pc_09 18 1997subLITTLE ROCK PLANNING COMMISSION
SUBDIVISION HEARING
SUMMARY AND MINUTE RECORD
SEPTEMBER 18, 1997
4:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present being nine in number.
II. Approval of the Minutes of the Previous Meeting
The Minutes of August 7th and 21st were approved
as submitted.
III. Members Present:
Members Absent:
Pam Adcock
Suzanne McCarthy
Craig Berry
Sissi Brandon
Doyle Daniel
Hugh Earnest
Herb Hawn
Larry Lichty
Bill Putnam
Mizan Rahman
Ronald woods
City Attorney: Stephen Giles
LITTLE ROCK PLANNING COMMISSION
SUBDIVISION AGENDA
SEPTEMBER 18, 1997
I. DEFERRED ITEMS•
A. Northwest Territory Preliminary Plat (5-200-D)
II. PRELIMINARY PLATS:
1. Bristol Park Preliminary Plat (S-1151)
2. Hodges Addition Preliminary Plat (S-1152)
III. PLANNED DEVELOPMENTS:
3. Coleman Planned Development Residential (Z-6376)
4. Chanridge Homes Planned Development Residential (Z-6378)
5. Trammell PCD - Revised Use List (Z -4855-C)
6. Darby's Shackleford PCD - (Z-6377)
7. Pleasant Ridge -- Time Extension (Z -4411-C)
8. The Park at Riverdale Revised PD -R (Z -6157-A)
IV. SITE PLANS REVIEW:
9. Sam's Club Fueling Station -- Site Plan Review (Z -4423-C)
10. Bristol Park -- Site Plan (S-1153)
V. CONDITIONAL USE PERMITS:
11. Casadyne -- Conditional Use Permit (Z -4339-B)
12. MEMS -- Conditional Use Permit (Z -4340-A)
13. South Temple -- Revised Conditional Use Permit (Z -4456-A)
14. Henderson United Methodist Church -- Conditional Use Permit
(Z -4785-A)
15. Pankey Community Center - Conditional Use Permit (Z -6257-A)
Agenda, Page 2
V. CONDITIONAL USE PERMITS: (cont.)
16. Hall -- Conditional Use Permit (Z-6374)
17. Freeman -- Conditional Use Permit (Z-6375)
18. Smith -- Conditional Use Permit (Z-6379)
19. Cowsert -- Conditional Use Permit (Z-6380)
VI. OTHER MATTERS
20. Alley Right -of -Way Abandonment (Block 10, Country
Club Heights Addition (G-23-275)
21. Roosevelt Road Right -of -Way Abandonment (G-23-274)
22. Master Street Plan Amendment: Chenal Parkway from Cantrell
Road to Highway 10
23. Land Use Plan Amendment - 65th West District - from Single
Family and Neighborhood Commercial to Commercial
24. College Station Sewer Tie -On
N
Lo
IZ
r
September 18, 1997
ITEM NO.: A FILE NO.: S -200-D
NAME: Northwest Territory Preliminary Plat
LOCATION: North side of Hwy. 10 between Chenal Parkway
and Hwy. 300 intersection
DEVELOPER: ENGINEER:
Pfeifer Development Co. White-Daters Engineers
400 East 13th St. 401 Victory Street
No. Little Rock, AR 72114 Little Rock, AR 72201
375-1246 374-1666
AREA: 43.06 acres NUMBER OF LOTS: 10 FT. NEW STREET: 1,500
ZONING: R-2, MF -18, C-2, 0-3 and C-3
PLANNING DISTRICT: #20 Pinnacle
CENSUS TRACT: 42.05
VARIANCES/WAIVERS REQUESTED: None
A. PROPOSAL:
The owner received plat approval in 1991 but allowed it to
lapse after one year. This resubmittal is basically the
same lot arrangement. The only changes are in the area of
Lot 1 that was recently approved for a mini -storage, as a
PCD.
B. EXISTING CONDITIONS:
This 40 plus acres is varied terrain with the steep slopes
and more difficult land in the large future development
tract. There is nothing constructed on the property at this
time except the Chenal Parkway extension. The land is in a
sparsely developed area with a few scattered houses along
Hwy. 10 and a church at Hwy. 300 intersection.
C. NEIGHBORHOOD COMMENTS:
None at this writing, no organized neighborhoods nearby.
September 18, 1997
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO • S -200-D
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Provide for street lights, contact Traffic Engineering.
2. National Pollutant Discharge System (NPDES) and grading
permits are required prior to construction, site grading
and drainage plan will need to be submitted and approved.
3. Stormwater detention ordinance applies to this property.
4. Inclusion of Chenal Parkway in the Master Street Plan as
a minor arterial should be a part of this approval
process.
5. An additional 10 feet right-of-way will be required west
of Chenal Parkway at Highway 10 north of Chenal Parkway
at Hwy. 300 and at all planned commercial streets for
future right -turn -lanes.
6. A minor arterial with a median is recommended as the
adopted cross-section with cuts in the median limited to
shown street locations.
7. Show the following:
a) Street cross sections of proposed streets at 100'
stations.
b) Street profiles showing existing and proposed
centerlines.
c) Sidewalks shall be shown conforming to Sec. 31-175
and "MSP".
d) Direction of flow for water courses leaving the
property.
8. Contact the AHTD for work at Hwy. 300, Hwy. 10, within
the State Highway right-of-way.
9. Driveways shall conform to Sec. 31-210 or Ordinance
16,577.
E. UTILITIES•
Wastewater: Outside service boundary - no comment.
Entergy: Easements required.
Arkla: OK as submitted.
Southwestern Bell: OK as submitted.
Water: This area is outside the City. Annexation or
execution of a Preannexation Agreement will be required
prior to service. A water main extension will be
required. On site fire protection will be required on
several sites.
Fire Department: Show fire hydrant locations.
CATA: Hwy. 10 express only - no all day service
E
September 18, 1997
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO • S -200-D
F. ISSUES/TECHNICAL/DESIGN:
Landscape: No comment required.
Issues•
Planning Division: Complies with Land Use Plan - no change
proposed.
G. ANALYSIS•
There is little to be said about the plat except that the
various items noted by Staff should be added in order to
bring the plat up to code. These are:
1. Need Bill of Assurance.
2. Water and sewer source
3. More detail in vicinity map
4. Lot dimensions
5. Show lot 1 recorded.
6. Building lines
7. Lot 10, zoning current
8. Show Hwy. 10 and 300 current ROW.
9. Dimension AP&L easement.
10. Remove proposed zoning label.
11. Need phase plan.
12. Contour internal.
13. Show abutting owners.
14. Show PAGIS locations.
15. Mete and bounds description of plat.
16. Show city limits if abutting.
17. Wrong preliminary survey certificate
18. Utility service will require annexation.
H. STAFF RECOMMENDATIONS:
Approval of the plat subject to staff and Public Works
Comments.
SUBDIVISION COMMITTEE COMMENT:
(JULY 17, 1997)
Mr. Joe White, Jr. was present representing the applicant. The
Staff presented its comments and discussed the plat deficiencies
with Mr. White and the Committee.
It was suggested at one point that there are significant number
of basic items missing that require refiling after correction.
The Committee and Mr. White discussed how deferral could be
avoided. Mr. White indicated that he could correct the filing
deficiencies by Thursday the 24th if permitted to go forward.
q
September 18, 1997
SUBDIVISION
ITEM NO.: A (Cont.) FILE NO.: S -200-D
The Committee accepted his promise. The plat will be considered
on August 7th only if he corrects the items noted.
There was no serious discussion of specific points.
STAFF UPDATE• (JULY 23, 1997)
The staff received a letter from the applicant requesting a
deferral of the plat until September 18, 1997 in as much as Mr.
Pfeifer will be out of town. More time to upgrade the drawing
will be provided.
Staff recommends the deferral.
PLANNING COMMISSION ACTION: (AUGUST 7, 1997)
The Staff reported that the owner has requested a deferral until
September 18th agenda and that this item should be placed on
Consent Agenda for deferral. A motion was made to place the item
on Consent Deferral. A motion to approve the deferral of the
plat passed by a vote of 8 ayes, 0 noes and 3 absent.
SUBDIVISION COMMITTEE COMMENT: (AUGUST 28, 1997)
Staff reported that Mr. Pfeifer's agent, Mr. white, submitted a
letter requesting deferral until October 30th. The letter was in
order and time. This is the applicant's second deferral request,
although staff recommended its deferral last meeting due to plat
deficiencies.
PLANNING COMMISSION ACTION: (SEPTEMBER 18, 1997)
The applicant submitted a written request for deferral. The
request was in order as to submittal time. The staff reported
that the applicant is requesting his second deferral which means
some action must be taken on the plat at the next meeting. After
a brief discussion, the plat was placed on the Consent Agenda for
deferral to October 30, 1997. A motion to approve the Consent
Agenda passed by a vote of 9 ayes, 0 noes and 2 absent.
4
September 18, 1997
ITEM NO.: 1 FILE NO.: S-1151
NAME: Bristol Park Preliminary Plat
LOCATION: South side of Marylynn Road about one block west of
Bowman Curve
DEVELOPER: ENGINEER:
MLP Investments Joe White, Jr.
11780 Manchester Rd. White-Daters Engineering
Des Peres, MO 63131 401 Victory Street
(314) 821-6900 Little Rock, AR 72201
374-1666
AREA: 17.289 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: MF -18 Multifamily
PLANNING DISTRICT: #19
CENSUS TRACT: 22.05
VARIANCES/WAIVERS REQUESTED: None
A. PROPOSAL:
To create one lot with easements, street dedication and
other features as the legal development base for an
apartment project.
B. EXISTING CONDITIONS:
This site is heavily wooded with steep slopes to the south
toward Rock Creek. The creek floodplain touches the site at
the southwest corner but does not affect buildability. To
the north across Mara Lynn Road lies a large apartment
complex. The east boundary is parallel to the Bowman Curve
Shopping Center. The south boundary is undeveloped land
along Rock Creek, to the west is undeveloped and
multifamily.
C. NEIGHBORHOOD COMMENTS:
None received as of this writing.
Sej,cember 18, 1997
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO • S-1151
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. This section of Mara Lynn is a minor arterial on the
Master Street Plan. A dedication of right-of-way 45
feet from centerline and additional right-of-way for
east bound right turn lane will be required.
2. Half street improvements are required per the Master
Street Plan for Napa Valley/Mara Lynn Street including
center turn lane, an east bound right turn lane, and a 5
ft. sidewalk with construction. Provide street plans to
this office.
3. The sight distance problem will need to be corrected at
the crest where Mara Lynn meets Napa Valley.
4. National Pollutant Discharge System (NPDES) and grading
permits are required prior to construction, site grading
and drainage plan will need to be submitted and
approved.
5. A Development Permit for special flood hazard area is
required prior to construction.
6. Provide striping and signage plans for the development,
for Traffic Engineering approval.
7. Stormwater detention ordinance applies to this property.
8. Napa Valley (Mara Lynn Road) has a 1995 average daily
traffic count of 16,000. This development will add 10
trips per unit, 240 units.
9. Sidewalks shall be shown conforming to Sec. 31-175 and
the "MSPff.
10. Driveways shall conform to Sec. 31-210 or ordinance
16,577.
11. Prepare letter for street lights as required by Sec. 31-
403.
12. Move the location of the monument sign out of the right-
of-way.
ight-
of-way.
13. The "T" intersection at the entrance must be a minimum
of 75 feet from the property line per City Ordinance.
14. Provide three (3) lanes at driveway. Two (2) exit, one
(1) entrance.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements.
AP&L: No Comment.
Arkla: OK as submitted.
Southwestern Bell: No Comment.
Water: Additional easement may be required for 12 inch
main on western side of property. RPZ required for
backflow prevention. On site fire protection required.
Fire Department: Plat OK
2
September 18, 1997
SUBDIVISION
ITEM NO.: 1 (Cont.) FILE NO • S-1151
County Planning: No Comment - Plat inside city
CATA•
Paratransit service is possible within complex if there is
mandatory -no parking- in cul-de-sac because vans have a 24
foot to 30 foot turn radius. Steep grade and absence of
sidewalk to street make pedestrian access/use less likely.
F. ISSUES/TECHNICAL/DESIGN:
Landscape Issues: No comment on preliminary plat.
Planning Division: No comment on preliminary plat.
G. ANALYSIS•
This one lot plat is simple. There are no design issues to
resolve. It provides the legal base for development of the
Bristol Park Apartments. Item No. 10 on this agenda.
H. STAFF RECOMMENDATIONS:
The staff recommends approval subject the comments included
above.
SUBDIVISION COMMITTEE COMMENT:
(AUGUST 28, 1997)
The Committee discussed this plat as an element of the proposed
apartment project that is included in this agenda. No specific
changes were recommended the plat is forwarded to the full
Commission for final action.
STAFF UPDATE:
The engineer submitted the required revisions on Thursday,
September 4, 1997 as required.
PLANNING COMMISSION ACTION:
(SEPTEMBER 18, 1997)
The staff reported that the plat was in good order and
recommended its approval subject to comments in staff report.
After a brief discussion, the plat was placed on the Consent
Agenda for approval. A motion to approve the Consent Agenda
passed by a vote of 9 ayes, 0 noes and 2 absent. The application
was approved.
3
September 18, 1997
ITEM NO.: 2 FILE NO.: 5-1152
NAME: Hodges Addition Preliminary Plat
LOCATION: 13011 Vimy Ridge Road
DEVELOPER: ENGINEER:
Milton Hodges Casche Carter
13011 Vimy Ridge Rd. Blaylock, Threet, Phillips
Little Rock, AR 72002 1501 Market
455-2953 Little Rock, AR 72211
224-3922
AREA: 4.05 acres NUMBER OF LOTS: 2 FT. NEW STREET: None
ZONING: R-2 Single Family
PLANNING DISTRICT: #16
CENSUS TRACT: 41.04
VARIANCES/WAIVERS REQUESTED:
(1) Lot without street frontage
(2) Boundary street improvements
A. PROPOSAL•
To create a second lot out of this ownership in order that
the owner have a second building site for his home to be
constructed and care for a family member.
