in paragraph "B" and "C" of this report and
as illustrated in the revised site plan dated November 4,
1996.
SUBDIVISION COMMITTEE COMMENT: (DECEMBER 12, 1996)
This item was not scheduled for review by the Subdivision
Committee.
2
January 9, 1997
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO.: Z -4411-C
PLANNING COMMISSION ACTION: (JANUARY 9, 1997)
This item was included in the Consent Approval Agenda.
Motion to approve the Consent Agenda passed with 10 ayes, 0 nays
and 1 absent.
3
January 9, 1997
ITEM NO.: 7 FILE NO.: Z-6232
NAME: "STAGE -IT" PD -C
LOCATION: 9624 West Markham
DEVELOPER: ARCHITECT:
Marylane Witt Terry Burruss
P. O. Box 21221 1202 Main Street #230
Little Rock, AR 72221 Little Rock, AR 72202
AREA: .23 ACRES NUMBER OF LOTS: N/A FT. NEW STREET: 0
ZONING: R-2 PROPOSED USE: Commercial
PLANNING DISTRICT: #3 West Little Rock
CENSUS TRACT: 21.01
VARIANCES/WAIVERS REQUESTED: None
STAFF RECOMMENDATIONS:
The project architect has requested that the rezoning request be
withdrawn. Staff recommends that the Planning Commission accept
the applicant's request to withdraw the application.
SUBDIVISION COMMITTEE COMMENT: (DECEMBER 12, 1996)
Terry Burruss, project architect presented the project to the
Committee. Larry Jones indicated that proposed rezoning is
inconsistent with the Land Use Plan designation of Suburban
Office.
PLANNING COMMISSION ACTION: (JANUARY 9, 1997)
The applicant previously requested that the proposed rezoning be
withdrawn. This item was included in the Consent Agenda.
Motion to approve the Consent Agenda passed with 10 ayes, 0 nays
and 1 absent.
January 9, 1997
ITEM NO.: 8 FILE NO.: Z-6238
NAME: BOWMAN MINI -STORAGE PLANNED INDUSTRIAL DISTRICT "PID"
LOCATION: 1400 Bowman Road
DEVELOPER: ARCHITECT:
Mike Berg Gary Brown
P. O. Box 7300 McClelland Consulting Engineers, Inc.
Little Rock, AR 72217 900 West Markham
Little Rock, AR 72202
AREA: 2.17 ACRES NUMBER OF LOTS: N/A FT. NEW STREET: 0
ZONING: R-2 PROPOSED USE: Commercial
PLANNING DISTRICT: #1 Ellis Mountain
CENSUS TRACT: 42.07
VARIANCES/WAIVERS REQUESTED: None
The applicant has been working informally with staff for sometime
to develop a mini -storage facility on this site. In July 1989,
Mr. Harold Smith applied to rezone a portion of this property for
R-2 to C-3 (Z-4859). That rezoning request was never completed
and the site remained R-2.
A. PROPOSAL/REQUEST:
A "PID" to allow a 30,495 square feet development including
six mini -storage buildings and a combined office/caretaker
apartment structure. An existing frame house is to be
removed.
B. EXISTING CONDITIONS:
There is an existing wood frame house which is vacant.
Surrounding land uses include an indoor skating facility
across Bowman Road. Another mini -storage and single family
residential border the property at the rear of the site.
C. NEIGHBORHOOD COMMENTS:
Staff has received no public comments on this rezoning
request. The adjacent property owners were notified per
ordinance.
January 9, 1997
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6238
D. ENGINEERING COMMENTS:
PUBLIC WORKS COMMENTS:
NPDES and grading permits are required prior to
construction, site grading and drainage plan will need to be
submitted and approved. All driveways shall be concrete
aprons per City Ordinance. Stormwater detention ordinance
applies to this property. A dedication of right-of-way will
be required to 45 feet from centerline for this 5 lane minor
arterial. Construct 1/2 of minor arterial improvements
including sidewalk. Provide striping and signage plans for
the development for Traffic Engineering approval. Reduce
driveway to 27 foot and orient parking to back north and
south versus into driveway.
E. UTILITIES/FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available not adversely affected.
Arkla: No comment
Southwestern Bell: OK
Water: A pro rata front footage charge of $12/front foot
applies in addition to normal charges. A Special
Contract is needed for work in the right-of-way. On
site line will be a private fire line. On site fire
protection will conform to Fire Department
requirements.
Fire Department: Add one additional fire hydrant.
F. ISSUES/TECHNICAL/DESIGN:
Landscaue:
Areas set aside for buffers and landscaping meet with
ordinance requirements with the exception of a portion of
the eastern buffer adjacent to residential property which
drops below the full requirement of 28 feet.
Residential areas to the north, south, east and west not
screened by the proposed structures must be screened with a
six foot high wooden fence with its face side directed
outward. Because of the grade elevation difference, it is
recommended that evergreen trees be planted to help the
existing trees provide additional screening from the
residential property to the west.
Curb and gutter or another approved border will be required
to protect landscaped areas from vehicular traffic.
2
January 9, 1997
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-6238
Issues•
• The rezoning request should be retitled Planned
Commercial District "PCD".
