pc_07 14 1992LITTLE ROCK PLANNING COMMISSION
REZONING HEARING
MINUTE RECORD
JULY 14,1992
12:30 P.M.
I.Roll Call and Finding of a Quorum
A Quorum was present being ten in number.
II.Approval of the Minutes of the Previous Meeting
The minutes of the June 2,1992 meeting were approved as
mailed.
III.Members Present:John McDaniel
Brad Walker
Ramsay Ball
Diane Chachere
Jerilyn Nicholson
Kathleen OlesonBillPutnam
Jim VonTungeln
Emmett Willis,Jr.
Ronald Woods
Members Absent:Joe Selz
City Attorney:Stephen Giles
LITTLE ROCK PLANNING COMMISSION
REZONING HEARING
AGENDA
JULY 14,1992
DEFERRED ITEM:
A.Z-5567 Chenal Parkway and R-2,0-2,and
Kanis Road C-3 to C-4
B.Z-5574 Second Genesis Conditional Use Permit
REZONING ITEM:
1.Z-5571 1-30 and Stanton Road R-2 to C-4
OTHER MATTER:
2.Brookwood Drive Right-of-Way Abandonment (G-23-176)
July 14,1992
ITEM NO.:A Z-5567
Owner:J.W.Shackleford
Applicant:R.Wingfield Martin
Location:Chenal Parkway and Kanis Road
Request:Rezone from R-2,0-2 and
C-3 to C-4
Purpose:Commercial (with outside
display)and Bus Company
Size:20.98 acres
Existing Use:Various Uses
SURROUNDING LAND USE AND ZONING
North —Vacant,zoned MF-12
South —Vacant,zoned R-2
East —Vacant and Church,zoned 0-2 and PCD
West —Vacant and Single-Family,zoned R-2 and C-3
STAFF ANALYSIS
The issue before the Commission is rezoning 20 acres on
both sides of the Chenal Parkway from R-2,0-2 and C-3 toC-4.The acreage is situated between Kirk Road and Kanis
Road.Land on the south side of the parkway is outside thecityandwasreclassifiedtoR-2 through the Area II zoningaction.The existing 0-2 and C-3 areas on the north side
were rezoned as part of the Chenal zoning effort approved
in 1987.Uses found on the land include single familyresidences,several barns,cabinet shop,a landscaping
business (with greenhouses),a bus company and outside
storage.There are also two billboards and the majority of
the south side is undeveloped.It is anticipated that there
will be no immediate changes to the uses if the rezoning is
granted.The primary reason for filing the request is to do
away with the nonconforming status.
Other zoning found in the area is MF-12,0-3 and PCD.The
property in question abuts R-2,MF-12,0-2 and C-3 lands.
In addition to the uses mentioned earlier,a church and a
construction company are also found in the area.A high
percentage of the surrounding land is vacant at this time.
The area under consideration is part of the Chenal District
Plan (Rock Creek Valley/Ellis Mountain in the past)and the
land use plan identifies the property for multiple uses.
For the north side,the plan recommends neighborhood,
1
July 14,1992
ITEM NO.:A Z-5567 Cont.
commercial and office.Both C-3 and 0-2,the existing
zoning,are the appropriate districts for the adopted land
use pattern.On the south side,the plan shows the acreageformixedofficeandwarehouse.
In the C-4 district,an office and office warehouse are
permitted by right;warehousing is a conditional use.
However,the plan's intent is not to endorse C-4 for theofficeandwarehousearea,but rather to recognize that
a type of development could be allowed under certain
circumstances and through a carefully reviewed plan.ThereareanumberofC-4 uses that are not compatible with the
parkway,and C-4 is not the direction the City wants the
Chenal Parkway to go.A C-4 reclassification does not
maintain the plan's land use concept and could have an
adverse impact on the parkway corridor.And finally,thereisnoC-4 along the entire Chenal Parkway,and the staff has
never supported a C-4 rezoning for the area.
ENGINEERING CO EN S
1.A portion of the Chenal Parkway does not have the
necessary right-of-way of 120 feet.Dedication of
additional right-of-way is needed to meet the standard.
(Any featured development will require improvement to
the parkway.)
2.Both Kanis and Kirk Roads need 5 feet of additional
right-of-way.
3.Dedication of right-of-way for a future collector
(60 feet total)shown on the Master Street Plan.The
proposed location of the collector is approximately
400 feet east of Kirk Road.
STAFF RECOMMENDATION
Staff recommends denial of the C-4 rezoning.