B. EXISTING CONDITIONS:
This site is a rural size home site with most of the lot
unused. Adjacent property is large lot and residential,
Entergy has a large power easement and ownership adjacent on
the south. The site has been partially cleared. There is a
residence on the front lot.
C. NEIGHBORHOOD COMMENTS:
None received as of this writing.
September 18, 1997
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO • S-1152
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Vimy Ridge Road is listed on the Master Street as a
minor arterial. A dedication of right-of-way will be
required to 45 feet from centerline for this 5 lane
minor arterial.
2. For construction, provide design of street conforming to
"MSP" (Master Street Plan) . Construct half street
improvements including 5 foot sidewalks or provide in -
lieu contribution.
3. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
4. Vimy Ridge Road has a 1995 average daily traffic count
of 4,500.
5. Driveways shall conform to Sec. 31-210 or Ordinance
16,577. Sidewalks shall be shown conforming to Sec. 31-
175 and the "MSP".
6. Stormwater detention ordinance applies to this property.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements
to serve all lots.
AP&L: No Comment.
Arkla: OK as submitted.
Southwestern Hell: OK as submitted.
Water: Lot 2 does not have street frontage on a main. An
extension would be required.
Fire Department: Plat OK
County Planning: No Comment - inside city limits
CATA:
No comment - no general service on Vimy Ridge. Nearest at
Mabelvale.
F. ISSUES/TECHNICAL/DESIGN:
Landscape•
Issues: No comment on plats.
Planning Division: No comment on plats.
2
Sel,tember 18, 1997
SUBDIVISION
ITEM NO.: 2 (Cont.) FILE NO • S-1152
G. ANALYSIS•
The staff view of this replatting of an acreage property is
that there are too many questions unanswered to adequately
respond. -
Staff does not support platting parcels this large utilizing
private off-site easements when a pipe stem on site could
serve the access. Although the ordinance discourages
pipestems, staff would support that approach if the
applicant can redesign the plat and resubmit next cycle.
H. STAFF RECOMMENDATIONS:
Staff recommends that the owner consider withdrawal from
this agenda and rethink his approach.
SUBDIVISION COMMITTEE COMMENT: (AUGUST 28, 1997)
The applicant was not present. The Committee discussed the
proposal with staff with the end product being a plat with issues
that require additional information. The Committee and staff
were somewhat puzzled about the access and lot configuration. It
was determined by the Committee that staff should work with the
owner and his engineer to develop an adequate response to design
issues. The Committee felt the issue deserved deferral but
offered staff time to resolve matters.
The item is forwarded to the full Commission with staff report on
needed action at the meeting.
PLANNING COMMISSION ACTION: (SEPTEMBER 18, 1997)
The staff reported that the applicant and his engineer have
failed to respond to issues raised in staff comments in this
agenda. There are significant issues concerning a land locked
lot and the manner proposed for vehicle access. Richard Wood of
staff reported that the only option open to staff is to recommend
denial of the plat as presented. After a brief discussion, the
Commission acted on a motion to approve the plat as presented.
The motion failed by a vote of 0 ayes, 9 noes and 2 absent. The
plat is denied.
3
September 18, 1997
ITEM NO.: 3 FILE NO.: Z-6376
NAME: Coleman PD -R Short -Form
LOCATION: 307 Farris Street
DEVELOPER: ENGINEER/SURVEYOR:
Stephen Coleman Donald Brooks
#9 Gravelle Dr. 1611 Main Street
Little Rock, AR 72211 No. Little Rock, AR
868-7737 372-2131
AREA: .50± acres NUMBER OF LOTS: 1 FT. NEW STREET: None
ZONING: R-2 Single Family
Proposed "PD -R"
VARIANCES/WAIVERS REQUESTED:
BACKGROUND•
ALLOWED USES: Currently Single
Family
PROPOSED USE: Six dwellings in
two structures
None
These two parcels are extracts from a larger tract that involves
much of this block. The land has remained zoned R-2 Single
Family since annexation. There has been much redevelopment on
property adjacent as office, multifamily and on Markham Street to
the north one block is Bale Chevrolet. There have been sporadic
single family lot developments over the past 10 or 15 years.
Mostly to the south.
A. PROPOSAL•
The owner will construct two buildings with three lots each
facing a central parking area with a minimum of 12 parking
spaces. One driveway off Farris Street will serve the site.
Screening and landscaping are proposed to meet code. The
buildings will be two story with brick and vinyl exterior.
The units will be 1,260 square feet of living space with one
car garage and patios.
B. EXISTING CONDITIONS:
The site is somewhat sparse. However, there are a number of
large trees the owner proposes to save. The terrain is a
moderate slope from street to rear of twelve feet plus or
minus. Adjacent uses are: Office and residential to the
north; west is a large apartment project; south is single
St_-ptember 18, 1997
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO • Z-6376
family and on Gamble Road to the east are vacant R-2 zoned
lots.
C. NEIGHBORHOOD COMMENTS:
None received at this writing. One information call was
received.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Farris Street has 27 feet of pavement. Dedication of
right-of-way will be required to 30 feet from
centerline.
2. Farris Street will need to be improved to commercial
street standards in accordance with the Master Street
plan for construction and plans submitted for review and
approval.
3. All driveways shall be concrete aprons per City
Ordinance.
4. Delete circle drive entrance or increase diameter of
circle drive to 46 feet minimum.
5. Provide 8 feet deep by 10 feet wide with 5 foot radii
backout at east end at parking lot for vehicles to
backout and exit lot.
6. Contact 317-4452 for barricade permit and curb cut
permit.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not affected.
AP&L: No Comment.
Arkla: OK as submitted.
Southwestern Bell: Easements needed.
Water: No Comment.
Fire Department: Remove island from driveway.
County Planning: No Comment - inside city
CATA•
No comment - no general daily service nearby - Wal-Mart at
Bowman nearest service - West Markham route.
F. ISSUES/TECHNICAL/DESIGN:
Landscape:
The proposed patio area protrudes four feet into the six
foot wide minimum land use buffer required along the
northern and southern perimeters of the site. A six high
2
September 18, 1997
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-6376
opaque wood fence or dense evergreen plantings are required
along the northern, southern and eastern property lines.
Planning Division:
The site is in the Ellis Mountain District. The Plan
recommends Office. The request is for Multifamily. The
requested zoning is PRD at a density of almost 14 units per
acre. The surrounding land use is a mix of residential and
Office. To the north is primarily office use. The use to
the south is a single family home. The only Plan amendments
in this area have been along Chenal Parkway, west of Gamble.
The immediate area has not been modified since the Plan was
adopted in 1990. This is a location that should be designed
to assure compatibility with the existing single family.
Therefore a low scale office or low density multifamily use
could be considered. Since the single family use to the
south accesses Gamble not Ferris, while this development
accesses only Ferris, there will be a perceived separation.
With the conversion of areas from residential to
nonresidential use in the Bowman Road area, some additional
residential would be appropriate. As stated above, the use
on this site should be designed to be compatible with
existing single family. Therefore any change in the Plan
should be to Low Density Multifamily, Suburban Office or
Single Family. The proposed use is too intense.
G. ANALYSIS•
The staff review revealed a number of design issues that
require attention prior to commission action. These are:
1. Many critical dimensions are absent.
2. The access street is not dimensioned with respect to
right-of-way or pavement.
3. The decks require identification of construction type
height, covering, etc.
4. A section through the site is needed?
5. Ground treatment should be shown.
6. Work is needed on parking layout and maneuver area.
7. Show screening and buffers.
8. Dumpster site should be shown.
9. Identify rounded projections in front of units,
landscaped islands?
H. STAFF RECOMMENDATIONS:
This plan like many small projects does not have severe
design problems but there are enough to challenge the
flexibility of the PZD process. Staff feels that given
these design problems and the land use/density question of
planning staff, that the project be redesigned to reduce the
3
Sep, ember 18, 1997
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO • Z-6376
unit count. The current 12 per acre should be closer to
MF -6 density.
SUBDIVISION COMMITTEE COMMENT: (AUGUST 28, 1997)
The Committee, applicant and staff discussed the design issues at
length, especially the drive and parking, setbacks and buffering.
The applicant indicated he would make adjustments in the plan
where feasible to absorb the needed landscaping and buffering,
address the staff and Public Work concerns.
The Committee directed the applicant to return to staff a revised
site plan by Thursday, September 4 in order to receive
consideration at the September 18 public hearing.
STAFF UPDATE:
The applicant submitted a revised site plan and section through
the site that answered the basic questions of Planning Staff.
There remains a question about perimeter landscaping.
PLANNING COMMISSION ACTION: (SEPTEMBER 18, 1997)
Richard Wood of Staff presented this item and updated the
Commission on staff recommendation. Wood pointed out that the
design, while not what we would normally support was very near
acceptable. Wood stated this item was left on regular agenda
because it was in staff opinion a matter that deserved a thorough
public discussion. He said that while there are some marginal
design issues, a primary reason for staff recommendation is the
density the density being closely associated with the design
problems. A reduction by one unit was suggested. The Chairman
then asked if the applicant was present. Mr. Coleman came to the
podium and stated he did not understand staff comment about
density. Wood responded by offering the same statement as
presented in the Planning Comments in this agenda. That is the
plan indicated fewer units or less density. He said 5 would give
more flexibility in design. The chair then asked Coleman if he
had any discussion with staff about the density issue. He said
no. Commissioner Putnam then offered comments on what was
discussed at Subdivision Committee meeting. Wood responded to
that by saying staff -Doesn't raise land use issues at
Subdivision Committee meetings."
The primary reason for this procedure is avoidance of presenting
recommendations at that time.
Commissioner Putnam then offered several comments on how this
process divides the matter and how the issue passes over to a
4
September 18, 1997
SUBDIVISION
ITEM NO.: 3 (Cont.) _ FILE NO.: Z-6376
different base when it reaches public hearing. Staff pointed out
that the comments of Planning Staff are presented in the agenda.
Chairman Lichty asked Commissioner Putnam whether he had a
problem with the application as chair of the Committee. He
stated he did not and asked that Commissioner Rahman comment.
Commissioner Rahman said he had no problem with it and did not
remember the density issue.
Chairman Lichty then asked staff if it was staff opinion that if
approved this application would be in conflict with the plan.
The staff response was that the language in the agenda is not
that strong. In responding to the Chairman's question, wood
stated that he did not write the recommendation but that he felt
the issue of density was border line. Commissioner Putnam
agreed. The Chairman then addressed Mr. Coleman again, asking if
he had anything else to say. Again, he stated he did not
understand how one unit made a difference. Mr. Coleman offered
comments on his project design elements, retaining large trees
and what the neighboring uses were. Commissioner Rahman then
asked Mr. Coleman if he had a problem with reducing the density.
Several persons offered comments (garbled). Staff again
explained what was intended by the recommendation and how it
related to the design being so tight. wood suggested that while
the plan is still very tight the owner has worked with staff to
resolve much of the site design issues. However, in doing so now
offers more paved surface in the rear yard for dumpsters or back
out space. wood pointed out this design is tight.
Again, Commissioner Putnam went over what was discussed and
resolved at committee level.
Again, staff responded that the agenda contains a lengthy
thorough write-up on the density issue.
The applicant was again addressed by Commissioner Rahman. The
previous question of can he reduce his density or will he? Mr.
Coleman said that if he responded by saying yes, then it might be
looked upon as better. He asked what is to gain by reducing.
The answer from the chairman was the number of people on a plat
of land. The Chair addressed all participants by setting the
point of the applicant, staff, Subdivision Committee, etc. Again
reminding all that staff said this is border line. The Chair
asked if there was anyone else that wished to speak on this. He
then stated the Chair was open for a motion. Commissioner Putnam
offered a motion to approve the application as resolved by
Subdivision Committee. The motion produced a vote of 9 ayes, 1
noe and 1 absent.
5
September 18, 1997
ITEM NO.• 4 FILE NO.• Z-6378
NAME: Chanridge Short -Form PD -R
LOCATION: North side of Taylor Loop Road at the Holmes Drive
intersection
DEVELOPER: ENGINEER:
Rodney Chandler Joe White, Jr.
Chandler Holmes, Inc. White-Daters Engineering
P. O. Box 22604 401 Victory Street
Little Rock, AR 72221 Little Rock, AR 72201
490-3602 374-1666
AREA: 1.69 acres NUMBER OF LOTS: 1 FT. NEW STREET: None
ZONING: R-2 Single Family
Proposed PD -R
VARIANCES/WAIVERS REQUESTED:
BACKGROUND•
ALLOWED USES: Single Family
PROPOSED USE: Eleven Multifamily
units in 4 buildings
None
This small parcel has a brief history for platting. A small lot
single family plat with a short cul-de-sac was approved last year
with six lots. The project did not work and Mr. Chandler offered
this proposal for multifamily. The site has been zoned R-2 since
annexation.
A. PROPOSAL/REQUEST:
To construct eleven multifamily units on 1.69 acres for a
density of 6.5± units per acre. The project will have
internalized parking using the buildings to shield the
parking. Two drives are proposed to access the property,
one at each front lot corner. The developer proposes to
adhere to Public Works and ordinance standards. Therefore,
no variances are requested.
B. EXISTING CONDITIONS:
The site is almost flat with some grade to the northeast.
Taylor Loop Road is without curb, gutter and sidewalk on
this side. There are a few good trees scattered about the
site. All sides of the property abut developed single
September 18, 1997
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-6378
family subdivisions. The area for many blocks in all
directions is zoned R-2 Single Family.
C. NEIGHBORHOOD COMMENTS:
At this writing, twelve calls of objectors have been
received; two visits to this office and one petition with
148 signatures. The neighborhood of Westchester was
notified as required, sign posted and notice required within
200 feet.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Construct half street improvements to collector street
standards with 5 foot sidewalks in accordance with
Master Street plan with building construction.
