pc_08 25 1992LITTLE ROCK PLANNING COMMISSION
REZONING HEARING
MINUTE RECORD
AUGUST 25,1992
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 July 14,1992 meeting were approved as
mailed.
III.Members Present:John McDaniel
Ramsay Ball
Diane ChachereJerilynNicholson
Kathleen OlesonBillPutnam
Joe Selz
Jim VonTungeln
Brad Walker
Ronald Woods
Emmett Willis,Jr.(arrived after therollcall)
Members Absent:None
City Attorney:Stephen Giles
LITTLE ROCK PLANNING COMMISSION
REZONING HEARING
AGENDA
AUGUST 25,1992
DEFERRED ITEM:
A.Chenal Valley Preliminary Plat -Blocks 18-24 (S-867-BB)
B.Land Use Plan Amendment —Chenal District
REZONING ITEMS:
1.Z-5135-A 12412 Sardis Road R-2 to C-3
2.Z-5590 11805 Hinson Road R-2 to 0-3
3.Z-5591 10601 I-30 R-2 to I-2
4.Z-5592 1400-1408 West 14th R-4 to C-3
OTHER MATTERS:
5.Alley Right-of-Way Abandonment —Block 30,C.O.Brack
Addition (G-23-177)
6.Kavanaugh Square Revised PCD (Z-4473-A)
August 25,1992
T F
KQK:Blocks 18-23 Chenal Valley —Preliminary Plat
~~O :Sections 14,15 and 23,T-2-N,R-14-W
Chenal Parkway south of Highway 10
~DEPEI D PE ggGGgggg:
DELTIC FARM 6 TIMBER CO.,INC.WHITE DATERS AND ASSOCIATES
g7 Chenal Club Circle 401 South Victory StreetLittleRock,AR 72211 Little Rock,AR 72201
501-821-5555 501-374-1666
AREA:71.8 acres 0 TS:200 FT.NEW STREET:11450 ft.
ZONING:R-2
PLANNING DISTRICT:19
CENSUS TRACT:42.06
VARIANCES RE UES E
1.Approval of sidewalks as shown.
A.PROPOSAL RE VEST:
This proposal consists of a preliminary plat filing for
200 single family homes done within a three phase format.The
development format is for a series of cul-de-sacs off the
collector streets.
B.EXISTING CONDITIONS:
The existing land area is undisturbed at this time with
natural foliage in place,which is principally hardwood.The
internal streets will be built to the city's design standards.
C.ENGINEERING UTILITY CO T
Engineering will require construction of Chenal Parkway to
meet the Master Street Plan requirements,four (4)lanes with
median.All streets will have to be named on preliminaryplat.
Little Rock Waste Water is requiring sewer main extensions
with easements.
Southwestern Bell Telephone is requesting that easements be
provided.
1
August 25,1992
~SDSDIVIS DN
ITEM NO .A Co ued FI E N '67-
The Little Rock Municipal Water Works is requiring a water
main extension.
Arkansas Power and Light is requiring several 15 footeasements.
D.ISSUES LEG T CHNI DESIGN:
1.The applicant has indicated a deferral of the MasterStreetPlanImprovementsforChenalParkway,four (4)lanes with median,but nothing has been received inwriting.This issue was presented to the Planning
Commission on July 28,1992 for a plan amendment anddeferredtoAugust11,1992.
2.The applicant has requested that sidewalks be providedratherthanajoggingtrail,but nothing has beenreceivedinwriting.
3.Boundary streets to the north are not shown on the plat.
4.The preliminary plat does not show the adjacent lots,parcels or ownership.
5.No letter has been received requesting preliminary plat
phasing.
N.A~NAIY IS:
The Planning staff finds no serious fault with the plat,after resolution of the Master Street Plan Improvements bythePlanningCommission,Engineering staff and City Board ofDirectorsaswellassubmittalofaletterindicatingtheapplicants'equests.
F.STAFF RECOMMEN S:
Staff recommends approval of the plat subject to the MasterStreetPlanrequirementbeingresolvedandletterssubmitted.
SUBDIVISION CO ITTEE C MMENT:(JULY 23,1992)
The application was represented by Tim Daters.The staff's
recommendation was discussed.Mr.Daters stated that hopefully bytheAugust11,1992 and the Master Street Plan requirement for
Chenal Parkway will have been resolved.There were no other issuesofsignificancetorelatetothefullCommission.