• Remove all contaminated fill materials and junk auto's on
property.
• Add parking per ordinance for office.
Planning Division:
The adopted Land Use Plan recommends Transition Zone.
Transition Zone is intended to provide a transition between
single family residential uses and other more intense uses.
The proposed use is acceptable in Transition Zone.
G. ANALYSIS•
The applicant has made a number of changes in the site plan
to accommodate staff concerns. The overall site building
coverage has been reduced from 40% to 32%. The drive way
and entrance have been redesigned. The exterior lighting
will be directed to the interior of the lot.
H. STAFF RECOMMENDATIONS:
APPROVAL of a rezoning to "PCD". The approval is subject to
elements shown on the site plan and conditions noted in
paragraphs D, E, F and G of this report.
SUBDIVISION COMMITTEE COMMENT:
(DECEMBER 12, 1996)
Mike Berg and Gary Brown presented the project to the Committee.
Larry Jones asked that the building coverage be reduced from 40%
and that the entrance be redesigned. David Scherer also asked
for a driveway redesign. Staff asked the developer to submit a
revised site plan no later than Thursday, December 19, 1996
Planning Commission meeting for determination.
PLANNING COMMISSION ACTION:
(JANUARY 9, 1997)
This rezoning request was included as part of the Consent
Approval Agenda.
The Consent Agenda was passed with 10 ayes, 0 nays and 1 absent.
3
January 9, 1997
ITEM NO.: 9 FILE NO.: Z-6237
NAME: LAVERGNE PLANNED OFFICE DISTRICT
LOCATION•
DEVELOPER•
Ren6 Lavergne
8020 Hood Road
Roland, AR 72135
AREA• 0.5 ACRES
ENGINEER•
Robert Brown
Development Consultants, Inc.
10809 Executive Center Dr.
Little Rock, AR 72211
NUMBER OF LOTS: N/A FT. NEW STREET: 0
ZONING: R-2 PROPOSED USES: Office
PLANNING DISTRICT: #1 River Mountain
CENSUS TRACT: 42.06
VARIANCES/WAIVERS REQUESTED: None
BACKGROUND•
The applicant has been working with staff through the pre -
submittal process. A number of changes have been made to
accommodate staff concerns.
A. PROPOSAL/REQUEST:
The applicant seeks to use a 1,314 square foot single story
frame house as a veterinary clinic. An existing 520 square
foot block garage will be used as an indoor boarding
facility for 22 dogs. Both structures will be remodeled and
a future addition will be added.
Hours of operation are from 7:30 a.m. to 6:30 p.m. on
weekdays and 8:00 a.m. to 3:00 p.m. on Saturdays.
Boarding facilities are proposed in the existing garage
building and a future expansion. The existing building will
be remodeled, heated, and cooled. The overhead door will be
removed and replaced with regular doors. The existing
structure will house up to twenty-two animals and the
proposed expansion will house up to twenty animals
(maximum). Both structures will be fully enclosed to
minimize any noise from animals. Animals will be removed
from the building periodically for cleaning of the boarding
January 9, 1997
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-6237
areas. Animals will be
and under the watch of
than three animals will
such activities will be
the exception of Sunday
checked, fed, and areas
visits will conform to
B. EXISTING CONDITIONS:
moved to the rear yard area on leash
an employee at all times. No more
be outside at any given time. All
performed during business hours with
visits. Animals will need to be
cleaned each day and the Sunday
the Saturday schedule.
The site currently consists of a single family house and a
detached concrete block garage. The Harvest Foods entry
drive is located to the north and parking lot on the west.
The adjacent two parcels to the south are vacant and For
Sale. Single family residential is located across Taylor
Loop Road.
C. NEIGHBORHOOD COMMENTS:
Staff has received several calls about the development. A
representative of the Westchester Neighborhood Association
also called after they were noticed by staff. All calls
have been informational in nature.
D. PUBLIC WORKS COMMENTS:
Recommend that the drive take access from existing Harvest
Foods driveway to avoid spacing less than 300 feet as
recommended by ordinance section 31-210. A dedication of
right-of-way will be required to 45 feet from centerline for
this 5 lane minor arterial. Construction of 1/2 street
improvements with sidewalk as required. Grading permit will
be required on this new development, if it disturbs more
than one acre. Provide striping and signage plans for the
development of Traffic Engineering approval. Stormwater
detention ordinance applies to this property.
E. UTILITIES AND FIRE DEPARTMENT:
Wastewater: Sewer available not adversely affected.
AP&L: OK
Arkla: No comment
Southwestern Bell: OK
Water: An acreage charge of $150/acre in addition to normal
connection charges may apply for additional and/or
larger meter(s). RPZ backflow prevention will be
required on the domestic service. The Fire
Department needs to evaluate fire protection for the
site.
Fire Department: Show location of hydrants.
E
January 9, 1997
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z-6237
F. ISSUES/TECHNICAL/DESIGN:
Landscape:
Areas set aside for buffers and landscaping meet with
ordinance requirements.
Issues:
• None outstanding
Planning Division:
The Land Use designation is "Transition Zone." The proposed
use is consistent with the Land Use Plan.