2. Appropriate handicap ramps will be required per current
ADA standards.
3. All driveways shall be concrete aprons per City
Ordinance.
4. Stormwater detention ordinance applies to this property.
5. Driveways shall conform to Sec. 31-210 or Ordinance
16,577, minimum of 25 feet from property line.
6. Prepare letter for street lights as required by Sec.
31-403.
7. Grading permit will be required on this new development
if it disturbs more than one acre.
8. Contact 371-4452 for barricade permit and street cut.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
wastewater: Sewer available, not adversely affected.
Capacity analysis required prior to connection to
existing system. Contact wastewater utility.
AP&L: No Comment.
Arkla: Approval as submitted.
Southwestern Bell: No Comment.
Water: Acreage charge of $150.00 per acre. Review by Fire
Department and Water works needed to determine need for
additional fire hydrants.
Fire Department: Show fire hydrants on site or note
off-site distance.
County Plannina: No Comment.
CATA•
CATA does not currently serve the area; however, we are
working on a plan to serve more of the suburban areas.
2
September 18, 1997
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO • Z-6378
Sidewalks (proposed) will help tremendously if they allow
access from within the development to the street.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division:
The site is in the River Mountain District. The Plan
recommends Single Family use. The request is for a PRD,
with a density of 6.5 units per acre. There have not been
any recent amendments to the Plan in this area. The Single
Family definition includes this type of development but a
density of less than 6 units per acre. The surrounding
parcels are all developed as single family homes. From a
Land Use Plan point of view this proposal is too intense.
Staff would not recommend amending the Plan for this minor a
variation, if the Commission believes the design of the PRD
is appropriate.
Landscape:
The full average land use buffer width required along the
eastern and western perimeters of the site is fourteen feet.
At no point should the width drop below six feet. Portions
of the proposed buffers drop to a width of only five feet.
A six foot high opaque screen is required to screen this
site from the single family residential properties to the
north, east and west. This screen may either be a wooden
fence with its face directed outward or dense evergreen
plantings.
The dumpster enclosure is required to be eight feet in
height on three sides.
G. ANALYSIS•
The review of the proposed multifamily reveals nothing that
we can use as basis for support. We recommended the single
family plat previously approved even though some neighbors
opposed the lot sizes. This development intends a density
that exceeds the conventional platted density of Deer Park
or Westchester and exceeds that intended by the Land Use
Plan. To approve this project would be to spot zone a tract
of land incompatible with all its neighbors.
H. STAFF RECOMMENDATIONS: Denial of the application.
3
Se..cember 18, 1997
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-6378
SUBDIVISION COMMITTEE COMMENT: (AUGUST 28, 1997)
The applicant was represented by Mr. Tim Daters of White-Daters
Engineering. Mr. Daters presented the proposal to the Committee
and stated he understood the design issues raised by staff. The
Committee and staff offered design solutions and in closing
comments directed Mr. Daters to work toward a resubmittal of plan
by September 4.
The Committee forwards the matter to the full Commission
conditioned on the resubmittal.
STAFF UPDATE•
The engineer submitted the required revisions by September 4.
These meet information requirements of Planning Staff. Public
Works has not completed review.
PLANNING COMMISSION ACTION: (SEPTEMBER 18, 1997)
The staff reported that the applicant submitted a written request
for withdrawal of the PD -R from further consideration. There
were in excess of 30 persons present in objection to the request.
There was no discussion of the application except that the Chair
noted the need to vote on the waiver of bylaws. This due to late
notice of withdrawal and no one representing the application. A
motion was made to waive the bylaws and accept the request for
withdrawal. The motion passed by a vote of 9 ayes, 0 noes and
2 absent. A motion was then offered to place the matter on the
Consent Agenda. The motion on the Consent Agenda for withdrawal
passed by a vote of 9 ayes, 0 noes and 2 absent.
4
September 18, 1997
ITEM NO.: 5 FILE NO.: Z -4855-C
NAME: Trammell Short -Form PCD - Revision of use listing
LOCATION: 5323 Baseline Road
DEVELOPER: ENGINEER:
Trammell and Company
Real Estate and Insurance
7009 Geyer Springs Road
Little Rock, AR 72209
AREA: .76 acres NUMBER OF LOTS: FT. NEW STREET:
ZONING: PCD ALLOWED USES: Office and Mini -warehouse
PROPOSED USE: Add Beauty Shop/Hair Salon to
approved uses.
VARIANCES/WAIVERS REQUESTED: None
BACKGROUND•
The existing PCD on this property was established by Ordinance
No. 17,189 on May 21, 1996. At that time the PCD was structured
to permit office use and mini -storage. At this time no use
change has occurred. The frame residence remains as it did prior
to the PCD approval.
A. PROPOSAL/REQUEST:
The owner has an opportunity to place a tenant on the site
using the existing structure. The use is a beauty salon or
shop. This use was not specifically listed as a permitted
use, therefore the revision request.
B. EXISTING CONDITIONS:
Commercial development exists along Baseline both on the
north side of the street and west along the south side. To
the east is generally residential as well as along Loetscher
Lane. The frame residential structure remains on the lot.
September 18, 1997
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z -4855-C
C. NEIGHBORHOOD COMMENTS:
One call received from a neighbor on Loetscher Lane. No
other contacts. The standard notice procedure was followed
plus notice to the Windamere Neighborhood.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS: No comment on use change.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements.
AP&L: None
Arkla: None
Southwestern Bell: None
Water: Backflow prevented required, for beauty shops.
Call Roger Terrell at 377-1219.
Fire Department: None
County Planning: No Comment - inside city
CATA• No Comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No Comment - use listing issue only.
Landscape: No Comment - use issue only.
G. ANALYSIS•
The staff review of the file creating the PCD indicates
clearly that the owner intended office use only aside from
the mini -storage. However, the house on the site was
described as housing the manager's apartment and office
uses. The current use listing for general office district,
"0-3" includes the beauty shop as a conditional use. This
being the case it is easy to extend the limited office
allowed to include a beauty shop. Such a change will cause
a close review by staff for parking, access and signage.
H. STAFF RECOMMENDATIONS:
Approval of the requested amendment subject to compliance
with the previously approved site plan; limiting the beauty
shop to the existing building, and provision of paving,
drives and landscaping per ordinance.
2
Sepcember 18, 1997
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z -4855-C
SUBDIVISION COMMITTEE COMMENT:
(AUGUST 28, 1997)
The applicant was not present. The staff identified this request
as a use list change and no physical changes were proposed.
There was very little discussion and the item was forwarded to
the full Commission for final action.
PLANNING COMMISSION ACTION:
(SEPTEMBER 18, 1997)
The staff reported that there were no issues for discussion and
that no objectors have come forward. After a brief discussion,
the Commission placed this request on the Consent Agenda for
approval. A motion to approve the Consent Agenda was made and
passed by a vote of 9 ayes, 0 noes and 2 absent.
3
September 18, 1997
ITEM NO.: 6 FILE NO.: Z-6377
NAME: Darbys Shackleford PCD
LOCATION: 3200 Block of Shackleford Road, west side
DEVELOPER•
ENGINEER•
William Darby, Jr. McGetrick Engineering
Paxson Communications 11225 Huron Lane - Suite 200
Little Rock, AR 72211
223-9900
AREA: 4.43 acres NUMBER OF LOTS: 1 FT. NEW STREET: None
ZONING: Nonconforming Office/Showroom/Warehouse
Zoned R-2
ALLOWED USES: As nonconforming it is limited to the uses
presently located or similar activities.
PROPOSED USE: The added use will be an automated TV station
broadcast facility.
VARIANCES/WAIVERS REQUESTED: None, however note the 150 foot
tower as a possible structural addition. 75 feet is permitted by
Ordinance in a byright location.
This parcel of land was developed outside the city limits prior
to extraterritorial zoning authority. The center has been a
mixed use, office warehouse type development over the years with
some retail and currently a church.
A. PROPOSAL/REQUEST:
The proposal is to locate an automated TV studio on the site
with a 150 foot tower behind the building. The PZD approach
was selected because the staff would not support an
industrial zoning to allow the tower because of the land use
plan limitation. Also, zoning the site to industrial would
still require a height variance above 75 feet.
B. EXISTING CONDITIONS:
The site has been modified out of the existing terrain and
is generally flat grade except the landscaped buffer along
September 18, 1997
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO • Z-6377
Shackleford Road. There is a single large building with
multiple use areas. The occupants range from a church on
the north unit to office showroom and even a meat sales and
distributor. The surrounding uses are: to the west on old
Shackleford, a engine rebuilder and several houses, to the
south, east and north are undeveloped woodlands.
C. NEIGHBORHOOD COMMENTS:
None received at this writing. Kensington and Westbrook
Neighborhood Association were notified as required.
D. ENGINEERING COMMENTS:
1. Shackleford Road is listed on the Master Street Plan as
a minor arterial. A dedication of right-of-way will be
required to 45 feet from centerline for this 5 lane
minor arterial.
2. Per the Master Street Plan one-half lane widening is
required or provide in -lieu contribution equal to 15
percent of construction costs.
E. UTILITIES AND FIRE DEPARTMENT:
Wastewater: Sewer available, not adversely affected.
AP&L: OK as submitted.
Arkla: OK as submitted.
Southwestern Bell: No Comment.
Water: OK as submitted.
Fire Department: Consider widening driveway.
County Plannina: No Comment - inside city
LATA: Bus service nearby, Route 14 on West 36th Street.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division:
The site is in the I-430 District. The Plan recommends
Mixed Office Commercial. The request is for a PCD zone for
an existing development. As long as the Commission is
satisfied that there is sufficient Office use in the
development, the request is in conformance with the Plan.
Landscape: No Comment.
G. ANALYSIS•
At this writing the only outstanding issue is the owner's
not having provided a specific list of uses as required to
create a use base for occupancy. Absent this list, staff
E
September 18, 1997
SUBDIVISION
ITEM NO.: 6 (Cont.) FILE NO • Z-6377
has no direction for purposes of issuing privilege licenses
or building permits. This list will require close review by
staff to assure the mix conforms to office -commercial mix as
specified in the land use plan. Also, the plan should
indicate the loading docks and verify whether the tower will
be lattice or monopole.
H. STAFF RECOMMENDATIONS:
Approval of the plan subject to acceptance of the use list
and some assurance that the tower could be utilized for co -
location by other users.
SUBDIVISION COMMITTEE COMMENT: (AUGUST 28, 1997)
Mr. Pat McGetrick was present, representing the owner. He
briefly described the project and stated he understood the
comments offered by staff. Mr. McGetrick indicated that he would
discuss with the owner the need for a use list and provide same.
There was a brief discussion of the time limit for submitting
revisions being Thursday, September 4.
The Committee forwarded the item to the full Commission for final
action.
STAFF UPDATE•
The applicant submitted a letter on September 4 identifying the
tower as a lattice design. He stated that an alternate site may
be selected negating the need for this tower. He also committed
to the C-3 use list for the site. This commitment leads staff to
modify its recommendation by •acceptance of the proposed list so
long as 50% of the gross lease area is in office or office
showroom warehouse uses."
PLANNING COMMISSION ACTION: (SEPTEMBER 18, 1997)
The staff reported that this application is in good order and
that the owner has committed to the mixed density requested. One
remaining issue for resolution prior to the Board of Directors
review is the owner submitting the use mix 65/35 percent in place
of the note from his land surveyor. After a brief discussion,
the Commission placed this item on the Consent Agenda for
approval subject to the use mix letter. A motion to approve the
Consent Agenda passed by a vote of 9 ayes, 0 noes and 2 absent.
3
September 18, 1997
ITEM NO.: 7 FILE NO.: Z -4411-C
NAME: Pleasant Ridge Square PCD
LOCATION: Hwy. 10 at Southridge Road and Pleasant Ridge Road
DEVELOPER•
ENGINEER•
Lou Schickel Joe White, Jr.
2723 Foxcroft, Suite 201 White-Daters Engineering
Little Rock, AR 72207 401 Victory Street
Little Rock, AR 72201
AREA: 12.83 acres NUMBER OF LOTS: 3 FT. NEW STREET: None
ZONING: PCD ALLOWED USES: Mixed Commercial, Shopping
Center and Offices
PROPOSED USE: To extend the three year
development term created by
Ordinance No. 16,808 adopted
December 20, 1994.
BACKGROUND:
This PCD was established by Ordinance No. 16,808 on December 20,
1994 which granted three years to begin development. That time
expires in three months and the owner requests three additional
years.
A. NEIGHBORHOOD COMMENTS:
None at this writing. The Walton Heights and Pleasant Ridge
Associations were notified as well as the required 200 foot
notice.
B. ANALYSIS•
There has been no activity on this project since initial
approval except for the Plan to remove the existing "C"
Store when the new Coulson "C" Store is constructed at the
corner of Woodland Heights. That PCD plan expires in
December also, but it has been reported to staff that the
project there will begin before expiration.
C. STAFF RECOMMENDATIONS:
Approval of the requested time extension.
September 18, 1997
SUBDIVISION
ITEM NO.: 7 (Cont.) FILE NO Z 4411 C
SUBDIVISION COMMITTEE COMMENT: (AUGUST 28, 1997)
No discussion since this is not a plan change or design issue.
PLANNING COMMISSION ACTION: (SEPTEMBER 18, 1997)
The staff reported that the request was time extension only and
no site plan change. Staff also noted there were a number of
persons on record by telephone as objecting.
There was no one present in objection. After a brief discussion,
the Commission placed the request on the Consent Agenda for
approval. A motion to approve the Consent Agenda passed by a
vote of 9 ayes, 0 noes and 2 absent.