2
August 25,1992
SUBDIVISION
NO.:A Continued FILE NO.:S-867-BB
PLANNING COMMISSION ACTION:(AUGUST 11,1992)
Staff informed the Commission that the notice requirement has not
been completed.As part of the Consent Agenda,this item was
approved for deferral by a vote of 9 ayes,0 nays,2 absent.ThedeferralwastotheAugust25,1992 zoning hearing.
PLANNING COMMISSION ACTION:(AUGUST 25,1992)
Joe White represented the applicant.There were several persons in
attendance in opposition to this item as well as Item B.
Jim Lawson,Planning Director,addressed the Commission.One of
the concerns is how the plat will connect to the residential
property on Norton Road.On the Master Street Plan,the street on
Chenal is classified as a collector and staff wants to kept thatclassification.
Joe White then addressed the Commission and stated that therereallywereonlytwounresolvedissues.One being the status of
the parkway which they are working with staff to resolve,and thecollectorstreetconnectiontoHighway10.The other issue isclosingofNortonRoadtopreventpeoplefromdumpingtrashon the
two parcels of land owned by W.H.Eldridge and Paul DeBusk.Hisclientistryingtoworkwithbothpersonsinordertomaintain
the connection point to Highway 10.Jack McCray is the person who
has been in contact with Mr.Eldridge,and he was unaware of how
Mr.Eldridge feels about the situation.
Mr.Thomas Lewis is the owner of Lot 10 located at Maywood Drive
52,at the end of the street.Mr.Lewis stated his basic concerns
are (1)that Maywood Drive will not be a thorough street,(2)clarification of the drainage problem,(3)the type of utility
easements (4)construction process take access from Chenal and not
Highway 10 and (5)clarification as when construction will begin.
Ms.Carolyn Dodds of 41 Maywood Drive addressed the Commission.
Her main concern was the drainage problem.Mr.Bill Eldridge,wholivesat14NortonRoad,addressed the Commission.He stated that
the road which is planned to be used for access is no longer a
thorough road.Four hundred feet had been closed several years
ago.The reason why it was closed was because of privacy not
dumping.There were all kinds of parties going on at the end of
the road.His concerns are not only for the traffic which would
be generated on Norton Road,but the water flow also.Parts of
the water flow comes through his back yard.
3
August 25,1992
SUBDIVISION
ITEM NO .A Cont nued FILE '-7-B
The access to Highway 10,a mile east of Norton Road,is part ofthearterialwhichwillbegoingthrough.In Mr.Eldridge'sopinion,this would be proper access at this point from Highway 10;however,the right-of-way on Norton Road is opened only 50 feet.
A considerable amount of discussion took place regarding thestreet,Chenal's Master Street Plan,the amendment to the ChenalPlan,the fact that the street is closed or open and the discussionbytheCommissiononwhetherthisroadwillconnectornot.
Joe White responded to the questions.He stated that there is adrainageproblem,but his client will have to adhere to thestormwaterdrainagewhichmeansdetentionwillhavetobebuilt.As far as the construction access to the property,there will be noconnectiontoHighway10.Maywood Drive will not be connected.IftheNortonRoadconnectionisnotmade,then the constructionaccesswillbefromChenalParkwayandtheotherstreets.NortonRoadasfarasChenalisconcernedisnotnecessaryforitsdevelopment.
If the City wishes to leave the collector with the hopes that theareawillsomedayberedeveloped,his client will continue on.Theutilitieswillnotbeontheadjacentpropertyowners.Up to nowalltheutilitieswhichhavebeenbuiltareintheright-of-way,except for Storer Cable.
The Engineering Department has requested that the street remain asacollector.The plan does indicate which a school is proposed forthisarea.Additional discussion continued between the applicant,commissioners and staff regarding the possibility of a school andtheneedforacollector.There were also discussion as to whethertheMasterStreetPlanoverruledthePlanningCommissionortheotherway.
Jim Lawson then suggested that this item be deferred until theSeptember22,1992 Subdivision hearing.A motion was then made todeferItemAuntilSeptember22,1992 hearing.The motion passedbyavoteof11ayes,0 noes,0 absent.
4
August 25,1992
ITEM NO.:B LAND USE PLAN AMENDM NT
REVEST:To amend the Chenal Plan.