G. ANALYSIS•
The applicant has redesigned the proposal to accommodate
staff concerns. To date there has been no objectors from
the public. The boarding facilities method of operation has
been designed to mitigate the barking noise of dogs.
Animals will be exercised on leash by handlers while
boarding areas are being cleaned. Parking and landscaping
comply with the ordinance requirements.
H. STAFF RECOMMENDATIONS:
APPROVAL based on the amended site plan stamped December 20,
1996. Approval is subject to conditions noted in paragraphs
D, E and F of this report and the applicant's letter dated
December 18, 1996.
SUBDIVISION COMMITTEE COMMENT:
(DECEMBER 12, 1996)
Robert Brown presented the project to the Committee. The
applicant was also present to answer questions. There was great
deal of discussion about the possibility of the project taking
access through Harvest Foods parking lot and sharing a drive on
Taylor Loop Road. Mr. Brown stated that he would contact Harvest
Foods but it did not seem likely that they would agree.
The Committee forwarded the rezoning request to the Planning
Commission meeting of January 9, 1997 for determination.
3
January 9, 1997
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO • Z-6237
PLANNING COMMISSION ACTION:
(JANUARY 9, 1997)
Larry Jones presented the staff report. Robert Brown,
representing the applicant, summarized the proposed rezoning.
Commissioners Putnam and Brandon asked about proposed landscaping
and fencing. Commissioner McCarthy asked about the previous
request for a day care for this property.
Mr. Max Mull, a neighbor opposed to the project, read letters
from Louise Madden, John Cox and Ted Coffman in opposition. Mr.
Mull is concerned about barking dogs, odors, and disposal of
animal waste. Irene Mull spoke in opposition.
Mr. Lichty asked staff what is the distance from this site to the
nearest house. Mr. Lawson replied about 125 feet.
Mr. Chester Phillips, owners of adjacent two vacant lots, stated
that the proposed animal clinic would reduce the value of his
land. Mr. Newton Little is opposed because of potential noise
problems.
Dr. LaVergne responded to the neighbors by stating that the dogs
will remain indoors except when they are walked by individual
handlers while the cages are cleaned. He said the indoor
boarding building will be insulated to reduce noise.
Mr. Danny Burleson and Danny Lancaster spoke in opposition to the
proposal. They are concerned about traffic impacts on the
Westchester Subdivision.
Motion to approve the rezoning subject to staff conditions with
the site plan to be revised to show 8 foot perimeter fencing and
additional landscaping. Motion passed with 8 ayes, 1 nay and
2 absent.
4
January 9, 1997
ITEM NO.: 10 FILE NO.: S -1035-A
NAME: CHENAL CENTER - REVISED SITE PLAN REVIEW
LOCATION: At the northwest corner of Chenal Parkway and
Autumn Road
DEVELOPER:
ENGINEER•
David H. Pickering Joe White
Pickering, Inc. White-Daters and Associates, Inc.
11621 Rainwood Dr. 401 S. Victory St.
Little Rock, AR 72212 Little Rock, AR 72201
227-6376 374-1666
AREA: 2.41 ACRES NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: C-3 PROPOSED USES: Commercial
PLANNING DISTRICT: #11 I-430
CENSUS TRACT: 24.04
VARIANCES/WAIVERS REQUESTED:
A reduction in the setback on Autumn Road from 25 to 6 feet to
allow a canopy.
BACKGROUND:
On September 6, 1994, the Planning Commission approved a site
plan review on this 2.41 acre tract. The site is to consist of
two buildings, one containing 26,480 square feet; the other,
3,504 square feet. Parking for 120 vehicles is provided. The
required improvements for constructing one-half of Autumn Road,
and construction of a sidewalk on both Chenal Parkway and on
Autumn Road. The applicant states that he will pay 1/4 the cost
of the needed traffic signal at the Chenal Parkway -Autumn Road
intersection.
A. PROPOSAL/REQUEST:
The proponents seek to add two one way drive-thru lanes
covered with a canopy on the east end of the -L- shaped
building. This will reduce the setback and landscape buffer
from 25 to 6 feet. Approval of a variance and amendment to
the Site Plan Review is required.
January 9, 1997
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: S -1035-A
B. NEIGHBORHOOD COMMENTS:
Adjacent property owners were notified as required by
Ordinance. Affected neighborhood associations were also
advised in"writing. We have received no comments to date.
C. ANALYSIS•
City Wastewater has indicated that a sewer line would be
covered by the proposed canopy. They have recommended the
following condition.
The Utility will agree to placing the canopy
over the existing Utility Easement if Mr.
Pickering will write a letter to the Utility
stating he will agree to accept responsibility
for the section of sewer main involved and
further states that he will not subdivide the
existing lot in anyway as long as this sewer
main is private.
Mr. Pickering has fulfilled this condition with a letter
dated December 23, 1996.
Planning and Public Works Departments are supportive of this
revision to the approved Site Plan Review.
D. STAFF RECOMMENDATION:
APPROVAL of the variance as outlined in paragraph A and
subject to the revised site plan dated October 30, 1996.