2
September 18, 1997
ITEM NO.: 8 FILE NO.: Z -6157-A
NAME: The Park Apartments - Long -Form PD -R
LOCATION: 2200 Riverfront Drive
DEVELOPER: ENGINEER:
Winther Investment, Inc. Frank Riggins
3555 Timmons Lane The Mehlburger Firm
Houston, TX 77227 201 South Izard Street
(713) 621-5200 Little Rock, AR 72201
375-5331
AREA: 6.0 acres NUMBER OF LOTS: 1 FT. NEW STREET: None
ZONING: PD -R ALLOWED USES: Multifamily
BACKGROUND•
This PD -R was established by Ordinance No. 17,225 on July 2,
1996. The site plan authorized 222 apartment units and 339
parking spaces. All of the parking spaces were open, uncovered.
The project is under construction.
A. PROPOSAL/REQUEST:
The developer proposes to build the covered parking that was
initially shown on the preliminary PD -R plan. During the
review process, the owner removed these structures due to
early negative staff comment.
There are 110 stalls on the perimeter, that would be covered
with no side walls.
B. EXISTING CONDITIONS:
The site is under construction. The adjoining properties to
the south and east are office uses. To the north are
apartments and on the west are mini -storage and office.
C. NEIGHBORHOOD COMMENTS:
None at this writing.
September 18, 1997
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO • Z -6157-A
D. PUBLIC WORKS CONDITIONS: No Comment.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: No Comment.
AP&L: OK as submitted.
Arkla: OK as submitted.
Southwestern Bell: OK as submitted.
Water: Care must be taken to protect access to water
meters and fire hydrants.
Fire Department: OK as submitted.
County Planning: No Comment - inside city.
CATA: No Comment - carport issue.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division:
The site is in the Heights/Hillcrest District. The Plan
recommends Multifamily for the site. The request is in
conformance with the Plan.
Landscape: No Comment.
G. ANALYSIS•
The staff has given second though to the proposal and feels
that these structures can be located without adverse impact
if consideration is given to open sides. This flat roof low
silhouette design will be lost in the mass of the buildings
and landscaping. Breaks in the continuous parking
arrangement will aid in reducing the carport effect.
H. STAFF RECOMMENDATIONS:
Approval subject to open sides and assurance of no conflict
with utility access or Fire Department.
SUBDIVISION COMMITTEE COMMENT:
(AUGUST 28, 1997)
This item was briefly discussed. It was determined that there
was little adverse effect on the site or its neighbors. The item
was forwarded to the full Commission for final action.
E
September 18, 1997
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO • Z -6157-A
PLANNING COMMISSION ACTION: (SEPTEMBER 18, 1997)
The staff presented the application as having no issues for
resolution. There were no objectors of record. After a brief
discussion, the Commission placed this item on the Consent Agenda
for approval. A motion to approve the Consent Agenda passed by a
vote of 9 ayes, 0 noes and 2 absent.
3
September 18, 1997
ITEM NO.: 9 FILE NO.: Z -4423-C
NAME: Sam's Club Refueling Station -- Site Plan Review
LOCATION: 700 Block South Bowman Road, west side
ENGINEER/ARCHITECT:
Wal-Mart Realty Harrison French
by Michael Buttram 502 SW "A" Street
2001 East 10th Street Bentonville, AR 72712
Bentonville, AR 72712-6489 273-7780
(501) 227-1951
AREA: .007 acres NUMBER OF LOTS: 1 FT. NEW STREET: None
ZONING: C-3 ALLOWED USES: C-3 use list
PROPOSED USE: To construct 5 pump islands
phase I plus a canopy. No
attendant. Phase II includes
two additional islands.
BACKGROUND•
The subject site is a part of the Master Site Plan approved for
both Wal-Mart and Sam's Stores. This development area lies on
the boundary between the two but within the owned lot of Sam's.
The original approved site plan provided for the several lots
along the Bowman Road frontage but indicated no freestanding
buildings in the large parking areas.
A. PROPOSAL/REQUEST:
To construct five pump islands in a phase I construction
plus a canopy and mechanical building. There may be an
attendant on site to assist customers with the equipment.
A future phase II is indicated on the plan with two
additional pump islands. Staff was advised that this will
probably be a service for Sam's customers only by credit
card.
B. EXISTING CONDITIONS:
A large grassy island and some parking spaces exist where
the facility is proposed. Large parking lots abut north,
south and west. The access is by way of a private road,
built to commercial collector standards and served by a
traffic signal at Bowman Road.
September 18, 1997
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z -4423-C
A Sam's Club building is under construction immediately
south and west of this site on the same ownership.
C. NEIGHBORHOOD COMMENTS:
None received at this writing. The Timber Ridge and
Birchwood Neighborhoods were notified by staff.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Extend exiting left turn lane to past first driveway
east of proposed fuel point.
2. Provide extended (100 ft. min.) transition from this
first driveway east of fuel point to the west beyond
Sam's eastern most driveway.
3. Provide 4" double yellow line for the entire entrance
driveway to Sam's and 4" white line for left turn lane.
4. Grading permit will be required on this new development,
if it disturbs more than one acre.
5. Contact the ADPC&E for approval prior to start of work.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available, not adversely affected.
AP&L: Easement will be required - power available.
Arkla: OK as submitted.
Southwestern Bell: OK as submitted.
Water: An additional meter is required. Fire Department
needs to evaluate the need for additional fire hydrant.
Fire Department: Show nearest fire hydrants.
Counter Planning: No Comment - inside city
CATA•
This plan area is on the West Markham Street route. Full
service is available all day.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No Comment.
Landscape: No Comment.
G. ANALYSIS•
There are several items that staff requires additional
information:
2
September 18, 1997
SUBDIVISION
ITEM NO.: 9 (Cont.) FILE NO.: Z -4423-C
1. What signage will be used? None allowed freestanding on
Bowman Road.
2. Need to deal with specifics of future expansion of pump
area.
3. How tall is canopy?
4. What are hours of operation.
Admittedly this is not a large project but it lies at a
potential choke point of two very large retail
establishments. Careful consideration should be given to
Public Works requirements, how the site is landscaped and
signage applied.
H. STAFF RECOMMENDATIONS:
Approval of the requested site plan modification subject to
compliance with staff and Public Works Department comments.
SUBDIVISION COMMITTEE COMMENT: (AUGUST 28, 1997)
Staff and Public Works personnel presented the issues that were
of concern to the City. There was discussion of the traffic
circulation plan and how improvements could be gained that would
assist traffic flow on the primary drive off Bowman Road.
Clarification was provided committee members about the property
line, future expansion and whether there would be an employee on
site. After discussion with the owner's agent, the Committee
determined to send the item to the full Commission for final
resolution.
PLANNING COMMISSION ACTION: (SEPTEMBER 18, 1997)
The staff presented this item as having no further issues to
resolve. There were no objectors present. Staff reported one
phone call from a neighbor. The owner will comply with staff
comments and requirements. There will possibly be one employee
on site. After a brief discussion, the Commission placed this
item on the Consent Agenda for approval. A vote on the motion to
approve the Consent Agenda produced 9 ayes, 0 noes and 2 absent.
3
September 18, 1997
ITEM NO.• 10 FILE NO.• S-1153
NAME: Bristol Park -- Site Plan
LOCATION: On the south side of Mara Lynn Road, one block west of
Bowman Curve Center.
DEVELOPER•
ENGINEER•
MLP Investments Joe White
11780 Manchester Road White-Daters, Inc.
Des Peres, MO 63131 401 Victory Street
(314) 821-6900 Little Rock, AR 72201
374-1666
AREA: 17.289 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: MF -18 ALLOWED USES: Multifamily
PROPOSED USE: Multifamily in 224 units in
9 buildings including a pool
and clubhouse. 387 parking
spaces are proposed.
VARIANCES/WAIVERS REQUESTED:
A variance to permit a height of 50 feet. Buildings are four
stories on south face and three on the north face. The Zoning
Ordinance permits a maximum of 35 feet in height.
This large MF -18 tract has a long history of attempts to develop
multifamily on these steep slopes. The most recent was a mixed
commercial project facing on West Markham with park land and
floodway involvement. The tract has been zoned MF -18 for a
number of years and has been included in the land use plan as
medium density residential.
A. PROPOSAL/REQUEST:
A large multifamily complex with a mix of three and four
story buildings. The parking will be located parallel to
the land contour in three long culs-de-sac. Significant
land reforming will be necessary due to the grades and
extensive use of retaining walls will occur. A single
access to the site will be provided off Mara Lynn Road.
A club house and pool will be constructed.
September 18, 1997
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO • S-1153
B.
C.
0
Large areas of the southern area of site will be retained as
undisturbed open space.
EXISTING CONDITIONS:
The site is heavily timbered with a constant grade that
falls from a high point on Mara Lynn of 540 feet to the
south property line at 400 foot M.S.L. (at the creek). The
property north and west contains multifamily at about the
density proposed here. The Rock Creek floodway and city
property lie to the south and the Bowman Curve Shopping
Center abuts on the east.
NEIGHBORHOOD COMMENTS:
None received at this writing.
Association was notified.
ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
The St. Charles Neighborhood
1. This section of Mara Lynn is a minor arterial on the
Master Street Plan. A dedication of right-of-way 45
feet from centerline and additional right-of-way for
east bound right turn lane will be required.
2. Half street improvements are required per the Master
Street Plan for Napa Valley/Mara Lynn Street including
center turn lane, an east bound right turn lane, and a 5
foot sidewalk with construction. Provide street plans
to this office.
3. The sight distance problem will need to be corrected at
the crest where Mara Lynn meets Napa Valley.
4. The "T" intersection at the entrance must be a minimum
of 75 feet from the property line per City Ordinance.
5. Provide three (3) lanes at driveway. Two (2) exit, one
(1) entrance.
6. Move the location of the monument sign out of the right-
of-way.
ight-
of-way.
7. Provide area for mail boxes on plans.
8. Cul-de-sacs should be a minimum of 40 foot radius for
fire trucks and trash trucks.
9. National Pollutant Discharge System (NPDES) and grading
permits are required prior to construction, site grading
and drainage plan will need to be submitted and
approved.
10. A Development Permit for special flood hazard area is
required prior to construction.
11. Provide striping and signage plans for the development,
for Traffic Engineering approval.
12. Stormwater detention ordinance applies to this property.
2
September 18, 1997
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO • S-1153
13. Napa valley (Mara Lynn Road) has a 1995 average daily
traffic count of 16,000. This development will add 10
trips per unit, 240 units.
14. Sidewalks shall be shown conforming to Sec. 31-175 and
the "MSP".
15. Driveways shall conform to Sec. 31-210 or Ordinance
16,577.
16. Prepare letter for street lights as required by Sec. 31-
403.
Contact 371-4452 for barricade permits and street cuts.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Capacity analysis required prior to connection
to existing system.
AP&L: No Comment.
Arkla: Approved as submitted subject to easements.
Southwestern Bell: No Comment.
Water: Additional easement may be required on west side of
property. RPZ backflow preventer required on site. Fire
service required.
Fire Department: Need 50 foot radius on drive southeast of
pool or alternate device. See Water and Fire Department
about fire hydrant placement.
County Plannina: No Comment.
LATA:
Paratransit service is possible within complex if there is a
mandatory no parking in the culs-de-sac because the vans
have a 24 foot to 30 foot turning radius. Steep grades and
an absence of sidewalks to street make pedestrian access/use
less likely.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No Comment - area is currently zoned
for use intended.
Landscape:
Areas set aside for buffers and landscaping meet and exceed
ordinance requirements when averaged out. However, portions
of the proposed street buffer along Mara Lynn Road drop to a
width ten feet below the full buffer requirement (without
transfer) of 30 feet. A 6 foot high opaque screen either a
wooden fence or dense evergreen plantings are required to
screen this site from the residential zoned property to the
south.
3
September 18, 1997
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: 5-1153
Curb and gutter is required to protect all landscaped areas
from vehicular traffic. If dumpsters are to be used, their
locations must be shown and an eight foot high wall or wood
fence will be required around three sides of each dumpster.
The City Beautiful Commission recommends saving as many
existing trees as possible and identifying the means that
will be employed to maintain landscaped areas. Extra credit
can be given toward fulfilling Landscape Ordinance
requirements when existing trees of six inch caliper or
larger are saved.
G. ANALYSIS•
The staff finds this project an appropriate use of the land
and feels the design will work if the several concerns of
Public Works are dealt with as well as the following:
1. Need information on walk or bridges to units.
2. All buildings setback/spacing.
3. Better define boundary of undisturbed open space.
4. Section through site and maybe a grading plan.
5. Drives are excessive length for long wheeled base
vehicles to back out.
6. Drives B and C need larger radius cul-de-sac.
7. Is there a manager's unit in club house.
8. 18 foot deep parking stalls OK only if 24 foot drives
are present.
9. Entry sign walls may need franchise if maintained in
right-of-way.
10. Note details on retaining walls.
11. Clear-up language on open space, "natural and
disturbed".
H. STAFF RECOMMENDATIONS:
Approval subject to compliance with comments above or
acceptable alternate.
SUBDIVISION COMMITTEE COMMENT: (AUGUST 28, 1997)
The applicant, Mr. Daters, was present and offered an overview of
the project. Staff and Public Works added comments. Mr. Daters
answered for the Committee the several questions posed about
treatment of the site. A lengthy discussion involved redesign of
drives to meet Fire Department concern about backing and
maneuvering in the long drives.
The Committee instructed Mr. Daters to return by Thursday,
September 4 with the discussed changes.
4
Sep ember 18, 1997
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: S-1153
The application was forwarded for full Commission review.
STAFF UPDATE:
The engineer has submitted a section through site, elevations and
site plan that address Planning Staff comment. Public Works has
not completed review.
NOTE: A later comment from Public Works indicated that their
concerns were met in the latest plan.
PLANNING COMMISSION ACTION: (SEPTEMBER 18, 1997)
The staff reported that Planning and Public Works staff have
accepted the revised Plan dated September 4th by staff stamp
"received".