PLANNING COMMISSION ACTION:(JUNE 2,1992)
The applicant,wingfield Martin,was present.There were noobjectors.Mr.Martin said he was representing the
Shacklefords,who own a total of 375 acres.Mr.Martin then
proceeded to discuss the Improvement District and the Chenal
Parkway.He told the Commission that the Shacklefords had
operated a dairy on the land for many years.He then gave
some history on the planning efforts in the area and for
the property.Mr.Martin then described the existing
2
July 14,1992
ITEM NO.:-5567 Cont.
zoning and uses.He said that a majority of the uses were
nonconforming and that could be a potential problem in
the future.
There was a long discussion about various issues and
comments were offered by several individuals.
Wingfield Martin said he was willing to work with thestaffonacompromiseandaskedforadeferralofat least
30 days.
The motion was made to defer the request for at least
30 days.The motion was approved by a vote of 11 ayes,
0 nays and 0 absent.
PLANNING COMMISSION ACTION:(JULY 14,1992)
The applicant,Wingfield Martin,was present.There were noobjectors.Mr.Martin discussed the issue briefly,and then
requested a deferral to the November 17,1992 hearing.
A motion was made to defer the item to the November 17,1992
meeting.The motion was approved by a vote of 10 ayes,
0 nays and 1 absent.
3
July 14,1992
ITEM NO.:B
NAME:Second Genesis —Conditional Use
Permit (Z-5574)
LOCATION:2212 Fillmore Street
OWNER APPLICANT:Arkansas Methodist Children'
Home —United Methodist ChurchofArkansas/Second Genesis
Ministries,Inc.
PROPOSAL:A Conditional Use Permit is
requested to allow use of the
property for a rehabilitation
half-way house for women
leaving prison.
ORD ANCE DESIGN STANDARDS:
1.Site Location
This site is located north of the University of Arkansas
campus along Fillmore Street.
2.Com atibilit with Nei hborhood
This area is generally known as the Oak Forest Neighborhood.It is characterized by almost total development ofresidentialproperties.The requested use of the propertyiscompatiblewiththeneighborhood.The University of
Arkansas at Little Rock is a major land user.Theuniversityhasasignificantinfluenceonthesurroundingproperties.
3.On-Site Drives and Parkin
There is one on-site drive off of Fillmore Street.Parkingwillbeprovidedonthesite.However,on-street parking is
being allowed by the City.
4.Screenin and Buffers
There exist quite a large amount of mature vegetation on thesite.If more landscaping is required,the applicant will
comply.
5.Cit En ineer Comments
There are no engineering comments.
1
July 14,1992
I N Continued
6.A~1
Second Genesis Ministries would like to develop a
rehabilitation program by way of a halfway house for women
(mostly younger mothers)being paroled from the Women'
Prison Unit at Pine Bluff.
Second Genesis,Inc.is a non-profit volunteer organization.
The Board has the opportunity to lease,for at least one
year,a house owned by the Arkansas Methodist Children'
Home which is connected to the United Methodist Church in
Arkansas.The house is a part of the property owned by the
Children's Home,which is north of the University of
Arkansas at Little Rock campus.
There are no dwellings on either side of the house nor in
the back.The house is surrounded by wooded areas,except
in the front where it faces the street.
The goal of the ministry is to have four to eight women
living in the house as a family unit,cooking and eating
together,with each having household responsibilities.
They will be enrolled in training or educational courses
and receive appropriate counseling.
These women will be selected through a process that will
determine which ones will most likely fit,within the
rehabilitation mold,which was developed by a Second Genesis
study.The Board of Directors of Second Genesis expect the
women,who are rehabilitated,to be able to return to their
families and community from which they came as viable
citizens ready to successfully fit within the framework of
law abiding family and community living.
There will be two regular paid staff members along with
volunteers and members of the Board who will be working with
the women living in the home.
The Board of Directors of Second Genesis,Inc.has spent
three years in the planning and development process and is
now ready to facilitate the project.Hopefully,the projectwillbeinoperationbymid-summer.
7.ta f ndation
Staff recommends approval of the Conditional Use Permit for
no more than eight women.
2
July 14,1992
ITEM NO.:B Continued
SUBDIVISION COMMITTEE COMMENTS:(JUNE 11,1992)
Several members of the Second Genesis Ministries were in
attendance.Staff gave an overview of the applicant's request.Staff informed the committee members that the applicants were
having a problem with locating the legal for this particular lot.
The only legal which can be provided is for the entire property.
Therefore,the applicant has obtained a list of the house numbers
of the properties within 200 feet of the single family structure.