The approval is subject to the condition stated in
paragraph C.
SUBDIVISION COMMITTEE COMMENT: (DECEMBER 12, 1996)
This item was directly transmitted to departments and agencies
for comments. It was not addressed by the Subdivision Committee.
PLANNING COMMISSION ACTION: (JANUARY 9, 1997)
Larry Jones presented the staff report. The applicant has
requested a revision to the approved Site Plan Review to allow
for a two drive-thru lanes covered with a canopy on the east end
of the -L- shaped building.
Chairman Woods asked Mr. Joe White to come forward to answer
questions of Commissioner Daniel. Mr. Daniel made a long
statement concerning driveway access to this project. Mr. Lichty
2
January 9, 1997
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: 5-1035-A
asked that if the drive-thru was included when the initial
application was filed would staff have supported this concept.
Jim Lawson answered yes.
Motion to approve the revised Site Plan Review. Motion passed
with 8 ayes, 1 nay and 2 absent.
3
January 9, 1997
ITEM NO.: 11 FILE NO.: z -3987-B
NAME•
LOCATION•
OWNER/APPLICANT•
Otter Creek Assembly of God -
Conditional Use Permit
9415 Stagecoach Road (Hwy. 5)
Otter Creek Assembly of God
Church/Les Brawner
PROPOSAL: A conditional use permit is
requested to allow a 3,000
square foot and a 2,210 square
foot addition to an existing
church building and a parking
lot expansion. The property
is zoned R-2.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
The existing Otter Creek Assembly of God Church is
located on the east side of Stagecoach Road (Hwy. 5)
approximately one-half mile south of Baseline Road.
2. Compatibility with Neighborhood:
The properties immediately north, south and east of the
church site are vacant and heavily wooded. A recently
constructed church is located just further north, along
the east side of Stagecoach Road. Fourche Creek is
located to the east.
The properties to the west, across Stagecoach Road,
contain single-family residences on large lots.
The proposed church building and parking lot expansion
should not have an adverse effect on the surrounding
properties.
The Otter Creek Homeowners Association has been
notified of the public hearing.
3. On -Site Drives and Parking:
The current church site is accessed by utilizing a
single driveway from Stagecoach Road.
The existing church sanctuary has a seating capacity of
200. This requires 40 parking spaces (1 parking space
January 9, 1997
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z -3987-B
per 5 seats for churches built prior to November 1,
1988). The applicant is proposing to increase the
church's seating capacity by 112 seats. This requires
28 parking spaces (1 parking space per 4 seats), or a
total of 68 parking spaces. The applicant is proposing
a total of 68 parking spaces.
4. Screening and Buffers:
A total of six percent of the interior of the new
expanded vehicular use area must be landscaped. The
plan submitted does not provide for this requirement.
An upgrade in landscaping toward compliance with the
Landscape Ordinance equal to the expansion proposed
will be required.
The proposed western parking spaces project over into
the 15 foot on site full buffer width requirement along
Highway No. 5.
Curb and gutter or another approved border will be
required to protect landscaped areas from vehicular
traffic.
5. Public Works Comments:
Provide dedication of right-of-way to 45 feet from
centerline and provide in -lieu fees for cost of 1/2 of
this minor arterial with sidewalk. Deferral has been
granted two times before by staff for streets and Storm
Detention requirements. A grading permit and
development permit for special flood hazard area are
required prior to construction. All driveways shall be
concrete aprons per City Ordinance.
6. Utility and Fire Department Comments:
L.R. Wastewater Utility - Sewer location shown on plat
is incorrect. Sewer main located on west side of
Highway 5 with crossing and Manhole located on
subject property at northwest corner. Contact
Little Rock Wastewater Utility for details.
L.R. Water Works - A pro rata front footage charge of
$15/per front foot applies in addition to normal
connection fees for service to this property.
7. Staff Analysis:
The applicant is requesting a conditional use permit to
allow for the expansion of the existing church building
2
January 9, 1997
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z -3987-H
at 9415 Stagecoach Road. The property is zoned R-2. The
applicant is also proposing to expand the existing
parking lot.
The site contains the existing Otter Creek Assembly of
God Church building and related parking area. The site
also contains a 30 foot by 30 foot accessory storage
building.
The applicant is proposing a 3,000 square foot and a
2,210 square foot addition to the existing church
building. The 3,000 square foot addition will be to the
north end of the church building. This addition will be
used as a gymnasium/recreation facility. The 2,210
square foot addition, which will be on the west side of
the building, will be used for administrative offices.
The proposed additions will exceed the minimum building
setbacks required by ordinance. The building height will
not exceed the maximum 35 feet allowed by ordinance.
Therefore, no variances are required.
The proposed hours of operation are as follows: Church
Offices - 8:00 a.m. to 5:00 p.m. Monday through Friday,
Gymnasium/Recreation facility - occasional week night
activities.
The new office space will allow expansion of the
sanctuary from the current seating capacity of 200 seats
to 312 seats. The existing seating capacity of 200
requires 40 parking spaces (1 parking space per 5 seats
for churches built prior to November 1, 1988).