There were no objectors of record. The staff again voiced its
recommendation of approval. The Commission placed the item on
Consent Agenda for approval. A vote on the motion to approve the
Consent Agenda produced 9 ayes, 0 noes and 2 absent. The
application was approved.
5
September 18, 1997
ITEM NO.: 11 FILE NO.: Z -4339-B
NAME:
Casadyne - Conditional Use
Permit
LOCATION: 6401 Asher Avenue
OWNER/APPLICANT: Casadyne Corporation/Bill Casto
PROPOSAL: A conditional use permit is
requested to allow for the.
construction of a 10,000
square foot warehouse building
and parking area.' The
Property is zoned C-4.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
The site is located on the south side of Asher Avenue,
approximately 1,300 feet west of University Avenue.
2. Compatibility with Neighborhood:
The general area is made up of a mixture of commercial
and industrial uses and zoning.
There is an auto salvage business located immediately
to the west. Retail uses are located to the east,
along the south side of Asher Avenue and to the north,
across Asher Avenue. vacant, floodway property is
located to the south.
The proposed warehouse building should have no adverse
effects on the surrounding properties.
3. On -Site Drives and Parking:
Two drives to the site from Asher Avenue currently
exist. Public Works has requested that the drives be
combined to a single access point.
Adequate parking exists on the site to accommodate the
existing building/uses. Ten (10) new parking spaces
will be constructed for the proposed new warehouse
building. This conforms to the City's Zoning Ordinance
requirement.
September 18, 1997
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO • z -4339-B
4. Screening and Buffers:
An upgrade in landscaping toward full compliance with
the Landscape Ordinance is required in the amount equal
to the building expansion proposed. Perimeter,
interior and building landscaping will be necessary
unless a variance is granted by the City Beautiful
Commission.
5. Public Works Comments:
1. Combine the two entrances to conform to Sec. 31-210
of the City Ordinance. Provide a plan to Bruce
Kemmet, 701 West Markham, to be included in the
Asher Avenue widening project.
2. A grading permit and development permit for special
flood hazard area has already been obtained.
3. All driveways shall be concrete aprons per City
Ordinance.
4. Property frontage needs to have the sidewalks and
ramps brought up to the current ADA standards with
any planned construction.
5. Stormwater detention ordinance applies to this
property.
6. Utility and Fire Department Comments:
L. R. Fire Department - Show fire hydrants.
L. R. Wastewater - Sewer main extension required with
easements to serve property.
L. R. Water Works - Little Rock Fire Department needs
to evaluate the site to determine whether additional
public and/or private fire hydrants will be
required.
7. Staff Analysis:
The applicant is requesting a conditional use permit to
allow for the construction of a 10,000 square foot
warehouse building and additional required parking at
6401 Asher Avenue. The property is zoned C-4.
The site currently contains a 10,900 square foot
commercial building which houses a video rental store
and an office/warehouse. Adequate parking exists on
the site to serve the existing commercial uses.
The proposed 10,000 square foot warehouse building will
serve the existing office/warehouse business. The use
2
September 18, 1997
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO • Z -4339-B
of the new building will be exclusively warehousing (no
offices).
Ten (10) new parking spaces will be constructed for the
proposed new warehouse building. This conforms to the
City's ordinance requirement.
The proposed warehouse building meets or exceeds all
minimum building setback requirements. The building
will be one (1) story (less than 35 feet) in height.
The hours of operation for the warehouse will be 9:00
a.m. to 6:00 p.m., Monday through Friday. No
additional signage or site lighting is proposed with
this application.
With the upgrade in landscaping (as required) and
compliance with the Public Works requirements, the
proposed building construction should have no adverse
impact on the area.
8. Staff Recommendation:
Staff recommends approval of the conditional use permit
with the following conditions:
1. Compliance with the City's Landscape and Buffer
Ordinances
2. Compliance with the Public Works Comments
3. Compliance with the Utility and Fire Department
Comments
SUBDIVISION COMMITTEE COMMENT: (AUGUST 28, 1997)
Bill Casto and Shawn Massey were present, representing the
application. Staff gave a brief description of the
proposal.
David Scherer, of Public Works, discussed the Public Works
concerns associated with this application with the
Committee. These are reflected in paragraph 5 of this write-
up.
Bob Brown, Site Plan Review Specialist, discussed the
landscaping requirements with the Committee. He stated that
an upgrade in landscaping would be required for the entire
site.
After further discussion, the Committee accepted the
presentation and forwarded the issue to the full Commission
for final action.
3
September 18, 1997
SUBDIVISION
ITEM NO.: 11 (Cont.) FILE NO.• Z -4339-B
PLANNING COMMISSION ACTION: (SEPTEMBER 18, 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 passed by a vote of 9 ayes, 0 nays and 2 absent.
4
September 18, 1997
ITEM NO.: 12 FILE NO.: Z -4340-A
NAME:
LOCATION•
OWNER/APPLICANT:
MEMS - Conditional Use Permit
601 East 6th Street
Coulson Oil Co./Metropolitan
Emergency Medical Services by
Greg Thompson
PROPOSAL: A conditional use permit is
requested to allow for the
operation of an ambulance
service post within the
existing building at 601 East
6th Street, zoned C-3.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
The site is located at the southeast corner of East 6th
Street and the Interstate 30 Service Road.
2. Compatibility with Neighborhood:
This general area along the east side of Interstate 30
is made up of a mixture of commercial and industrial
uses.
The proposed ambulance service post should have no
adverse impact on the surrounding properties.
The Downtown and Hanger Hill Neighborhood Association
were notified of the public hearing.
3. On -Site Drives and Parking:
Access to the site can be gained by utilizing drives
from East 6th Street, East 7th Street or the I-30
Service Road.
Adequate parking exists on the site to serve this
proposed use.
4. Screening and Buffers:
No Comments.
i
September 18, 1997
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO • Z -4340-A
5. Public Works Comments:
Dedicate 30 feet of right-of-way from centerline at
Service Road and 20 foot radial at corners of I-30
Service Road.
6. Utility and Fire Department Comments:
No Comments.
7. Staff Analysis:
The applicant, Metropolitan Emergency Medical Service
(MEMS), is requesting a conditional use permit to
convert the existing building at 601 East 6th Street to
an ambulance service post (sub -station). The property
is zoned C-3.
The site contains a small one-story brick building
which was formerly used as a convenience store with gas
pumps. The pump islands have been removed from the
site. The remainder of the site is concreted for
vehicular traffic.
The applicant proposes to utilize the building as an
ambulance sub -station which will be staffed 24 hours
per day with one ambulance and crew. Only interior
remodeling will be done on the building.
Adequate parking exists on the site to serve the
proposed use. No signage or site lighting is proposed
with this application.
The applicant has proposed, at the request of staff, to
remove the old commercial sign poles from the site.
Staff feels that the proposed site is an excellent
location for an ambulance service post (sub -station),
providing quick and easy access to Interstate 30. The
proposed use, being located adjacent to Interstate 30,
should have no adverse impact on the general area.
8. Staff Recommendation:
Staff recommends approval of the conditional use permit
subject to the following conditions:
1. Compliance with the Public Works Comment
2. The old commercial sign poles will be removed from
the site.
2
i
I
September 18, 1997
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z -4340-A
SUBDIVISION COMMITTEE COMMENT:
(AUGUST 28, 1997)
Greg Thompson was present, representing the application.
Staff gave a brief description of the proposal.
David Scherer, of Public Works, gave the Public Works
requirement for dedication of right-of-way.
Greg Thompson stated that the old commercial sign poles
would be removed from the site.
After a brief description, the Committee accepted the
presentation and forwarded the issue to the full Commission
for final action.
PLANNING COMMISSION ACTION:
(SEPTEMBER 18, 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 passed by a vote of 9 ayes, 0 nays and 2 absent.
3
September 18, 1997
ITEM NO.: 13 FILE NO.: Z -4456-A
NAME•
LOCATION•
OWNER/APPLICANT•
South Temple - Revised
Conditional Use Permit
2623 S. Arch Street
South Temple Church of God in
Christ by W. E. McGowan
PROPOSAL: A conditional use permit is
requested to allow building
and parking lot additions to
the existing church. The
property is zoned R-4 and
currently has a conditional
use permit for the existing
church use.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
The existing church building is located on the east
side of S. Arch Street, approximately two blocks south
of Roosevelt Road.
2. Compatibility with Neighborhood:
Single-family residential property is located to the
east, north and west (across Arch Street) of this
church site. Single-family residences are also located
immediately to the south with a scattering of
commercial uses (beauty shop, shoe shop, auto repair
garage, etc.) further south, along Arch Street.
With proper screening and buffering, the proposed
church expansion should have no adverse effects on the
surrounding properties.
The Meadowbrook and South End Neighborhood Associations
were notified of the public hearing.
3. On -Site Drives and Parking:
Access to the site will be gained by utilizing three
(3) drives from Arch Street. A single drive from Arch
Street will serve the parking lot on the west side of
the street.
I
September 18, 1997
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO • Z -4456-A
The increase in the church's seating capacity from 65
to 245 requires 45 paved parking spaces. The site plan
submitted meets this requirement.
4. Screenina and Buffers:
1. The revised site plan provides areas for
landscaping and buffers which comply with ordinance
requirements.
2. Screening is required along the north, south and
east property lines, were abutting residential
property.
5. Public Works Comments:
1. Arch Street is listed on the Master Street Plan as
a principal arterial with reduced standards. A
dedication of right-of-way will be required to 45
feet from centerline. The existing building is
currently in the right-of-way, the required right-
of-way immediately fronting the existing buidling
may be deferred until such time it is modified or
relocated out of the right-of-way.
2. Half street improvements will be required for Arch
Street, with construction, in accordance with the
Master Street Plan.
3. Close the driveway into the existing paved lot.
4. Property frontage needs to have the sidewalks and
ramps brought up to the current ADA standards with
any planned construction.
5. Stormwater detention ordinance applies to this
property.
6. All driveways shall have concrete aprons per City
Ordinance.
7. Grading permit will be required on this new
development if it disturbs more than one acre.
8. Plans of all work in right-of-way shall be
submitted for approval prior to start of work.
9. Discuss driveway locations and quantity with Bill
Henry, Traffic Engineer, 371-4858.
6. Utility and Fire Department Comments:
L. R. Water Works - Little Rock Fire Department needs
to evaluate the site to determine whether additional
public and/or private fire hydrants will be
required. Applicant should contact the Water Works
if larger and/or additional meter(s) are required.
CATA - Arch Street route (#15) does not run on Sunday -
no immediate service impacts.
September 18, 1997
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z -4456-A
7. Staff Analysis:
The applicant, South Temple Church of God in Christ, is
requesting a revised conditional use permit to allow
for building and parking lot additions to the existing
church site at 2623 Arch Street. The property is zoned
R-4.
The site currently contains a one-story brick and block
building approximately 1,850 square feet in area, and a
small asphalt area which provides a minimal amount of
parking.
On June 11, 1985, the Little Rock Planning Commission
granted a conditional use permit allowing the use of
the existing building as a church. The approval
included a 3,000 square foot building addition and 22
parking spaces. However, the building addition and
parking area were never constructed. The church is now
requesting a revised conditional use permit for a much
larger addition with more property which has been
obtained for parking.
The proposed one-story building addition will be
approximately 10,250 square feet in area. A small area
of parking (two spaces) is proposed north of the
building addition, with a larger area proposed on the
south side of the building. A vacant lot across Arch
Street to the west is also proposed for parking.
The increase in the church's seating capacity from 65
to 245 will require 45 new paved parking spaces. There
are 45 parking spaces shown on the site plan.
The applicant has stated that the parking areas will
not be lighted initially, but will possibly be lighted
in the future. If the parking areas are lighted, the
lighting must be low-level and directed to the parking
areas and away from the adjacent residential
properties.
The typical hours of operation for the church will be
as follows:
Sunday Morning
Sunday Evening
Monday and Tuesday
9:00 A.M. - 2:00 P.M.
6:00 P.M. - 10:00 P.M.
6:30 P.M. - 10:00 P.M.
No additional signage is proposed with this
application.
3
September 18, 1997
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: Z -4456-A
The applicant is requesting a variance for the front
and rear yard setbacks for the proposed building
addition. The City's Zoning Ordinance requires a 25
foot front yard setback and a 25 foot rear yard setback
for principal structures within R-4 zoning. The
applicant is proposing a 10 foot -front yard setback
(after additional right-of-way dedication) and a 10
foot rear yard setback. Staff supports the variances
as requested.
with the required landscaping and buffers (as shown on
the revised site plan) and required screening of the
adjacent residential properties, the proposed building
and parking lot additions should have no adverse
effects on the general area.
8. Staff Recommendation:
Staff recommends approval of the conditional use permit
subject to the following conditions:
1. Compliance with the City's Landscape and Buffer
Ordinances.
2. Compliance with the Public Works Comments
3. Compliance with the Utility Comments
4. Staff recommends approval of the variance requested
for reduced building setbacks.
SUBDIVISION COMMITTEE COMMENT:
(AUGUST 28, 1997)
Rev. McGowan was present, representing the application.
Staff gave a brief description of the proposal.
David Scherer, of Public Works, discussed the Public Works
requirements with the Committee. This included right-of-way
dedication, street improvements and the number of drives
from Arch Street.
Staff noted that the site plan submitted does not provide
any buffers or landscaped areas.
Rev. McGowan stated that the site plan would be re -designed
to make allowances for these areas. He also gave the
typical operating hours for the church.
After further discussion, the Committee accepted the
presentation and forwarded the issue to the full Commission
for final action.
4
September 18, 1997
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO • Z -4456-A
PLANNING COMMISSION ACTION: (SEPTEMBER 18, 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 passed by a vote of 9 ayes, 0 nays and 2 absent.