LOCATION:Chenal Valley -North slope
SOURCE:White-Daters (Deltic Farm and
Timber)
STAFF REPORT:
White-Daters as agent for Deltic Farm and Timber presented staff
with a proposed street and land use plan amendment for their
ownership in Chenal Valley,and requested approval of the plan.
After initial review,staff requested information as to the
specific changes and reasons for said changes.Additional
information was requested regarding the intersection of a
proposed collector with Highway 10.As of this report,the
information has not been provided.
STAFF RECO ENDATION:
Staff recommends deferral until July 14 or 28 so that Deltic Farm
and Timber may provide additional information.
PLANNING COMMISSION ACTION:(JUNE 30,1992)
Staff reported to the Commmission that this item required
deferral in order to provide sufficient time for staff and the
applicant to work through the various changes proposed for the
Master Street Plan,the zoning and the land use plan.After a
brief discussion,the Commission voted a motion to defer this
item until July 28,1992.The vote was 9 ayes,0 nays and
2 absent.
STAFF UPDATE:(JULY 28,1992)
Staff has met with the applicant,and in general supports the
request.The proposal to move an arterial further to the north
along Chenal Parkway appears reasonable (should have better site
lines and work better with the existing topography).As a result
of the arterial change and due to the rough terrain,several
collectors will be removed from the plan.Traffic Engineering is
in agreement with the requested changes.
1
August 25,1992
ITEM NO.:B Continued LAND USE PLAN AMENDMENT
The land use changes involve removing the commercial,office and
multifamily uses north of Chenal Parkway at the original
intersection with the proposed arterial.Since the arterial will
be moved,there is no justification for the higher intensity of
uses.At the new intersection,a small amount of neighborhood
commercial is shown and would be appropriate.
The proposed change from public use to open space as the south
side of Taylor Loop West Extension is an improvement.The slopeisratherseverandshouldnotbedeveloped.
The expansion of commercial and office uses on Highway 10 is an
attempt by the property owner to balance the last of commercial
and office uses,discussed previously.There are several
unresolved issues:The exact intersection with Highway 10 and
the amount of commercial on surrounding properties.At the time
of the original "north slope"zonings,there was disagreement
between the property owners.Until this can be resolved,no
actions should be taken.
The last proposed change involves doubling the commercial on the
southeast corner of Chenal Parkway and Highway 10.There are
some concerns about the expansion;however,a major utility
right-of-way could be used as a dividing line between commercial
and noncommercial uses.
STAFF RECOMMENDATION:
In order not to create a "Spot.Zone"and since further meetings
with adjacent property owners are needed.Staff recommends
deferral.
PLANNING COMMISSION ACTION:(AUGUST 11,1992)
Staff reported to the Commission that the applicant had verbally
agreed to realign the proposed north-south collector to align
with the entrance of Johnson Ranch at the Highway 10
intersection.This heing the only outstanding issue,staff
requested deferral to the August 25 hearing to allow time for the
applicant to submit the change in writing.After a brief
discussion,the Commission voted to defer this item until August
25,1992.The vote was 9 ayes,0 nays and 2 absent.
PLANNING COMMISSION ACTION:(AUGUST 25,1992)
The Staff reported to the Commission that the issue regarding the
location of the intersection of Highway 10 and the proposedarterial,had not been resolved by the property owners.Staff
recommended that the Commission defer the item to the September
8th Plans Hearing.After discussion,a motion was made to defer
2
August 25,1992
ITEM NO.:B Continued LAND USE PLAN AMENDMENT
the item to September s,1992.The motion was approved by a vote
of 11 eyes,and 0 nays.
3
August 25,1992
ITEN NO -513
Owner:Roger and Winston Horton
Applicant:Roger Horton
Location:12,412 Sardis Road
Request:Rezone from R-2 to C-3
Purpose:Printing Company
Size:3.29 acres
Existing Use:Printing Company
SURROUNDING LAND US AN ZO ING
North —Single-Family,zoned R-2
South —Auto Repair,zoned R-2East—Single-Family,zoned R-2
West —Single-Family,zoned R-2
STAFF ANALYSIS
The request before the Planning Commission is to rezone a3.3 acre tract on Sardis Road from R-2 to C-3.The site issituatedbetweenAlexanderRoadandtheproposedalignmentfortheSouthLoop.Currently,there is a printing company,a nonconforming use,on the property.The owners of thebusinesswouldliketoexpandthebuildingwitha50footX100footaddition,however,the zoning ordinanceprohibitsexpandingnonconforminguses.Therefore,theownershavefiledarequesttoreclassifythesitetoC-3 todoawaywiththenonconformingstatus.