Increasing the seating capacity by 112 seats requires an
additional 28 parking spaces (1 parking space per 4
seats). Therefore, the total number of parking spaces
required for this site is 68. The applicant is proposing
68 parking spaces with this site plan. No site lighting
is proposed.
The applicant is requesting a deferral of in -lieu fees
for construction costs of one-half of a minor arterial
street with sidewalk, as required by Public Works. The
Otter Creek Assembly of God Church wishes to formulate a
contractual agreement with the City of Little Rock to
defer the in -lieu fees required for the future widening
of Stagecoach Road. The church is offering to pay the
lesser of the following:
1. 15% of the church's proposed building construction
cost, or,
2. Construction cost for widening Stagecoach Road
3
January 9, 1997
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: Z -3987-B
The Church proposes that this payment take place when
either the City of Little Rock lets the contract on the
Stagecoach Road project, or when the State of Arkansas
begins the Stagecoach Road project. Public Works is
recommending approval of the deferral request for a
maximum of five (5) years.
8. Staff Recommendation:
Staff recommends approval of the conditional use permit
subject to the applicant complying with the following
conditions:
1. Compliance with the Screening and Buffer Comments
2. Compliance with the Public Works Comments
3. Compliance with the Utility Comments
4. Public Works staff recommends approval of a five
(5) year deferral of in -lieu fees for construction
costs of one-half of Stagecoach Road (minor
arterial) with sidewalk.
SUBDIVISION COMMITTEE COMMENT:
(DECEMBER 12, 1996)
Les Brawner and Rev. Bruce Smithson were present,
representing the application. Staff gave a brief
description of the proposal.
David Scherer, of Public Works, reviewed his comments with
the Committee, including the right-of-way dedication and
storm detention requirements. Mr. Scherer also stated that
he would recommend in -lieu fees for cost of 1/2 minor
arterial street improvements.
Bob Brown, Site Plan Review Specialist, also reviewed his
comments with the Committee.
Mr. Brawner stated that a revised site plan would be
submitted which addresses the additional requirements. He
stated that the revised site plan will show 68 parking
spaces, as required by ordinance.
After further discussion, the Committee accepted the
presentation and forwarded the issue to the full Commission
for final action.
4
January 9, 1997
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.: z -3987-B
PLANNING COMMISSION ACTION: (JANUARY 9, 1997)
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 was passed by a vote of 10 ayes, 0 nays and
1 absent.
5
January 9, 1997
ITEM NO.: 12 FILE NO.: Z -4360-A
NAME: Holsted - Conditional Use
Permit
LOCATION: 5411 "L" Street
OWNER/APPLICANT: Nancy and David Holsted
PROPOSAL: A conditional use permit is
requested to allow an
accessory dwelling (second
story garage apartment). The
property is zoned R-2.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
The site is located on the south side of "L" Street,
approximately two blocks west of Kavanaugh Blvd.
2. Compatibility with Neiahborhood:
The properties to the south, east and west contain
single family residences. Prospect Terrace Park is
located to the north, across "L" Street, with single
family residences located further north.
There are other similar garage and garage/apartment
type structures in this general area.
The proposed accessory dwelling should not have an
adverse effect on the surrounding properties.
The Prospect Terrace Neighborhood Association and the
Hillcrest Residents' Association have been notified of
the public hearing.
3. On -Site Drives and Parking:
Access to the property is gained by utilizing the alley
which runs along the west side of the property.
Adequate parking will be provided to serve both
dwellings.
4. Screening and Buffers:
No comments
January 9, 1997
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO • z -4360-A
5. Public Works Comments:
Repair of any curb and gutter or sidewalk that is
damaged in the public right-of-way is responsibility of
the property owner and would need to be facilitated
prior to certificate occupancy.
6. Utility Comments:
No Comments
7. Staff Analysis:
The applicant is requesting a conditional use permit to
allow for the construction of an accessory dwelling at
5411 "L" Street. The property is zoned R-2.
In addition to the principal dwelling, the site currently
contains a single -car accessory garage. Access to the
garage is gained by utilizing the alley which runs south
off of "L" Street, along the west side of the property.
The applicant is proposing to expand the single -car
accessory garage to a two -car garage with a second floor
accessory dwelling (approximately 460 square feet). The
applicant is proposing the accessory dwelling for his two
children, while they are attending college and until they
move out on their own. At that time, the applicant will
convert the accessory dwelling to storage. The applicant
has also stated that the accessory dwelling will not have
separate utility meters.
Given the restrictions placed on this application by the
applicant, staff feels that it would be appropriate to
also have a time limit placed on this application. A
time limit would make it easier for staff to track the
application. Therefore, staff will recommend that the
application be limited to four (4) years. If, at the end
of four years, Mr. and Mrs. Holsted continue to need the
accessory dwelling for their children, they can file for
an extension of the conditional use permit. Also, if the
Holsted's sell the property within the four (4) years,
then the conditional use permit will become invalid.
All of the building setbacks and coverage meet or exceed
ordinance requirements. Adequate parking will be
provided on the site to serve both dwellings. Therefore,
no variances are requested with this application.