5
September 18, 1997
ITEM NO.: 14 FILE NO.: Z -4785-A
NAME: Henderson United Methodist
Church - Revised Conditional
Use Permit
LOCATION: 13,000 Baseline Road
OWNER/APPLICANT: Henderson United Methodist
Church by Fred Lord
PROPOSAL: A revised conditional use
permit is requested to allow
for a day care use (Mother's
Day Out Program) within an
existing church building. The
property is zoned R-2 and
currently has a conditional
use permit for the existing
church use.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
The site is located on the north side of Baseline Road,
approximately 1,000 feet west of Stagecoach Road.
2. Compatibility with Neighborhood:
The Eagle Hill golf course and apartment development
(which is currently under construction) will border
this church site to the north, east and west. There
are several single-family residences to the south,
across Baseline Road.
The addition of the Mother's Day Out Program to the
existing church site should have no adverse effect on
the surrounding properties. The Crystal valley and
Otter Creek Neighborhood Associations were notified of
the public hearing.
3. On -Site Drives and Parking:
Access to the site is gained by utilizing a single
driveway from Baseline Road.
Adequate parking exists on the site to serve the
proposed day care use.
September 18, 1997
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO.: Z -4785-A
4. Screening and Buffers:
No Comments.
5. Public Works Comments:
No Comments.
6. Utility and Fire Department Comments:
No Comments.
7. Staff Analysis:
The applicant, Henderson United Methodist Church, is
requesting a revised conditional use permit for the
addition of a day care use ("Mother's Day Out" Program)
to the existing church development at 13,000 Baseline
Road. The property is zoned R-2.
On January 13, 1987, Henderson United Methodist Church
was granted a conditional use permit for the church
development, which included a master site plan.
Currently, the site contains an existing
sanctuary/classroom building, a life center building, a
pavilion and associated parking areas. A future
sanctuary building and additional parking and drives
have yet to be constructed.
The church is proposing to begin a "Mother's Day Out"
Program within the existing sanctuary building. The
State Department of Human Services has inspected the
site and approved it for a maximum of 40 children. The
proposed hours of operation are from 8:30 a.m. to 2:30
p.m. Tuesday and Thursday initially, possibly adding
Wednesday in the future.
More than adequate parking exists on the site to
accommodate the proposed day care use.
The use as proposed should have no adverse impact on
the site or the surrounding properties.
8. Staff Recommendation:
Staff recommends approval of the revised conditional
use permit subject to the following conditions:
1. Compliance with the State's requirement of 40
children maximum
2. Compliance with the hours of operation as proposed.
2
i
September 18, 1997
SUBDIVISION
ITEM NO.: 14 (Cont.) FILE NO • Z -4785-A
SUBDIVISION COMMITTEE COMMENT: (AUGUST 28, 1997)
The applicant was not present. Staff gave a brief
description of the proposal.
After a brief discussion, the Committee determined that
there were no further issues for resolution associated with
this application. The Committee forwarded the issue to the
full Commission for final action.
PLANNING COMMISSION ACTION: (SEPTEMBER 18, 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 passed by a vote of 9 ayes, 0 nays and 2 absent.
3
September 18, 1997
ITEM NO.: 15 FILE NO.: Z -6257-A
NAME:
LOCATION•
Pankey Community Center -
Conditional Use Permit
13,700 Cantrell Road
OWNER/APPLICANT: Pankey Community Improvement
Association by James Williams
PROPOSAL: A conditional use permit is
requested to allow for the
construction of a
community/educational center
on R-2 zoned property.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
The proposed site is located on the north side of
Cantrell Road, approximately two (2) miles west of
I-430.
2. Compatibility with Neighborhood:
The proposed community center site is surrounded
entirely by R-2 zoned property. The property
immediately north and west of this site is vacant and
tree -covered. There are two single-family residences
immediately east of the site. The area across Cantrell
Road to the south contains numerous single-family
residences.
With compliance to the Highway 10 Overlay District
standards, this proposed development should not have a
negative impact on the surrounding properties. The
site was formerly occupied by a school.
The Pankey Neighborhood Association was notified of the
public hearing.
3. On -Site Drives and Parking:
Access to the site will be gained by utilizing a single
driveway from Harris Street. The west one-half of
Harris Street, running approximately 150 feet north
from Cantrell Road, will be constructed as required by
Public Works.
September 18, 1997
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z -6257-A
The City's Zoning Ordinance does not have a specific
parking requirement for a "Community Center" use. As a
point of reference, the Central Little Rock Urban
Renewal Project requires one (1) parking space per 400
square feet of floor area for "community centers,
public." This would be equivalent to 15 parking spaces
for the proposed 6,000 square foot building.
Therefore, the 43 parking spaces proposed by the
applicant should be more than adequate to serve the
proposed community center use.
4. Screenina and Buffers:
Areas set aside for landscaping and buffers comply with
the Highway 10 Overlay District and Landscape Ordinance
requirements. The Highway 10 Overlay District requires
a sprinkler system to water plants. Curb and gutter or
another approved border is required to protect
landscaped areas from vehicular traffic.
5. Public Works Comments:
1. Cantrell Road is listed on the Master Street Plan
as a principal arterial, dedication of right-of-way
to 55 feet from centerline will be required.
2. Construct a portion of Harris Street and use as
primary access. A 5 year deferral will be
supported for the construction of the other
boundary streets.
3. Provide design of boundary streets conforming to
"MSP" (Master Street Plan).
4. Stormwater detention ordinance applies to this
property.
5. Grading permit will be required on this new
development, if it disturbs more than one acre.
6. Contact the AHTD for work within the State Highway
right-of-way.
7. Cantrell Road has a 1995 average daily traffic
count of 14,000.
8. Dedication of an additional 5 feet of right-of-way
will be required for Harris Street, Arnold Street,
and Josephine Street.
6. Utility and Fire Department Comments:
L. R. Fire Department - Show fire hydrants.
L. R. Water Works - Little Rock Fire Department needs
to evaluate the site to determine whether additional
public and/or private fire hydrants will be needed.
Water main in Harris Street is inadequate for this
2
i
September 18, 1997
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO • Z -6257-A
project but needed to serve others. A line needed
across Cantrell to serve this site.
7. Staff Analysis:
The applicant, Pankey-Community Improvement
Association, is requesting a conditional use permit to
allow for the construction of a community center
building and associated parking area on the vacant
property at 13,700 Cantrell Road. The property is
zoned R-2.
The proposed site at 13,700 Cantrell Road is the former
Pankey Elementary School site. Currently, the site is
vacant and partially wooded. There is existing street
right-of-way along the east, west and north sides of
the property.
The proposed development will include a 6,000 square
foot one-story building and 43 off-street paved parking
spaces. Staff feels that the number of parking spaces
proposed will be adequate to serve the proposed
community center use.
The applicant has stated that the center will be open
daily to the public, with occasional night activities.
Activities the center will offer will include classes
for various age groups (art -related classes,
educational films, etc.) and other various neighborhood
activities (neighborhood meetings, etc.).
The site plan complies with the Highway 10 Overlay
District Ordinance regarding building setbacks,
landscaping and buffers. One ground -mounted monument -
type sign is proposed which will also conform to the
Highway 10 Overlay District Ordinance (minimum setback
- 5 feet, maximum height - 6 feet, maximum area - 72
square feet). The building height will not exceed 35
feet.
The applicant has stated that the parking lot will not
be lighted. If, at a later date, parking lot lighting
is installed, it must be low-level and directed to the
parking area and not reflected into the adjacent
neighborhood. This is a requirement of the Highway 10
Overlay District Ordinance.
As noted on the survey, there are two (2) platted alley
rights-of-way which run through this property. A 20
foot platted alley runs east -west the entire width of
the property and the other 10 foot platted alley runs
north -south within the north one-half of the property.
September 18, 1997
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z -6257-A
The applicant is requesting abandonment of these alley
rights-of-way as part of this conditional use permit
application.
The applicant is also requesting deferral of half -
street improvements to Josephine Street, Arnold Street
and the north portion of Harris Street. Public Works
has indicated support of these deferral requests for a
maximum of five (5) years.
With compliance with the Highway 10 Overlay District
Ordinance, the proposed community center development
should have no 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 Highway 10 Overlay District
Ordinance
2. Compliance with the Screening and Buffers Comments
3. Compliance with the Public Works Comments
4. Compliance with the Utility and Fire Department
Comments
5. Staff recommends approval of the abandonment of the
alley rights-of-way.
6. Staff recommends approval of the deferral of half
street improvements to Josephine Street, Arnold
Street and a portion of Harris Street for a maximum
of five ( 5 ) years.
SUBDIVISION COMMITTEE COMMENT:
(AUGUST 28, 1997)
James Williams and Rose Thompson were present, representing
the application. Staff gave a brief description of the
proposal.
David Scherer, of Public Works, reviewed his comments with
the Committee. He stated that right-of-way dedication of 55
feet from centerline of Cantrell Road would be required. He
also suggested that a portion of Harris Street be
constructed and used as an access to the site.
Mr. Williams indicated that there would be a future phase to
the community center and that they would come back before
the Planning Commission at a later date for review of phase
II.
4
September 18, 1997
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z -6257-A
Bob Brown, Site Plan Review Specialist, reviewed the Highway
10 Overlay District requirements for landscaping and
buffers.
Staff noted that several parking spaces shown on the site
plan were too small and that the site plan needed to be
revised. Mr. Williams stated that the site plan would be
revised as noted.
After further discussion, the Committee accepted the
presentation and forwarded the issue to the full Commission
for final action.
PLANNING COMMISSION ACTION: (SEPTEMBER 18, 1997)
James Williams, Wali Caradine and Rose Thompson were
present, representing the application. Staff presented the
item with a recommendation of approval with conditions.
Staff noted that Barbara Douglas had filed a letter with
staff asking that the item be deferred in order for the two
groups in Pankey to meet and discuss the proposed community
center.
Jim Lawson, Planning Director, addressed the Commission. He
stated that the current applicants, Pankey Community
Improvement Association, Inc., are the owners of the
property and authorized to file for the conditional use
permit.
Chairman Lichty asked if this application is approved does
the first application have to be voided.
Steve Giles, City Attorney, stated that the first
application may not have to be voided if the applicant was
not authorized to file for the application.
Regina Haralson, attorney for Barbara Douglas, addressed the
Commission. She stated that the citizens acting as officers
of the Pankey Community Improvement Association were not
elected in accordance with the articles of incorporation.
She also stated that Barbara Douglas was authorized to file
for the original conditional use permit. She asked for a
deferral of the item on behalf of Barbara Douglas in order
for the two groups to work together on the project. She
stated that if the conditional use permit is approved her
office will file a lawsuit in Chancery Court.
There was a lengthy discussion regarding the legality of the
ownership issue.
5
September 18, 1997
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z -6257-A
Wali Caradine spoke in favor of the conditional use permit.
Mr. Caradine asked the Commission not to defer the
conditional use permit, but to approve the application so
the community can move forward and start construction before
the January 1, 1998 deadline as stated in the deed.
There was a general discussion regarding the options that
the Commission has to deal with the issue. There was also
additional discussion regarding the legal issues involved
with this item.
Sandy Becker, of Mark's Chapel United Methodist Church,
addressed the Commission in support of the application. He
stated that he supported the first conditional use permit
but is now supporting this current application.
Michael Drake, of CANDO, addressed the Commission, also
supporting the application. He stated that his organization
supported the first conditional use permit. He stated that
he is withdrawing that support and is supporting the current
application.
There was additional discussion regarding the legal issues
associated with this application and the time limit for
construction as set forth in the deed.
Selma Douglas addressed the Commission in support of the
application. She stated that the neighborhood needs the
community center.
Barbara Roberta Douglas addressed the Commission. She
stated that she would like the community to work together on
this project.
There was a brief discussion regarding the procedures in
dealing with deferrals.
Commissioner Hawn asked Mr. Drake about the position of the
churches he represents.
Mr. Drake stated that the churches support the legal owner
of the property, Pankey Community Improvement Association.
There was a brief discussion concerning the site plan
review. Mr. Lawson stated that the site plan had been
reviewed and complies with the ordinance. He stated that
the building shown on the current site plan is approximately
one-quarter the size of the first site plan (approved on
February 20, 1997).
Michael Drake gave additional information involving CANDO.
C
September 18, 1997
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z -6257-A
A motion was made to approve the application subject to
compliance with the conditions noted in the "Staff
Recommendation". The motion passed with a vote of 9 ayes,
1 nay and 1 absent.
7
i
I
September 18, 1997
ITEM NO.: 16 FILE NO.: Z-6374
NAME: Hall - Conditional Use Permit
LOCATION: 2300 Jr. Deputy Road
OWNER/APPLICANT: Charles and Marie Hall
PROPOSAL: A conditional use permit is
requested to allow for the
placement of a 28 foot by
70 foot multisectional
manufactured home on R-2
zoned property.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
The proposed site is located on the west side of Jr.
Deputy Road, approximately one block south of west 22nd
Street.
2. Compatibility with Neighborhood:
The general area to the west of Jr. Deputy Road is
primarily single-family residential in nature. vacant,
heavily wooded R-2 zoned property is located to the
east across Jr. Deputy Road. A retirement center is
located south of this area.
There are several other existing manufactured and
mobile homes located in this general area. Placement
of this multisectional manufactured home should have no
adverse impact on the surrounding properties.
The John Barrow and Sewer District #147 Neighborhood
Associations were notified of the public hearing.
3. On -Site Drives and Parking:
Access to the site will be gained by utilizing a
driveway from Jr. Deputy Road.
Parking will be provided on the site to serve the
single-family dwelling.
4. Screening and Buffers:
No Comments.
i
September 18, 1997
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO.: Z-6374
5. Public Works Comments:
There does not exist a commitment from the City of
Little Rock to improve or extend streets with this
applicant.
6. Utility and Fire Department Comments:
No Comments.
7. Staff Analysis:
The applicants are requesting a conditional use permit
to allow for the placement of a 28 foot by 70 foot
multisectional manufactured home at 2300 Jr. Deputy
Road, zoned R-2.