The Chairman stated the notice requirement will have to be waived
by the Commission.The applicant needs to make all efforts
possible to contact the residences in the neighborhood,
especially UALR even though they may not be within the required
200 feet.
No additional discussion took place.This item was sent on to
the full Commission for action.
PLANNING COMMISSION ACTION:(JUNE 30,1992)
A representative of the applicant was in attendance.There were
five people present in opposition to the requested Conditional
Use Permit.
Jane Coyne,President of Second Genesis,addressed the
Commission.She stated that Second Genesis is a nonprofit
organization consisting of several denominations of ChristianMinistries.The Conditional Use Permit is being requested to
provide transitional housing for women leaving prison.Theentireprogramistodevelopaprogramwhichwillassistthe need
of many young mothers to be paroled from prison,and provide them
with the necessary rehabilitative programs to readjust to life
such as learning job skills,substance abuse,parenting and
educational.
The goal of the ministry is to have four to eight women living at
the residence cooking and eating together,with each having
household responsibilities.The women will be processed andselectedbetweentheDepartmentofCorrectionParoleBoardand
Second Genesis.There will also be two paid staff persons livingatthehouseaswellasvolunteerssupervisingthewomenatall
times.The Board of Directors of Second Genesis has spent three
years developing the program and hopefully,it will be
operational by the end of summer.
Second Genesis has received statewide support for the program.
At no time will the residence become permanent for any of the
women.Presently,there is no place in the State for this typeoftransitionforwomen.
3
July 14,1992
IT NO.:Continued
Doris Gates then addressed the Commission.She stated that she
understood the fears of some of the residences of the
neighborhood.However,she strongly supported the efforts of
Second Genesis and wanted to reassure the neighborhood that the
project will not place any undue hardship on the neighborhood.
Sue Landenwich also wanted to speak in support of the Conditional
Use Permit.She stated that these women need a chance to be
given the opportunity to become productive citizens of the city
and state.
Phyllis Smith spoke to the Commission in opposition to the
requested Conditional Use Permit.Ms.Smith stated that she
understood the need for this type of half-way house,but felt
that her neighborhood,which is older and established,has paid
its fair share for these types of uses.She stated there is the
Arkansas Enterprises for the Blind,Methodist Children's Home and
UALR.While the neighborhood has given the three
institutions'upport,they have been very disruptive to the neighborhood.
Ms.Smith went on to explain there is a sufficient increase in
traffic due to UALR,and now the neighborhood has been informed
that the Methodist Children's Home is getting ready to house
adolescent male offenders.
Ms.Smith stated that the neighborhood thinks the concept of
helping these women is good,however,the neighborhood already
provides support to three institutions.There should be some
other area in the city which can provide support for a program
like Second Genesis.A petition was presented with approximately
100 signatures.
Dana Venhouse stated her main objective is the fact that the
neighborhood has not had an opportunity to review the plan which
the speakers earlier had referred to.Ms.Venhouse further
stated that she felt a good effort has not been made to contact
the neighborhood.
Cecil H.Yielding addressed the Commission.Mr.Yielding stated
that he lives within 200 feet and has put up with the problems of
the Methodist Children's Home for several years.He has retired
and does not want to sale out because of the half-way house being
placed on the property.
Further discussion continued among the Commission,
representatives of Second Genesis and the neighborhood opposition
regarding staffing of the program,crime,the program at the
Methodist Home for adolescent offenders,and communication with
the neighborhood.
4
July 14,1992
ITEM NO.:B Continued
A motion was then made to approve the Conditional Use Permit for
no more than eight women for a period of one year.After the one
year period,a return to the Commission for review is required.
The motion failed by a vote of 5 ayes,3 noes,1 abstention and
2 absent.
Since this item did not receive six affirmative votes,it is
automatically deferred for two weeks.This item will be heard
again by the Commission on July 14,1992.Second Genesis was
encouraged to try and meet with the neighborhood before the next
meeting.
PLANNING COMMISSIO CTION:(JULY 14,1992)
Sue Landenwich represented the applicant,Second Genesis,as a
Board member of the organization.There were several other
people in attendance in support of the Conditional Use Permit.
Ms.Landewich addressed the Commission by giving an overview of
what Second Genesis,a non-profit organization,was attemptingtoprovide.She stated that the halfway house would be for
ex-female prisoners who have been carefully screened in order to
be selected to participate in this program.Presently,there is
no other organization with this type program which providesassistancetoex-female prisoners in Arkansas.Housing will be
provided for six to eight women.Staff and trained volunteerswillbeatthesiteatalltimes,seven days a week.Some of theservicestobeprovidedareemotionalsupport,counseling,jobtrainingandassistanceinlocatingajob,assistance in
obtaining housing,drug and alcohol treatment and parentingtraining.