With the restrictions placed on this application by the
applicant, the proposed accessory dwelling should not
have an adverse effect on the neighborhood.
2
January 9, 1997
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z -4360-A
8. Staff Recommendation:
Staff recommends approval of the conditional use permit
subject to the following conditions:
1. Compliance with the Public works Comments
2. The accessory dwelling will not have separate
utilities. This condition was offered by the
applicant.
3. The accessory dwelling will be a residence for Mr.
and Mrs. Holsted's children only, while they are
attending college. This condition was also
offered by the applicant.
4. Staff recommends that the conditional use permit
be limited to four (4) years. At the end of four
(4) years the applicant can (if needed) file for
an extension to the conditional use permit. Also,
if the Holsted's sell the property within the four
(4) years, then the conditional use permit will
become invalid.
SUBDIVISION COMMITTEE COMMENT: (DECEMBER 12, 1996)
David Holsted was present, representing the application.
Staff gave a brief description of the proposal.
Mr. Holsted stated that the accessory dwelling would not
have separate utilities.
After a brief discussion, the Committee accepted the
presentation and forwarded the issue to the full Commission
for final action.
PLANNING COMMISSION ACTION: (JANUARY 9, 1997)
David Holsted was present, representing the application.
There were two persons present in opposition to the item.
Staff presented the item with a recommendation of approval
as noted in the "staff recommendation."
Jan Bowman spoke in opposition to the application. She
stated that the proposed accessory dwelling would not be
good for the neighborhood. She stated that the residential
in the neighborhood was dense enough and a spot zoning
action would be detrimental to the neighborhood.
3
January 9, 1997
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO • Z -4360-A
There was a brief discussion regarding density issues and
the restrictions placed on this application.
David Holsted addressed the Commission in support of the
application. He stated that he has decided that rather than
move to request the accessory dwelling for his children.
Commissioner Berry stated that it was his opinion that this
type of accessory dwelling would be as asset to the
neighborhood.
Commissioner Hawn stated that the Zoning Ordinance supports
this type of use.
Commissioner McCarthy stated that this proposed accessory
dwelling would not hurt the integrity of the neighborhood.
Jerry Sears addressed the Commission in opposition to the
application. He stated the same reasons as Mrs. Bowman.
After a brief discussion, a motion was made to approve the
conditional use permit as recommended by staff. The motion
was passed by a vote of 9 ayes, 0 nays and 2 absent.
4
January 9, 1997
ITEM NO.: 13 FILE NO.: Z-6233
NAME•
LOCATION•
Smith - Conditional Use Permit
1500 S. Peyton Street
OWNER/APPLICANT: Anna L. Smith
PROPOSAL: A conditional use permit is
requested to allow a day care
center within one-half of an
existing duplex. The property
is zoned R-4.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
The site is located on the west side of S. Peyton
Street, approximately three blocks south of west 12th
Street.
2. Compatibility with Neighborhood:
The properties to the south, north (across west 15th
Street), and east (across Peyton Street) are made up
primarily of single-family residences. There are also
several duplexes in this general area. Edward's Custom
Iron Works is located immediately west of this site.
There is also an existing commercial use to the
northwest (across West 15th Street).
The proposed day care center should not have an adverse
effect on the surrounding properties.
The Oak Forest CDHG Neighborhood Association has been
notified of the public hearing.
3. On -Site Drives and Parking:
The applicant proposes to access the property at two
points; one from West 15th Street (northwest corner of
the property) and one from Peyton Street (southeast
corner of the property).
The proposed use requires three (3) parking spaces; one
(1) space for the proposed employee, one (1) loading
and unloading space (12 children), and one (1) space
for the residential half of the duplex. The site plan
complies with this requirement.
January 9, 1997
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO • Z-6233
4. Screening and Buffers:
A six foot high opaque screen, either a wooden fence
with its face side directed outward or evergreen
shrubs, should be provided along the sites southern
perimeter to provide screening from the adjacent
residential property.
5. Public Works Comments:
Dedicate corner radial right-of-way at intersection,
West 15th Street is a 21 foot chipseal and Peyton
Street is a 26 foot curb and gutter street. Construct
improvements on West 15th Street to 1/2 of residential
street standards. Repair of any curb and gutter or
sidewalk that is damaged in the public right-of-way is
responsibility of the property owner and would need to
be facilitated prior to certificate occupancy. All
driveways shall be concrete aprons per City Ordinance.
Property frontage needs to have the sidewalks and ramps
installed to the current ADA standards, with any
planned construction.
6. Utility Comments:
No Comments
7. Staff Analysis:
The applicant is requesting a conditional use permit to
allow a day care center within one-half of the existing
duplex at 1500 S. Peyton Street. The property is zoned
R-4. The applicant is requesting the day care as a
temporary use, for two (2) years.
The applicant is proposing the day care to have a maximum
of twelve (12) children and one (1) employee. The day
care will be located in the south half of the duplex and
the property owner (applicant) will live in the north
half.