In 1989,a C-3 application was filed for the same locationbecauseofapossibleexpansionissue.The owners wereinstructedbythefiremarshaltoconstructaseparate areaforthestorageofcleaningfluids.Also,there was someconcernoveracoveredwalkwaythathadbeenbuiltafter thepropertywasannexedin1985.After one hearing,thePlanningCommissionreferredtheissuetotheBoardofAdjustmentforclarificationoftheexpansionissue.TheBoardofAdjustmentdeterminedthattheproposedconstructionwasnotanexpansionofanonconforminguse,and the C-3 request was withdrawn from the PlanningCommissionagenda.Staff had recommended denial of the 1989C-3 request.
The zoning in the general vicinity is primarily R-2.At theintersectionofSardisRoadandAlexanderRoad,there issomecommercialzoning.Also,north of Alexander Road there
1
August 25,1992
IT Z-5135-A o
is a large area of industrial zoning,I-l,I-2 and I-3.
Land use includes single family,commercial,auto repair and
service uses.A majority of the nonresidential uses are
nonconforming and there are vacant parcels found throughout
the neighborhood.
The site in question is in the Otter Creek district and the
adopted land use plan shows the property for single family
use.All of the area south of Alexander Road,except the
southwest corner,is identified on the plan to remain single
family.The land use element recognizes the
Alexander/Sardis intersection,the northwest and southwest
corners,as the commercial node.Both corners are zoned
either C-2 or C-3.It is the staff's position that nothing
has changed since the 1989 request to justify a commercial
reclassification for 12,412 Sardis and staff does not
support the C-3 rezoning.At this time,the land use
concept should be maintained and only those areas shown on
the plan for nonresidential use should be rezoned.
As previously mentioned,the property is located just north
of a possible alignment for the South Loop.Some land has
been acquired for right-of-way,however,the exact location
of the roadway has not been finalized.In fact,the
Arkansas Highway and Transportation Department is in the
process of doing an environmental review in which
alternative routes are considered.To assume that the
design of the South Loop is tied down,and establishing
another commercial node is premature at this time.
N N ER1NG COMMENTS
Sardis Road is a minor arterial and the right-of-way
standard is 45 feet from the centerline.The existing
right-of-way is deficient and dedication of additional
right-of-way will be required.
STAFF R COMMENDATION
Staff recommends denial of a C-3 rezoning request.
PLANNING SSION ACT ON:(AUGUST 25,1992)
The application was represented by Roger Horton.There
were no objectors in attendance.Mr.Horton presented
some history of the area and background on the property.
Mr Morton told the Commission that the proposed expansion
is needed for additional space for stock,and said that he
has had no problems with his neighbors.He then described
2
August 25,1992
IT N .:1 Z-5135-A ont.
the traffic flow on Sardis Road and the surrounding uses.
Mr.Horton said the R-2 zoning places limitations on the
property and the three acres were purchased to accommodate
future growth.
There was some discussion about various issues and
Mr.Horton responded to several questions.He said the
printing company is anticipating considerable growth in the
future and expansion will be needed for the continued
operation.
Comments were then offered about the C-3 request and
utilizing the PCD process for the property.
Ruth Bell,representing the League of Women Voters,
discussed the area and said that she is concerned with the
C-3 request.Ms.Bell told the Commission that she is
comfortable with the PCD because the process would tie down
the use.
Roger Horton spoke again and amended the request to a PCD.
A motion was made to withdraw the C-3 rezoning,amend the
request to PCD and defer the issue to the September 8,1992
hearing.The motion was approved by a vote of 11 ayes,
0 nays and 0 absent.(The Planning Commission also waived
additional filing fees and written notification of property
owners.)