The proposed site is made up of two (2) lots, lots 21
and 22, Block 4, Hick's Interurban Addition. The
manufactured home will be placed across the dividing
lot line, creating a single zoning lot.
The proposed setbacks for the manufactured home exceed
the minimum ordinance requirements. Parking will be
provided on the site to serve the single-family
dwelling.
With compliance with the ordinance established minimum
siting standards, placement of this manufactured home
should have no adverse effect on the surrounding
properties.
8. Staff Recommendation:
Staff recommends approval of the conditional use permit
subject to 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 elements.
c. Permanent foundation.
d. Exterior wall finished so as to be compatible with
the neighborhood.
e. Orientation compatible with placement of adjacent
structures.
f. Underpinning with permanent materials.
g. All homes shall be multisectional.
h. Off-street parking per single-family dwelling
standard.
2
September 18, 1997
SUBDIVISION
ITEM NO.: 16 (Cont.) FILE NO • Z-6374
SUBDIVISION COMMITTEE COMMENT: (AUGUST 28, 1997)
Charles and Marie Hall were present, representing the
application. Staff gave a brief description of the
proposal.
After a brief discussion, during which time staff outlined
the minimum siting standards, the Committee determined that
there were no further issues for resolution and forwarded
the issue to the full Commission for final action.
PLANNING COMMISSION ACTION: (SEPTEMBER 18, 1997)
Charles Hall was present, representing the application.
Staff presented the item with a recommendation of approval
subject to compliance with the ordinance established minimum
siting standards.
Charles Hall addressed the Commission in support of the
application. He stated that his proposal would not decrease
the property values in the area.
Lee Evans spoke in opposition to the conditional use permit.
He stated that the manufactured home would have an adverse
effect on the area.
Commissioner Hawn asked the City Attorney if the Commission
could vote down a manufactured home application.
Steve Giles, City Attorney, stated that the answer to that
question has yet to be determined. He stated that a
manufactured home application can be denied based on a
legitimate land use concern.
Chairman Lichty asked Mr. Evans if he had any evidence that
property values in the area will decrease based on the
placement of the manufactured home.
Mr. Evans stated that he, as a real estate agent, has tried
to sell manufactured homes in the past without success.
Commissioner Putnam asked staff about other manufactured
homes that the Commission has approved in this area.
Monte Moore, of the Planning Staff, stated that a
manufactured home was approved at the south end of Wilson
Road (two blocks to the west) at the August 7, 1997 meeting.
A motion was made to approve the application. The motion
passed by a vote of 10 ayes, 0 nays and 1 absent.
3
September 18, 1997
ITEM NO.: 17 FILE NO.: z-6375
NAME:
LOCATION•
OWNER/APPLICANT•
Freeman - Conditional Use
Permit
3505 west 14th Street
Hood and Company Real Estate/
Allie E. Freeman III
PROPOSAL: A conditional use permit is
requested to allow for the
placement of a 26 foot by 50
foot multisectional
manufactured home on vacant,
R-3 zoned property.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
The property is located on the south side of west 14th
Street, approximately 50 feet west of valmar Street.
2. Compatibility with Neighborhood:
The site is in an area made up largely of single-family
residences, with a number of vacant lots in the area.
There are also several vacant, boarded -up houses in
this area. There is a vacant lot immediately east of
this site and three vacant lots immediately south.
The orientation of the proposed manufactured home will
be compatible with other structures in the area, and
should have no adverse impact on the area.
The Stephens Area Faith Neighborhood Association was
notified of the public hearing.
3. On -Site Drives and Parkina:
Access to the site will be gained by utilizing a
driveway from west 14th Street.
Parking will be provided on the site to serve the
single-family dwelling.
4. Screening and Buffers:
No Comments.
September 18, 1997
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO • Z-6375
5. Public Works Comments:
1. Repair of curb and
during or prior to
2. All driveways shall
Ordinance.
gutter and/or sidewalk damaged
construction with construction.
be concrete aprons per City
6. Utility and Fire Department Comments:
No Comments.
7. Staff Analysis:
The applicant is requesting a conditional use permit to
allow for the placement of a 26 foot by 50 foot
multisectional manufactured home on the vacant lot at
3505 West 14th Street. The property is zoned R-3.
The proposed manufactured home will be oriented front -
to -back on the vacant lot, with the front door to the
structure on its short side. This is different from
the "traditional" manufactured home placement and
should prove to be more compatible with the existing
structures in the area.
All proposed setbacks exceed the City's minimum
ordinance requirements. Parking will be provided on
the site to serve the single family dwelling.
With compliance with the ordinance established minimum
siting standards, the proposed multisectional
manufactured home should have no adverse effects on the
surrounding properties.
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 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 elements.
c. Permanent foundation.
d. Exterior wall finished so as to be compatible
with the neighborhood.
e. Orientation compatible with placement of
adjacent structures.
2
September 18, 1997
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: Z-6375
f. Underpinning with permanent materials.
g. All homes shall be multisectional.
h. Off-street parking per single-family dwelling
standard.
SUBDIVISION COMMITTEE COMMENT: (AUGUST 28, 1997)
Allie Freeman was present, representing the application.
Staff gave a brief description of the proposal.
Mr. Freeman stated that a new driveway would be constructed
to satisfy the off-street parking requirement.
David Scherer, of Public Works, reviewed his comments with
the Committee. These are reflected in paragraph 5. of this
write-up.
After a brief discussion, during which time staff pointed
out the minimum siting standards, the Committee accepted the
presentation and forwarded the issue to the full Commission
for final action.
PLANNING COMMISSION ACTION: (SEPTEMBER 18, 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 passed by a vote of 9 ayes, 0 nays and 2 absent.
3
September 18, 1997
ITEM NO.• 18 FILE NO.• Z-6379
NAME: Smith - Conditional Use Permit
LOCATION: 3823 Walker Street
OWNER/APPLICANT: Robert Smith/Tressa Smith
PROPOSAL: A conditional use permit is
requested to allow for the
operation of a day care center
(maximum enrollment of 16
children) within an existing
residential structure. The
property is zoned R-3.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
The site is located on the east side of walker Street,
approximately three blocks south of west 36th Street.
2. Compatibility with Neighborhood:
The general area is exclusively single-family
residential in nature. West End Park (city park) is
located one block to the north, along the south side of
West 36th Street.
The site contains a single -car driveway from Walker
Street. It will be extremely difficult for the
applicant to meet the minimum parking requirements for
the proposed use.
With this in mind, staff feels that conversion of this
site to a full-fledged day care center (not a day care
family home) will not be consistent with the general
area and could have adverse effects (on -street parking
traffic, etc.) on the surrounding properties.
3. On -Site Drives and Parking:
Access to the site will be gained by utilizing a 20
foot wide driveway from Walker Street.
The minimum number of parking spaces as required by
ordinance for the proposed use is five (5). The
applicant has proposed a maximum enrollment of 16
children and four (4) employees. Five (5) off-street
parking spaces which comply with ordinance requirements
September 18, 1997
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO • Z-6379
(size and maneuvering area) do not exist on the site
plan submitted.
4. Screening and Buffers:
A six (6) foot high opaque wood fence should be
provided to screen the playground area from the
adjacent residential properties to the north, east and
south.
5. Public Works Comments:
1. Dedication of 30 feet of right-of-way from
centerline is required for commercial uses.
2. Half street improvements will be required with
construction for Walker Street to collector street
standards per the Master Street Plan or provide in -
lieu contribution equal to 15 percent of
construction costs.
3. Repair of curb and gutter and/or sidewalk damaged
during or prior to construction with construction.
4. All driveways shall have concrete aprons per City
Ordinance.
5. Provide adequate off-street parking, recommend
widening driveway to 20 feet.
6. Utility and Fire Department Comments:
No Comments .
7. Staff Analysis:
The applicant is requesting a conditional use permit to
allow for the operation of a day care center within the
existing single-family residential structure at 3823
Walker Street. The property is zoned R-3.
The applicant is proposing to utilize the one-story,
956 square foot structure as a day care center for a
maximum of 16 children. The site will not be
maintained as a residence. The proposed day care
center will include four (4) employees. The proposed
hours of operation are from 6:30 a.m. to 6:00 p.m.
Monday through Friday. No signage is proposed with
this application.
A total of five (5) off-street parking spaces is
required by ordinance for the day care use as proposed.
The applicant is proposing to enlarge the existing
single car driveway to a 20 foot wide driveway. This
enlarged driveway may allow five (5) vehicles to be
pulled off the street, however, the parking area does
2
September 18, 1997
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-6379
not meet the ordinance minimum design standards. The
minimum stall sizes and maneuvering areas are
insufficient. The applicant is requesting a variance
from these standards.
The applicant is also proposing to construct a wood
privacy fence to screen the playground area within the
rear yard.
Staff feels that conversion of this residential
structure to a day care center, with no residence being
maintained on the site, will not be consistent with the
existing single-family neighborhood and could have
adverse effects (on -street parking, increased traffic,
etc.) on the surrounding properties.
8. Staff Recommendation:
Staff recommends denial of the conditional use permit.
SUBDIVISION COMMITTEE COMMENT: (AUGUST 28, 1997)
Tressa Smith was present, representing the application.
Staff gave a brief description of the proposal.
David Scherer, of Public Works, reviewed the Public Works
requirements with the Committee. He suggested that the
applicant meet with the Traffic Engineer concerning a
widened drive from Walker Street or a possible circular
drive.
Staff noted that the site plan submitted does not make
allowances for the required off-street parking. There was a
brief discussion concerning parking. The applicant stated
that she would try to revise the site plan to include the
parking spaces.
After further discussion, the Committee accepted the
presentation and forwarded the issue to the full Commission
for final action.
PLANNING COMMISSION ACTION:
(SEPTEMBER 18, 1997)
The staff informed the Commission that the applicant failed
to send the required notification to all property owners
within 200 feet of the site. Staff recommended deferral of
the item to the October 30, 1997 agenda.
The Chairman placed the item before the Commission for
inclusion within the Consent Agenda for deferral to October
3
September 18, 1997
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: Z-6379
30, 1997. A motion to that effect was made. The motion
passed by a vote of 9 ayes, 0 nays and 2 absent.
4
September 18, 1997
ITEM NO.: 19 FILE NO.: Z-6380
NAME: Cowsert - Conditional Use
Permit
LOCATION: 7318 Kentucky Avenue
APPLICANT: David Cowsert
PROPOSAL: A conditional use permit is
requested to allow for the
construction of a 150 foot
tall television broadcast
tower and associated 1,200
square foot equipment
building. The property is
zoned C-3.
NOTE: The applicant submitted a letter to staff (dated
August 22, 1997) requesting that this item be withdrawn.
Staff recommends approval of the withdrawal request.
THERE ARE NO GRAPHICS FOR THIS ITEM.
PLANNING COMMISSION ACTION:
(SEPTEMBER 18, 1997)
The staff informed the Commission that a letter was received
from the applicant on August 22, 1997 requesting that this
item be withdrawn. Staff recommended approval of the
withdrawal request.
The Chairman placed the item before Commission for inclusion
within the Consent Agenda for withdrawal. A motion to that
effect was made. The motion was passed by a vote of 9 ayes,
0 nays and 2 absent.
September 18, 1997
ITEM NO.: 20 FILE NO.: G-23-275
Name:
Alley Right -of -Way Abandonment
- Block 10, Country Club
Heights Addition
Location:
Block bounded by Beechwood
Street, Palm Street, Country
Club Blvd. and the Little Rock
Country Club.
Applicant:
Dr. Frank Rumpuris
Reauest:
To abandon the alley right-of-
way within Block 10, Country
Club Heights Addition to the
_ City of Little Rock.
STAFF REVIEW•
1. Public Need for this Riaht-of-Way
There is no public need for this alley right-of-way.
2. Master Street Plan
The Master Street Plan reflects no need for the alley
right-of-way.
3. Need for Right -of -Way on Adiacent Streets
There is no need for right-of-way on adjacent streets.
4. Characteristics of Right -of -Way Terrain
The alley right-of-way is currently vacant and undeveloped.
5. Development Potential
Once abandoned, the alley right-of-way will become
additional rear yard area for the abutting residential lots.
6. Neighborhood Land Use and Effect
The area is exclusively single-family residential in nature.
Single-family residences are located to the south, east and
west, with the Little Rock Country Club located to the
north.
Abandonment of this alley right-of-way should have no
adverse effect on the area.
September 18, 1997
SUBDIVISION
ITEM NO.: 20 (Cont.) FILE NO.: G-23-275
7. Neighborhood Position
All abutting property owners as well as the Heights
Neighborhood Association were notified of the public
hearing.
8. Effect on Public Services or Utilities
L. R. Fire Department - No objection
Entergy - No objection to abandonment. Retain as easement.
Arkla - No objection to abandonment. Retain as easement.
SW Bell - No objection to abandonment. Retain as easements.
L. R. Water Works - No objections.
L. R. Wastewater - No objection to abandonment. Retain as
easement.
9. Reversionary Rights
All reversionary rights will extend equally to the various
abutting lot owners.
10. Public Welfare and Safety Issues
Abandoning this alley right-of-way should have no adverse
effects on the public welfare and safety.
STAFF RECOMMENDATION:
Staff recommends approval of the alley right-of-way abandonment,
subject to the area of abandonment being retained as a utility
and drainage easement.
SUBDIVISION COMMITTEE COMMENT:
(AUGUST 28, 1997)
The applicant was not present. The Subdivision Committee
determined that there were no further issues for resolution
associated with this application. The Committee forwarded the
application to the full Commission for final action.
PLANNING COMMISSION ACTION:
(SEPTEMBER 18, 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.
KI
September 18, 1997
SUBDIVISION
ITEM NO.: 20 (Cont.) FILE NO.: G-23-275
A motion to that effect was made. The motion passed by a vote of
9 ayes, 0 nays, and 2 absent.