The proposed use requires three (3) parking spaces; one
(1) space for the proposed employee, one (1) loading and
unloading space, and one (1) space for the residential
half of the duplex. There are two (2) existing concrete
parking spaces on the west side of the structure. The
applicant is proposing two (2) gravel parking spaces on
the east side of the structure, as noted on the site
plan. The applicant is requesting a variance to allow
the two (2) non -paved parking spaces. The applicant is
making this request since the use is proposed as only
temporary.
2
January 9, 1997
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-6233
The applicant is also proposing a deferral of right-of-
way dedication and street improvements to West 15th
Street, as required by Public Works. The applicant is
requesting the deferral for two (2) years. Public Works
staff is recommending approval of the deferral request.
With the industrial and commercial property located
immediately west and northwest of this site, the proposed
temporary day care use should not have an adverse effect
on the neighborhood.
8. Staff Recommendation:
Staff recommends approval of the conditional use permit
with the following conditions:
1. The day care is to be temporary, for two (2)
years, as proposed by the applicant.
2. Compliance with the screening and buffer comments
3. Public Works recommends approval of a two (2) year
deferral of the required right-of-way dedication
and street improvements. Other Public Works
Comments apply.
4. Staff recommends approval of the variance request
to allow two (2) gravel parking spaces, given the
fact that the proposed use will be temporary.
SUBDIVISION COMMITTEE COMMENT: (DECEMBER 12, 1996)
Anna smith was present, representing the application. Staff
gave a brief description of the proposal.
Staff explained that the applicant is requesting a variance
to allow two gravel parking spaces and that the applicant is
proposing the day care use at this site to be temporary, for
two (2) years.
David Scherer, of Public Works, reviewed his comments with
the Committee. He stated that since the use is proposed to
be temporary, that Public Works could support a deferral of
right-of-way dedication and street improvements for a period
of two (2) years.
After further discussion, the Committee accepted the
presentation and forwarded the issue to the full Commission
for final action.
q
January 9, 1997
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z-6233
PLANNING COMMISSION ACTION: (JANUARY 9, 1997)
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 was passed by a vote of 10 ayes, 0 nays and
1 absent.
4
January 9, 1997
ITEM NO.• 14 FILE NO.• Z-6234
NAME: Lewis - Conditional Use Permit
LOCATION• 915 Selma Street
OWNER/APPLICANT: Danny R. Lewis
PROPOSAL: A conditional use permit is
requested to allow for the
placement of a duplex on an
R-3 zoned lot.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
The site is located on the east side of Selma Street,
approximately one-half block north of East 10th Street
(north of the Little Rock Airport).
2. Compatibility with Neighborhood:
This general area north of East 10th Street is made up
primarily of smaller single-family residences. There
is a Little Rock Housing Authority multifamily
development approximately one block to the north of the
proposed site and the Little Rock Airport is
approximately one-half block to the south. There are
also a large number of vacant lots in this general
area.
The proposed duplex should not have an adverse effect
on the surrounding properties.
The East Little Rock Neighborhood Association and the
East End Civic League have been notified of the public
hearing.
3. On -Site Drives and Parking:
Access to the site will be gained by utilizing a
driveway from Selma Street.
Adequate parking is provided on the site plan to
accommodate the proposed use.
4. Screening and Buffers:
No comments
January 9, 1997
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO • Z-6234
5. Public Works Comments:
Repair of any curb and gutter or sidewalk that is
damaged in the public right-of-way is responsibility of
the property owner and would need to be facilitated
prior to certificate occupancy.
6. Utility Comments:
L.R. Water Works - An acreage charge of $150/acre in
addition to normal connection charges may apply for
additional and/or larger meter(s).
7. Staff Analysis:
The applicant is requesting a conditional use permit to
allow for the placement of a duplex at 915 Selma Street.
The property is zoned R-3.
In March of this year, the applicant moved a duplex
structure from 2006/2008 West 12th Street to the lot at
915 Selma Street. A building permit was issued for the
site for a single-family dwelling. The applicant was not
aware that he needed a conditional use permit for the
duplex until a final inspection was made and the building
codes personnel flagged the permit.
Therefore, the applicant has applied for a conditional
use permit to use the structure as a duplex.
The one-story duplex exceeds all building setbacks for
the R-3 district. The Zoning Ordinance requires three
(3) parking spaces for a duplex. The applicant is
proposing three (3) parking spaces on the site plan.
Therefore, no variances are needed with this application.
Given the fact that this site is located between a large
multifamily development (north) and the Little Rock
Airport (south), the proposed duplex should not have an
adverse effect on the neighborhood.
8. Staff Recommendation:
Staff recommends approval of the conditional use permit
subject to the following conditions:
1. Compliance with the Public Works Comments
2. Compliance with the Utility Comment
2
January 9, 1997
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO • Z-6234
SUBDIVISION COMMITTEE COMMENT:
(DECEMBER 12, 1996)
Danny Lewis was present, representing the application.
Staff gave a brief description of the proposal.
Mr. Lewis explained that the duplex was moved on to the site
from the neighborhood near Children's Hospital.
There being no outstanding issues to discuss, the Committee
accepted the presentation and forwarded the issue to the
full Commission for final action.
PLANNING COMMISSION ACTION:
(JANUARY 9, 1997)
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 was passed by a vote of 10 ayes, 0 nays and
1 absent.