3
August 25,1992
NO
Owner:Brady Masonic Lodge
Applicant:Emmett Pollard
Location:11,805 Hinson Road
Request:Rezone from R-2 to 0-3
Purpose:Lodge
Size:0.37 acres
Existing Use:Vacant
SURROUNDING LAND USE AND ZONING
North —Vacant,zoned R-2
South —Vacant,zoned PCD
East —Single-Family,zoned R-2
West —Office,zoned PCD
STAFF ANALYSIS
The proposal for 11,805 Hinson Road is to develop the
property for a Masonic lodge.To accomplish the plan,thesitemustfirstberezonedfromR-2 to 0-3,which permits
lodges or fraternal organizations by right.The property issituatedonthesouthsideofHinson,between Green Mountain
and Hinson Loop.At this time,there is a small structure
located in the middle of the lot and in the past there was a
single story residence which straddled the east propertyline.Within the past year,the building was removed from
the land.
Zoning in the surrounding neighborhood is quite mixed andincludesR-2, R-4, R-5,MF-12,MF-18,MF-24,0-2,0-3,C-2,
C-3 and PCD.The property in question abuts R-2 and PCD,
with R-2 across Hinson.Land use is very similar to theexistingzoningandismadeupofsinglefamily,
multifamily,office,commercial,auto service and a private
golf course.A portion of the large 0-3 tract at the
southwest corner of Hinson and Hinson Loop is vacant,as are
several smaller tracts in the immediate vicinity.
The adopted land use plan for the area,Rodney Parham,showsthepropertyforofficeuse.The plan designates the southsideofHinsonfromNapaValleytojusteastofthissite
1
August 25,1992
ITEM 0 2 Z-5590 Cont
for office development.Also,some of the Rodney
Parham/Hinson intersection is identified for office use.Reclassifying the site to 0-3 will not have any impact onthenearbyproperties.
(It appears that the title to the tract was transferred tothecurrentownerwithoutbenefitofaplat,approximately
3 to 4 months ago.To legally subdivide the property,aplatmustbeapprovedandrecordedtocreatethenewlot.Also,new 0-3 lots require a minimum width of 100 feet and
an area of 14,000 square feet.At this time,the survey
shows a lot width of only 95 feet.)
ENGINEERING COMMENTS
Hinson Road is classified as a minor arterial,which has aright-of-way standard of 45 feet from the centerline.Theexistingright-of-way is 40 feet and Engineering feels thatthe40feetissufficientforanyimprovements,includingthecurrentprojecttowidenHinson.Therefore,Engineeringisrecommendingthatavariancefromtheright-of-way
requirement be granted by the Board of Directors.
STAFF RECOMMENDATION
Staff recommends approval of 0-3 as filed.
PLANNING COMMISSION C ION:(AUGUST 25,1992)
The applicant was present.There were no objectors,and theitemwasplacedontheConsentAgenda.A motion was made to
recommend approval of 0-3 as filed.The motion passed by avoteof11ayes,0 nays and 0 absent.
2
August 25,1992
-5591
Owner:William N.and Jerry Bruton
Applicant:William N.Bruton
Location:10,601 I-30
Request:Rezone from R-2 to I-2
Purpose:Office and Parking
Size:0.2 acres
Existing Use:Office and Parking
SURROUNDING LAND USE AND ZONING
North —I-30 Right-of-Way,zoned R-2
South —Vacant,zoned R-2
East —Vacant and Commercial,zoned R-2
West —Industrial,zoned I-2
STAFF ANALYSIS
This issue is before the Planning Commission as the resultofanenforcementactionbytheCity.The property is zoned
R-2 and is being used as an office and parking area for the
trucking company located directly to the west.The same
individuals own both tracts.After some discussion with the
owner,staff suggested rezoning the site to I-2 because of
the property heing utilized by the trucking firm.Right
now,the parking is for cars,however,the current use could
change in the future and I-2 is an appropriate district for
a trucking operation.
Zoning in the general vicinity includes R-2,C-3,C-4 andI-2.The property in question shuts R-2 and I-2 parcels.
The most recent rezoning was to I-2 and it involved a
nonconforming industrial use to the west,along the service
road.Land use is a combination of single family,
commercial,industrial,a church and a mobile home park.
The existing single family residences are restricted to
Mabelvale Pike and the I-30 frontage road is primarily a
mixture of commercial and industrial uses.
Over the years,the City has endorsed a zoning pattern ofC-3,C-4 and I-2 for a majority of I-30,as this segment of
the interstate confirms.Therefore,I-2 is a reasonable
1
August 25,1992
ITEM NO :3 Z-5591 Co t.
option for the site.An industrial reclassification shouldnothaveanadverseimpactonanyofthesurroundingproperties.