Several of the women have children;therefore,they would be
allowed to visit the halfway house once a week.There have been
some misleading statements regarding the location.The house is
adequate for the needs of the program.The advantages of the
program are 1)the location is on an easy accessible bus route,
2)plenty of lawn area,3)jobs and educational opportunities.
The Conditional Use Permit is for one year and then a review
would be conducted to evaluate the program.
Jeanne M.Coyne,a board member of Second Genesis,spoke to the
Commission.She presented two letters to the Commission
supporting the program from the Parent Center and Family Service
Agency.Another board member,Doris Gates,presented pictures ofthesitefortheCommissiontoreview.
Rev.Robert A.Regnier,Administrator of the United MethodistChildren's Home,Inc.,stated that he wanted to clearup some
misleading information.The house is owned by the United
5
July 14,1992
ITEM NO.:B Continued
Methodist Children's Home,Inc.which is a non-profit
organization.The United Methodist Church of Arkansas is
associated only on a friendship bases as a monetary source and
sponsor.The other point of clarification is the statement the
United Methodist Children's Home is about to begin a program to
house male adolescent youth offenders.The Children's Home is in
a transitional period where as instead of a campus residential
care facility to a more family oriented residential housingfacilityacrossthestate.The Children's Home intends to lease
the property to Second Genesis or on the open market.
Anne Fulk,Sharon J.McGlothin,Swann Kohler and Ruth Bell spoke
in favor of the Conditional Use Permit.They spoke on how well
the use would benefit the City of Little Rock as well as the
county and state.It was stated that the program could be a role
model for other counties in the state.
A commissioner asked the members how long had Second Genesis been
in existence.Sue Landenwich responded to the question bystatingSecondGenesiswasestablishedin1988.Supervision will
be provided by the staff of the house.These persons will be
required to provide services and enforce all house rules.
The house rules will depend on what can be agreed upon by each
women.There will only be visitation by the children and people
doing business.No other family members or friends will be
allowed.Second Genesis is willing to place any restriction for
review that the Commission recommends.
The Commission then had a considerable amount of discussion about
some of the information presented by the members of Second
Genesis.
The Chairman then allowed the people in opposition to the requesttoaddresstheCommission.
Phyllis Smith addressed the Commission.Ms.Smith stated that in
no way did the neighborhood object to the concept of Second
Genesis.The problem centers around the fact that the
neighborhood now is supporting more than its share of these typesofprogramsandfacilities.There is the Parenting Center,the
Methodist Children's Home and Blind School which helps 350 to
400 people a year.UALR also has an enrollment of 12,000
students which bombard the streets in the neighborhood and theuniversity's 1,100 employees.Not to mention,then one will havetodealwiththefraternityandsororityhousesandthenewdorm
which will house approximately 300 students.
Alice Willis,Marsha Spears,Ronald Ross,Lillian Cargile,John
Jump,Norma Watson,Terry Hogman Eustice,Cecil H.Yielding and
Donna Venhouse spoke on the following concerns security at the
halfway house,crime,visitation,traffic,decrease in propertyvalue,liquor stores and drug houses.
6
July 14,1992
ITEM NO.:Continued
The Chairman then allowed for discussion among the commission
members,staff and the persons in favor and opposition.The
commissioners then took turns stating their opinion regarding
the requested Conditional Use Permit.A motion was then madetoapprovetheConditionalUsePermitwiththeamendmentsubject
to visits at the house will be limited to staff,the women
living in the halfway house and business clients,with a
curfew at 10:00 p.m.
The motion failed by a vote of 5 ayes,5 noes and 1 absent.
As a result of the motion not receiving 6 affirmative votes the
Conditional Use Permit is denied.The applicant does have the
right of appeal to the Board of Directors within thirty
(30)days of the date of denial,which was July 14,1992.
7
July 14,1992
ITEM NO.:1 -5571
Owner:Southwest Property,Inc.