3
January 9, 1997
ITEM NO.• 15 FILE NO.• Z-6235
NAME:
Young - Conditional Use Permit
LOCATION•
16806 Crystal Valley Road
OWNER/APPLICANT:
Dwayne Young
PROPOSAL:
A conditional use permit is
requested to allow for the
placement of a 16 foot by 74
foot manufactured home (1994
model) on R-2 zoned property.
The manufactured home will
serve as an accessory
dwelling.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
The site is located at the northeast corner of the
intersection of Crystal Valley Road, Raines Road and
Crystal Valley Lateral.
2. Compatibility with Neighborhood:
The site is located approximately two (2) miles outside
the Little Rock City limits, but within the City's
extraterritorial zoning jurisdiction.
The general area is largely made up of single family
residences on large tracts of land. There is also a
large amount of vacant land in the area.
An auto brake and clutch shop is located to the west
across Crystal Valley Road. There are other non-
conforming commercial uses in the general area, along
Crystal Valley Road.
The proposed manufactured home should not have an
adverse effect on the surrounding properties.
There was no neighborhood association to notify of the
public hearing.
3. On -Site Drives and Parking:
Access to the site is gained by utilizing a driveway
from Crystal Valley Road.
January 9, 1997
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-6235
Adequate parking exists on the site to serve the
single-family dwelling and the proposed accessory
dwelling.
4. Screening and Buffers:
No comments
5. Public Works Comments:
No comments
6. Utility Comments:
L.R. Water Works - A pro rata footage charge of
$12/foot and an acreage charge of $150/acre apply in
addition to normal charges.
6A. Pulaski County Planning Comments:
The applicant needs to contact the Pulaski County Road
and Bridge Department, (501) 340-6800, in order to
request a Driveway Permit Application for the proposed
driveway. Upon completion and returning to the Road &
Bridge Department the proper size of drainage tile will
be determined and that information relayed to the
applicant. After the applicant has purchased the tile,
Road and Bridge will install the drainage tile and
place one load of gravel in the entrance of the
driveway.
7. Staff Analysis:
The applicant is requesting a conditional use permit to
allow for the placement of a 16 foot by 74 foot 1994
model manufactured home on the R-2 zoned property at
16806 Crystal Valley Road. The manufactured home will
serve as an accessory dwelling.
The manufactured home has existed on the site for
approximately two (2) years. The applicant was recently
informed, when requesting city water, that the
manufactured home needed a conditional use permit in
order to comply with the City's Zoning Ordinance.
Therefore, the applicant is currently seeking that
compliance.
In addition to the manufactured home (northwest corner of
the property), the site contains a single family home
(southwest corner of the property) and several accessory
buildings. The site also contains two (2) old mobile
homes along the north property line. These mobile homes
2
January 9, 1997
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-6235
are currently used for storage, but will be removed from
the site, according to the applicant.
The applicant is also proposing a driveway just north of
the manufactured home. The applicant will need to
contact the Pulaski County Road and Bridge Department for
details.
The manufactured home exceeds all minimum building
setbacks for the R-2 district. However, the 1,184 square
foot structure exceeds the 700 square foot maximum
allowed by ordinance for an accessory dwelling.
Therefore, the applicant is requesting a variance to
allow the 1,184 square foot accessory dwelling. Adequate
parking will be provided on the site to accommodate both
dwellings.
with compliance with the ordinance established minimum
siting standards, the manufactured home accessory
dwelling will not be out of character with this general
area and should not have an adverse effect on the
surrounding properties.
8. Staff Recommendation:
Staff recommends approval of the conditional use permit
with the following conditions:
1. Compliance with the Utility Comment
2. Compliance with the Pulaski County Planning
Comment
3. Compliance with the following ordinance
established minimum siting standards:
a. A pitched roof of three (3) in twelve (12) or
fourteen (14) degrees or greater.
b. Removal of all transport features.
C. Permanent foundation.
d. Exterior wall finished in a manner compatible
with the neighborhood.
e. underpinning with permanent materials.
f. Orientation compatible with placement of
adjacent structures.
3
January 9, 1997
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO • Z-6235
g. Off-street parking per single-family dwelling
standards.
4. Staff recommends approval of the variance request
to allow an accessory dwelling larger than 700
square feet in area.
5. The two old mobile homes, along the north property
line, will be removed from the site as proposed by
the applicant. Staff recommends that these be
removed within the next six (6) months.
SUBDIVISION COMMITTEE COMMENT:
The applicant was not present.
description of the proposal.
(DECEMBER 12, 1996)
Staff gave a brief
There was a brief discussion regarding the proposed
driveway. David Scherer, of Public Works, stated that
Public Works did not have a problem with the proposed
driveway.
After a brief discussion, the Committee accepted the
presentation and forwarded the issue to the full Commission
for final action.
PLANNING COMMISSION ACTION:
(JANUARY 9, 1997)
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 was passed by a vote of 10 ayes, 0 nays and
1 absent.
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January 9, 1997
SUBDIVISION MINUTES
There being no further business before the Commission, the meeting
adjourned at 6:55 p.m.
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