In 1991,several plan amendments to "mixed
commercial/industrials designation were approved for lands
on both sides of 1-30.One change was done in conjunctionwiththerezoningtoI-2 of the site identified by Z-5415
and included a "PID required for industrial use"area.The
PID designation involves several tracts that front theserviceroadandMabelvalePike,and it was done to offeradditionalprotectionfortheresidencesonMabelvalePike.It appears that the property under consideration is west ofthePIDlineandbecauseofitslocation,staff feels thataPIDfortheofficeuseisnotnecessary.
ENGINEERING COMMENTS
There are none to be reported.
STAFF RECOMMENDATION
Staff recommends approval of the I-2 rezoning request.
PLANNING COMMISSION ACTION:(AUGUST 25,1992)
Staff reported that the item needed to be deferred.TheissuewasplacedontheConsentAgendaanddeferredtothe
September 22,1992 hearing.The vote was 11 ayes,0 nays
and 0 absent.
2
August 25,1992
NO.:4 -5592
Owner:Carson and Janet Harris
Applicant:Carson Harris
Location:1400-1408 West 14th
Request:Rezone from R-4 to C-3
Purpose:Commercial
Size:0.48 acres
Existing Use:Vacant
SURROUNDING LAND SE AND ZONING
North —Single-Family,zoned R-4
South —Single-Family,zoned R-4East—Office,zoned C-3
West —Vacant,zoned C-3
STAFF ANALYSIS
The three lots under consideration are zoned R-4 and therequestistoreclassifythesitetoC-3 for an unspecifiedcommercialuse.The property,1400-1408 West 14th,isvacantanditislocatedbetweenPulaskiandMartinLutherKingDrive.
Zoning in the neighborhood is R-4,0-2,0-3,C-1,C-3 andPCD.The property abuts C-3 lots on the east and westsides.A large percentage of the existing nonresidentialzoningfoundintheimmediatevicinitywasaccomplishedthroughtheHighStreetUrbanRenewalprojectoftheearly1970's.The C-3 at the intersections of West 14th,West16th,and King Drive are examples of the Urban Renewaleffort.Land use is fairly mixed and includes singlefamily,multifamily,office,commercial and churches.Therearealsosomesignificantinstitutionalusesintheneighborhood,Arkansas Baptist College and a portion of theArkansasChildren's Hospital campus.Throughout the area,there are a number of undeveloped lots and vacant buildings.
The adopted plan,Central City,identifies the lots for"mixed use"and recommends a PUD for the mixed usedesignation.Based on the land use element of the plan,itisapparentthatsometypeofnonresidential
1
August 25,1992
IT NO -5592 Cont.
reclassification is a reasonable option for the lots.Because of this site's location and the adjacent zoning,staff feels that a PCD is not necessary and suggest thatC-1 is more appropriate for 1400-1408 West 14th.It is
the staff's position that C-1 is more compatible with theexistingdevelopmentpattern.In fact,it can be arguedthatsomeoftheC-3 in the area should be down zoned to
help protect the neighborhood from certain undesirable uses.
A PUD is probably needed for some properties within the
mixed use area because of their relationships to other uses,
however,the lots on West 14th do not fall into that
category.
ENGINEERING COMMENTS
There are none to be reported.
STAFF RECOMMENDATION
Staff recommends approval of C-1 and not C-3 as requested.
PLANNING CO ISSION ACTION:(AUGUST 25,1992)
The applicant,Carson Harris,was present.There were noobjectors.Mr.Harris spoke briefly and amended the requesttoC-1.A motion was made to recommend approval of C-1 as
amended.The motion passed by a vote of 11 ayes,0 nays and
0 absent.
2
August 25,1992
IT NO.:5 G-23-177
NAME:North-South alley inBlock30,C.0.Brack
Addition
LOCATION:Block between Asher
Avenue and Brack Avenue
bounded on the west byBoulevardAvenue.
OWNER APPLIC T:Downen Rental Properties,Inc.by Walter Skelton,
Agent
R~SUSST:To abandon the 20 footalleyandreturntouseofabuttinglots.
~STAFF RRF
1.Public Need for This Ri ht-of-Wa
There are none and the alley has not been open and inuse.The residences and businesses abutting takeaccessfromfrontstreets.
2.Master Street Plan
There are no issues.