Applicant:W.L.Huffstutlar
Location:I-30 and Stanton Road
(Southeast Corner)
Request:Rezone from R-2 to C-4
Purpose:Office Warehouse and Retail
Size:3.35 acres
Existing Use:Vacant
S OUNDING LAND USE AND ZONING
North -I-30 Right-of-Way,zoned R-2
South —Mobile Home Park,zoned R-2
East —Vacant,zoned I-2
West —Commercial,zoned R-2
STAFF ANALYSIS
The request under consideration is to rezone the southeast
corner of I-30 and Stanton from R-2 to C-4.At this time,
the site is vacant and the proposal is to develop the
property for office warehouse and retail uses.(C-4 allows
both uses by right.)The site has 135 feet of frontage on
Stanton Road and approximately 652 feet along the I-30
service road.
Zoning is a mixture of R-2,R-5,MF-12,0-3,C-3 and I-2.
The property abuts R-2 on the south and I-2 on the east
side.The most recent reclassification in the area was toI-2 and involved land directly to the east.Land use in the
general vicinity is made up of single family,mobile home
parks,office,commercial,a church and industrial.Some of
the properties are undeveloped,including the I-2 parcel to
the east.Because the area was annexed to the City,a
number of the uses are still nonconforming and there is no
established land use pattern along either Stanton Road or
Doyle Springs Road.
Over the years,the City has endorsed a combination of C-3,
C-4 and I-2 along the majority of I-30.Therefore,the
proposed C-4 reclassification is consistent with the zoning
established for properties fronting I-30.In the immediate
area,the existing zoning already includes C-3 and I-2.
1
July 14,1992
ITEM NO.:1 Z-5571 Cont.
The Geyer Springs East Plan shows the site as part ofoffice/industrial area which extends from Doyle Springs RoadtowestofNationalDrive.Because of existing zoning,staff feels that a C-4 rezoning is appropriate for thelocation,and will not significantly modify the plan's basicdirection.Also,it appears that C-4 will only have aminimalimpact,if any,on the surrounding properties,iftheC-4 is granted.
ENGINEERING COMMENTS
1.Stanton Road is classified as a collector and theright-of-way standard is 30 feet from the centerline.Dedication of additional right-of-way will be needed.
2.Any building permit will require all street
improvements and the development will have to complywiththeDetentionandExcavationOrdinance.
STAFF RECOMMENDATION
Staff recommends approval of the C-4 rezoning request.
PLANNING COMMISSIO ACT ON:(JULY 14,1992)
The applicant was present.There was one interestedresidentinattendanceandsheexpressedsomeconcerns abouttraffic.Staff described the proposed development and saiditwouldprobablygeneratesomeadditionaltrafficinthearea.
After some additional comments,it was decided to leave theitemontheConsentAgenda.The Planning Commission voted9ayes,0 nays,1 absent and 1 abstention (Kathleen Oleson)to recommend approval of the C-4 rezoning request.
2
July 14,1992
IT .:2 G-23-17 -OF-WAY ABAN 0 NT
NAME:Brookwood Drive
LOCATION:Riverdale Addition,South off Cedar
Hill Road one block West of
Riverfront Drive.
OWNER APPLICANT:Marion Burton,Agent
~RE VEST:To abandon the right-of-way and use
land with adjacent development.
STAFF REVIEW:
Prior to staff completion of review the applicant called to
request withdrawal.The staff recommends that action without
prejudice.
PLANNING COMMISSION ACTION:(JULY 14,1992)
The right-of-way abandonment was placed on the Consent Agenda for
a withdrawal as requested.The Planning Commission voted to
withdraw the issue without prejudice.The vote was 10 ayes,
0 nays and 1 absent.
1
PLANNING COMMISSION VOTE RECORD
DATE u Ccw awr REAVCAR.
MEMBER 2
BALL,RAMSEY V
CHACHERE,DIANE V
WILLIS,EMMETT v'
MCDANIEL,JOHN V a
NICHOLSON,JERILYN V V''
OLESON,KATHLEEN Ap,v
VONTUNGELN,JIM 0
PUTNAM,BILL y V'
WOODS,RONALD y 0
SELZ,JOE H.AA
WALKER,BRAD p p v
TIME IN AND TIME OUT
BALL,RAMSEY l2:
CHACHERE,DIANE IZ:
WILLIS,EMMETT IZ:
MCDANIEL,JOHN
12'ICHOLSON,JERILYN
)2'LESON,KATHLEEN l2:
VONTUNGELN,JIM
IZ'UTNAM,BILL IZ:
WOODS,RONALD
IZ'ELZ,JOE H.
WALKER,BRAD IZ:
Meeting Adjourned ~I 7 P.M.
AYE ~NAYE A ABSENT ~A ABSTAIN
July 14,1992
There being no further business before the Commission,the
meeting was adjourned at 2:17 p.m.
Date 5-z z
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