3
September 18, 1997
ITEM NO.: 21 FILE NO.: G-23-274
Name: Roosevelt Road - Right -of -Way
Abandonment
Location: 2001 East Roosevelt Road
Applicant: James Patrick Matthews
Reauest: To abandon the south 58 feet
of the Roosevelt Road excess
right-of-way adjacent to
2001 East Roosevelt Road
(Homer's Restaurant).
STAFF REVIEW•
1. Public Need for this Right -of -Way
There is no public need for this right-of-way.
2. Master Street Plan
The Master Street Plan reflects no need for this
right-of-way.
3. Need for Right -of -Way on Adjacent Streets
There is no need for right-of-way on adjacent streets.
4. Characteristics of Right -of -Way Terrain
The proposed area of abandonment is partially paved and
partially gravel and is being used as a parking lot for
Homer's Restaurant.
5. Development Potential
Once abandoned, the area will continue to be used as a
parking area.
6. Neighborhood Land Use and Effect
The zoning in this general area is exclusively industrial
(I-2). With the exception of Homer's Restaurant, the uses
in this general area are also exclusively industrial.
Abandonment of this excess right-of-way should have no
adverse effect on the general area.
September 18, 1997
SUBDIVISION
ITEM NO.: 21 (Cont.) FILE NO.: G-23-274
7. Neighborhood Position
All abutting property owners were notified of the public
hearing.
8. Effect on Public Services or Utilities
L. R. Fire Department - No objection.
Entergy - No objection to abandonment. Retain 30 foot
easement.
Arkla - No objections.
SW Bell - No objection to abandonment. Retain as easement.
L. R. Water Works - No objection to abandonment. Applicant
must relocate water meter.
L. R. Wastewater - No objections.
9. Reversionary Rights
All reversionary rights will extend to the Estate of
C. Hubert Briley - First Commercial Trust Company.
10. Public Welfare and Safety Issues
Abandoning this right-of-way should have no adverse effect
on the public welfare and safety.
STAFF RECOMMENDATION:
Staff recommends approval of the right-of-way abandonment,
subject to the area being retained as a utility and drainage
easement.
SUBDIVISION COMMITTEE COMMENT: (AUGUST 28, 1997)
Pat Matthews was present, representing the application. Staff
gave a brief description of the proposal.
David Scherer, of Public Works, reviewed the requirement for
right-of-way for Roosevelt Road. He also posed the question of
who owns the Roosevelt Road right-of-way (the City or the
State?).
Mr. Matthews stated that the abstract company had determined that
the City of Little Rock owns the right-of-way and he will submit
documentation to staff verifying the ownership.
After further discussion, the Committee accepted the presentation
and forwarded the issue to the full Commission for final action.
2
September 18, 1997
SUBDIVISION
ITEM NO.: 21 (Cont.) FILE NO.: G-23-274
PLANNING COMMISSION ACTION: (SEPTEMBER 18, 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 passed by a vote of
9 ayes, 0 nays and 2 absent.
3
September 18, 1997
ITEM NO.: 22
Name: Master Street Plan Amendment
Location: Chenal Parkway - Cantrell Road
to Highway 300
Reauest: Designate Chenal Parkway as a
Minor Arterial
Source: Planning Staff
STAFF ANALYSIS•
The request is to designate Chenal Parkway from Cantrell Road
north to Highway 300 as a minor arterial with Standard Minor
Arterial design standards. This request is being brought forward
as a matter of clarification.
When the Master Street Plan was adopted in 1988 Highway 300 was
designated a minor arterial. An assumption had been made by the
development committee that Chenal Parkway would be designated as
Highway 300. As this did not happen, the current alignment of
Highway 300 was designated as a minor arterial, which brings into
question but the portion of Chenal Parkway from Cantrell Road
north to Highway 300. Staff believes the intent has always been
to designate this portion of Chenal Parkway (north of Highway 10)
a minor arterial.
Staff recommends that Chenal Parkway from Cantrell Road north to
Highway 300 be designated on the Master Street Plan as a Minor
Arterial to be built at Standard Minor Arterial design standards.
September 18, 1997
ITEM NO.: 23
Title: Land Use Plan Amendment -
65th West District
Location: South of Colonel Glenn and west of
Stagecoach
Reuuest: Single Family and Neighborhood
Commercial to Commercial
Source: Property owner PZD request
STAFF ANALYSIS•
As the result of a PZD filing, staff reviewed the land use in the
65th Street West District. The Plan recommends Single Family use
for the site with commercial requested. As a result a Land Use
Plan Amendment was generated for the area.
The area west of Panther Creek is shown on the Plan for Light
Industrial use. The area is a mix of industrial and single
family uses. The creek has a large flood plain, which is shown
on the City Parks Master Plan as a First Priority acquisition
Open Space. The area east of the creek is vacant; where
developed use is mixed. The Plan uses the creek as the dividing
line between nonresidential and single family uses.
Colonel Glenn Road is classified as a principal arterial. Based
on the current adopted Plan, the cross section should be a four
to six lane median road in a 110 foot right-of-way. Currently,
Colonel Glenn is a two lane -rural" road. To the east is the
intersection of Colonel Glenn and Stagecoach Roads which is a
major intersection (two principal arterials). The Land Use Plan
recommends Commercial use at this intersection. The intersection
is already zoned -C-3" and -C-4-, and there are businesses in
place. Between the Creek and this commercial area is Marigold.
This street is a residential, single family, area of about a
dozen homes. The area is zoned -R-2- Single Family. Earlier
this year, the Commission was asked to rezone a vacant parcel at
Marigold and Colonel Glenn Road to commercial. The Land Use Plan
recommended the change; however, the residents were strongly
opposed. After much debate the zoning request was denied.
The Commission indicated they wished the Plan to be changed from
Neighborhood Commercial to Single Family. At the request of the
Neighborhood and Commission, Staff prepared a plan amendment to
make this change. The Board of Directors approved the Plan
change in June of this year.
September 18, 1997
ITEM NO.: 23 (Cont.)
The site in question represents about a third of the property
between the Marigold residential and the creek. Since it is the
middle third, all of the area would need to be changed if the
requested site were changed. The result would be to isolate the
dozen homes, with them, most likely, converting to nonresidential
uses. The City's previous actions of supporting the single
family require the opposition to a change to commercial here.
Staff recognizes that some of the site is already zoned office.
However, if the City is serious about preserving and
strengthening the existing residential area, no change from
residential can be supported.
STAFF RECOMMENDATION:
Denial
PLANNING COMMISSION ACTION: (SEPTEMBER 18, 1997)
Pat Herman and Dana Carney, Planning Staff presented the land use
amendment and the PZD request that triggered the amendment. The
applicant was not present. Mr. Dennis Sobba and Mr. Dennis Lee
Sobba spoke in favor of the amendment from Single Family to
Commercial. Their property had been included by staff in the area
to be amended, and is located next to the applicants property.
Ms. Terry Drew, whose property is adjacent to the applicant spoke
against the amendment, stating the need to preserve the existing
single family homes and the questionable existence of the
applicants business. Ms. JoAnn Kennedy, property owner to the
north of the area, spoke against the change stressing the
importance of the single family residences and the visual
unpleasantness caused by the business.
With little discussion the Planning Commission voted unanimously
(10 to 0, 1 absent) to deny the land use plan amendment.
E
September 18, 1997
ITEM NO.• 24
Name•
Location:
Sewer tie -on for College Station
South of I-440, east of the Port
Reciuesti Allow a sewer tie -on without
annexation
STAFF REPORT•
The College Station area is adjacent to the City of Little Rock,
south of the airport. College Station is a community of
approximate 1,800 people which includes stores, post office,
school, a financial institution and homes. The residents have
historically been African-Americans and lower income. The
College Station area has used septic systems for waste water.
The residents of College Station have found funds to construct
sewer lines within the community.
Currently, the City of Little Rock surrounds College Station on
three sides. Further a portion of the community, along the east
and north boundary is within Little Rock. For treatment of the
waste water, the City of Little Rock has been requested to allow
a connection of the proposed College Station system to Little
Rock.
The City of Little Rock has adopted policies about connections to
the city system to sewer areas outside of Little Rock. This
policy states that sewer tie -ons and/or main extensions outside
the City are strongly discouraged and must be approved by the
Hoard of Directors.
The College Station area was heavily damaged in the tornado of
March 1, 1997. As part of the rebuilding effort, a grant was
obtained to construct sewer lines. The grant requires that the
area not be within the city limits. This loss of homes and a
need to provide shelter to the residents of College Station
provides an extraordinary condition requiring the City's
consideration.
Since this was a developed area and the request is to allow for
reconstruction, a tie -on does not violate the Hoard's desires for
orderly and quality growth. In fact, the addition of sewer serve
is consistent with this goal. Due to the nature of the funds to
provide the service, annexation is not a viable alternative.
However it would be reasonably and prudent for the City to
require any structure which ties -on to the system to meet the
State and City Plumbing Code. This would mandate plumbing
inspections before any tie -on.
September 18, 1997
ITEM NO.: 24 (Cont.)
STAFF RECOMMENDATION:
Since the writing of the original recommendation, the staff has
met with members of the proposed improvement district, the
wastewater department and legal staff regarding this issue. The
new recommendation is as follows:
1. A waiver of the existing sewer policy requiring annexation
due to the uniqueness of this situation.
2. Review of the adopted land use plan and implement
extraterritorial zoning for the area to receive sewer.
3. Development of an Inter -local agreement or some other
arrangement with the Pulaski County government to give the
wastewater the ultimate control that they will need for the
maintenance of the system.
4. All connections with the
Rock plumbing permits to
Arkansas State Plumbing
PLANNING COMMISSION ACTION:
system will need City of Little
guarantee compliance with the
Code.
(SEPTEMBER 18, 1997)
At the direction of the Chairman, Jim Lawson of staff proceeded
to outline the proposal before the Commission. Mr. Lawson stated
the current and past policy on annexing in order to obtain sewer.
He identified the College Station area as being outside the city.
In addition, he offered the current storm history of March 1997
as the determining factor in pursuing city sewer tie on. Mr.
Lawson stated that the question before the Commission at this
meeting is what the Commission will recommend to the City Board.
He stated that the staff has reviewed this issue and recommend
four issues to the Commission that are important and they are as
follows:
Since the writing of the original recommendation, the staff has
met with members of the proposed improvement district, the
wastewater department and legal staff regarding this issue. The
new recommendation is as follows:
1. A waiver of the existing sewer policy requiring annexation
due to the uniqueness of this situation.
2. Review of the adopted land use plan and implement
extraterritorial zoning for the area to receive sewer.
3. Passage of an ordinance by the Pulaski County government to
give the wastewater the ultimate control that they will need
for the maintenance of the system.
2
I
September 18, 1997
ITEM NO.: 24 (Cont.)
4. All connections with the system will need City of Little
Rock plumbing permits to guarantee compliance with the
Arkansas State Plumbing Code.
At the conclusion of Lawson's remarks, Stephen Giles of the City
Attorney's Office offered comments on item #3. He said that it
would be the position of Mr. Carpenter's office that we would
encourage the county to pass an ordinance because the county has
the authority and sometimes interlocal agreements don't work.
The better way to handle this. The Chairman asked Mr. Lawson if
he could make that change in the recommendation. Lawson stated
that he would.
The Chair then recognized Austin Porter, Chairman of the College
Station Improvement District and State Representative Wilma
Walker. Mr. Porter stated that he was also district
commissioner. Mr. Porter offered background on the sewer issue
and identifying the storm as the catalyst that brought this
together. He said funding is in place, being 2.7 million in
grant monies. Mr. Porter said they, the district, are asking the
City of Little Rock to allow the community to tie on to the
existing system. He said everything is in place waiting on
approval.
At this point Commissioner Earnest was recognized. He asked
whether the District had any problem accommodating some kind of
police power jurisdiction for city inspectors under the ordinance
or interlocal to protect the integrity of the system. Mr. Porter
responded by saying, "with the county being allowed to pass an
ordinance to make sure that those regulations and the appropriate
things are in place we will do whatever we can." Commissioner
Earnest followed that remark by saying that "that will cause
problems for both sides if it is not accommodated in some form."
The Chair then recognized Representative Walker. She offered her
thanks to the Commission. She offered additional commentary on
the College Station area and its current activities related to
the sewer and improvement. She pointed out that the sewer
district was formed in 1981 and it went no where until this
disaster offered opportunity through organization.
Chairman Lichty then offered a question that Commissioner
McCarthy had posed concerning when extraterritorial zoning would
apply. Further, why it is not a contingency of the
recommendation to the Board. Jim Lawson responded by saying
there is a land use plan in the area but a series of neighborhood
meetings would be held, then zoning developed. This would take
several months but would come back to the Commission for public
hearing, then adopted by the City Board. He said that we
probably would not have it in place before the sewer commitment.
3
i
September 18, 1997
ITEM NO.: 24 (Cont.
Chairman Lichty asked what is the next step after commission
action. Lawson said the issue will be taken to the next Board
meeting and staff will present the Commission's recommendation
being the four requirements. A question was posed as to whether
it was to be offered as an ordinance or resolution. Lawson said
neither, it would be on the Board agenda as an item like many
others. Lawson said at the Board hearing the Board would direct
staff to do the extraterritorial zoning.
Commissioner Hawn suggested care be taken to recognize current
uses. Lawson said that would be done. There was a general
discussion of nonconforming uses. Commissioner Daniel offered
comments about annexing College Station and the grant.
The Chair then identified a Mr. Samuelson as for the proposal but
he had to leave early.
Ms. Ruth Bell was recognized as desiring to speak. She offered
general comments on what had been said by various persons. The
Chair then asked for a motion recognizing the four conditions
summarizing the Commission position in an earlier meeting. A
motion was made to recommend the sewer tie on as a pointed out by
the Chairman. The motion passed by a vote of 10 ayes, 0 noes and
1 absent.
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September 18, 1997
SUBDIVISION MINUTES
There being no further business before the Commission, the
meeting adjourned at 6:25 p.m.
Date
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