3.Need for Ri ht-of-Wa on d'ent Streets
There are none to be reported.
4.Characterist'cs f Ri ht-of-Wa errain
Flat grade,undergrowth and inaccessible
5.Develo ent Potential
There is no development,except as part of adjacentownership.
6.Nei hborhood Land Use and ffect
The surrounding land uses are three residences to theeast,one residence to the west with one business tothenorthonBrackAvenueandadedicatedalleyright-of-way to the south.
1
August 25,1992
ITEM NO.:5 Cont G-23-177
7.N i hborhood Positio
There are none to be reported at this writing.
8.Eff ct on Public Serv's o U lities
There are none,except that easement rights willprobablyberequestedwithresponseofutilities(Waste Water and Southwestern Bell Telephone).
9.Reversionar Ri hts
To the several abutting owners in equal division.
10.ublic Welfare and Safet Issues
a.This action returns to the tax base of abuttingownersanunusedpublicright-of-way.
b.This action will eliminate a potential long termmaintenanceproblemfortheCity.
STAFF RECOMMENDATION:
Approval as filed subject to the usual easement clause.
PLANNI G COMMISSION ACTION:(AUGUST 25,1992)
There were no objectors present.Richard Wood of staffpresentedtheapplication.After a brief discussion,theCommissiondeterminedthatthisshouldbeincludedintheConsentAgendaforapproval.A motion to that effect wasmade.The motion passed by a vote of 11 ayes,0 nays and0absent.
2
August 25,1992
IT NO 6 Z-447 -C
Name:Kavanaugh Square -Amended
Short-form PCD
Location:2701 Kavanaugh
Present Use of Pro ert Mixed Office Commercial/Retail
Owne licant:Porter BrownleeR~t:This applicant proposes a
second revision to the
original PCD application.
The revision proposes to allow
a food service establishment
in Suite 107.The type of
food service will be an
espresso coffee shop.Various
blends of coffees,pastries
and possibly deli sandwiches
would be served.Seating
capacity is for approximately
30 patrons.
STAFF ALYSIS
Some brief history of this particular case is that theoriginalPCDapprovalwasgrantedin1985bythePlanning
Commission and City Board.The PCD records indicate that
no food service establishment is allowed.On April 1,1991theapplicantcamebacktotheCommissionandBoardforan
amendment to the PCD approval.The amendment was to allow apizzatake-out business in the corner building and expansionofthevideostoreonthesecondfloor.This approval wasconditionedupontheapplicantmaintainingthegroundsand
use of the second floor for commercial expansion in
conjunction with the first floor use only.
The proposal now being requested is for a food service
establishment serving various blends of coffees along
with pastries and possibly deli sandwiches.The projectedseatingcapacitywillbeforapproximately30patrons.
A concern of staff is whether the applicant will be able to
meet the additional parking requirement.Presently,thereare39parkingspacesonthesite.Ordinance requires that
one parking space be provided per every 100 square feet.suite 107 will add an additional 990 square feet which
1
August 25,1992
IT N 6 -473-C Cont.
calculates to 9.9 or 10 parking spaces.No communication
has been received by staff to clarify this important issue.
Another issue of concern is the operating hours for the foodservicebusiness.
STAFF RECOMMENDATION
Staff reserves a recommendation until the above issues areresolved.
PLANNING COMMISSION ACTION:(AUGUST 25,1992)
Hank Williams represented the applicant.The tenants for
the restaurant were also in attendance,Derrome Goodwin.Adiscussionthencenteredaroundtheneedforparkingspaces.
Staff informed the Commission of a study being done for the
Overlay District.The neighborhood was opposed by the
commercial businesses.Mr.Goodwin stated that the businesswillbeasmallcappuccino.The idea for this restaurant istohaveaveryrelaxedatmospherewherecustomerscancome
and enjoy themselves.
Ruth Bell of League of Women Voters was concerned about the
quick response to changing the Planned Commercial District
in a short period of time.
One commissioner stated that the Hillcrest neighborhood is
very unique and she was willing to experiment in the area.Businesses of this type work very well in this neighborhood.
A motion was then made to approve the amended PCD.The
motion passed by a vote of 9 ayes,1 nay,1 abstention
(Oleson)and 0 absent.
2
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August 25,1992
There heing no further business before the Commission,the
meeting was adjourned at 2:25 p.m.
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